These stakeholders directly influence project outcomes through approvals, funding decisions, implementation support, and operational adoption.
Can this be accomplished within the current budget?
No
If not, how much will be needed?
Current cost estimates indicate an approximate $30 million funding shortfall. To address this gap, the City may pursue a combination of additional grant funding, debt financing, project phasing or scope adjustments, potential changes to the project delivery method, and future rate considerations. These options will be evaluated and brought forward for City Council direction as the project advances.
Funding Source: Water and Wastewater Funds
What are the key milestones with dates leading to completion? Although milestone dates will be refined and updated throughout the project, approximate milestone completion timelines are as follows:
While milestone dates will be refined and updated as the project advances, particularly due to the design-build delivery method and regulatory coordination, the current target timeline is as follows:
Milestone Estimated Dates
1. Final Design and CEQA Permitting December 2026
2. Final Project Financial Plan Approved By
Council
December 2026
(Tentative)
3. Construction Commencement January 2027
4. Process Commissioning and Startup November 2028
5. Title 22 Recycled Water Certification and
RWQCB Compliance December 2028
6. Project Closeout and Transition to Full
Operations January 2029
Milestone dates are subject to adjustment based on permitting timelines, regulatory agency coordination, and construction sequencing.
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2c. Complete Wastewater Treatment Plant & Recycled Water Upgrades 31 What are the risks associated with this project? How do we manage these risks?
This project carries risks typical of large infrastructure upgrades, including CEQA clearance, regulatory approvals, construction cost escalation, schedule delays, and potential changes in treatment requirements. In addition, the project currently faces an estimated $30 million funding shortfall, which may necessitate project phasing, scope adjustments, future rate considerations, or debt financing to maintain progress. Any resulting rate increases to fund this project will be difficult to accept given modest income levels in our City.
These risks will be managed through early and ongoing coordination with CEQA and regulatory agencies, disciplined cost and schedule controls under the design-build delivery approach, and regular reporting to executive management and City Council.
Policy decisions regarding scope, rates, or financing will be elevated to Council as needed to keep the project on track.
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2d. Streets Maintenance PMP
32 Which Council Strategic (Policy) Initiative does this Charter address? 2d. Development of a formal Preventative Maintenance Plan (PMP) for the Streets Maintenance—Public Work.
What is the short title for this Strategic Goal?
Streets Maintenance PMP
What is your proposed strategy to accomplish this Goal? The intent of this goal is to develop a formal and documented procedure and priority plan for maintenance of City streets and right of way assets. The plan would address the following items:
1. Planning and Prioritizing Citywide Paving Projects.
This will be accomplished utilizing the Cartegraph Asset Management (now called OpenGov Enterprise Asset Management) platform and the ‘Scenario Builder’ feature to program 5-year repaving/replacement plans. The platform is already set up to recommend preventative measures based on pavement conditions. This would be performed by a Senior Civil Engineer in the Public Works Department, or consulting staff in case of a vacancy.
2. Tracking Citywide Signage and Replacement Needs.
An assessment was conducted and is being entered in the Asset Management System to identify signs that need replacement, and predictions on when signs will need to be replaced. This effort will be supplemented by staff inspection of all signs on a 5-year cycle.
3. Regular Inspections of Citywide Striping by Staff Inspection.
An assessment was conducted and is being entered in the Asset Management System. Bi-annual staff inspections will supplement collected data and maintain fresh striping on City streets.
Due to current vacancies in the Public Works Department, it will be necessary to contract with vendors for the GIS functionality, and to provide support in formalizing the Pavement Management Plan (PMP).
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2d. Streets Maintenance PMP
33 It is anticipated that the necessary annual inspections of signage and striping will take 6 weeks of staff time to perform inspection, log results, and update work orders for maintenance items. With only 3 maintenance workers, there is no staff capacity to accomplish this role. This too would have to be contracted or could be completed by adding one more maintenance worker to an underfunded budget.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
Regular and preventative maintenance of roadway through early and regular applications of slurry asphalt can extend the life of a pavement system by many years.
This earlier application is much cheaper than a substantial overlay or reconstruction later. This will assist in stretching limited funding available for roadway maintenance further and maintain a higher pavement condition on city streets. An effective preventative maintenance procedure will also have a mid to long term benefit of making a larger share of funding available for more expensive full reconstruction activities on roadway that are beyond their useful life. By planning and tracking work in the Asset Management platform, regular reporting can be produced showing stabilized or improving pavement condition indices.
Regular assessment and replacement of signage and striping can reduce potential liabilities against the City in auto accident cases. Predictive models on when certain signs may be failing that is supplemented by staff inspection can identify problems early, and for maintenance to be performed.
Who is the Project Sponsor?
Public Works Director
Who is the project lead?
The project lead would be the Deputy Director of Public Works, implemented by the Public Works Operations Manager (currently vacant) and Senior Engineer (currently vacant).
Other team members?
The Senior Engineer and City Engineer would be responsible for the preparation of the 5-year pavement maintenance plan, preparation of scope of work, and oversight of bidding for pavement maintenance work. These positions would also be responsible for maintaining the Asset Management system when work is completed. 1364
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2d. Streets Maintenance PMP
34 The Streets Maintenance Supervisor would have primary responsibility in assigning work, validating inspections, and ensuring that necessary work orders are created and issued to Streets Maintenance staff.
Streets Maintenance Staff would be responsible for the replacement of signage and maintenance work of pavement striping.
Who are the stakeholders that can determine success or failure? Why? The success of the project is dependent on reliable and continued funding from the State through SB1 funding, as well as continued County Measure A funding. Those are the sole funding sources for pavement maintenance operations, and declining revenues that are not replaced with other sources will contribute to project failure.
Can this be accomplished within the current budget?
No
If not, how much will be needed?
Office work by the Senior Engineer and the Public Works Operations Manager can be accomplished when those positions are filled. The annual inspections and maintenance work by streets maintenance staff will require additional contractor monies or 1 additional streets maintenance work.
The Pavement Management Plan completed by a consultant is estimated at $150,000 as a 1-time expense.
Funding Source: SB-1, Measure, General Fund
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. Integration of roadway asset data into the City’s
GIS system and Asset Management platform.
April to June 2026
2. Complete Pavement Management Plan via
consultant
April to June 2026
3. Revised PMP street maintenance activities begin January to March 2027 1365
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2d. Streets Maintenance PMP
35 What are the risks associated with this project? How do we manage these risks?
Changes in funding levels and allocations from the State and County are the greatest risk to the success of the project. Staying informed on legislation to plan for changes is key. Without the extra funds mentioned above, this project will not survive. 1366
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3a. Develop New Economic Development Plan (EDP)
36 Which Council Strategic (Policy) Initiative does this Charter address? 3a. Develop New Economic Development Plan (EDP)—City Manager What is the short title for this Strategic Goal?
Develop New Economic Development Plan (EDP)
What is your proposed strategy to accomplish this Goal? This effort will result in a comprehensive Economic Development Plan (EDP) that establishes a clear economic vision, prioritizes key industries and opportunity areas, and aligns City policies and incremental decisions, infrastructure investments, staffing, regulatory and other systems to support sustainable growth. The multiple goals of the EDP will be to pursue the Council’s Vision, that we “...promote and support a high quality of life... foster new opportunities...” The EDP is also key for Council pursuit of its mission, that we create ”...a prosperous environment to live, work and play...” And it is clear from other parts of this Strategic Plan, the City needs additional revenues to sustain the level of services Banning residents deserve and expect.
This Strategic Initiative will result in the City’s Economic Development Policy framework that will create a consistent, Council-endorsed approach to decision-making across all departments and at the Council level. The framework will:
• Define priority industries, corridors, and opportunity sites. • Align land use, infrastructure, utilities, and permitting processes with economic goals.
• Strengthen the City’s role as a “business-friendly, one-stop shop” for business and development.
• Improve organizational capacity, staffing stability, and internal systems. • Provide clear direction for subsequent initiatives.
• Targeted business attraction, retention, workforce partnerships, and branding This effort will be aspirational but also grounded with the realities of the marketplace, what the community will support, and it affects the quality of life and ability to provide municipal services.
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3a. Develop New Economic Development Plan (EDP)
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3a. Develop New Economic Development Plan (EDP)
37 Finally, this EDP strategy must include a public outreach and educational component or else the final product will not be accepted and supported, especially as it gets implemented.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
The relevant SWOTs are many: there is a significant amount of underutilized land, and the downtown area shows clear opportunities for reinvestment and revitalization; the residential dominance of the City does not provide adequate resources to sustain their City—the major service provider to them; the City’s reputation is one of antidevelopment; the City organization is not sustainable without substantial more resources; the per capita income is low compared to Riverside County and California; while, Banning’s unemployment rate is high compared to Riverside County and California; and, a major Interstate Highway runs through our City, which is an asset for certain land uses.
While much of the above variables can be construed as negative factors; they do suggest there is potential for development and growth.
Who is the project sponsor?
City Manager in close coordination with the City Council Who is the project lead?
Economic Development Manager in close coordination with the City Manager Other team members and roles?
Multiple departments heads in various stages of the project (i.e. Community Development Director, Public Works Director, Police and Fire Chiefs, Finance Director and Parks & Recreation Director).
City Council, local business and property owners, residents, developers, regional partners, the Morongo Band of Mission Indians and state agencies.
Can this be accomplished within the current budget?
No.
If not, how much will be needed?
$125,000 -$200,000
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3a. Develop New Economic Development Plan (EDP)
38 Funding Source: General Fund
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. Procure contracted services to develop EDP March to June 2026
2. Data collection, market analysis, stakeholder
engagement, and system assessments
July to September 2026
3. Draft EDP prepared, internal alignment and policy
refinement workshops with stakeholders and
Council
October to December
2026
4. Council reviews, refines and adopts EDP January to March 2027
5. Annual progress reporting and performance
monitoring
ongoing
What are the risks associated with this project? How do we manage these risks?
Developing consensus among stakeholders on what is viable, realistic and appropriate economic development will be a challenge. Banning has a history of being a bedroom community and will push back against certain land use changes.
Other residents have desires for certain economic development that will not be realistic for some time in Banning. The public outreach effort needs input on future goals, but it also requires an education component, so residents develop informed expectations.
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3b.
39 Which Council Strategic (Policy) Initiative does this Charter address? Strengthening and Diversifying the Local Economy – Community & Economic Development
What is the short title for this Strategic Goal?
Inventory and Activate Underutilized Land in the Downtown What is your proposed strategy to accomplish this Goal? In conjunction with the development of a new Economic Development (ED) Plan, the City will conduct a comprehensive inventory of underutilized and City-owned land in the downtown core and pursue strategies to sell, lease, or activate these properties in alignment with long-term fiscal and economic objectives.
The strategy includes:
• Creating a parcel-by-parcel inventory of City-owned and underutilized downtown land
• Evaluating highest and best use scenarios aligned with the ED Plan and General Fund Workout Plan
• Identifying targeted incentives and development tools to encourage private investment
• Actively marketing priority sites to developers and regional partners • Engaging residents and stakeholders through a structured outreach program This effort recognizes that economic development and the City’s fiscal future are inseparably linked, and that land assets must be strategically leveraged to support sustainable revenue generation.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
This project directly addresses several key SWOT findings:
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3b.
40 Strengths
• Strategic downtown location and City land ownership
• Proximity to civic uses, transit corridors, and existing infrastructure Weaknesses
• Underutilized land and fragmented development patterns • Limited proactive land marketing and activation
Opportunities
• Ability to catalyze downtown revitalization through targeted redevelopment • Potential to generate new General Fund revenues and economic activity Threats
• Continued stagnation or loss of investment to competing cities • Ongoing fiscal pressures without new revenue sources
How success will be measured:
• Completion of a downtown land inventory
• Number of sites marketed, activated, or entitled
• Properties sold and/or leased
• Increase in assessed valuation, sales tax, or other General Fund revenues Who is the project sponsor?
City Manager
Who is the project lead?
Economic Development Manager
Other team members and roles?
Finance Department (fiscal analysis); Community Development Department (land use, zoning, entitlement support); and Public Works Department (infrastructure feasibility and constraints).
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3b.
41 Who are the stakeholders that can determine success or failure? Why? • City Council – Policy direction and approvals
• City Manager & Executive Team – Strategic alignment and implementation • Residents and Downtown Businesses – Community support and buy-in • Developers and Investors – Capital investment and project execution Their engagement is critical because successful land activation requires policy alignment, market interest, and community trust.
Can this be accomplished within the current budget?
No
If not, how much will be needed?
Estimated additional funding: $100,000, depending on the level of market analysis, consultant support, and outreach efforts required.
Initial inventory work and internal coordination can be completed using existing staff resources. However, market studies, appraisals, valuation, developer outreach, and incentive structuring may require additional funding.
Funding Source: General Fund
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. Complete inventory of City-owned and
underutilized downtown land
June, 2026
2. Council review and policy direction on priority
sites
September, 2026
3. Procure services for appraisals, market analysis,
etc.
January, 2027
4. Marketing and developer outreach July, 2027
5. Site disposition, activation and development Ongoing 1372
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3b.
42 What are the risks associated with this project? How do we manage these risks?
Implementation of an economic development strategy involves risks, including limited developer interest due to market conditions, community concerns related to land disposition or change, infrastructure or entitlement constraints, and potential misalignment between fiscal needs and development timing.
These risks will be managed through phased implementation and flexible development tools, early and ongoing community outreach, close coordination with stakeholders, and the use of objective market data to guide informed decision-making. 1373
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4a. Banning’s Workout Plan to Fiscal Sustainability
43 Which Council Strategic (Policy) Initiative (SI) does this Charter address? 4a. Develop & Implement Banning’s Financial Workout Plan to Sustainability—Finance and City Manager.
What is the short title for this Strategic Goal?
Banning’s Workout Plan to Fiscal Sustainability
What is your proposed strategy to accomplish this Goal? Once the clean up the financial “books” is finished by catching up accounting activities to develop the City’s current fiscal position (from 7/1/24 to current), largely focused on the General Fund and Internal Service Funds (ISFs); the recommended plan would be to develop a 10-year Fiscal Forecast into the future. From this exercise, options to bring these funds into a sustainable condition can be developed for Council consideration.
The most immediate action would be to bring the FY 25-26 books current in order to review the FY 25-26 budget, mid-year expenditure activity and consider any emergency changes to the budget. The City then should develop a transparent operating and capital budget for Council adoption (FY 26-27) after considering the current and expected 1 and 10-year fiscal estimates.
Creating a robust CFD program is just one of many potential actions towards creating a sustainable position for the City’s General and ISF Funds.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
There is no other Strategic Initiative that is so foundational to almost all the other SI’s and SWOTs--especially the Weaknesses and Threats. The City cannot assertively address all the proposed SI’s until the fiscal position is known, now and into the future.
Additionally, the City’s fiscal position will be key to other policy decisions (e.g., Council approaches to Economic Development, etc.).
Who is the project sponsor? (Advocate and decision maker, when needed) City Council
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4a. Banning’s Workout Plan to Fiscal Sustainability
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4a. Banning’s Workout Plan to Fiscal Sustainability
44 Who is the project lead?
City Manager
Other team members and roles?
Finance Director, accounting staff and contracted assistance are all critical to updating the fiscal data; evaluating the results and implications; forecasting the future; and, facilitating discussions with the Council on options to move forward.
Who are the stakeholders that can determine success or failure? Why? Outside regulatory and oversight agencies and Banning citizens (see discussion on risks below).
Can this be accomplished within the current budget?
No. This effort was not anticipated in the current budget; however, there is substantial salary savings in the Finance budget that can cover some of these costs If not, how much will be needed?
The City’s current allocation of resources includes approximately $500,000 for contracts with LSL (the accounting firm that is tasked with cleaning up the books) among other activities; a current contract with Urban Futures for the fiscal forecast and other financial advisory services, Bob Deis with Sloan Sakai, LLP and the City Attorney’s office. This figure will increase due to an expanded scope of work with LSL to assume more accounting duties. A part of these costs will be covered with salary savings from vacancies.
Funding Source: Cost allocated to departments Citywide.
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. FY 24-25 books are caught up and fiscal position is
known.
April to June 2026
2. FY 25-26 fiscal activity is caught up and known and
estimated year-end numbers are updated.
April to June 2026
3. Review and update Fiscal policies with Council. As part of the 26-27 Budget process. Budget
to be adopted prior to July
1, 2026.
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4a. Banning’s Workout Plan to Fiscal Sustainability
45 Milestones Estimated Dates
4. The 10-year fiscal forecast is completed, and FY 26- 27 budget is subsequently developed.
The forecast can be
completed 30 days after
completion of 1 & 2
above. The budget needs
to be completed by June
30, 2026.
5. At the completion of item 4, Council reviews options and decides what actions to implement and
eliminate current and future negative fund balances.
The Council decisions from this milestone become
Banning’s Workout Plan to Sustainability.
After the completion of
item 1 through 4.
June to July 2026
What are the risks associated with this project? How do we manage these risks?
There are several potential risks. These include: 1) Outside Agencies withholding funding or otherwise delaying the City’s ability to move forward with a Workout Plan; 2) To the extent that the City needs Banning residents to approve options for more resources, they may not approve them; 3) Once the books are caught up and the fiscal condition is known, aggressive budget/service cuts may have to be part of the path to sustainability; 4) Even though this Council largely inherited the current situation, Banning residents may blame the current Council members for the problem; and 5) The City may experience more turnover in key management staff or be unsuccessful in hiring and retaining staff.
Strategies to manage these risks include:
1) Being transparent on the enormity and causes of this fiscal crisis as a tool to inform future corrective steps--ensuring they are not repeated:
2) Meeting or beating the Milestone Dates above to communicate our seriousness and wherewithal to put the City back onto a sustainable footing; 3) Being transparent with our employees and reinforcing our commitment to them; and
4) Actively communicate our challenges and plans with Banning residents, especially at each milestone to reinforce each step is part of a coordinated plan- -providing the services residents need and deserve. This communication plan needs to be implemented via new avenues and in new ways to ensure resident’s understanding and support.
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4b. Two Phase Evaluation of City’s Utility Billing Function. 46 Which Council Strategic (Policy) Initiative does this Charter address? 4b. Do In-Depth Evaluation of the City’s Utility Billing (UB) Program and Its Tools/Systems Used to Complete its Work.
What is the short title for this Strategic Initiative?
Two Phase Evaluation of City’s Utility Billing Program.
What is your proposed strategy to accomplish this Goal? The strategy to ultimately accomplish the underlying purposes of this Initiative (i.e. to ensure the program that is responsible for billing and collecting over half of the City’s overall revenues is using best practices, includes two phases). First, is to complete the Strategic Administrative Initiative 4e. Address the Software Issues and IT Support That is Behind the Current Utility Billing (UB) Crisis. After this is completed and systems are stabilized, the overall program evaluation of the UB function as part of this Initiative will be considered, possibly as part of an overall assessment of replacing the Finance— Accounting system as well.
Phase 1—which has already started, includes bringing in Navaline to evaluate the workflow vis-à-vis the latest version of their software. From this assessment the vendor will propose and possibly install the latest version of their software. The Council will be kept apprise of this next step. Once the upgrade is complete and the program is stabilized, staff will report out the results and possible next steps (e.g.
Phase 2).
Possible Phase 2—Consider acquiring independent professional assistance who has expertise in the utility billing area that can evaluate the entire UB program--from evaluating the current systems and methods to retrieving usage data; manipulating that data for billing purposes; assessing the customer service component, and its interface with our Finance-Accounting systems.
The consulting firm will then make observations on the current processes, albeit with the latest Navaline software version, and systems by identifying best practices and provide recommendations. The criteria in determining recommendations will be maintaining accuracy of usage data, improving efficiency and timeliness of billings, improving customer service, and ensuring smooth interfacing with our current Finance-Accounting systems.
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4b. Two Phase Evaluation of City’s Utility Billing Function. 47 Given the current financial picture and recent history, the City will seek a possible phasing of consultant’s recommendations based on the risk-return tradeoff on options. Another component will include ensuring IT staff become part of this project to enhance their knowledge and support of the Utility Billing system in the future.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
The SWOT discussion highlighted the problematic interface between meter-reading and billing software’s (Navaline); the high reliance on slow manual support for the program; the need for additional training in IT systems and Utility Billing best practices and the lack of trust in the program and its output. The SWOT discussion also highlighted that over half of the City’s revenues come from this program; thus, when it’s not properly working, it can have significant impacts on the City’s finances and cash flow.
This Strategic Initiative will be designed to evaluate these issues and enhance expertise in house. It should result in a more efficient, timely and reliable Utility Billing program for the future.
Who is the project sponsor?
City Manager
Who is the project lead?
Finance Director or Deputy Finance Director (positions currently vacant).
Other team members and roles?
The Utility Billing Manager and a senior managers in Public Works (Electric, Water and Wastewater) will be key members of the team.
Who are the stakeholders that can determine success or failure? Why? The key stakeholders are: Finance—both accounting and Utility Billing staff, the managers of the three utilities, customers and the City Council.
Can this be accomplished within the current budget?
No
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4b. Two Phase Evaluation of City’s Utility Billing Function. 48 If not, how much will be needed?
Phase 1
Staff is currently establishing a purchase order with Navaline experts to assess the current UB workflow to ensure that staff is utilizing the software as efficiently as possible. The estimated cost is $25,000.
Additionally, staff anticipates that upgrades to the existing utility billing software will be required in order to bring Navaline to the most current and supported version.
Estimated cost for the upgrades range $175,000 to $200,000 for the first year with an increase in annual cost of about $75k.
Phase 2 TBD
Funding Source: Cost allocated to utilities
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. Phase 1: Navaline, our current software vendor
assesses current UB workflow and system
utilization and evaluates value of installing
software upgrades
May 2026
2. Phase 1: Based on Navaline evaluation consider
installing their upgrades (6-8 months)
January 2027
3. Phase 2: After UB program has stabilized and
proficient in use of the Navaline upgrades, evaluate
the pros and cons of a programmatic assessment
of the UB function.
June 2027
4. Phase 2: Issue RFP, solicit consulting firms with
expertise in Utility Billing programs without
financial ties to current systems, and pick best firm
July 2027
5. Phase 2: Conduct UB Program Assessment which
may recommend a migration to new software.
September 2027
6. Phase 2: Review Assessment Report
recommendations and develop proposed
Implementation Plan for City Manager and
ultimately City Council review and approval.
November 2027
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4b. Two Phase Evaluation of City’s Utility Billing Function. 49 What are the risks associated with this project? How do we manage these risks?
Given the recent history, a two-phase approach will appropriately manage the risk.
Milestone 2 will provide a more detailed assessment of upgrading the current software (i.e., with the same vendor, Navaline). This may require hardware upgrades. Staff will report out to Council at this stage.
If it is agreed that there is adequate benefit to complete a more robust assessment of the entire UB program, this would be done at Milestone 3. There is limited risk in conducting and completing this assessment of the Utility System. Future risks cannot be fully evaluated until issues and options are identified and vetted. However, more involvement with IT staff on this project will add to the capacity of managing risk with this software.
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4c. Protecting the Pass: The Banning PD’s Growth Strategy 50 Which Council Strategic (Policy) Goal does this Charter address? 4c. Develop & Implement a Proactive Outreach and Hiring Program For Police—Police, Human Resources and City Manager
What is the short title for this Strategic Goal?
Protecting the Pass: The Banning PD’s Outreach and Growth Strategy What is your proposed strategy to accomplish this Goal?
1. Complete & Begin Implementing the Recommendations From the PD Assessment Study—the goal here is to articulate that BPD is a desirable employer and workplace.
2. Banning’s Targeted Sourcing Channels—start working on developing potential resources for candidates, such as community colleges and high schools.
3. Digital Presence & Modernized Application—Develop a stronger online and visual media presence for our recruitments. Application processes should be updated.
4. Community-Centric Evaluation—Involve the community through job fairs and community meetings.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
A proactive outreach and hiring program acts as a vital bridge between the department's current struggles and its untapped potential. By shifting from a reactive stance to a strategic, proactive one, the department can address its 30% vacancy rate while simultaneously healing internal culture.
Staff is concurrently proceeding with Strategic Initiative 1b. The Police Department Assessment to assist us in making BPD an employer of choice.
Who is the project sponsor?
City Manager
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4c. Protecting the Pass: The Banning PD’s Growth Strategy 51 Who is the project lead?
Human Resources Director
Other team members and roles?
Police Chief, Human Resources Manager and Police management Who are the stakeholders that can determine success or failure? Why? The Banning Police Officers and Manager’s Association(s); their members feel the biggest impact of the staffing shortage. The staffing issues impact morale and efficiency.
The Community: Response times are hindered by lack of staff and the community loses confidence in their department.
Can this be accomplished within the current budget?
Yes
If not, how much will be needed?
What are the key milestones with dates leading to completion? Milestones Estimated Dates
1. Kick-off meeting between Police & Human
Resources
May 2026
2. Develop materials for recruitments that highlight
department and city
August 2026
3. Develop a recruitment advertising plan and include
potential job fairs in community
October 2026
What are the risks associated with this project? How do we manage these risks?
We will not be able to determine the risks until we have our preliminary project kick-off meeting (s).
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4d. Strategic Plan Implementation—City Manager
52 Which Council Strategic (Policy) Initiative does this Charter address? 4d. Strategic Plan Implementation—City Manager
What is the short title for this Strategic Goal?
Same
What is your proposed strategy to accomplish this Goal? There is no other initiative that will be so impactful to the City organization’s future but also to the community’s future as well.
This Strategic Initiative is focused on 1) keeping this holistic plan together and alive; 2) ensuring that future actions and decisions are in alignment with this plan, and if not, there must be a discussion and reconciliation of the two; and 3) being transparent and bringing the Plan Dashboard in front of the Council consistent what is proposed in the Plan.
How does this project address or make a positive impact on the stated SWOTs? How will you know?
This Initiative impacts and is responsive to ALL the other SWOTs; thus, there are too many to list here. We will know the relative positive impacts as we report out with the Plan Dashboard and our relative progress, found in the Implementation Phase.
Who is the project sponsor?
City Council
Who is the project lead?
City Manager
Other team members and roles?
The City Directors are key team members and project leads on various initiatives, both administrative and policy related.
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4d. Strategic Plan Implementation—City Manager
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4d. Strategic Plan Implementation—City Manager
53 Who are the stakeholders that can determine success or failure? Why? The City Council and City Manager are the biggest stakeholders that can maintain future decisions and overall direction consistent with the Plan. These two stakeholders determine the necessary obsession and success of this Plan. Banning residents are also key stakeholders.
Can this be accomplished within the current budget?
No.
If not, how much will be needed?
As this Strategic Plan is tackled over these next five years, the City Manager will need a higher-skilled Assistant City Manager to assist in Plan implementation. And this covers only the overall project (Plan) management. The individual Strategic Initiative Charters identify the resource needs for their respective implementation.
What are the key milestones with dates leading to completion? The general milestones for Plan implementation include reporting out to the Council every 3 months for the first year and every 6 months thereafter. This reporting out schedule is to assist in discussing progress, bottlenecks, and revisions moving forward. However, individual Strategic Initiatives have their own schedules, milestones, resource needs and completion dates. Please refer to each for details.
What are the risks associated with this project? How do we manage these risks?
The risks from not implementing this Strategic Plan are numerous and substantial, the details of which are in each Strategic Initiative discussion in this section.
However, the risks of not being successful with making substantial change in the City risks creating credibility issues and a loss of confidence in Banning residents, the business community, and potential investors in Banning’s future.
This Plan needs to continue to be in the forefront of the Council’s agenda for the next five years.
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54 LEGEND
On schedule
Behind schedule
Strategic Initiatives Dashboard Report--date Delayed
STRATEGIC GOAL 1—ENSURING PUBLIC SAFETY Goal 1
1st Tier Policy Related Initiatives Status Explanation
• 1a. Create Banning’s Emergency Operation Plan—CM
• 1b. Provide One-Time Resources and Independently Evaluate the Police Department—HR & Police
STRATEGIC GOAL 2—PROTECTING AND IMPROVING QUALITY OF
LIFE
Goal 2
1ST Tier Policy Related Initiatives Status Explanation
• 2a. Address The Lack of Animal Control and Shelter—CM • 2b. Address Homelessness—CM
• 2c. Complete Wastewater Treatment Plan & Recycled Water Upgrades—PW
• 2d. Develop Formal Preventative Maintenance Plan (For Streets)— PW
STRATEGIC GOAL 3—STRENGTHEN LOCAL ECONOMY Goal 3
1st Tier Policy Related Initiatives Status Explanation
• 3a. Develop New Economic Development (ED) Plan—CM
• 3b. Inventory & Activate Underutilized Land in Downtown—CM & CD STRATEGIC GOAL 4—MAINTAIN EFFECTIVE & EFFICIENT SERVICES Goal 4 1st Tier Policy Related Initiatives Status Explanation
• 4a. Develop and Implement Banning’s Financial Workout Plan to Sustainability—Finance & CM
• Finish Cleaning Up the Books
• Fiscal Plan to Eliminate Massive Risk Mgmt. And Other Internal Service Fund Deficits
• Engage Special Tax Consultant to Create CFD Program for Svcs. • Review and Update Fiscal Management Policies
• Develop Transparent Spending Plan i.e., Improved Budget • 4b. Do In-Depth Evaluation of the City’s Utility Billing Function and Tools-- Finance
• 4c. Develop & Implement a Proactive Outreach & Hiring Program For Police—HR & Police
• 4d. Strategic Plan Implementation—CM
Sample Dashboard Report for periodic reporting to Council 1385
55 APPENDIX A
Banning’s SWOTs
Strengths, Weakness, Opportunities and
Threats
Please refer to separate Appendix A
This compilation of SWOTs is the basis for the
Strategic Plan and its associated Strategic
Initiatives. It was this listing and related
narrative that was the basis for a day-long
City Council Workshop on 11/25/25. The
Workshop purpose was to thoroughly
understand the SWOTs and develop priorities
moving forward to address them.
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1 Appendix A
SWOTs
Banning 2030
Designing the Future TODAY!
Strategic Plan
February 24, 2026
City Council Workshop
November 25, 2025
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i
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TABLE OF CONTENTS
Page
CITY OF BANNING’S STRENGTHS, WEAKNESSES, OPPORTUNITIES AND THREATS (SWOTs) ......... 1 STRATEGIC PLAN SWOTS AND INITIATIVES.................................................................................. 3 CITY MANAGER’S OFFICE (CMO)
SWOTs and Strategic Initiatives ....................................................................................... 4
CITY ATTORNEY (SBEMP PERSPECTIVE)
SWOTsand Strategic Initiatives........................................................................................ 9
HUMAN RESOURCES (HR) & RISK MANAGEMENT (RM)
SWOTs and Strategic Initiatives ......................................................................................12 FINANCE DEPARTMENT—ACCOUNTING
SWOTs and Strategic Initiatives ......................................................................................16 FINANCE—INFORMATION TECHNOLOGY (IT)
SWOTs and Strategic Initiatives ......................................................................................21 FINANCE—PURCHASING
SWOTs and Strategic Initiatives ......................................................................................27 FINANCE—UTILITY BILLING (UB)
SWOTs and Strategic Initiatives ......................................................................................30
POLICE DEPARTMENT
SWOTs and Strategic Initiatives ......................................................................................34 PUBLIC WORKS—ELECTRICAL UTILITY
SWOTs and Strategic Initiatives ......................................................................................37 PW—WATER UTILITY
SWOTs ..........................................................................................................................41 PW—WASTEWATER UTILITY
SWOTs and Strategic Initiatives (Water and Wastewater).................................................44 PW—BUILDING MAINTENANCE
SWOTs and Strategic Initiatives ......................................................................................47 1389
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PW—ENGINEERING
SWOTs and Strategic Initiatives ......................................................................................49 PW—STREET MAINTENANCE
SWOTs and Strategic Initiatives ......................................................................................52
PARKS & RECREATION DEPARTMENT
SWOTs and Strategic Initiatives ......................................................................................55
COMMUNITY & ECONOMIC DEVELOPMENT
SWOTs and Strategic Initiatives ......................................................................................59 1390
Strategic Plan - Appendix A 1
CITY OF BANNING’S
STRENGTHS, WEAKNESSES, OPPORTUNITIES AND
THREATS (SWOTs)
This section reflects departmental views on their own Strengths and Weaknesses. They were also asked: what do they see as (primarily external) emerging Opportunities and Threats?
Strengths and Weaknesses
Healthy organizations should be confident enough to practice some self-reflection. There is no sense in tackling strategic goals without recognizing the strengths and limitations in achieving them. To skip this looking inward step has the effect of converting goals and expected outcomes to just dreams, that may or may-not occur. We need to better position ourselves to adequately meet the future and do it now. Skipping this step also means to give up control and lessen expectations.
Opportunities and Threats
The delineation of (future) opportunities and threats is equivalent to turning on the “high beams” in your car as you head down a windy road at night. This allows time to better plan your moves before coming onto the threat. It helps avoid the need to drop everything and handle a crisis that is in your lap. However, since we just turned on the “high beams” for the first time, we find many Threats are here and need addressing now.
What sets Banning apart from many cities is the sheer
volume of substantial problems or crises that are in your lap at the same time.
The myriad crises that you’ll be reading about are attributable to a few key factors. One is the obvious, there is no clear and robust strategic planning going on currently. To do this requires some self-awareness and looking into the future. The City has completed so called strategic plans in the past but there was limited follow through (i.e., missing an Implementation Phase). Also, it appears there was limited self-reflection on the overall capacity of the City organization, and its capacity to tackle strategic goals. Finally, it was readily apparent that there was inadequate awareness and management controls emanating from the City Manager’s Office to guide the organization in a coordinated way. 1391
Strategic Plan - Appendix A 2
The underlying themes of this Plan include addressing the observations mentioned above.
Unfortunately, the choices for everyone (Council and City Management) now, are more difficult and numerous than other cities.
Given the overall tenure of this City Council, it did not cause the challenges mentioned in this report, rather they inherited them. However, they should be proud in sponsoring this effort and articulating plans to make the organization better. With this effort, the overall Banning community will be improving as well.
This is not just about fixing today’s problems. It is also about putting things in place for generations.
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Strategic Plan - Appendix A 3
STRATEGIC PLAN SWOTS AND INITIATIVES
At the end of each City office, department, or division, you will note Possible Strategic Initiatives in suggested priority order. And once you read the entire document you will note the sheer number of goals. This reflects the large number of issues that need to be addressed. And to not address them, your list of weaknesses and threats will only get longer or more acute.
These Initiatives can be broken into two categories, Initiatives that are matters of policy and Initiatives that are administrative in nature. In other words, the Policy Initiatives are within the typical purview of the City Council. The other Initiatives are within the City Management purview.
One could try to break these matters out into two reports, Council vs Management.
However, the interplay between these two categories is so apparent, we decided to provide one report or plan. This provides the most comprehensive picture of the City organization and the emerging issues in the Banning community that ultimately must be addressed by the same organization.
To assist the reader, we attempted to highlight which Strategic Plan Initiatives are “policy” related and the rest, administrative related.
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CITY MANAGER’S OFFICE (CMO)
SWOTs
Given this Office manages and supports the entire City, some of these CMO SWOTs cover City-wide issues that are not listed in the departmental discussions even though they may be implementors. However, it’s the City Manager (CM) that is responsible for the “heavy lifting” and personally addressing them for the City Council. Some initiatives require the gravitas of the CM position to be successful. However, some of these SWOTs do indeed singularly reside in the City Manager’s Office.
Strengths
Familiarity with Banning—The recently appointed Interim City Manager comes after many years within the City organization managing the largest City department with a diverse array of programs. This appointment provides stability in the position while the City completes the recruitment for the permanent City Manager Apparent Support by the Council—The employment agreement for the incumbent was approved 5-0 suggesting a certain level of unanimity, a degree of stability and support during a large transition in staff and Council members. Council made a commitment to the Interim City Manager to regularly meet with him on a one-on-one basis to communicate ongoing issues and to be kept up to speed on priority projects. Council continues to meet this commitment.
The City Council is Functioning As a Team— As of late, the Council is working well together to recruit for and select a permanent CM. By designating the term “permanent” to the CM position, it will continue providing the stability initiated by the Interim CM, which is a necessary component for success of this Strategic Plan. The Council’s sustained level of teamwork provides the foundation for the City Manager to address the numerous challenges discussed in this plan.
Weaknesses
Staff Turnover and Vacancies—There has been substantial turnover in the executive and mid-management ranks in the City with almost no transition plans; thus, losing institutional memory. This creates substantial risk and problems in continuing services and programs. One example is in the Finance and accounting area.
Inherited Corporate Culture Could Improve—It is apparent upon reading the departmental SWOTs the City lacked a certain level of management controls and oversight to ensure the diverse departments are moving in the same, predictable, and mutually 1394
Strategic Plan - Appendix A 5
supportive direction. There was a certain level of independence, that without a proper balance of controls from this office, created avoidable problems. And because of this implied independence, there is a limited sense of urgency within some parts of the organization.
A Plethora of Crises That Require Immediate Action—Very few public agencies are addressing at the same time, the number of crises that can seriously harm the City’s very foundation to provide sustainable services and legitimacy in the eyes of the residents.
Some examples include: the Utility Billing tardiness, the Electrical utility fund balance deficit, the General Fund, and Internal Service Funds (ISF) overall distressed fiscal positions, the lack of fiscal management data, the lack of interest in coming to City employment because of these challenges, the high reliance on temporary or outside help for mission critical roles, the loss of mid-management capability to step in to help during trying times, etc.
Expenditures Require Revenues—In parts of the City budget (e.g., the General Fund, Electrical Utility, ISFs, etc.) there simply are not enough revenues to cover ongoing expenses. And due to poor past fiscal management practices, this was not brought to the fore with the City Council and others in years past. This has and will require hard choices to correct (e.g., large electrical rate increases over time, possible budget reductions, requesting more resources from residents, etc.). This adds stress to an organization that is currently trying to adopt to new healthy practices.
City Manager’s Office Limited Capacity—Given all the issues and Strategic Plan initiatives that the Council will want to pursue, and the plethora of administrative goals; the City Manager will have difficulty staying focused on these priorities. And when you add the need for changing the culture of the City and to properly manage the day-to-day affairs of the City, it is clear the CM needs more help. The CM will need to evaluate various options to assist him, whether it be a Management Analyst or Assistant City Manager. This high workload will be there for at least the next five years. And with the recommended new reporting relationships for Human Resources and Information Technology (to the CMO); this suggests the need for a higher skill set to be added to the office.
Opportunities
An Experienced Team—The Council has formed an experienced team that has substantially restructured finances and repaired organizations in the past. The fiscal information needs to catch up so the Council, City management and its experienced team can develop a fiscal path forward.
Council Is Focused on the Future—The Council has demonstrated a willingness to take on the inherited challenges “head on” and develop this Strategic Plan as a guide to move in a coordinated way forward. This embodies the pivoting away from the transactional and the past, to the strategic long-term future of the City. 1395
Strategic Plan - Appendix A 6
Economic Development is Knocking on the Door—There has been documented and serious interest by developers that can add jobs (to a City with a higher jobless rate) and revenues to help “right” the City fiscal ship.
Threats
Financial Vulnerabilities of the City—Given the poor past practices of management, the City’s financial position is distressed for the Electrical Utility, the General Fund, and the Internal Service Funds (ISFs). There is a clear plan to address the Electrical Utility impaired fiscal position that has been reviewed and approved by the Council. Once the Finance Department produces updated and current fiscal information, the path forward will provide for many difficult decisions. We have no choice but to balance future budgets. This may require difficult cuts or equally difficult resource measures that may require voter approval.
Management Instability—While the City is recruiting for new management capabilities, it is important to nurture a stable environment starting from staff, through this office up to the Council. If we fail, we will lose more key managers in the future.
Residential Does Not Pay for City Services—While Banning residents will disagree with this assertion given everyone is paying too many taxes; but the resources to fund the services that residents want simply does not come from those same residents. It requires a healthy business sector (industrial, commercial, and retail). There is a large segment of Banning that prefers more residential over some of the business alternatives; thus, there is a disconnect. This has to be reconciled or the City will be suffering to provide adequate services and balance their budgets.
The Economic Development Door May Close—If Banning repeatedly turns down the Economic Development opportunities that present themselves; the door may eventually close, and opportunities will become scarce for the foreseeable future. This will make your task of financing a robust and sustainability City for now and the next generation, very difficult, if not impossible. This will then cause more turnover in the management of your City. It could create a difficult distress loop (fiscal and operational) that will be very difficult to exit.
Homelessness— Homelessness presents a significant challenge to the City as it impacts public safety, community well-being, and economic vitality. The growing number of unhoused individuals places increased demand on public resources, including law enforcement and public works crews responsible for encampment cleanups and infrastructure maintenance. Visible homelessness can also deter private investment, affect property values, and generate community concern over health, sanitation, and the use of public spaces.
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Strategic Plan - Appendix A 7
Grants Manager? Without the focused oversight of a dedicated Grants Manager there is a risk of grant noncompliance, missed reporting deadlines, and potential loss or repayment of awarded funds. Equally concerning is the lack of proactive pursuit of new grant opportunities—particularly given the City’s status as a Disadvantaged Community, which often strengthens eligibility and competitiveness for state and federal funding. You will note the many comments in various departmental SWOTs about needing to pursue grant opportunities.
No Animal Control and Shelter— The lack of dedicated animal control services in coordination with an operational shelter presents a significant threat to public health, safety, and community confidence. Without these resources, the City faces increased risks of uncontrolled stray animal populations, potential spread of disease, and heightened incidents of aggressive or dangerous animal behavior in public areas.
POSSIBLE PRIORITY 1 INTITIATIVE (policy)
Strategic Plan Implementation—Upon review and approval of Banning’s Strategic Plan, the City Manager will take the top priority goals and develop more detailed plans (e.g., including steps, timelines, resources, etc.), that effectuates the goals. The Council will review and adopt this Implementation Phase. The City Manager will report out semiannually.
The City Manager will also be responsible for high-priority administrative-related Goals, largely through the department heads.
Given the plethora of Goals within this Plan, the CM should assess and recommend to Council the necessary support needed to be successful (i.e., Administrative Analyst vs.
Assistant City Manager).
POSSIBLE PRIORITY 2 INITIATIVE (policy)
In Conjunction with Finance, Develop and Implement Banning’s Workout Plan to Fiscal Sustainability (see Finance Goal 2)—This includes identifying and executing all the components necessary to bring the City’s financing into more of a sustainable state. This will likely require approaching the voters for more resources.
POSSIBLE PRIORITY 3 INITIATIVE
Develop a New Banning Organizational Culture—In collaboration with staff, the City Manager will lead an effort to define the “new” Banning organizational culture along with values, desired behaviors, a sense of a coordinated team, effective management controls, etc. The CM will then work with Human Resources to reinforce these norms via 1397
Strategic Plan - Appendix A 8
performance management discussions, promotions, employee recognitions, new hires, training, etc.
POSSIBLE PRIORITY 4 INITIATIVE (policy)
A New Economic Development (ED) Plan—After it becomes clear what is needed to fund a sustainable Banning, develop an Economic Development Plan that supports the General Fund Workout Plan—see Finance’s and CM Priority Goals 2. This will be a critical part in determining and financing Banning’s future. The two (ED and Banning’s fiscal future) are inextricably connected at the hip. This should also include an inventory of City-owned lands and consider how they might be better utilized to effectuate ED Plan goals.
POSSIBLE PRIORITY 5 INITIATIVE (policy)
Homelessness—After surveying how other cities have been successful on managing this challenge, develop Banning’s Homeless Program that includes important partners, such as Riverside County (social services and jail), churches and non-profits. The approach should include both local enforcement in coordination with committed regional resources.
POSSIBLE PRIORITY 6 INITIATIVE (policy)
Animal Control and Shelter— The City should take steps to reopen its existing animal shelter facility. At the same time, the City should collaborate with neighboring jurisdictions to explore a long-term regional partnership. A regional approach would maximize resources, reduce costs, and provide consistent, high-quality animal control services for the community.
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Strategic Plan - Appendix A 9
CITY ATTORNEY (SBEMP PERSPECTIVE)
SWOTs
Strengths
Seasoned Public-Agency Counsel With a Deep Bench of Skill Sets—SBEMP brings to the city one of the region’s largest and most effective labor & employment teams, insurance coverage, environmental, real estate business, and land use expertise. There is also extensive experience advising and litigating under Propositions 218 and 26 for agencies with water, sewer, and electric utilities, mirroring Banning’s portfolio.
Proven Track Record of Stabilizing Agencies Under Pressure—The firm has helped jurisdictions experiencing some of the exact challenges facing Banning to “reset” toward sustainable paths. It has the expertise and experience the city needs now and in the future for navigating complex, high-stakes challenges.
Land Use & Development—A Public Agency Perspective—the team regularly handles public-sector land use and development matters. Senior lawyers bring significant, practical know-how that the City can tap as initiatives arise.
Strategic Fit—SBEMP’s bandwidth aligns closely with Banning’s needs, which is a strength for the City as it embarks on this Strategic Plan’s initiatives.
Weaknesses
New Working Relationships are Still Forming—Recent personnel changes at the City, and SBEMP’s relative newness to Banning mean that team integration and institutional knowledge are still maturing.
Fragmented Litigation Defense—This is driven by the JPAs that handle City claims (workers’ compensation, general liability, and employment practices). Claims tendered to the two JPAs (PERMA and ERMA) are often assigned to defense firms not selected or vetted by the City Attorney’s office, producing a rotating cast of defenders and avoidable inefficiencies (lost time learning players/process). Furthermore, the philosophies and styles of these firms may not always be in the best interests of the City.
Opportunities
Lessons Learned—Convene a retrospective meeting with appropriate staff after the claim has run its course and report to the City Manager.
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Strategic Plan - Appendix A 10
Reform (Insurance) Defense Counsel Selection—Counsel should be picked for quality, efficiency, and firms that are more in line with Banning’s needs, both short and long term.
The City should work with the JPAs to pursue options in routing claims to firms that reflect City priorities.
Strengthen Public Understanding—As legal matters become public, we should communicate the City’s legal posture to stakeholders. This includes educating the Council, staff and community on risk management, use of revenue tools, and litigation philosophy.
Apply Specialized Experience as Initiatives Surface—As Banning advances capital, utilities, and land-use priorities, the firm’s expertise can streamline entitlement, revenue compliance, and defensibility.
Threats
History of Heavy Litigation and Costly Settlements Around Employment Claims— Banning’s past volume of cases and expensive outcomes increases exposure and sends the wrong message to other staff. Without a reset, this trend can persist as potential plaintiffs pursue more of the same.
Banning’s Employment Claim History Negatively Impacts Our Insurance—Our partnerships via JPAs greatly reduce our insurance costs; however, it requires fiscal partnerships with other public agencies (JPA members). If JPA members perceive they are continually subsidizing our inordinately high claims trends, they may opt to remove us from the JPA or reduce our insurance coverage. This would greatly increase financial exposure to us at the time that we least can handle it.
Fiscal pressure—Broader financial challenges heighten the stakes of every claim and settlement decision.
Adverse Signaling—Without a robust litigation strategy, plaintiffs and firms may calibrate expectations accordingly.
The Large Number of Employees Out on Leave—Besides a relatively high vacancy factor for City positions, there is a large list of employees out on leaves (i.e. Workers’ Compensation, Administrative and other disability leaves). This impairs our ability to provide services. It also increases our costs by backfilling their jobs with other employees (overtime). This should be closely managed with Human Resources, the City Attorney’s office and the City Manager consistent with Federal and State law. Some of this will require more engagement with the insurance JPAs.
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Strategic Plan - Appendix A 11
Evolving State Mandates—Rapidly changing California housing, land use, and environmental mandates may strain cities and require continual legal adaptation, increasing workload unpredictability.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Collaborate with Human Resources Department on Outreach to our Insurance JPAs— We should engage our two insurance JPAs (PERMA and ERMA) and communicate to our partners what Banning will do differently to change the negative claims trends. This should also include addressing the selection of defense counsel.
POSSIBLE PRIORITY 2 INITIATIVE
Create a New Human Resources Program Around Performance Management—In conjunction with the City Attorney, Human Resources and Department Heads, develop a clearly understood program when Human Resources’ input is requested for “upstream” departmental management decisions related to performance management. Also, the program should clarify when the City Attorney’s Office input is required before making more “downstream” disciplinary decisions.
POSSIBLE PRIORITY 3 INITIATIVE
Implement a Coordinated Leave Management Program—In conjunction with Human Resources, City management and this office, create a formal reporting mechanism to track progress on leaves. Employees should be assisted in acquiring the medical assistance due them while on leave, but we need to ensure employees return to work when medically cleared. We should refine our Return-to-Work Policy to encourage employees to return to the workforce, when appropriate.
POSSIBLE PRIORITY 4 INTITIATIVE (policy)
Develop a Written Claims and Litigation Management Strategy—This Goal overlaps with the Priority 1 Goal mentioned above. This requires collaboration with Human Resources/Risk Management, the City Manager’s Office, affected departments and the insurance JPAs. It communicates expectations, early case coordination, settlement discussions, trial preparation, review of Risk Management case reserves and lessons learned. An after-action report should be part of this to ensure our strategies are effective or we learn how we can improve for better outcomes.
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Strategic Plan - Appendix A 12
HUMAN RESOURCES (HR) & RISK MANAGEMENT (RM)
SWOTs
Strengths
Flexibility & Helpfulness—We try to quickly and effectively adapt to changes that occur daily. We make sure we are available to employees when they have requests.
Strong Internal Relationships—We make sure to connect with staff whenever possible so they feel comfortable to ask questions and know we will assist when we can.
Ownership & Pride—We are a very driven team and take pride in our work. We take accountability for work and will make sure can provide a solution.
Weaknesses
Limited Capacity—There is a very high workload in the HR & RM programs. Employees can have very high expectations for addressing their immediate needs and disappointed when we simply cannot be as responsive. We currently struggle to meet certain deadlines and complete tasks.
Limited Strategic Influence—HR/RM is viewed by some as an administrative “pushing paper” function rather than a support or advisory resource. It is much easier to properly and jointly plan for performance, discipline, or staffing issues, rather than clean up the mistakes afterwards.
Technology Constraints—HR has a very dated Human Resource Information System (HRIS) system, so we must complete everything by paper. And RM keeps track of claims by an excel worksheet.
Who is Managing a Growing Risk Management Program—The City has historically outsourced major pieces of a robust Risk Management program to two JPAs (PERMA and ERMA); thus, the expertise in the City is limited in this area. The Risk Management program now is a $6-$7-million-dollar annual program that warrants an investment in better managing this program and these City resources. This will help in engaging the two JPAs and assessing their performance.
Opportunities
HR Technology—HR needs an employee platform, the ability to complete the onboarding process online and an online performance management system. RM needs a platform to 1402
Strategic Plan - Appendix A 13
prevent and manage claims, employee leaves, manage safety programs and any other legal matters.
Culture Building—HR, in conjunction with employees and the City Manager first need to articulate what kind of culture they wish to have in their organization. Second, they need to develop a plan to achieve and reinforce it. Tools for culture building include, among others:
an agreed list of employee values or behaviors that guide how they work together, hiring and promotion decisions, performance evaluations, training opportunities, etc. It can include restarting employee recognition receptions and the city newsletter. We need to also look at other employee engagement opportunities, focus on wellness and areas we can reward staff. RM needs to restart all city safety trainings and assist departments with specializes training sessions.
Policy Development—We need to finalize and finish our outdated Employee handbook and Administrative policies; then continue to revise policies as changes are needed.
Threats
Compliance Risks—We are behind on current legal requirements which requires updating certain policies.
Dependence on Key Individuals—When we are down a person in our small team, the work does not stop, and other team members are left to take over that workload.
Talent Retention Challenges—Since the department has a high-workload we are unable to focus on other positive areas, (i.e., employee retention, career development, and employee satisfaction).
Risk Management Costs Have Doubled—In five years, our Risk Management operating expenses have increased from $3.6 million to $7.2 million. The source for some of this trend relates to employee actions or inactions. It also reflects the “hardening” of the insurance market. We need to develop a higher level of Human Resources and Risk Management skills and involvement in “upstream” personnel decisions and actions in departments to better prevent claims; improve the City culture and hold the Risk Management JPA accountable once a claim is tendered.
The Self-Insurance Fund fiscal position is greatly impaired—The Self-Insurance Fund is in the red by at least $8 million (Unaudited FY 24 ACFR) and is budgeted to go further in the red by another 50% in FY 25 and FY 26 each respectively. Right now, there is no cash to fund this program. The overall fiscal management of the RM Fund has been retained in Finance while the budget management is in this department. Absent a structural change in how this program is managed and financed, the deficit will increase even more. 1403
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Substantial Employment Related Claims and Payouts—The City has made substantial payouts that sends the wrong message and is a difficult trend to break, notwithstanding the huge cost impacts.
Corporate Memory Goes Out the Door—There has been high turnover in the City and there is little transitional planning when this happens. This is more acute given Banning’s relatively small size with limited redundancy. As a result, corporate memory around key processes, system or projects leave with them. At best, this creates inefficiencies and at worst, the City is at risk of dropping the ball and making substantial errors.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Fiscal Plan to Eliminate Massive RM Fund Deficits—In conjunction with Finance’s work on cleaning up the books (Goal 2), develop a fiscal plan to turn the Risk Management program into a self-sustaining one and develop the capacity in this department to manage both the budget and the fiscal position of the Self-Insurance Fund.
POSSIBLE PRIORITY 2 INITIATIVE
Assessment of the Risk Management Program—Solicit proposals for a comprehensive assessment of the Risk Management program and implement its recommendations to better manage this $7 million dollar/yr. program.
POSSIBLE PRIORITY 3 INITIATIVE
Create a New Human Resources Program Around Performance Management—In conjunction with the City Attorney, Human Resources and Department Heads, develop a clearly understood program for guiding departmental performance management decisions. Also, the program should clarify when Human Resources assistance is requested and when City Attorney’s Office input is required before making more “downstream” disciplinary decisions.
POSSIBLE PRIORITY 4 INITIATIVE
Develop New City Organizational Culture—In conjunction with the new permanent City Manager, develop a comprehensive new organizational culture that furthers Council and City Manager priorities around good service, transparency, sustainability with the City, etc.
This new city-wide culture needs to involve Human Resources (and possibly City Attorney) in difficult personnel decisions within departments.
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POSSIBLE PRIORITY 5 INITIATIVE
Develop Employee Transition Plan—Develop a checklist or plan of duties to complete when an employee announces they are leaving. The check list should identify all key processes, projects or systems the employee was responsible for and provide for transference of adequate information and training to minimize the risk of mistakes and knowledge loss.
POSSIBLE PRIORITY 6 INITIATIVE
Purchase and Install New HRMS—In conjunction with IT plans for Finance, purchase a new HRMS system to reduce the need for manual processes and furthering other priorities e.g., timely and well-done performance reviews, etc.
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Strategic Plan - Appendix A 16
FINANCE DEPARTMENT—ACCOUNTING
SWOTs
This section covers the general accounting, payroll, accounts payable and the overall fiscal management of the City.
Strengths
Experienced Temporary Help—The department currently has two highly experienced former Finance managers that are familiar with Banning and its Finance systems.
The Department Has Recently Engaged A Strike Team—Befitting of this emergency, the LSL LLP CPA firm has been engaged to provide an experienced team to bring the books current and assist in fixing the impaired Internal Service Funds (ISFs).
Weaknesses
It should be noted that this section of the department is in extreme distress with numerous vacancies, a general staff exodus, and a huge backlog in accounting for City operations.
Lack of Fiscal Information—It appears many basic accounting functions had been suspended for approximately a year. Thus, there is limited reliable data on the current financial position of the City. The current temporary staff are conducting basic monitoring of finances such as cash flow management and working diligently to catch up with this fiscal information void.
Poor Fiscal Management Practices—It appears the City has apparently had a difficult time in balancing the General Fund (GF) and Internal Service Fund (ISF) budgets in previous years. Thus, previous Councils approved budgets reflected operating deficits in the GF and ISFs. We do not see the typical staff warning and (Council) discussions about these deficits along with their long-term implications. And it appears this practice violated Council Budget Policy. This had the effect of eroding GF fund balances over time. These practices have also caused massive deficits in the ISFs that was not commonly understood in the City. Finally, it appears the City regularly had to make substantial budget adjustments during the 2-year budget cycle. This suggests more work is needed in developing the original budget.
Extreme Staffing Instability—Since the exodus of core staff, the department is being managed by very dedicated Retiree Annuitants that are subject to CalPERS limitations. The general accounting staff are temporary. The City is currently recruiting for permanent staff.
However, the labor market in this area is very restricted for qualified applicants. 1406
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Gradual Bifurcation of Accounting Systems—The overall accounting system picture reflects a gradual bifurcation of systems around various program activities that are not integrated. Thus, monthly updates on City’s overall fiscal activities are labor intensive and takes too much time to produce meaningful information. It also makes the City vulnerable to one person thoroughly understanding the labyrinth of various subsidiary systems and how they affect the City’s books. And if that person leaves, the accounting support for the City comes to a screeching halt. This is exactly what happened at the City.
Cost Accounting Knowledge is Weak—Most cities have a commonly understood Indirect Cost Allocation Plan that is used to assist departments in understanding their direct and indirect (overhead) costs for providing services. This mathematical model is used to price City services and facilitate policy discussions on what customers are charged (e.g. user fees, etc.). Very few staff understand the Indirect Cost Allocation Plan and it appears various errors occurred in its latest versions.
Internal Service Funds (ISF) Are Not Being Professionally Managed—The ISFs have built up large Fund Balance deficits over time. This trend began in 2019 and has steadily worsened over time. The ISF program managers were not assigned the responsibilities of managing their overall ISF fiscal position. They were responsible for only controlling their annual expenditure budgets, but they were not asked nor given the tools to manage the revenues of their fund. This was kept in Finance and poorly managed. This will require a painful Workout Plan to get back into a positive position over time. This will greatly impact the General Fund.
Decentralized Management Practices—It appears the City has lacked basic management controls including Finance management without the requisite central controls via a strong and enabled Finance Director and an engaged City Manager. This is the primary reason (among others) for the Electrical Utility’s distressed fiscal position.
No Budget Document—The City does not have a readily accessible budget document that explains the City’s spending plans and assumptions to staff, Council, residents and outside interested parties. The City is also behind in completing an audited Annual Comprehensive Financial Report (ACFR). This last fact sends warning signs to grantors, lenders and the bond markets.
Not Using All Financing Tools—The City is not actively using all the financing tools for services that other area cities are using in the area. One of the most substantial ones is the use of Community Facilities Districts (CFDs), which can be used to fund services and capital needs. There are a few CFDs required with some new development, but it is not widely used to fund, say public safety services.
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Opportunities
Purchase a Finance ERP System—Once the City’s staffing and fiscal processes have stabilized with permanent Finance management staff; the City should consider purchasing a new Finance ERP system that is integrated and has the appropriate modules to support other important responsibilities (e.g., Utility Billing, etc.). However, it is highly important that the City acquire skill sets to guide the purchasing decision and implementation phase—see discussion in the Information Technology section of this department.
City Has Convened a Team That Has Addressed Similar Challenges—There is a very high functioning team that has been convened by the City Council that, upon getting data on the City’s financial position, it can work with the Council to execute a plan to bring the City back into a sound and sustainable fiscal position.
Economic Development Interest—There have been developers showing a clear interest in investing in Banning’s future. This will be a very important piece of the “puzzle” to improve the City’s capacity to fund quality services that residents want and deserve.
Threats
Reliance on Temporary Staff—The City cannot continue to rely on retiree annuitants who are limited to 960 hours per fiscal year to conduct core financial management responsibilities. If the City does not catch up soon on its accounting duties; the City will have to carefully manage the transition of key management positions to yet other temporary staff. This affects the timely “true up” of the City’s books, the understanding of its fiscal position and it creates risk to the City’s overall management.
Cash Flow Needs Careful Management—Until the Electrical Utility moves into a positive financial position (rate increases are implemented), the Utility Billing is current, and the Financial Workout Plan for the General Fund and Internal Service Funds is developed and being implemented; the City’s overall cash position will be suboptimum. This becomes very acute when considering cash flow needs for Banning’s Capital Improvement Program.
This will require careful management with regular reports to the City Manager and City Council.
Upcoming Budget Will Be Very Difficult—If the City doesn’t get a handle on its finances by this fall, the City management and Council will be entering a very difficult new budget cycle where they will not have the necessary fiscal information to compile, review and adopt a defensible budget (a new spending plan).
Difficult Labor Market—The one common observation between various executive recruitment firms is the lack of qualified public agency fiscal staff. The City will have to repeat its recruitments until it gets a list of qualified candidates to choose from. This takes time.
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The City Has a Robust Group of Municipal Utilities—With the rarest one being the Electrical Utility. Most cities do not have this utility. This is a potential strength and weakness, depending upon management capacity. The City will inevitably have to go to the bond market to seek financing of capital improvements for each respective utility. This process requires an enhanced level of transparency and review by outside agencies and firms. The City needs to demonstrate solid financial positions and good overall management practices over time before it enters this environment; otherwise it will be locked out and limited to other more expensive financing options.
POSSIBLE PRIORITY 1 INITIATIVE(possibly policy)
Aggressively Recruit and Staff the Finance Department With Permanent Staff--This may require revisiting compensation to better compete in this impaired labor market. It may also require evaluating current recruitment methods to ensure we are reaching the best candidate pool.
POSSIBLE PRIORITY 2 INITIATIVE
Develop System For Monitoring and Managing Cash Flow—This should include estimating cash flow needs for operations and the Capital Improvement Plan (CIP) in twelve-month increments. And due to the size of some capital projects, the long lead times, and reimbursement nature of outside funding; cash flow plans should be agreed upon for substantial projects (between Finance, Public Works and the City Manager).
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Finish Cleaning Up the Books By Fall--Once the fiscal condition of the City is known, develop a 10-year fiscal forecast model (includes GF and ISFs) to fully understand the fiscal trends and where they are heading for Banning. The Council should then go through a structured discussion on difficult options to improve the long-term viability of Banning as a robust City providing the excellent services deserved by its residents. The prioritized Strategic Plan Goals (and related costs) should also be included in this forecast modeling.
POSSIBLE PRIORITY 4 INITIATIVE (policy)
Review and Update the Fiscal Management Policies--The City needs clear guidelines on when and how the FY 26-27 and FY 27-28 budget will be developed and communicated to the Council and community. There needs to be clarity to the Council and the public exactly what is the City’s financial position; how it has changed and why; and how it might change with the future budget. There should always be a reconciliation between what the budget assumed vs. what actually happened via the presentation of the Annual Comprehensive Financial Report (ACFR). The budget process should begin around January/February to provide adequate time for everyone to provide input and fully understand what is in it. 1409
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Additionally, the City Manager in conjunction with the Finance Director should clarify administrative policy that affirms responsibilities for fiscal management for the overall City via-a-vis the departments and funds. This should specifically cover the City Manager, Finance Director, and department heads.
POSSIBLE PRIORITY 5 INITIATIVE (policy)
Engage a Special Tax Consultant To Create CFD Program For Services--To develop a complete CFD program that would be used to create more resources to fund new service demands that come with new development.
POSSIBLE PRIORITY 6 INITIATIVE (policy)
Produce a Transparent Spending Plan—This results in a commonly understood and accessible City Adopted Budget. This should be easily available to anyone that wishes to read it. The City Manager and Finance Director should jointly and explicitly affirm (annually) that the plan conforms with the policies completed as part of Goal 3. 1410
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FINANCE—INFORMATION TECHNOLOGY (IT)
SWOTs
Strengths
Stable and Committed Staff—This small work unit has not suffered the turnover of others; thus, they retain institutional knowledge of the City’s IT systems, workflows, and operational nuances. They can translate how the technology serves the mission.
An Established IT Infrastructure—The City has built and maintained reliable (mainly) hardware systems that underpin critical services ensuring continuity, stability, and responsiveness to daily operations.
Commitment to Cybersecurity—With firewalls, endpoint protection, and regular audits by implementing layered defense, such as firewalls, endpoint protection, regular audits, and 24/7 monitoring.
Use of Cloud-Based Platforms—For email, document management, and remote access to operate more efficiently, securely, and flexibly. This forms a backbone that follows a modern, resilient computing environment.
Responsiveness to Service Requests—Quickly and effectively the IT team reacts to user reported problems. IT usually handles and/or responds to user issues within minutes.
Weaknesses
Aging Legacy (Finance) Enterprise Resource Planning (ERP) and (Utility Billing) Customer Information System (CIS) Software Applications In Use Across Multiple Departments—Older Legacy Systems are outdated software platforms or infrastructure that continue to support essential city operations, often because replacing them is costly, complex, or risky. In areas like Permitting, Finance, and Utility Billing, these systems may have been in place for over a decade and are deeply embedded in daily workflows.
However, their age and limitations pose significant challenges. • Legacy systems often lack modern features like mobile access, cloud integration, or real-time analytics
• They struggle to scale with growing population demands or evolving regulatory requirements.
• Customization is difficult, and adding new capabilities may require expensive workarounds.
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Limited Budget for Modernization and Emerging Technologies—A constrained budget restricts an organization’s ability to upgrade aging infrastructure, adopt innovative tools, and satisfy user and resident expectations . In city governments, where funding must be balanced across essential services, IT often receives a small budget allocation, making strategic growth and transformation difficult. Some of this is due to the lack of understanding of the IT role in supporting mission critical functions. Some of this is due to the IT “voice” not being clear and strategic in the organizational discussions. • Outdated hardware and software remain in use (e.g., Finance, Utility Billing, etc.), far beyond their intended lifecycle.
• Citizens experience slower response times, outdated interfaces, and limited online services (e.g., permitting and utility billing).
• Manual processes persist where automation could improve efficiency and transparency (e.g., Finance).
• Public trust may erode if technology fails to meet expectations.
Lack of City-wide IT Coordinated Effort—the City IT division operates with lean teams focused on technical operations—network maintenance, help desk support, and system administration. However, without a dedicated multi-year plan covering all IT-related needs, purchases and system implementations, even well-intentioned implementation efforts suffer due to poor coordination, missed deadlines, unclear accountability and unintended consequences. We have the “poster child” for this concern with the Utility Billing crisis. The unintended consequence was the harm it caused to the City’s overall cash flow position given it’s the source of funding for slightly more than half of the City’s budget. As to lack of accountability, very few understood who was ultimately responsible for this new system roll out.
This lack of coordinated efforts produces the following Weaknesses:
• Manual processes are used in some departments, reducing efficiency. Despite advances in digital tools and automation, many city departments continue to rely on manual workflows—such as paper forms, handwritten approvals, spreadsheet tracking, and physical filing systems. These outdated practices slow down operations, increase the risk of errors, and limit the ability to deliver timely, transparent services to residents. The recent Finance Director challenge of attempting simple bank reconciliations is partly due to this phenomenon.
Inconsistent Digital Literacy—Due largely to IT being a decentralized program, there is inconsistent digital literacy across departments. This slows adoption of new tools and modernization efforts. New system rollouts become fragmented and reduces the return on investments from technology.
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• The purchasing of software becomes decentralized where independent decisions about which software to buy, often without centralized oversight from the IT division. While this can, on the surface, offer flexibility and responsiveness to department needs, it introduces several vulnerabilities and inefficiencies. New system implementation can be complex and create unintended problems without specialized skill sets (e.g. Utility Billing). Different teams may purchase similar software tools that perform overlapping functions. This leads to a fragmented IT environment with multiple platforms doing the same job (e.g., five different GIS management software across departments). There is increased complexity in integration, support, and training. Software may be acquired without proper vetting for security compliance, data protection standards, or vulnerability assessments.
Shadow IT (unauthorized software use) becomes prevalent, exposing the organization to data breaches and compliance violations.
Opportunities
Federal and State Government Grant Programs—These are actively investing in digital transformation through grant programs that support smart city technologies (e.g., traffic sensors, public Wi-Fi, smart lighting); broadband expansion in underserved communities; and infrastructure upgrades for digital equity and resilience.
Improving and Implementing Public-Facing Services—These are the digital touchpoints where residents interact with the City (e.g. online bill pay, permitting applications and service requests). When these services are outdated, manual, or fragmented, they frustrate users and burden staff. Modernizing them with intuitive, secure, and integrated platforms transforms the citizen’s experience and streamlines internal operations. • Implementing Service Request Platforms—More and more cities have implemented tools for residents to report issues (e.g., potholes, graffiti, broken streetlights) via web or mobile apps. This would be an enhanced version of what we have on the City’s webpage. They often use geolocation and photo uploads to improve accuracy. This can be integrated with work order systems for faster resolution and updates. However, any initiative like this needs to be properly resourced with response capability in Public Works, Police, and other affected departments.
Enhance GIS and Data Dashboards—To support planning, utilities, and emergency response by enabling the city to map, analyze, and visualize spatial data for everything from zoning and infrastructure to population density and environmental hazards. When paired with interactive dashboards, this data becomes a powerful decision-making tool across all departments.
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Partnering With Local Schools or Colleges—For internships and workforce development that helps build a local and sustainable workforce. These partnerships create a mutually beneficial ecosystem where students gain hands-on experience, and cities benefit from fresh perspectives, expanded capacity, and long-term recruitment advantages.
Threats
Cybersecurity Risks Including Phishing, Ransomware, and Data Breaches—These threats are no longer hypothetical; they’re persistent, sophisticated, and increasingly targeted. Municipal governments, utilities, and public institutions are prime targets due to the sensitive data they hold and often have limited security budgets. The three most prevalent and damaging threats are:
Phishing Attacks—which involve deceptive emails, texts, or websites designed to trick users into revealing sensitive information.
Ransomware—is a type of malware that encrypts files or systems, rendering them unusable until a ransom is paid—often in cryptocurrency.
Data Breaches—are when unauthorized individuals gain access to confidential information either through hacking, insider threats, or system vulnerabilities.
Regulatory Compliance Pressures (e.g., California Consumer Privacy Act, public records laws)—These laws have myriad requirements including:
• Strict handling of personal data, including transparency about data collection and the right for individuals to opt out.
• Ensure that any personal data we collect, such as utility billing, permit applications, or emergency contact info—is securely stored and properly disclosed. • Possibly new rules that may require annual cybersecurity audits and risk assessments for entities processing sensitive personal data. • Mandates that digital communications and records be preserved and made accessible upon request.
• Websites and digital services must comply with ADA (Americans with Disabilities Act) standards, ensuring that all residents—including those with disabilities—can access city services online.
Natural disasters (e.g., wildfires, earthquakes)—Which can disrupt IT infrastructure, especially in our City which sits in a high-risk zone for both wildfires and earthquakes. 1414
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Public Expectations for Fast, Mobile-friendly Digital Services—This may simply outpace our capacity to address given the various weaknesses previously mentioned. Some of the reasons for this threat are: 1) our previously mentioned reliance on old Legacy Systems; 2) our limited IT staffing to develop, test and maintain mobile-friendly applications; 3) reliance on contracting for these skills may be cost prohibitive; 4) cyber security risks may enhance commensurate with expanding digital services; and 5) the digital divide may become more acute without proper support.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Develop and Implement a Banning IT Strategic Plan—With full participation by City departments, this plan should independently assess and address the following:
• The development of an IT Governance Structure that involves all City departments (e.g., Executive Steering and Working Committees).
• Topics to evaluate in the Plan include the previous mentioned SWOTS (e.g., centralized vs decentralized project management and purchases, etc.). • A clear recommendation for a 5-year path to move forward. • A 5-year prioritized and recommended spending plan like a Citywide CIP. • A recommended IT staffing model that supports the Strategic Plan’s recommendations.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Make Cybersecurity a Core Priority of the Organization—Cybersecurity isn’t just an IT concern anymore; it’s a public safety, financial, and reputational imperative for the organization. With rising threats targeting small municipalities, continuing to prioritize cybersecurity is essential.
• Regularly update systems and patch vulnerabilities.
• Conduct annual penetration tests and tabletop exercises simulating ransomware or data breach scenarios.
• Train Every Employee
• Offer mandatory cybersecurity training for all staff, including phishing simulations and password hygiene.
• Make cybersecurity part of onboarding and annual performance reviews. 1415
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POSSIBLE PRIORITY 3 INITIATIVE
Data Cleansing & Migration Strategy—Our systems contain outdated or duplicate records that should be cleaned or purged. We need to “clean data” before migrating to avoid compounding issues in the new system.
POSSIBLE PRIORITY 4 INITIATIVE
In Coordination with Goal 1, Consider Changes to the IT Manager Reporting Relationship— Upon reviewing the various IT needs of every City department in this Plan and the missioncritical nature of it; the current IT reporting relationship should be evaluated and possibly changed for the future. The most likely landing spot would be the City Manager’s Office. This could have the added benefit of freeing up the Finance Director to focus on the core mission of the department, the overall financial management of the City. 1416
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FINANCE—PURCHASING
SWOTs
Strengths
Cost Control Expertise—Skilled in negotiating pricing and securing bulk or long-term discounts.
Supplier Relationships—Strong, long-term relationships with reliable suppliers.
Process Efficiency—Established procurement processes and technology (e.g., eprocurement tools).
Market Intelligence—Good understanding of market trends, pricing, and availability.
Compliance Awareness—Familiar with regulatory requirements, contracts, and procurement policies.
Transparent Vendor Access—Vendors register and receive bidding notifications centrally via OpenGov. This encourages broader competition and accessibility in the bidding process.
Weaknesses
Limited Flexibility—Rigid procurement processes can delay urgent purchases. Parts of the purchasing/contracting process is roughly the same no matter the urgency, size, and risk of the transaction. Emergency purchases are skeptically viewed and delays can create major risks to the City.
Training & Capacity Building—Limited departmental understanding of procurement practices affecting the overall purchasing performance and timing with substantial risk.
Ironically, there is limited procurement depth within the Purchasing staff itself. When the Purchasing Manager is gone, key points of the process come to a halt until her return. This may be a function of the excess process complexity or lack of staff training.
Overdependence on Key Suppliers—Some risk if one or two suppliers dominate the supply chain.
Data Silos—Lack of real-time data or poor analytics leading to suboptimal purchasing decisions. This unknowingly increases organizational weaknesses (decentralized IT system acquisitions) discussed in the Finance—Information Technology section of this department.
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Vendor Onboarding is Cumbersome and Delaying Starting of Services—Once the decision has been made to utilize a particular vendor, it takes too long for contract execution and approval for paying vendors.
Opportunities
Digital Transformation—Potential increased automation, continued use of AI tools, and data analytics can improve decision-making and efficiency.
Sustainable Sourcing—Growing focus on ethical and environmentally friendly procurement practices.
Supplier Development—Partnering with suppliers to innovate or improve supply chain resilience.
Strategic Procurement—Moving from tactical buying to value-driven, strategic procurement (e.g., e-bonding of vendors, vendor outreach to Chamber of Commerce, hosting workshops with underrepresented businesses, etc.) Regional Sourcing —Cooperative agency outreach (e.g., buying coops).
Threats
Supply Chain Disruptions—Geopolitical issues, pandemics, tariffs or natural disasters affecting supply.
Price Volatility—Fluctuations in raw material or commodity prices.
Regulatory Changes—New laws or tariffs/trade policies increasing compliance costs.
Cybersecurity Risks—Potential for data breaches in procurement software or supplier networks.
Fraud and Mismanagement—Without appropriate points of control, it increases the risk of corruption, favoritism, or misallocation of funds.
Political Interference—Localized purchasing may be more vulnerable to political pressure or bias in vendor selection.
Public Scrutiny—Perception of inefficiency, waste, or favoritism must be managed and can damage public trust.
Regulatory Non-Compliance—Purchasing practices need to ensure compliance with procurement laws or federal/state guidelines.
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Rigidity of the Procurement Process—The City may be losing viable vendors that don’t or can’t participate in an extensive, confusing, and rigid process.
POSSIBLE PRIORITY 1 INITIATIVE
Work with the City Attorney and Restructure Vendor Onboarding—Once the purchasing decision has been made, continue improving the timeliness of the process that produces an executed contract and appropriate other approvals (e.g., insurance) that support timely onboarding and payment of vendor invoices.
POSSIBLE PRIORITY 2 INITIATIVE
Convene an Interdepartmental Team and Develop a More Responsive Purchasing Process for Emergencies—Expand the section of the Purchasing Rules regarding Emergency Purchases—more clearly articulating a process that is more responsive to the risks inherent in not addressing said emergency (e.g., employee safety, risk for more damage to City assets, enhanced liability to the City, etc.).
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Convene an Interdepartmental Team and Develop a Purchasing and Contracting Process That is More Accessible to Smaller Local Vendors or Just Smaller Projects— The rather long and extensive City (mandated) contract along with the Purchasing processes should be revisited for smaller and low risk projects and vendors (including some local vendors). This may produce a short-form contract under certain circumstances.
POSSIBLE PRIORITY 4 INITIATIVE
Independent Review of Purchasing Processes—This review would seek ways to strike a better balance between centralized control over every aspect of purchasing vs. the speed and flexibility of purchasing goods and services. This is one of the most repeated comments by departments. The review should consider City Manager expenditure authority, bidding thresholds, etc.
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FINANCE—UTILITY BILLING (UB)
SWOTs
It should be noted that the Utility Billing program is one of the most impactful programs in and to the City of Banning. However, it has not received the attention commensurate with this fact. This has become abundantly clear during the failed purchase and execution of a new UB system. It is this program that is solely responsible for collecting over half of the City’s revenues. Due to this crisis, the City’s overall cash flow has been dramatically affected as well.
Strengths
Customer Focused—Customer service representatives are very focused on customer satisfaction and providing accurate and timely billing.
Dedicated Employees—During the ongoing billing crisis, staff has worked weekends and holidays to get caught up on billing. This dedication has been admirable and has kept the billing function afloat.
Ownership & Pride—Staff is very proud of the work they do in billing and take mistakes personally. They also keep the customers best interest at heart and strive to provide the highest bill accuracy as possible.
Ability to Work in Stressful Conditions—Able to continue working at a high level while still having to deal with angry customers and the stress of getting caught up on delayed billing.
Weakness
Limited Managerial Capacity—With losses of Finance managerial staff, FD, Deputy FD, and Billing Supervisor – the City is working with limited managerial capacity on the utility billing side. While recent line-staff hiring and (re-assigned) long-term existing staff are working to get bills out, there is limited managerial leadership in addressing the bigger and underlying systems issues. In this vacuum, the focus is entirely on day-to-day operations rather than also developing a systems strategy to accelerate and refine the billing process.
There is Limited Onsite Managerial Authority—To work with utility managers, on equal stature, to pursue unique approaches to an equally unique crisis. While the Utility Billing Manager has done a commendable job in this area, there needs to be the Deputy FD presence to seek ways to balance the sometimes-competing needs of overall City fiscal 1420
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management with the operating needs of the utilities. The Billing Specialists should have a relevant voice in this program.
Lack of Interface Between Meter Reading Software and Billing Software—The shift from NaviLine billing software to another software program and back to NaviLine has resulted in problematic interfaces between the meter reading and billing software. While this was a known systems issue at the beginning of the 2025 calendar year, these issues are only now being addressed. This lack of interface has caused significant additional work for the billing department and has exacerbated the current billing issues.
No Billing Software Experts on City Staff—Utility billing staff members are well versed in the day-to-day uses on the NaviLine software; however, there is no current staff who deeply understands the software capabilities.
Lack of IT expertise on Billing Software—Typically with a major software system there is an IT staff member who develops software expertise to address the administrative and technical issues that arise with any major software program. Additionally, there is typically an IT staffer (a best practice) that guides purchasing and implementation of new important software applications. There is no dedicated IT support to fulfill this role, which is a major reason for the utility billing debacle when rolling out a new software application. The current version of the utility billing software is several generations behind and will soon no longer be supported by the manufacturer, which will further create issues in managing the software.
Opportunities
Move to Cloud-Based Software Platform—NaviLine offers a cloud-based billing system that allows the City to keep current on software updates and does not require upgrades to City hardware as updates occur.
Onboard Full Finance Staff—The City is actively attempting to fill current Finance staff vacancies. Once fully staffed, the Finance department should be able to better support the utility billing function and proactively address potential billing issues before they become critical. However, the CFO needs to elevate this expectation when onboarding new management staff.
Fix Meter Reading Software Issues—An outside vendor is needed to develop an application programming interface (API) between the metering reading software and the billing software. This alone will address many of the issues that have been plaguing the billing department.
Policy Development—Billing, collection, and shutoff policies are not clearly articulated in a billing policy for the City. Clear policies and procedures for utility billing should be documented and updated on a regular basis. Such policies will allow for better 1421
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succession planning as well as clear articulation of the billing processes, late notices, cutoff rules for non-payment, and resources for low-income customers. This should lead to consistent actions and messages to the community and help repair the current lack of faith by customers.
Threats
Loss of Credibility with Customers—The billing issues have created significant and ongoing issues with customers on the City’s inability to produce and bill an accurate utility bill. Based on calls and emails to the City, phone complaints, and social media posts the City has suffered a significant loss of confidence from City utility bill payers. This could have lasting effects on the City’s relationship with its residents. This is important as the City needs to pursue options for improving the City’s long term fiscal picture.
Continued View of Utility Billing as Ancillary Activity—The City has not put the staffing or resources in place to ensure high service levels in utility billing. The billing department is responsible for bringing in approximately $58 million of revenue (FY22-23 budget) out of a total City-wide revenue budget of $104 million. The lack of investment in the utility billing process and staffing has created a significant financial challenge for the City. The cost of the billing department is funded by the utility customers and, therefore, should not be a low priority for the City.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Address The Software Issues (and IT Staff Support) That Led to the Current Billing Crisis—The recent billing crisis is a function of attempts at software changes without a best practice such as having an IT led comprehensive and integrated approach. Currently the utility billing function is using an old version of the NaviLine Customer Information System (CIS) and is not fully connected to the Electric meter reading software.
Additionally, there are no staff members that are expert on the CIS software or integration issues with the meter-reading software. The City should upgrade to the latest CIS version and create APIs between the meter-reading and CIS programs, when the City is ready with the proper resources.
POSSIBLE PRIORITY 2 INITIATIVE
Do In-Depth Evaluation of the City’s Utility Billing Function and Tools—The utility billing function is responsible for billing and collecting over half of the City’s budget each year.
When not working properly the lack of utility collections threatens the entire City’s financial health. The current utility billing system, tools, and policies and procedures should be independently evaluated and updated to ensure continuous billing and revenue collection on behalf of the utilities.
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POSSIBLE PRIORITY 3 INITIATIVE
Elevate the Utility Billing Function Within Finance—The utility billing function needs to be elevated within the Finance department. This elevation should include a managementlevel staff member overseeing the billing function to elevate billing issues up to the Finance Director and beyond when issues occur. Furthermore, the billing function should include all aspects of the billing process, including meter-reading and software integration. 1423
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POLICE DEPARTMENT
SWOTs
Strengths
A Dedicated Team—The Police Department has a core of dedicated and hardworking staff that display teamwork/collaboration, the ability to adapt under resource constraints, commitment to community relationships, and positive interpersonal relationships in many areas of the department.
Timely Response to Calls For Service—The Department classifies calls for service into (5) primary categories: Priority 1 is for imminent and severe threat to life; Priority 2 is for urgent calls, the severe threat to life has passed but suspects may be still around; Priorities 3-5 is for lower priority calls but impact resident’s sense of community service.
Given our staffing challenges, these response times are relatively good but could improve with more filled positions.
• The data say that our response to these calls are as follows: Priority 1 calls— 07:14, Priority 2 calls are 12:04 minutes and Priority 3-5 calls are 17:50 minutes.
Response times can be affected by our level of vacant positions, speed of employee recruitments, and our ability to retain staff. By focusing on department weaknesses listed below, we can greatly improve response times and overall service provided to the community.
Weaknesses
Need For An Improved Departmental Culture—While the core of the department is positive, due to the turnover of management and other visible past personnel decisions, some perceive we can improve in the following areas: accountability, fairness, communication, equity in treatment, consistent and strong leadership, and clear departmental direction. This backdrop makes it more difficult for recruitment, retention, and promotional processes.
Turnover, Vacancies and Morale Issues—Vacancies, recruitment challenges and morale create a difficult “stew” to overcome in providing proactive Community Policing to address crime in general and reinforce Banning residents sense of safety.
Crime Rates—According to the FBI's 2019 Uniform Crime Reporting (UCR) data, the national average violent crime rate was 366.7 per 100,000 inhabitants, and the property crime rate was 2,109.9 per 100,000 inhabitants. In comparison, California's average violent 1424
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crime rate was 499.5 per 100,000 inhabitants, and the property crime rate was 2,138.9 per 100,000 inhabitants. For the City of Banning, the violent crime rate is 5.0 per 1,000 residents and the property crime rate is 17.0 per 1,000 residents. To properly compare these data, we have created the following conversion table:
National California Banning
Violent Crime 3.7/1,000 5.0/1,000 5.0/1,000
Property Crime 21.1/1,000 21.4/1,000 17.0/1,000
Comparing Banning's reported incidents to these rates, Banning appears in line with the California average, but higher (as is the state) than the National average by 35%. It is difficult to compare Property Crime rates given Banning’s reporting requirements are dissimilar to California and the nation. One can argue whether Banning’s crime rates are a Strength or Weakness.
Opportunities
Community Outreach—Some of the department staff is motivated to engage the community in an expanded and more meaningful way through a stronger social media presence. This would involve enhancing information sharing and two-way staff/public engagement. Other efforts like open houses, “Coffee with the Chief” events, can be implemented to further community engagement. This is all part of lessening the real or perceived barrier between the residents and their Police staff.
Threats
Homelessness and Gangs—Both of these issues impact quality of life and eventually crime levels in Banning. Our largest category of Calls-for-Service is related to the homelessness issue. This activity, which is more acute than other cities, takes our staff away from other Community Policing activities in Banning. With respect to gangs, while it hasn’t been a substantial problem, if not managed, it can metastasize into a crime problem.
Extremely Large Insurance Payouts for Employment Claims—The department has been the source for very large payouts related to employment claims. This sends the wrong message to the City workforce and especially Police staff. This is a trend that is hard to stop, and it threatens the overall finances of the City.
Employee Turnover—The department has been wrestling with a high vacancy factor due to turnover—newer employees leaving for other Police departments shortly after arriving in Banning. And the other cause may be attributable to the negative departmental culture mentioned above. At this writing, the department had 7 vacancies plus 5 staff out on leave (e.g. medical leave). This equates to a roughly 30% vacancy factor, an extreme situation. It 1425
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should be noted the department is close to filling many of these vacancies. This has the secondary impact of causing stress on the current employees coming to work (overtime) and having to backfill for the vacancies. It also pushes the department into taking risks by taking on transfers from other Police departments to fill positions.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
In Conjunction With the City Manager and Human Resources, Develop and Implement a Proactive Outreach and Hiring Program--To eliminate vacancies and stay at full strength. Consider hiring bonuses and other strategies to compete in a very competitive labor market and retain the new hires. While the department is in process of more hiring, it’ll be just a matter of time where past trends play out and newer hires will leave for other departments. The City needs to address this systemic threat with new “out of the box” ideas.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Provide One-Time Resources For A Departmental Assessment--To independently evaluate the Police Department’s culture, and develop and implement strategies (for the Chief) to provide consistent expectations on performance and norms from the Chief and down throughout the department. In conjunction with Human Resources and the City Attorney’s Office, this assessment should also review past and current claims to see if there are lessons learned for the department and City management.
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Provide One-Time Resources to Develop a Community Outreach Program--Using best practices in social media, open houses, “Coffee with the Chief” etc. 1426
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PUBLIC WORKS—ELECTRICAL UTILITY
SWOTs
Strengths
Stable Workforce and Responsiveness to Customers—The Banning Electric Utility (BEU) workforce has many long-term City employees with the necessary experience in understanding the complexities of a city-owned electric system. Many of the staff are City residents and take pride in their service to the community with quick response to outages (e.g., 5-10 min.) response during normal business hours and maximum of 45 min. after hours.
Rare Local Control for Electricity—Local control and governance of the utility by the Banning City Council allows for the electric utility to have enhanced regulatory oversight locally instead of with the California Public Utilities Commission (CPUC).
Near-term Capacity for Growth—Banning’s electric capacity can accommodate the City’s future development and growth in the short-term (up to the next 4-5 years), given known development patterns to date. This speeds any planned development projects in the City avoiding potential stalling or delays from a more arms-length utility.
Growing Climate Friendly Power—BEU continues to exceed the State’s renewable energy requirements with 62% of its resource portfolio recognized as renewable energy and another 2% recognized as greenhouse gas free energy. BEU will continue to conduct its electric operations while trying not to add harm to the environment.
High Reliability During Fires—BEU does not implement any Public Safety Power Shutoff to our residents and businesses during high wind scenarios, thus maintaining a better System Reliability index (SAIFI and SAIDI) rating than others.
Competitive Rates—Even with a pending electric rate increases, BEU rates will still be below Southern California Edison (SCE).
Weaknesses
Utility Billing Impacts—The City’s Utility Billing crisis affects everyone at electric operations because to the residents and businesses, they are not able to distinguish which department is responsible for City utility billing functions. This has hurt BEU’s reputation.
Internal Business Processes Need Balance—Sometimes the City’s internal business processes compete with efficiency needs of the utility. BEU understands the need to find the balance between the higher accountability standards of government with the efficiency 1427
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needs of service delivery. However, in emergency cases the balance needs to swing towards efficiency and risk management. For example, a recent emergency purchase that was needed immediately for safety/risk management purposes was delayed by Purchasing for 2 weeks.
Negative Impacts from Poor BEU Fiscal Management—Due to poor fiscal management in BEU, the near-term financial stability of utility and fiscal sustainability has required the Council to increase its rates in a more aggressive manner than has been conducted in the past. This too impacts BEU’s reputation.
BEU’s Poor Credit Rating—BEU’s credit bond rating of B+ has led to consecutive downgrades by bond rating agencies leading to “junk” bond status. This may cause additional risks for the utility and its power supply counterparties willing to conduct business with BEU or higher interest rates for future purchases.
Outdated Tools—BEU equipment, vehicles, technology and software systems are becoming dated and less efficient.
BEU Staff’s Poor Fiscal Management—The lack of knowledge and clarity on the financial aspects of the utility, including the sharing of responsibility of and partnership with our Finance Department is improving but more work is needed.
Need to Improve the BEU Culture—Communication and teamwork both internally and externally beyond the department has room for improvement. The BEU management and staff have acknowledged this, recognizing more work needs to be done to improve the departmental culture.
Opportunities
Investment in Software and People Who Use it—Software technology advancement (both Enterprise and Utility Customer Information Systems) could lead to significant modern improvements in day-to-day operations, improve internal process and customer service to both internal staff and external residents and businesses.
Cannabis—Embracing cannabis cultivation in the City’s industrial areas could provide significant revenue opportunities for BEU/City. An example of a legally operating cultivation business could provide upwards of $250,000 of electric revenue annually.
Interstate 10 As an Asset—Given the City’s proximity to Interstate 10 and the potential for electrical semi-truck development; Banning is well positioned for a truck-stop electrification site. This could be a substantial revenue source for the BEU. 1428
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Threats
Not Losing Site of Capital Needs—As a result of BEU’s near term financial instability, deferred capital expenditures of operations and maintenance of existing infrastructure could lead to reliability and wildfire mitigation improvement delays. This must be properly monitored.
The Inefficient Utility Billing System—The City’s Utility Billing function has greatly reduced customer confidence in their work product (i.e., monthly bills in the eyes of our customers due to the unsuccessful roll out of a new system). To mitigate the damage and resolve the problem, the City fell back to the old system, which is manually intensive, extremely inefficient and late. This is affecting our image with customers.
Limited Consensus of Direction—Due to management staff turnover at all levels citywide and BEU, there needs to be more consensus for next steps and direction for the City and the utility.
Long-Term Planning for Electricity—While Banning’s electric capacity can accommodate the City’s expected 4–5-year growth, future expansion capacity beyond that will be reliant on BEU’s Edison Transmission Interconnection and its Wholesale Distribution Access Tariff. This important agreement will provide for the additional capacity needed for development projects beyond the 5-year increment.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Achieve BEU Fiscal Solvency And Sustainability—The Council has seen the plan to achieve this goal which requires adherence to rate increases over the next five years.
However, this also requires collaboration with the City Manager, BEU management and Finance to monitor expenditures, revenues, the Utility Billing function, and fiscal strategies to fund capital needs. There should be an annual review comparing actual results to the original financial model, and adjustment should be made accordingly. After a few years, BEU may consider seeking a bond rating upgrade and entering the bond market to fund capital needs and related bond rating upgrade.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Complete Edison’s Wholesale Distribution Access Tariff agreement—This should take (1-2years) which increases BEU’s capacity for long-term growth and its related load.
POSSIBLE PRIORITY 3 INITIATIVE (policy)
In Conjunction with IT, Purchase and Roll Out a New Utility Billing system—This requires the identification and purchase of a new Finance Enterprise Resource Planning 1429
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(ERP) system for the entire City including a Utility Billing module (see the Finance—IT discussion on this).
POSSIBLE PRIORITY 4 INITIATIVE (policy)
As The Utility Becomes Solvent, Ramp Up Capital Needs—Upon reaching utility solvency, ramp up deferred Electric capital needs, striking the balance between use of cash and borrowing.
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PW—WATER UTILITY
SWOTs
The Water and Wastewater utilities are managed by one division within Public Works. Thus, proposed goals are addressed after the discussion of the two utilities’ SWOTS.
Strengths
Locally Controlled High-Quality Groundwater Supply—This reduces reliance on imported water and provides stability for long-term planning. We have a large amount of stored water available for contingencies (the Beaumont Basin).
Skilled Operators—We have a strong team operating and maintaining approximately 165 miles of water pipelines, 21 wells, 8 reservoirs, and strong regulatory compliance history.
Ability to Move Water—It’s an important role moving water from one pressure zone to another via gravity in fire flow and operational emergencies and electrical outages.
Our Own Strategic Plan—We are following our 2018 Integrated Master Plan (IMP) covering Water, Wastewater and Recycled Water systems which provides a strategic road map for City’s utilities infrastructure planning and upgrades through year 2040.
Good Working Regional Relationships—With regional partners (e.g., San Gorgonio Pass Water Agency (SGPWA), a State Water Contractor), leading to imported water storage; and the neighboring Beaumont Cherry Valley Water District (BCVWD) leading to robust delivery system via interagency water “interconnects”.
Robust Fire Hydrant Flushing Program—This involves exercising and flushing over 2,000 fire hydrants annually for water quality and fire protection purposes.
Weaknesses
Aging Infrastructure—Resulting in approximately 5-6 leaks per month requiring water service lateral and/or water-main repairs, service disruption, higher maintenances costs, and the need for small diameter pipeline replacements to increase fire flow for public safety. Approximately 21 miles (roughly 13 percent of the system) of small diameter pipelines exists ranging between 2 and 4-inches.
Increasing Reliance on Imported Water—As City nears buildout, there will be an increasing exposure to supply uncertainties, drought restrictions, and cost volatility. 1431
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City’s Limited Ability to Raise Rates—Given our disadvantaged community with a limited capacity to handle high water rates and the myriad infrastructure and operational needs, there is a funding ceiling challenge for the utility.
Outdated Supervisory Controls and Data Acquisition (SCADA)—This is a computerized industrial control system that monitors and controls processes across the entire water system with a lack of asset management technology in system monitoring.
Limited Technical and Administrative Staff—This includes engineers, analysts, conservation specialist and distribution/production staff members. It reduces the division’s ability to manage projects, implement conservation programs, and plan and implement future regulatory or operational demands. This is due to budget constraints and inability to attract and keep qualified staff.
Upcoming Regulatory Requirements—Such as Hexavalent Chromium treatment will require advanced operator training and licensing (which currently cannot be obtained by current staff unless the City implements a “pilot-plant” project), exposing a gap in staff readiness that needs to be addressed.
Opportunities
Grants Are Available—To pursue for offsetting capital project costs to the City and accelerate necessary infrastructure upgrades without overburdening rate payers. The City’s Disadvantage Community status often provides an advantage for receiving grant funds.
Implement Leak Detection Technology—Avoiding leaks improves water conservation, minimizes unscheduled service disruptions, and reduces non-revenue water losses.
Promote Water Conservation—Through public education to potentially reduce long-term water demand trends and build stronger community support for the division’s programs.
Threats
Newer and Stricter Regulatory Mandates—Such as lowering maximum contaminant levels (e.g., Chromium-6) will require costly treatment upgrades, placing financial and operational burden on the utility.
Future Reliance on Imported Water—Due to the City growing, it may expose the City to potential water shortages, state-wide drought restrictions, and higher costs.
Drought Conditions and Mandated Conservation—May limit water availability, which in turn could reduce consumption and impact revenue stability. 1432
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Deferred CIP Implementation—This tends to increase long-term costs and service disruptions, as infrastructure deficiencies worsen, and repairs become more frequent. 1433
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PW—WASTEWATER UTILITY
SWOTs
Strengths
Effective Compliance With the Current Wastewater Discharge Permit Requirements— This is occurring through our planning and implementing wastewater treatment plant (WWTP) upgrades to address future regulatory requirements. This includes impending regional water quality control board’s (RWQCB) discharge limits of Nitrogen. We also need to generate Title 22 compliant tertiary treated recycled water for landscape and irrigation purposes to offset demand from the potable water system and diversify City’s water resources portfolio. These are to be addressed with the planned completion of a new WWTP.
Strong In-House Ability—To inspect, clean and maintain sewer lift stations and sewermains; reduce the risk of sanitary sewer overflows; rapid response to issues; and we can do it cheaper than outsourcing.
Good Working Relationships with Regional Partners—Enhances the City’s ability to address wastewater challenges, leverage resources.
Weaknesses
Approaching Wastewater Treatment Capacity Limits—This is due to the increased rate of development and the existing treatment plant’s inability to remove higher amounts of nitrogen; hence the need for WWTP upgrades.
Lack of Peak Wet-Weather Wastewater Storage—Due to inflow and infiltration from stormwater into sewer collection system; hence the need for an equalization basin (storage basin).
Aging Infrastructure—And the need for replacements and/or rehabilitation of manholes, pipelines and pumps which if left unaddressed, will lead to increased maintenance costs and risk of infrastructure failure.
Bottlenecks and Hydraulic Capacity Deficiencies—Within sewer-mains resulting in sanitary sewer overflows etc.
Opportunities
Grant Funding—Reflects opportunities to carry out recycled water and wastewater system improvements that enhance its reliability.
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Prioritize and Implement Targeted Improvements—Within the wastewater system as identified in the Sewer System Management Plan (SSMP).
Explore the Possibility of Producing/Reusing Biogas—Which is often produced by the wastewater treatment processes to reduce operational costs and improve sustainability.
Use Recycled Water—Convert Sun Lakes Country Club’s golf course and additional parks to utilize recycled water soon (upon completion of the WWTP upgrades). This improves our conservation rates for potable water.
WWTP Has Capacity to Add Solar Power—There is land available to add solar power to assist in meeting the needs of the facility operations.
Threats
Ever Increasing Environmental Regulations—Affecting wastewater treatment and discharge requirements which could require costly plant upgrades (like the current planned WWTP upgrades in progress for Nitrogen removal) and place additional financial strain on the ratepayers.
Risk of Sewer Overflows—And associated liabilities due to aging system and bottlenecks, which can be reduced by implementing capital improvements and best practices.
High Cost of Treatment Facility Upgrades—Requiring careful planning and potential rate adjustments.
WATER & WASTEWATER
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Complete Wastewater Treatment Plant Recycled Water Upgrades—Complete design and construction of the new WWTP to meet nitrogen discharge limits and produce tertiary recycled water for irrigation, reducing potable demand and diversifying water supplies.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Hexavalent Chromium Compliance Plan Implementation—Implement a Hexavalent Chromium (Cr6) Compliance Plan to meet the new 10 ppb MCL, using treatment and nontreatment measures, with full compliance anticipated by 2032. 1435
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POSSIBLE PRIORITY 3 INITIATIVE (policy)
Develop and Implement Water Conservation Program— Develop and implement a State-mandated Water Conservation Program to ensure reliable supplies, comply with mandates, and promote efficiency through outreach, incentives, and usage monitoring.
POSSIBLE PRIORITY 4 INITIATIVE (policy)
Update Integrated Master Plan (IMP) and Evaluate Water/Wastewater Financial Rate Structure—Update the 2018 Infrastructure Master Plan (IMP) for Water, Wastewater, and Recycled Water systems to guide future utility upgrades, and review the current rate structure to ensure it supports the IMP’s capital needs. Any discussion of rates should clearly include capital and operating needs over multiple years, the possible use of debt financing vs. use of cash, expected annual fund liquidity, etc. There should be an annual review that compares yearly actuals vs. the underlying finance model assumptions.
POSSIBLE PRIORITY 5 INITIATIVE
Replacement of Small Diameter Pipelines and New Potable Wells—Replace aging, small-diameter, leak-prone watermains to reduce water loss, minimize costly repairs, and improve fire flow capacity, and develop new potable wells to enhance system reliability and accommodate future development.
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PW—BUILDING MAINTENANCE
SWOTs
Strengths
Familiarity With Assets—The team has strong familiarity with city-owned assets and experience in providing services them. They are aware of the problem areas within facilities and the services or vendors necessary to complete repairs.
Responsiveness—The team is responsive to City facility needs and requests from city staff when issues are brought up and can effectively triage requests.
Cooperating Ethos—There is strong interdepartmental and internal staff cooperation if additional resources are needed to complete specific tasks.
Weaknesses
Small Team—With only 2 staff members, the team is limited in completing: medium to large scale projects (i.e., roofing maintenance, facia board replacement; facility painting and flooring upgrades, etc.); clearing backlogs of internal requests; and necessary recurring maintenance items.
Deferred Upgrades and Maintenance—Staffing and funding constraints have led to deferred upgrades to HVAC, roofing, and ADA compliance.
Robust Preventative Maintenance Plans Don’t Exist—Facility Condition Assessments and preventative maintenance plans have not been established for all recurring tasks completed by the department. This would assist in advance scheduling of resources and conducting necessary work to extend the lifespan of City assets.
Rigid Insurance Requirements—Local hiring of vendors is challenging due to our large insurance requirements. When vendors are necessary, they are often further from the City and at higher costs.
Opportunities
Energy Retrofits Can Save Costs—Energy efficiency retrofits throughout the City with LED replacements, HVAC maintenance, or window tinting, replacement, or upgrades can reduce our energy costs.
Using Technology Can Help—Being able to fully integrate a Facility Condition Assessment into an asset management software to centralize requests, track useful life, 1437
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plan for capital projects, and evaluate if repair or replacement would be more cost effective.
Scaling Up with Contractors—The team can leverage contractor support for medium to large capital projects where inhouse staff is unable to complete due to lack of staff, required skill sets, or where specialized equipment is required.
Threats
Rising Costs for Materials and Services—The rising cost of construction materials and vendor labor costs are limiting factors to our ability to complete routine maintenance projects.
Age of Some Facilities—Due to the age of some facilities (i.e., Fleet Building, PW Building) and equipment, unexpected facility failures can disrupt essential city operations as there is limited space to accommodate displaced staff in other locations.
Increased Regulations—Increasing regulatory and safety compliance requirements take staff time away from maintenance tasks to comply with mandatory trainings, certifications, and reporting.
POSSIBLE PRIORITY 1 INITIATIVE
Complete a Facility Condition Assessment—Integrate the data into the asset management software and develop Preventative Maintenance Plans to guide future budgeting decisions and prolong useful lives of our facilities.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Address Deferred Maintenance Issues—Focus projects to clear deferred maintenance of key facility systems (e.g. HVAC, roofing, electrical).
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Evaluate Adding More Capacity For Routine Maintenance—Evaluate hiring a 3rd Maintenance Worker vs. adding contracting capacity to address more routine maintenance inhouse and maintain a low backlog of work. 1438
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PW—ENGINEERING
SWOTs
The Engineering program provides land development, stormwater and NPDES programs, traffic management, capital project development and implementation, regulatory compliance, and inspection services on City and private projects.
Strengths
Strong Multi-Disciplinary Team—The engineering staff has a broad base of knowledge and are flexible, multi-disciplined, and accountable staff that provides the required services for capital projects, stormwater programs, land development processing and review, inspections, and contract management. The department has received positive remarks from the public, developers, and other city staff for providing a high level of customer service and responsiveness.
The Capital Project Team Delivers—Projects for the community, including the Highway Safety Improvement Program roadway improvement project, water line upgrades, annual pavement maintenance programs, and the Sun Lakes Boulevard extension project.
Software Application Support—Engineering staff leads the effort in software implementation and training (internal and external) for: the SmartGov permitting system that benefits the Community Development Department; also, Cartegraph (roadway) Asset Management, and assistance with ERSI ArcGIS (geographic information system) implementation. This can be expanded to Parks and other programs.
Success in Acquiring Outside Funding—The public works team has been very successful in receiving grant awards and delivering projects. These efforts include the Downtown Revitalization Plan grant, Active Transportation Plan grant, over $30 million in grants for Sun Lakes Boulevard, $7 million in grants for the Hargrave Grade Separation Design project, HSIP safety improvement projects, and nearly $1 million in quick build grants to implement portions of the active transportation plan.
Weaknesses
Challenges in Obtaining Full Staffing Levels—Besides filling vacancies, we also need more authorized engineers and project management staff. These challenges lead to a lack of redundancy and our ability to perpetuate standard operating procedures in an absence or vacancy that arises in the department.
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The Regulatory Environment is Always Changing—Staying current on the changing regulations is a challenging goal. The regulatory environments across all services (stormwater, air quality, pavement standards, etc.) with limited staff takes away time to perform other essential community services.
Purchasing and Vendor Management—With limited in-house staff, the division relies on vendors for minor projects like traffic calming, traffic signal timing, curb/ramp improvements, ADA compliance matter, and required reporting. Purchasing challenges and management of vendors reduces the benefit of contracting to complement limited staffing capacity.
Opportunities
Leveraging Other Resources—Continuing efforts to find grant and regional partnership opportunities to implement ‘Smart City” features like centrally connected and managed traffic signals.
Coordinating With Partners—Greater coordination with adjacent jurisdictions (e.g., Morongo Tribe, Beaumont, etc.) and regional partners (e.g., WRCOG, County and State), to bring regional projects and initiatives that will benefit Banning.
More Outreach—Expanding our communication to the public on various projects and our day-to-day services will improve support and understanding of our efforts.
Enhanced GIS Usage—The integration of spatial data with asset management systems provides more data driven capital programming and decisions. This helps in infrastructure planning, project reviews and developing financing options for growth.
Threats
Changing Regulations—The changing regulatory environment makes it challenging to articulate our priorities for State and Federal funding. Current state priorities for funding are not for roadway expansions. Previous federal guidance was aligned with this, which has recently changed with the new administration. When planning multi-year projects, the uncertainty presents challenges to ultimate constructability and viability of individual projects.
Long-term Population Growth Requires Proper Planning—If all potential residential development projects come to fruition, the City’s population will double, thus, new demands will be put on the department to deliver traffic safety, capital enhancements, and roadway improvements projects.
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Mandated Stormwater Requirements—The state’s requirements will require greater staff and financial resources over time that are currently unfunded by the Federal, State or County governments.
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Update Engineering Standards and Specifications For Development—Create an engineering manual to provide guidance to developers, plan checkers, and City staff. This will provide expectations and surety for planning purposes. It will also mitigate the potential for issues due to possible staff turnover.
POSSIBLE PRIORITY 2 INITIATIVE
Seek Greater GIS integration with Asset Management Software (AMS)—Seek vendor assistance with integrating our GIS data with our AMS tools. This enhances our decision making.
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Help in Implementing Newer Stormwater Requirements—The pending update for the regional stormwater program will require additional staff, vendors, and funding to ensure compliance. Minimal funding will be provided through the County Assessment District, requiring local money to backfill the remaining need.
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PW—STREET MAINTENANCE
SWOTs
Strengths
Small but Mighty—While very small (3 laborers, 1 supervisor and 1 work release crew supervisor), the maintenance team is experienced, cohesive, and knowledgeable about City assets and infrastructure.
Experienced With Multiple Tasks—The team can perform cold-patch pothole repairs, replace and install signage, implement roadway striping, curb painting, and minor concrete curb and sidewalk repair.
Will to Pitch In—The team is willing to take on other tasks as assigned, such as homeless camp cleanup, assist landscape maintenance vendors, graffiti removal, assist with the Building Maintenance team, trash cleanup, bulky item day assistance, and more.
Weaknesses
Aging Equipment—The department utilizes aging equipment and vehicles that will require replacement to remain effective. They also lack specialized equipment to expand on services, such as hot-mix asphalt repair, larger concrete replacement jobs, and larger roadway striping tasks.
Limited Resources—The program is funded exclusively from Gas Tax receipts without General Fund support, leading to a deferred maintenance backlog due to limited funding and lack of staffing. This leads to staff reacting to issues, rather than addressing preventative needs.
Lack of Preventative Maintenance (PM) Plans—PM plans have not been established for all recurring tasks completed by the department. This would assist in advance scheduling of resources and/or acquiring contracted help on occasion. This lack of guidance results in staff being pulled from scheduled tasks to the hot item of the moment. This is inefficient and creates more of a backlog for preventative maintenance.
Opportunities
Seek Regional, State and Federal monies—Outside funding should be acquired for roadway improvements to lengthen the life of pavements and enhance striping through the implementation of a pavement management system.
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Work with Regional Transportation Partners (WRCOG, RCTC, etc.)—To integrate smart city technology (e.g., traffic sensors, signal coordination) to improve performance of our road system.
Acquire New Equipment and Training—To expand service ability to apply striping and implement traffic calming and active transportation signage and striping.
Move Landscape Services—To contractors thus allowing more time to maintain the right of way assets.
Threats
Rising Cost of Asphalt and Construction Materials—Is a limiting factor on the ability to complete routine maintenance projects.
Extreme Heat and Other Events like Hurricane Hillary—Leads to felled trees, damaged storm channels, and rapid occurrences of potholes and pavement damage.
Increased Traffic—From new and increasing development adds more stress to right of way assets and makes maintenance more difficult and inconvenient to the public.
POSSIBLE PRIORITY 1 INITIATIVE
Develop Formal Preventative Maintenance Plans—Complete preventative maintenance plans for all City owned street related assets and provide options to policy makers for funding. Adhere to the plans via regular scheduling of staff.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Develop a Pavement Management Plan and Policies—Complete a comprehensive inventory of roads along with their relative condition and expected life cycle e.g., Pavement Condition Indices. This would be communicated to Council along with options to fund differing performance levels or indices.
POSSIBLE PRIORITY 3 INITIATIVE (policy)
Seek Additional Funding—After completing the previous two goals, seek additional funding for improved performance and condition of City infrastructure, with improved costeffectiveness of maintenance efforts. This may include more staffing, contracts, and reduced backlog for repairs.
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POSSIBLE PRIORITY 4 INITIATIVE (policy)
Move all Landscape Services to Contractors—This would improve the focus and effectiveness of our street maintenance crews.
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PARKS & RECREATION DEPARTMENT
SWOTs
Strengths
Well Respected—The Banning Parks and Recreation Department is a well-respected part of the City that receives positive overall community support. From events, family recreation, youth sports, and our Senior Center, our programming offerings are well-run and well-received by the community.
Affordable Services—Banning is a disadvantaged community, and the department currently offers much of their programming at a very low price point, when compared to others.
Has a Far Reach to Many—The department offers both small and large events throughout the year at no cost. In FY 2025, over 14,000 total people were attendees at fourteen community events. Additionally, the City significantly supports the Annual Stagecoach Days event each year which has over 7,500 attendees.
Has Two Popular and Unique Amenities—The department has two unique facilities that enable amazing experiences for Banning, our Repplier Aquatic Center and Playhouse Bowl Amphitheater.
• The Aquatic Center has both a small and large water slides, not found in most public pools, as well as zero entry kids play area. The Aquatic Center had nearly 23,000 people through the door in FY 2025, including private rentals, swim lessons, classes, and open recreational swim.
• The Playhouse Bowl Amphitheater offers an outdoor amphitheater with nearly 2,000 available seats. The facility hosts the annual Playhouse Bowl Association concert series with between 6,000 and 8,000 annual attendees. The facility is also the site for movies in the park and numerous public and private events throughout each year.
Builds and Maintains Partnerships—The Department has developed and continues to have strong partnerships throughout the community. Some of these partnerships are with other agencies, non-profits, and community associations that enable the department to provide much-needed resources to our seniors. Some of our other partnerships include the Banning Unified School District, churches, and various city departments.
Senior Center—One of the great strengths of the Parks and Recreation Department is a Senior Center that operates Monday through Friday to provide connection for our seniors, 1445
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to one another and to the many available and needed resources both in the local and regional community. The Senior Center provided over 9,000 daily meals in FY 2025. The Senior Center offers daily and weekly classes and monthly and seasonal events throughout the year and has well over 10,000 seniors through the door each year.
Leveraging a Small Staff—The Parks and Recreation Department’s greatest strength may be a small group of dedicated, knowledgeable, passionate, and skilled staff who are flexible and able to adapt as necessary to execute in all settings.
Weaknesses
A High Reliance on Part-Time Staff—Creates very limited opportunity for growth with our large part-time staff and such a small contingent of full-time staff. This creates insufficient opportunities for staff advancement and growth. This results in instability and turnover with the part-time staff.
Some Under-served Youth—Although the department offers a significant number of programs and events for youth, families, and seniors, it has struggled to reach the teen and under-five demographic areas with minimal success in programming and event offerings.
Departmental Facilities Are Aging—The department has some of the standard parks and recreation amenities in its parks and facilities, but many of those facilities are aging and not designed ideally for best operational practices.
Inventory of Departmental Facilities is Inadequate—The city has a substantial shortage of available parks, facilities, and programming space for its current population when compared to the National Recreation and Park’s annual Parks metrics benchmark survey.
The city currently has five baseball fields and only four lit fields. The current Little League program is at capacity without additional fields. The city does not have a soccer field and uses available turf space in several parks for its youth soccer league and youth association practices. We can use the School District facilities when available, but their space is limited, and their programs take priority on these fields.
Safety Concerns in Our Parks—With drug use, alcohol, and homelessness issues affecting normal user experiences; there are ongoing concerns with graffiti and vandalism and a perception of a lack of safety throughout our park system.
Opportunities
Update our 2010 Parks and Recreation Master Plan—The current Master Plan is outdated and does not provide a usable plan for development for either the current or future needs of the City. The number of ballfields, community centers, and gymnasiums are significantly below the benchmark numbers for similarly sized communities. The city is without some amenities altogether, such as pickleball courts, soccer or multi-use fields, 1446
Strategic Plan - Appendix A 57
and technology norms such as WIFI in public spaces and audio-visual accompaniments in our rentable facilities. There is a facility shortage today and it will increase as the City grows in population.
As Development Occurs Seek Facilities and Funding—Overall funding for the department’s operations and development is a significant concern for the future. With significant development coming to Banning in the future, the updating of our Park Development Impact Fee (DIF) associated with developments provides a potential enhanced revenue source.
Fundraising Non-Profit—A fundraising non-profit for parks, (e.g., “Friends of Banning Parks”) could be created to assist in raising money for Parks and Recreation amenities or programs.
Use of Reclaimed Water—Besides lessening the need for potable water, Parks can use reclaimed water for possible cost savings to the department.
Partnering With the School District and Police Department—we can always enhance our partnerships with the school district to provide intramural sports programming and classes directly on the school sites. We can partner with the Police Department to develop a joint program offering sports and outreach to youth and teens in the community. These programs will provide positive after school activities at a time when youth and teens are the most vulnerable to negative activities.
Mobile Recreation Program—there are opportunities to provide significant increase in our offerings by developing a mobile recreation program that we could bring to parks, neighborhoods, outside partners, and senior communities like several 55+ mobile home parks that lack recreation services and programming.
Threats
Keeping Up With Expected Population Growth—Given the current deficiencies in facilities and the expected demands due to population growth that can double over the next, say 10-15 years, the resident’s experience of our department will be greatly harmed in the future.
Increasing Cost Pressures—One example of these increasing costs is in department’s utility costs. These costs were $68,000 in FY 2023 and $320,000 in FY 2025. As the General Fund gets distressed, there is a concern that these popular departmental experiences will lose out due to competing priorities in the City.
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Strategic Plan - Appendix A 58
POSSIBLE PRIORITY 1 INITIATIVE (policy)
Complete An updated Parks and Recreation Master Plan—Develop a Master Plan of facilities and services to anticipates growth and fold its results into the City’s Capital Improvement Plan
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Funding the Master Plan—Including the Plan into the City CIP, development of additional funding sources for Parks and Recreation (e.g., Friends of Banning Parks, Sponsorship and partnerships, private and public grants, updating the Parks DIF, etc.).
POSSIBLE PRIORITY 3 INITIATIVE
Development of Career Paths—Create opportunities in the department for entry level staff to advance, grow and be productive in the community; thus, providing stability in the staffing of the department.
POSSIBLE PRIORITY 4 INITIATIVE
Enhancing School Partnerships—Seek additional leveraging of school sites for the delivery of recreational services.
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Strategic Plan - Appendix A 59
COMMUNITY & ECONOMIC DEVELOPMENT
SWOTs
Strengths
Committed Staff and “One-stop Shop”—The City of Banning’s Economic and Community Development Departments are supported by a knowledgeable, collaborative staff committed to facilitating sustainable growth and long-term community revitalization.
Strong Interdepartmental Coordination—Coupled with in-house electric and water/wastewater utility resources, enables streamlined entitlement and permitting processes, making the city more responsive to developers, business owners, and housing partners as a one-stop shop for projects.
Strong Relationships—City staff also maintain strong working relationships with regional agencies and educational institutions, further enhancing Banning’s ability to align with broader economic and workforce development strategies.
Modern Goals/Policies—The City is currently updating its General Plan and zoning ordinances to ensure goals, policies and City growth aligns with community values and provides a foundation for downtown revitalization, commercial corridor improvements, and new housing projects.
Strong Outputs—The department reviews and processes a large volume of work as exemplified below:
Permits Issued
Quarter 3, 2024 276 Quarter 2, 2025 428
Quarter 4, 2024 301 Quarter 3, 2025 389
Quarter 1, 2025 312 QTD@10/17/25 97
Weaknesses
Staffing and Turnover Challenges—The Economic Development program is a team of one. The Community Development Department has a staff of 16 that is made up of City and contract staff. Only three of the 16 CDD staff have been employed with the City for longer than two years, while most of the others have been with the City for about a year or less. The turnover and limited staffing has led to gaps in institutional knowledge on processes that are required to provide an efficient operation. This staffing challenge has caused some delays in application processing and responsive customer service; and 1449
Strategic Plan - Appendix A 60
reduced capacity for proactive community outreach/awareness and staffing of the newly appointed Historic Preservation Commission.
Impaired Systems—The City faces internal limitations that often slow down momentum, such as an impaired or failed implementation of permitting and licensing systems. In both economic and community development, there is a need for modernized tools to track metrics, assess development readiness, and identify gaps in housing, infrastructure, and commercial activity. There is limited capability for GIS mapping services. Inconsistent or outdated zoning and development standards in certain areas also complicate project feasibility. Additionally, the City must balance growth with preservation of community character, which requires more robust community engagement tools and clearer policies to guide infill and redevelopment without displacing existing residents or small businesses.
Opportunities
Undeveloped/Underutilized Land—The City’s abundance of underutilized land, proximity to regional job centers, and growing interest from industrial and retail developers create an ideal environment for attracting new businesses, expanding the housing supply, and activating commercial corridors.
Established Downtown—Banning, with its established theater, retail buildings, and proximity to City Hall, presents a unique opportunity to build and expand a walkable, mixed-use hub. It can include the arts, dining, and local services for both residents and tourism, especially through the implementation of the Downtown Revitalization and Complete Streets plans. City-owned land downtown also provides a significant opportunity to drive economic and community revitalization through targeted investment and public-private partnerships.
Regional Access—Banning’s strategic location along the I-10 corridor between major Southern California markets makes it highly attractive for logistics, commercial, mixeduse, and residential development.
Higher Education—A significant internal asset is the presence of Mt. San Jacinto Community College’s Banning campus, which offers career training and educational programs that align with regional workforce needs and creates strong potential for talent development partnerships. The College offers an opportunity to serve as a partner on workforce development, career pipelines, and entrepreneurship support.
Threats
Regional Competition—For jobs, investment, and housing is a challenge without local stability and staff continuity. Additionally, nearby cities may offer more aggressive incentive programs or more fully developed commercial environments to attract growth. 1450
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Infrastructure—Potential limitations such as traffic congestion, long-term water supply, and utility capacity may require substantial investment to accommodate future long-term growth.
Outside Agency ROW/Land—Coordination with Caltrans and UPRR on necessary improvements for growth has proven to delay development and public projects.
Housing Affordability and Homelessness—Housing affordability, while currently a strength, may become a concern as demand increases, raising risks of additional strain on resources and impacts the City’s ability to attract growth and retain businesses.
POSSIBLE PRIORITY 1 INITIATIVE
Streamline Permitting, Business Licensing, and Customer Service Systems— Modernize and integrate permitting, licensing, and tracking systems to reduce processing times, improve responsiveness, and enhance transparency. This requires a thorough assessment of current systems and identify gaps or outdated features. It will facilitate establishing performance benchmarks, customer service standards and better data to make decisions.
POSSIBLE PRIORITY 2 INITIATIVE (policy)
Enhance Staffing Capacity, Stability, and Institutional Knowledge Retention—We need to break the turnover trend by developing retention strategies with the help of HR. And when inevitable turnover occurs, we need a transition plan to manage the potential loss of corporate memory.
POSSIBLE PRIORITY 3 INITIATIVE
Explore and Implement Surge Capacity—We need to assess the potential for temporary and part-time staff or contracts with firms to support peak periods and reduce potential for burnout and turnover.
POSSIBLE PRIORITY 4 INITIATIVE (policy)
Inventory and Then Sell or Activate Underutilized Land in Downtown—In conjunction with a new Economic Development Plan (see City Manager’s Office Goal 4), inventory and seek ways to encourage development in the downtown core. This may include targeted incentives and collaboration with regional partners and developers. This will also require an active outreach program to City residents.
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SPECIFIC PLAN NO. 20-20000002
CITY OF BANNING
PUBLIC HEARING DRAFT | SEPTEMBER 2024
SUNSET
CROSSROADS
SPECIFIC PLAN
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SUNSET
CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CITY OF BANNING
PUBLIC HEARING DRAFT | SEPTEMBER 2024
Prepared for:
CITY OF BANNING
99 E Ramsey Street
Banning, CA 92220
951 922 3120
Developed by:
NP BANNING INDUSTRIAL, LLC
4825 NW 41st Street
Suite 500
Riverside, MO 64150
816 888 7053
Contact: J.J. Jenkins
Prepared by:
T&B PLANNING, INC.
3200 El Camino Real
Suite 100
Irvine, CA 92602
714 505 6360 x 105
Contact: Joel Morse
JOB NUMBER: 1146-001
In Collaboration With:
Engineer:
PROACTIVE ENGINEERING
CONSULTANTS WEST, INC.
25109 Jefferson Avenue
Suite 200
Murrieta, CA 92562
951 440 4263
Contact: George Lenfestey
Landscape Architect:
HUNTER LANDSCAPE, INC.
711 Fee Ana Street
Placentia, CA 92870
714 505 6360 x 105
Contact: Tom Hayes
Commercial Architect:
HTH ARCHITECTS
3767 Overland Avenue
Suite 111
Los Angeles, CA 90034
310 842 7040
Contact: Chadd MacGilfrey
Industrial Architect:
STUDIO NORTH
ARCHITECTURE
4825 NW 41st Street
Suite 500
Riverside, MO 64150
816 895 8137
Contact: Kevin Polit
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TABLE OF CONTENTS SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
TABLE OF CONTENTS
CHAPTER 1 | INTRODUCTION
1.1. Project Summary 1-2
1.2. Project Location 1-5
1.3. Surrounding Land Uses and Development 1-5
1.4. Existing Site Characteristics 1-5
1.5. Document Purpose 1-6
1.6. Specific Plan Format 1-11
1.7. Planning Approach 1-11
1.8. Specific Plan Goals 1-12
1.9. Discretionary Actions and Approvals 1-13
CHAPTER 2 | DEVELOPMENT PLAN
2.1. Land Use Plan 2-2
2.2. Circulation Plan 2-8
2.3. Potable Water Plan 2-14
2.4. Recycled Water Plan 2-17
2.5. Sewer Plan 2-19
2.6. Drainage and Water Quality Plan 2-22
2.7. Grading Plan 2-25
2.8. Open Space Plan 2-28
2.9. Fire Protection Plan 2-30
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TABLE OF CONTENTS SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
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TABLE OF CONTENTS
CHAPTER 3 | DEVELOPMENT STANDARDS
3.1. General Development Criteria 3-2
3.2. Permitted, Conditional, Ancillary, And Prohibited Uses 3-8
3.3. General Commercial Development Standards 3-16
3.4. Industrial Development Standards 3-17
3.5. Planning Area Standards 3-18
3.6 Energy Efficiency Development Criteria 3-38
CHAPTER 4 | DESIGN GUIDELINES
4.1. Purpose And Intent 4-2
4.2. Design Theme 4-3
4.3. Industrial Architectural Guidelines 4-3
4.4. General Commercial Architectural Guidelines 4-11
4.5. Signage Design Guidelines 4-17
4.6. Landscape Design Guidelines 4-19
4.6.1. Plant Palette 4-19
4.6.2. Irrigation 4-26
4.6.3. Conceptual Park Plan (Planning Area 11) 4-26
4.6.4. Monumentation 4-26
4.6.5. Streetscapes 4-34
4.6.6. Wall And Fences 4-43
4.6.7. Landscape Interfaces 4-45
CHAPTER 5 | IMPLEMENTATION PLAN
5.1. Implementation of No. 20-20000002 5-2
5.2. Review and Approval of Implementing Development Proposals 5-3
5.3. Maintenance Plan 5-7
5.4. Conceptual Phasing Plan 5-8
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SPECIFIC PLAN NO. 20-20000002
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SPECIFIC PLAN FIGURES
Figure Title Page
Figure 1-1 Regional Map 1-7
Figure 1-2 Vicinity Map 1-8
Figure 1-3 Surrounding Uses Map 1-9
Figure 1-4 Pre-Development Topographic Map 1-10
Figure 2-1 Land Use Plan 2-5
Figure 2-2 Conceptual Circulation Plan 2-12
Figure 2-3 Conceptual Roadway Cross-Sections 2-13
Figure 2-4 Conceptual Potable Water Plan 2-16
Figure 2-5 Conceptual Recycled Water Plan 2-18
Figure 2-6 Conceptual Sewer Plan 2-21
Figure 2-7 Conceptual Drainage and Water Quality Plan 2-24 Figure 2-8 Conceptual Grading Plan 2-26
Figure 2-9 Conceptual Cut-Fill Map 2-27
Figure 3-1 Planning Area 1 3-20
Figure 3-2 Planning Areas 2, 5, and 14 3-22
Figure 3-3 Planning Areas 3, 4, and 15 3-24
Figure 3-4 Planning Areas 6, 7, 13, and 18 3-28
Figure 3-5 Planning Areas 8, 9, 11, 17, and 19 3-31
Figure 3-6 Planning Areas 10, 12, and 16 3-34
Figure 4-1 Conceptual Master Landscape Plan 4-23
Figure 4-2 Conceptual Landscape Zones 4-24
Figure 4-3 Conceptual Plant Palette Imagery 4-25
Figure 4-4 Conceptual Park Plan (Planning Area 11) 4-28 Figure 4-5 Conceptual Primary Monumentation 4-29
Figure 4-6 Conceptual General Commercial Monumentation 4-30 Figure 4-7 Conceptual Industrial Monumentation 4-31
Figure 4-8 Conceptual Tenant Monumentation 4-32
Figure 4-9 Conceptual Freeway Oriented Freestanding Sign 4-33 Figure 4-10 Conceptual Lincoln Street Streetscape 4-36
Figure 4-11 Conceptual Sunset Avenue Streetscape (I-10 to Lincoln Street) 4-37 Figure 4-11A Conceptual Sunset Avenue Streetscape (Lincoln Street to SLB Extension) 4-38 Figure 4-11B Conceptual Sunset Avenue Streetscape (SLB Extension to Bobcat Road) 4-39 Figure 4-12 Conceptual Bobcat Road Streetscape 4-40
Figure 4-13 Conceptual Highland Home Road Streetscape (north of SLB Extension) 4-41 Figure 4-13A Conceptual Highland Home Road Streetscape (south of SLB Extension) 4-42 1456
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Figure 4-14 Conceptual Wall and Fence Details 4-44
Figure 4-15 Conceptual Interface #1 - Commercial (PA 1) to Open Space & Industrial (PA 6) 4-47 Figure 4-16 Conceptual Interface #2 - Industrial (PA 2) to Off-Site Residential (East) 4-48 Figure 4-17 Conceptual Interface #3 - Industrial (PA 3) to Off-Site School Site (East) 4-49 Figure 4-18 Conceptual Interface #4 - Industrial (PA 4) to Off-Site Residential (South) 4-50 Figure 4-19 Conceptual Interface #5 - Industrial (PA 4) to Off-Site Open Space 4-51 Figure 4-20 Conceptual Interface #6 - Industrial (PA 12) to Off-Site Residential (West) 4-52 Figure 4-21 Conceptual Interface #7 - Industrial (PA 7) to Off-Site Residential (West) 4-53 1457
TABLE OF CONTENTS SUNSET CROSSROADS
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SPECIFIC PLAN TABLES
Table Title Page
Table 1-1 Land Use Summary 1-4
Table 2-1 Land Use Statistical Summary 2-4
Table 3-1 Permitted, Conditional Permitted, Ancillary, and Prohibited Uses 3-10 Table 3-2 Development Standards – General Commercial 3-16 Table 3-3 Development Standards – Industrial 3-17
Table 4-1 Plant Palette 4-20
Table 5-1 Maintenance Responsibilities 5-8
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CHAPTER ONE establishes the goals and purposes of this Specific Plan, its physical context, its relationship to other regulations and planning documents, and its development goals.
INTRODUCTION
1.1 PROJECT SUMMARY
1.2 PROJECT LOCATION
1.3 EXISTING SITE CHARACTERISTICS
1.4 SURROUNDING LAND USES & DEVELOPMENT
1.5 DOCUMENT PURPOSE
1.6 SPECIFIC PLAN FORMAT
1.7 PLANNING APPROACH
1.8 SPECIFIC PLAN GOALS
1.9 DISCRETIONARY ACTIONS AND APPROVALS
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CHAPTER 1 | INTRODUCTION
1.1 PROJECT SUMMARY
Located south of Interstate 10, between Highland Home Road and Sunset Avenue, from the Union Pacific Railroad south to Bobcat Road, the SUNSET CROSSROADS Specific Plan brings considerable industrial business opportunities along with a vibrant retail, recreation and entertainment district to the City of Banning. SUNSET CROSSROADS creates an environment for businesses and economic investments to prosper and where the community can enjoy entertainment, utilize retail services, and realize job opportunities in a variety of business types.
At the time this Specific Plan was prepared, the project boundary consists of 554.8 acres under a single ownership, which included an approximately 21-acre existing or future right of way easement for the construction of the Future Sun Lakes Boulevard Extension (which is Not a Part of the Specific Plan). Exclusion of the approximately 21-acre easement for the Future Sun Lakes Boulevard Extension reduces the area subject to the Specific Plan to 533.8 acres.
Of the total 533.8 acres within the Specific Plan, 280.1 acres (263.7 acres for development and 16.4 acres for circulation) are located within the City of Banning corporate boundary and 253.7 acres (241.8 acres for development and 11.9 acres for circulation) of the site are located outside of the City of Banning’s corporate boundary, within the City’s Sphere of Influence. As part of the overall development Project, an application to the Local Agency Formation Commission (LAFCO) was submitted for Annexation of the southern portion of the site into the City of Banning. The Specific Plan will become effective for the southern portion of the site upon annexation of that property into the City of Banning.
SUNSET CROSSROADS establishes 19 Planning Areas with
four (4) Land Use Designations, as shown in Table 1-1, Land Use Summary and Figure 2-1, Land Use Plan, designed to
attract new business and new visitors to the City of Banning.
The Specific Plan provides a wide range of Industrial, General Commercial, Open Space – Park, and Open Space –
Resources land uses to the City, which create new
employment opportunities, improve the City’s jobs-to-housing balance, and may reduce residents’ commute times. The
addition of industrial, retail, professional and medical offices, education, recreation, and hospitality uses will also contribute to the City of Banning’s sales tax base. As part of the project, the applicant will convey locations for the following
infrastructure and municipal uses: a Reverse Osmosis Facility Site and an Electrical Substation Site. The Electrical Substation Site may be conveyed prior to approval of this Specific Plan. Additionally, sites for a potential future Fire Station and Potable Water Reservoir have been identified.
The 47.9-acre commercial district of SUNSET CROSSROADS (Planning Area 1) stretches along the northeast portion of the site, between Lincoln Street and the project boundary, creating the opportunity for a Maximum Building Square Footage of 268,400 square feet of leisure, retail, medical office, professional office, education, recreation and entertainment uses along with a freeway accessible 125-room hotel and a complete Travel Center including retail and convenience sales, a drive-through fast food restaurant, 20 vehicle fueling stations and six (6) commercial fueling stations. Maximum Building Square Footage is defined as the total square footage of all floors in structure as measured 1460
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from either the interior surface of each exterior wall of the structure or, if the structure does not have walls, from each outer edge of the roof. SUNSET CROSSROADS is designed to be a regional commercial and entertainment attraction, providing multi-generational destinations with a focus on activity and wellness-based retail uses which may include but is not limited to stationary wave surfing, indoor skydiving, indoor go-karting, obstacle gyms, and a large indoor/outdoor climbing wall, yoga studios, dance studios and other athletic activities, provided that the City determines that the environmental impacts of such uses do not increase the project’s environmental impacts evaluated in the Sunset Crossroads Specific Plan EIR or supplemental environmental analysis is performed as required by CEQA.
SUNSET CROSSROADS establishes a Maximum Building
Square Footage of 5,545,000 square feet of Industrial land uses (Planning Areas 2-10) on 392.0 acres, creating opportunities for a wide range of industrial endeavors within the City of Banning.
Due to the site’s proximity to the Sunset Avenue Interstate 10 interchange, the SUNSET CROSSROADS Specific Plan is
particularly well-suited for warehousing and distribution operations, as well as other industrial uses.
Three natural drainage courses, Smith Creek, Pershing Creek, and Highland Wash, (40.5acres) designated Open Space –
Resource, traverse the SUNSET CROSSROADS Specific Plan
site from northwest to southeast (Planning Areas 13-19), and will remain undisturbed, except for required road and infrastructure crossings. In addition, along Highland Home Road, the SUNSET CROSSROADS Specific Plan establishes a total of 25.1 acres of open space uses (Planning Areas 11 and 12), which provide parkland and open space uses while buffering the site’s industrial development from the residential community to the west. Planning Area 11 is designated Open Space-Parks and consists of a 5.0-acre public park developed with a tot-lot, picnic tables, restrooms and walking trails, the remainder of this 12.6-acre site may contain pedestrian trails, but will otherwise remain undeveloped open space. Planning Area 12 consists of 12.5 acres designated Open Space – Resource, which provides an open space buffer which may contain trails, as well as providing location for a possible Reverse Osmosis Facility Site and Fire Station site. 1461
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Table 1-1 LAND USE SUMMARY
PA LAND USE DESIGNATION ACRES
1 GENERAL COMMERCIAL 47.9
2 INDUSTRIAL 33.8
3 INDUSTRIAL 7.8
4 INDUSTRIAL 194.3
5 INDUSTRIAL 66.3
6 INDUSTRIAL 28.1
7 INDUSTRIAL 25.8
8 INDUSTRIAL 16.2
9 INDUSTRIAL 3.3
10 INDUSTRIAL 16.4
INDUSTRIAL SUBTOTAL 392.0
DEVELOPMENT TOTAL 439.9
11 OPEN SPACE - PARKS 12.6
12 OPEN SPACE - RESOURCE 12.5
13 OPEN SPACE - RESOURCE 7.5
14 OPEN SPACE - RESOURCE 7.1
15 OPEN SPACE - RESOURCE 6.0
16 OPEN SPACE - RESOURCE 4.8
17 OPEN SPACE - RESOURCE 4.1
18 OPEN SPACE - RESOURCE 3.3
19 OPEN SPACE - RESOURCE 7.7
OPEN SPACE - RESOURCE SUBTOTAL 53.0
CIRCULATION 28.3
PROJECT TOTAL 533.8
Note: Acreage North of the SLB Extension = 280.1 AC, and South of the SLB Extension = 253.7 AC SLB Extension Easement = approximately 21 AC The SUNSET CROSSROADS Specific Plan guides development by establishing the distribution, location and extent of the uses of land, including open space, within the area covered by the plan. Land Use Designations (Chapter 2, Development Plan), Infrastructure Plans (Chapter 2, Development Plan), Development Standards (Chapter 3), Design Guidelines (Chapter 4), and Implementation Regulations (Chapter 5, Implementation Plan) address permitted uses, building placement, architectural style, landscaping materials and other design and development elements. These design elements create visual interest, unity, and thematic consistency through the use of complementary exterior building materials, colors, wall and façade treatments. In addition, a conceptual landscaping program for the entire SUNSET CROSSROADS Specific Plan ties together the hardscape and softscape elements of the built environment to create a cohesive visual theme which blends this employment and entertainment center into the Banning community.
The project design features contemporary architecture, lighting and signage, combined with architectural elevations and a variety of uses intended to ensure that the SUNSET CROSSROADS Specific Plan contributes to the long-term prosperity of the City of Banning.
Specific Plan circulation and infrastructure improvements are in conformance with the City’s General Plan and the plans of local utility purveyors. Local access and connection to the regional transportation network is provided via Sunset Avenue, to the east of the project site. In addition to roads, master-planned on-site infrastructure improvements include potable water, wastewater, reclaimed water lines, and stormwater management, including water quality management/ flood control systems. Additionally, land has been allocated in PA 3, 7, and 12 for the development of municipal facilities, to be constructed by the City of Banning (a Reverse Osmosis Facility, Fire Station site, Potable 1462
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Water Reservoir site, and an Electrical Substation). The Specific Plan ensures that necessary roads, utilities, landscape elements, and other infrastructure facilities are installed when needed to accommodate the needs of the Specific Plan as it builds out.
1.2 PROJECT LOCATION
As illustrated on Figure 1-1, Regional Map, SUNSET CROSSROADS is located in the City of Banning, in western Riverside County. The City of Banning is served by Interstate 10 (I-10), a major east-west regional transportation corridor which connects Banning to the rest of Riverside County and the greater Los Angeles area, including the Ports of Long Beach and Los Angeles, both major gateways for international trade.
As illustrated on Figure 1-2, Vicinity Map, access to SUNSET CROSSROADS is provided via Interstate 10, from the Sunset Avenue interchange located approximately ¼ mile to north. SUNSET CROSSROADS stretches east to west along the southern side of the Union Pacific Railroad right of way, between Sunset Avenue and Highland Home Road.
North to south, the site extends from the Union Pacific Railroad right of way to Bobcat Road and is bisected by Westward Avenue, which is currently unpaved and unimproved. The Future Sun Lakes Boulevard Extension (SLB Extension) will incorporate the current right-of-way of Westward Avenue. Upon construction, the SLB Extension will connect Sunset Avenue to Highland Home Road. Within this document, references to the SLB Extension include the existing Westward Avenue right-of-way, regardless of which road exists at the time of development. Additional access to the site is provided by Lincoln Street which is currently unpaved and unimproved and planned to be constructed by the Developer as part of the buildout of the Specific Plan, which extends west from Sunset Avenue and terminates within the site.
1.3 SURROUNDING LAND USES AND DEVELOPMENT
As illustrated on Figure 1-3, Surrounding Land Uses, the Sun Lakes Community, an established age-restricted residential community and golf course, is located west of Highland Home Road and SUNSET CROSSROADS. The planned Rancho San Gorgonio development which includes planned residential and commercial uses, the Mount San Jacinto College San Gorgonio Pass Campus, and undeveloped land are located east of Sunset Avenue. Properties to the south and southwest include scattered rural residential lots, agricultural operations, and vacant land. The Union Pacific Railroad borders the northern boundary of SUNSET CROSSROADS, with Interstate 10 (I-10) located immediately north of the Railroad.
1.4 EXISTING SITE CHARACTERISTICS
As shown on Figure 1-4, Pre-Development Topographic Map, the SUNSET CROSSROADS site is located within the San Gorgonio Pass and is comprised of gently sloping topography, with elevations ranging from approximately 2,399 feet above mean sea level (MSL) at the southeastern corner to 2,523 feet MSL at the northwestern corner. Vegetation cover reflects a history of dry farming and cattle grazing disturbances over a majority of the site, and consists primarily of non-native grasslands, with patches of Riversidean sage scrub, mixed ornamental woodland, and sandy wash. The sandy wash habitat is associated with three deeply-incised drainage courses that flow through the site.
Approximately 280.1 acres of the site are within the jurisdictional limits of the City of Banning and approximately 253.7 acres lie within the Sphere of Influence of the City of Banning in unincorporated Riverside County. As part of the Project, an application to the Local Agency Formation Commission (LAFCO) was submitted for Annexation of the 253.7 acres into the City of Banning. The northern portion of the Specific Plan is located within the southern half of Section 7, Township 3 South and Range 1 East. The southern portion of the Specific Plan under is located in the northern half of Section 18, Township 3 South and Range 1 East.
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1.5 DOCUMENT PURPOSE
Authorized by California Government Code § 65450 et seq., a Specific Plan is a tool that is used for the systematic implementation of the General Plan for all or part of the area covered by the General Plan. It effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area.
As such, this document provides the City of Banning with policies and regulations to ensure efficient, orderly development of the subject property in accordance with the City’s adopted General Plan.
The SUNSET CROSSROADS Specific Plan establishes standards for the development of a master planned industrial and general commercial center in the City of Banning. This Specific Plan includes Implementation Regulations relative to land uses and building intensity, as well as Design Guidelines that are intended to provide for innovation in architecture, landscaping, and building arrangements, as future applications submitted within this Specific Plan are proposed to develop within the Specific Plan. All future implementing actions (Design Reviews, Conditional Use Permits, Subdivision Maps, and other similar entitlements) for property located within the boundaries of this Specific Plan are required to be generally consistent with the Implementation Regulations and Design Guidelines set forth in this document and with all applicable City regulations, unless otherwise determined by the Community Development Director. The “Implementation Regulations” of this Specific Plan consist of the General Development Criteria (Section
3.1), Infrastructure Improvement Standards (Chapter 2), Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses (Section 3.2), Development Standards (Sections 3.3 and 3.4), Planning Area Standards (Section 3.5) and Implementation Plan (Section 5) which together constitute the zoning regulations for the SUNSET CROSSROADS Specific Plan. Where conflicts exist between the Implementation Regulations contained in the SUNSET CROSSROADS Specific Plan and those found in the City’s Zoning Ordinance, the standards in this Specific Plan shall take precedence.
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1.6 SPECIFIC PLAN FORMAT
The SUNSET CROSSROADS SPECIFIC PLAN is divided into the following sections: 1) Introduction; 2) Development Plan; 3) Development Standards; 4) Design Guidelines; and 5) Implementation Plan. This SUNSET CROSSROADS SPECIFIC PLAN has been prepared to the provisions of California Government Code §65450, which grants local government agencies the authority to prepare specific plans of development for any area covered by a General Plan for the purpose of establishing systematic methods of implementation of the agency’s General Plan. California Government Code §65450 through §65454 establishes the authority to adopt a Specific Plan, identify the required content of a Specific Plan, and mandate consistency with the General Plan. According to § 65450, a Specific Plan shall include text and a diagram or diagrams which specify all of the following details:
1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan;
2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the Specific Plan;
3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;
4. A program of implementation measures including regulations, programs, public works projects, and financing measures; and
5. A statement of the relationship of the Specific Plan to the General Plan.
California state law also provides for the inclusion of any other subject that, in the judgement of the local planning agency, is deemed necessary or desirable to implement the General Plan, such as architectural or landscaped design guidelines.
In response to government requirements, this Specific Plan has been prepared to provide the essential link to the policies of the City of Banning General Plan. By functioning as a regulatory document, the SUNSET CROSSROADS SPECIFIC PLAN provides a means of implementing and detailing the City’s General Plan and tailoring its policies to the subject property. This Specific Plan is designed to address site specific issues such as building setbacks and visual appearance, as well as community-wide concerns such as vehicular and non-vehicular circulation, energy conservation, landscaping, and the provision for infrastructure improvements. The SUNSET CROSSROADS SPECIFIC PLAN also ensures that new development meets or exceeds City standards for environmental protection, infrastructure, and aesthetic quality.
1.7 PLANNING APPROACH
The SUNSET CROSSROADS Specific Plan was
created using an integrated, multi-disciplinary
approach. The team assembled to undertake this
project included the City, land planners, civil
engineers, environmental resource specialists,
historians, architects, landscape architects,
geotechnical specialists, hydrology specialists, and
market analysts. This team worked together to
create a comprehensive development plan for the
approximately 533.8-acre site, which provides land
uses that take advantage of the site’s proximity to
access to Interstate 10 and responds to economic
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trends in the City of Banning. The team also took great care to ensure that the Specific Plan is in conformance with the intent, goals and policies set forth by the City of Banning General Plan.
1.8 SPECIFIC PLAN GOALS
A wide range of key issues were reviewed,
analyzed and considered during the preparation
of this Specific Plan. Engineering feasibility,
market acceptance, economic viability, City
General Plan goals, and local community goals
were all considered during the planning
process. Planning and development goals for
the Specific Plan have been established to
ensure the functional integrity, economic
viability, environmental sensitivity, and positive
aesthetic impact of this Specific Plan.
With these specific goals in mind, the following
goals have been established for the SUNSET
CROSSROADS Specific Plan:
Create a Specific Plan for the development of state-of-the-art commercial and industrial land uses that accommodate a variety of modern industrial, business, hospitality and commercial activities. Anticipate market demand by providing a mixture of industrial and commercial land uses in a master-planned development that will be marketable and financially profitable within the evolving economic profile of the City of Banning.
Provide a mix of commercial and industrial uses that create new job opportunities and reduce the need for City residents to commute outside of the City of Banning for employment, thereby improving the City’s jobs to housing ratio.
Establish a mix of commercial and industrial uses that result in economic benefits to the City through increased sales taxes and other revenue which can be used to provide City services. Maintain the integrity of the natural environment through the preservation and conservation of open space and natural drainage courses.
Locate businesses that rely on transportation efficiency in a location offering superior access to the local and regional transportation network.
Identify capital improvements for potable water, reclaimed water, sewer, drainage and water quality, and circulation facilities that serve planned land uses within and adjacent to SUNSET CROSSROADS. Establish a unified thematic concept for SUNSET CROSSROADS through design elements such as architecture, monumentation, theme walls, landscaping using a long-range comprehensive planning approach that cannot be accomplished on a parcel-by-parcel basis. Create a development-wide landscape concept that features drought-tolerant plant materials to provide for an aesthetically pleasing outdoor environment, while minimizing the demand for water resources. 1470
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1.9 DISCRETIONARY ACTIONS AND APPROVALS
Because the southern half of the Specific Plan (253.7 acres) is located within the jurisdictional boundaries of the County of Riverside and within the City of Banning’s Sphere of Influence, an Annexation to the City will be required for development within the SUNSET CROSSROADS Specific Plan. A separate action is required by the Riverside County Local Agency Formation Commission (LAFCO) prior to formal Annexation of this portion of the site into the City of Banning. This Specific Plan has been prepared under the authority of the City of Banning Planning Department, which is also the Lead Agency for SUNSET CROSSROADS’ approvals. This document will be used by the City in connection with the following decisions:
City of Banning Planning Commission
Recommendation to the City Council regarding certification of the Project EIR No. 2021020011. Recommendation to the City Council adopt the General Plan Amendment No. 20-2504. Recommendation to the City Council regarding the adoption of Pre-Zoning of Specific Plan No. 20-20000002 by Ordinance.
Recommendation to the City Council regarding the adoption of a Development Agreement. Recommendation to the City Council regarding approval of Subdivision Map(s). Recommendation to the City Council regarding the Annexation of the Specific Plan into the City of Banning.
City of Banning City Council
Certification of the Project EIR No. 2021020011.
Adoption by Resolution of General Plan Amendment No. 20-2504. Adoption by Ordinance of Pre-Zoning of Specific Plan No. 20-20000002. Approval by Ordinance of a Development Agreement.
Approval of Subdivision Map(s).
Approval by Resolution of an Annexation of the Specific Plan into the City of Banning.
Riverside Local Agency Formation Commission (LAFCO)
Annexation of approximately 254 acres of the Specific Plan site from unincorporated Riverside County into the City of Banning.
Subsequent discretionary actions may include, but not be limited to, Annexations, Final Maps, Conditional Use Permits, Design Reviews, Subdivision Maps, Grading Permits, water and sewer system approvals, encroachment permits, and state and federal resource agency permits and approvals. 1471
CHAPTER TWO provides descriptions of the SUNSET CROSSROADS Land Use Plan, the circulation system, and the plans for infrastructure including, but not limited to potable water, recycled water, sewer, drainage and water quality, grading, and fire protection.
DEVELOPMENT
PLAN
2.1 LAND USE PLAN
2.2 CIRCULATION PLAN
2.3 POTABLE WATER PLAN
2.4 RECYCLED WATER PLAN
2.5 SEWER PLAN
2.6 DRAINAGE AND WATER QUALITY PLAN
2.7 GRADING PLAN
2.8 OPEN SPACE PLAN
2.9 FIRE PROTECTION PLAN
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CHAPTER 2 | DEVELOPMENT PLAN
2.1. LAND USE PLAN
2.1.1. DEVELOPMENT CONCEPT
The SUNSET CROSSROADS Specific Plan provides for
the development of a modern Industrial and General
Commercial development on approximately 533.8 acres
(excluding the approximately 21-acre easement for the
Sun Lakes Boulevard Extension). Complemented by a
cohesive architectural and landscape design theme and
within view of commuters along Interstate 10 (I-10),
SUNSET CROSSROADS establishes itself as a premier,
state-of-the-art commerce center within the City of
Banning.
The commercial center provides the City with an
opportunity to develop a gathering site for the community at SUNSET CROSSROADS with a variety of leisure, retail, medical office, professional office, education, wellness, recreation, entertainment, restaurant uses, and other retail uses along with a freeway accessible 125-room hotel and a Travel Center. The project envisions a large communal outdoor gathering space as a primary focal point, which can accommodate a variety of recreational activities.
Sports-oriented activities such as stationary wave surfing, indoor skydiving, indoor go-karting, obstacle gyms, and a large indoor/outdoor climbing wall are examples of potential recreational uses that may develop in the commercial area. It is the mixture of unique wellness-based uses, restaurants, and other commercial uses complimented by outdoor gathering spaces and community focal points that are intended to serve as the core of SUNSET CROSSROADS’ commercial attractions for years to come. Planning Area 1 includes a 125-room hotel of approximately 90,000 square feet.1 The proposed Travel Center would provide access to quick fuel and food options conveniently located adjacent to the I-10. With development of the proposed hotel and Travel Center, the commercial center would accommodate the hospitality needs of visitors to the City, as well as travelers along the I-10 and contribute to the long-term economic vitality of the City by generating sales and transient bed tax revenue.
The industrial part of SUNSET CROSSROADS spreads across 392.0 acres of the site, providing a Maximum Building Square Footage of 5,545,000 square feet of space for manufacturing, storage, warehouse, and various other uses.
Due to the site’s proximity to the Interstate 10 Sunset Avenue interchange, the SUNSET CROSSROADS Specific Plan is particularly well-suited for warehousing and distribution operations, as well as other industrial uses.
With access to the existing major transportation network, SUNSET CROSSROADS establishes a premier location and atmosphere designed to attract economic investment to this part of the City while also creating substantial employment 1 The hotel’s approximate square footage is not included in the Maximum Building Square Footage 268,400 square feet.
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opportunities for City residents. For local residents, employment opportunities close to home mean reduced or eliminated commutes, and an improved quality of life. The high-quality design of SUNSET CROSSROADS includes amenities for employees and visitors, such as parks, recreation-based businesses, a sidewalk system, and outdoor gathering areas.
This SUNSET CROSSROADS Specific Plan includes a detailed Circulation Plan organized to ensure efficient access to individual tenant, open space, and “back of house” areas. Direct access from the I-10 to the Specific Plan circulation system is provided via Sunset Avenue. Lincoln Street provides access to the commercial area and Industrial uses within Planning Area 7. Future Sun Lakes Boulevard Extension (SLB Extension) and Bobcat Road provide access to the Industrial uses. Highland Home Road along the Specific Plan’s western boundary provides connection to the SLB Extension and secondary access to Planning Area 7.
The three natural drainage courses, Smith Creek, Pershing Creek, and Highland Wash, totaling 40.5 acres which traverse the SUNSET CROSSROADS Specific Plan site from northwest to southeast (Planning Areas 13 through 19), are designated Open Space – Resource and will remain undisturbed except for required road and infrastructure crossings. In addition, the 12.5 acres of Open Space – Resource in Planning Area 12 and the 12.6 acres of Open Space – Parks in Planning Area 11, combined with the right of way of Highland Home Road buffers the site’s industrial development from the Sun Lakes community to the west. Planning Area 11 is designated Open Space-Parks and includes a 5.0-acre public park developed with a tot-lot, picnic tables, restrooms and walking trails, while the remainder of the 12.6-acre site is reserved for Open Space and trails. Planning Area 12 establishes 12.5 acres designated Open Space – Resource, which may include a 2.3-acre Reverse Osmosis Facility Site, Fire Station Site, and pedestrian trails.
Additionally, to reduce the effect of its industrial uses on the existing residential community to the west, a minimum 100-foot-wide open space buffer is required between industrial buildings in PA 7 and the western project boundary.
The City may construct an electrical substation at the northwest corner of PA 7, which would be exempt from the 100- foot setback requirement.
The physical arrangement of Land uses, acreages, Planning Areas and the major roadways within the SUNSET CROSSROADS Specific Plan are depicted in the SUNSET CROSSROADS Land Use Plan (Figure 2-1, Land Use Plan). Table 2-1, Land Use Statistical Summary, lists each Planning Area by land use type on the Land Use Plan and provides the General Plan Land Use Designation and acreage for each Planning Area and the overall Maximum Building Square Footage for each General Plan Land Use Designation. Refer to Chapter 3, Development Standards, and the Infrastructure Improvement Standards in Chapter 2 for the Specific Plan Land Use and Implementation Regulations applicable to each Planning Area. Project Implementation information is contained in Chapter 5, Implementation Plan.
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Table 2-1 Land Use Plan Statistical Summary
PA LAND USE DESIGNATION ACRES MAXIMUM BUILDING
SQUARE FOOTAGE1
1 GENERAL COMMERCIAL 47.9 268,400 2, 3
2 INDUSTRIAL 33.8
5,545,000
3 INDUSTRIAL 7.8
4 INDUSTRIAL 194.3
5 INDUSTRIAL 66.3
6 INDUSTRIAL 28.1
7 INDUSTRIAL 25.8
8 INDUSTRIAL 16.2
9 INDUSTRIAL 3.3
10 INDUSTRIAL 16.4
INDUSTRIAL SUBTOTAL 392.0
DEVELOPMENT TOTAL 439.9 5,813,400
11 OPEN SPACE - PARKS 12.6
N/A
12 OPEN SPACE - RESOURCE 12.5
13 OPEN SPACE - RESOURCE 7.5
14 OPEN SPACE - RESOURCE 7.1
15 OPEN SPACE - RESOURCE 6.0
16 OPEN SPACE - RESOURCE 4.8
17 OPEN SPACE - RESOURCE 4.1
18 OPEN SPACE - RESOURCE 3.3
19 OPEN SPACE - RESOURCE 7.7
OPEN SPACE - RESOURCE SUBTOTAL 53.0
OPEN SPACE TOTAL 65.6
CIRCULATION 28.3
PROJECT TOTAL 533.84 5,813,400
Notes:
1 Maximum Building Square Footage is a combined total for each Land Use Designation and is not calculated on a Planning Area-by-Planning Area basis. Maximum Building Square Footage is defined as the total square footage of all floors in structure as measured from either the interior surface of each exterior wall of the structure or, if the structure does not have walls, from each outer edge of the roof.
2 Planning Area 1 is anticipated to include a 125-room limited-service hotel (approximately 90,000 square feet). The 90,000 square feet of hotel use is not counted as part of the General Commercial’s 268,400 Maximum Building Square Footage. With the hotel’s approximately 90,000 square feet, the approximate total square footage in Planning Area 1 would be 358,400 square feet. The total square footage of Planning Area 1 excludes the fuel pump area and the hotel square footage (approximately 90,000 square feet) because the project’s traffic analysis for the commercial site estimates traffic based on square footage, while the traffic analysis for hotels is based on the number of rooms. 3 Buildings associated with the Travel Center are included in the maximum 268,400 square feet, but fuel pump areas are not. 4 Excludes the approximately 21-acre easement for the Sun Lakes Boulevard Extension. 1475
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2.1.2. LAND USE SUMMARY
This Specific Plan Land Use Plan establishes four (4) General Plan Land Use Designations: General Commercial (GC), Industrial (I), Open Space – Parks (OS-P), and Open Space – Resource (OS-R). The SUNSET CROSSROADS Specific Plan is divided into 19 “Planning Areas,” precise geographic areas to which identified Development Standards (Chapter 3), Design Guidelines (Chapter 4) and Implementation Regulations (Chapter 5), are uniformly applied.
The SUNSET CROSSROADS Specific Plan provides for a maximum building space of approximately 5,813,400 square feet and establishes: General Commercial uses on 47.9 acres with a Maximum Building Square Footage of 268,4000 square feet of building space (excluding approximately 90,000 square feet of hotel), Industrial uses on approximately 392.0 acres with a Maximum Building Square Footage of 5,545,000 square feet of building space, and 65.4 acres of Open Space land uses including 12.6 acres of Open Space – Parks and 53.0 acres of Open Space – Resource, which facilitate the existing natural drainage of the site, and 28.3 acres of Circulation.
2.1.3. GENERAL COMMERCIAL (GC) – 47.9 ACRES
Planning Area 1 is an approximately 47.9-acre district permitting a wide range of commercial uses, which may include leisure, retail, medical office, professional office, education, wellness, recreation, entertainment restaurant and other retail uses along with a freeway accessible 125-room hotel and a complete Travel Center including retail and convenience sales, a drive-through fast food restaurant, 20 vehicle fueling stations and commercial fueling stations.
SUNSET CROSSROADS is designed to be a regional commercial and entertainment attraction, providing multigenerational destinations such as activity and wellness-based retail uses including but not limited to stationary wave surfing, indoor skydiving, indoor go-karting, obstacle gyms, and a large indoor/outdoor climbing wall, yoga studios, dance studios and other athletic activities. Sit-down restaurants (with patio areas), a food hall and specialty retail uses that will orient inwards to central open space areas would allow for outdoor activities (i.e., walking paths, grass areas, outdoor displays, benches) or could be used by on-site vendors/concessionaires and as connections between uses along with an internal system of pedestrian walkways. Because the buildings in the commercial and industrial areas of the Development Site will be leased to third parties, the Specific Plan provides for a range of allowable uses.
Therefore, while the uses described above may be developed under the Specific Plan, the Specific Plan does not require these uses to be implemented and any of the commercial land uses listed in Table 3-1 are consistent with the Specific Plan and allowed uses so long as the City determines that the environmental impacts of such uses do not increase the project’s environmental impacts evaluated in the Sunset Crossroads Specific Plan EIR or supplemental environmental analysis is performed as required
by CEQA. The full list of Permitted, Conditionally
Permitted, Ancillary, and Prohibited Uses in this
Planning Area is provided in Chapter 3,
Development Standards. In addition to providing
a unique location for the intended leisure,
hospitality, and recreational activities, the General
Commercial uses within Planning Area 1 provide
increased employment opportunities for the City’s
residents, improves the City’s jobs-to-housing
balance, and may reduce residents’ commute
times, while the addition of retail, recreation
commercial, and travel and hospitality uses and
other permitted uses contribute to the City’s sales
tax base.
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The Implementation Regulations and Design Guidelines set forth in this Specific Plan require buildings in Planning Area 1 to be arranged and designed in a contemporary, pedestrian friendly manner, so that the buildings are inviting and softened by pedestrian scale components and landscape design.
2.1.4. INDUSTRIAL (LI) – 392.0 ACRES
Planning Areas 2 through 10 provide for development of a Maximum Building Square Footage of 5,450,000 square feet of industrial land uses within approximately 392.0 acres within. The acreages for Planning Areas 2 through 10 are provided on Table 2-1, Land Use Plan Statistical Summary. The Specific Plan will take advantage of its proximity to the Sunset Avenue interchange at I-10 to facilitate the development of warehousing, distribution, manufacturing and other industrial uses such as general light industrial, manufacturing, parcel hub, warehouse/storage, truck/trailer parking and storage, RV storage, high cube warehouse, cold storage, cold storage warehouse, fulfillment center, and e-commerce operations. To accommodate future tenants, the Specific Plan allows the size of individual buildings to vary within an established range (increasing or decreasing by up to 20%) however, the overall square footage of buildings in the industrial Planning Areas are capped at 5.545 million square feet. Direct access to the proposed industrial uses is provided from Sunset Avenue via Lincoln Street and a variety of internal driveways, Highland Home Road, the SLB Extension, and Bobcat Road (upon completion of the Future Sunset Avenue Bridge). Bobcat Road may be required for secondary access or fire access at earlier project phases.
The Industrial building sites within the Development Project may include outdoor employee break areas with tables affixed to the ground to provide employees with a location to eat, gather, and enjoy being outside. Shading of these areas may be achieved through a combination of shade trees, umbrellas, or man-made shade structures. Other recreational amenities within the Industrial areas may include pedestrian walkways, seating areas, overhead structures, and open space areas. Development of the Industrial Planning Areas shall be subject to the applicable Infrastructure Improvement Standards, Development Standards and Planning Area Standards set forth in the Specific Plan.
Because the buildings in the industrial areas of the Development Site will be leased to third parties, it is not possible to specifically define the uses at this time and therefore the Specific Plan provides for a range of allowable uses.
Therefore, while the uses described above may be developed under the Specific Plan, the Specific Plan does not require these uses to be implemented and any of the industrial land uses listed in Table 3-1 are consistent with the Specific Plan and allowed uses so long as the City determines either that such uses do not increase the project’s environmental impacts evaluated in the Sunset Crossroads Specific Plan EIR (or in additional supplemental environmental analysis previously performed by the City) or the City performs supplemental analysis as required by CEQA. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses in Planning Areas 2-10 are provided in Chapter 3, Development Standards, of the Specific Plan.
2.1.5. PUBLIC FACILITIES
SUNSET CROSSROADS provides location for a 1.0-acre Electrical Substation Site in the northwest corner of Planning Area 7, a 2.3-acre Reverse Osmosis Facility Site and Future Fire Station Site in Planning Area 12, and a Potable Water Reservoir Site in Planning Area 3.
2.1.6. PLANNING AREA 11 OPEN SPACE-PARKS (OS-P) – 12.6 ACRES Planning Area 11 designates 12.6 acres of Open Space-Parks located at the northeast corner of Highland Home Road and the SLB Extension, including a 5.0-acre passive public park, with the remainder of the 12.6-acre site is reserved for Open Space and trails. As illustrated on Figure 4-4, Conceptual Park Plan (PA 11), the park may provide recreational amenities including, but not limited to a tot lot playground, picnic tables, walking paths, parking, and restrooms, parking lot and security lighting. Open field areas are provided next to the playground and picnic tables, along with a looped walking path which winds through the recreational area surrounded by trees and landscaping. 1478
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2.1.7. PLANNING AREA 12 OPEN SPACE-RESOURCE (OS-R) – 12.5 ACRES Approximately 12.5 acres of the site (Planning Area 12) are reserved for passive open space uses which may include trails. Planning Area 12 may also include a 2.3-acre Reverse Osmosis Facility Site and a Future Fire Station Site. No other development is permitted in Planning Area 12.
2.1.8. PLANNING AREAS 13-19 OPEN SPACE-RESOURCE (OS-R) – 40.5 ACRES Approximately 40.5 acres of the site (Planning Areas 13 through 19) contain three (3) existing natural drainage watercourses, Smith Creek, Pershing Creek, and Highland Wash, which traverse the Specific Plan in a northwesterly to southeasterly direction. To preserve these areas, they are designated Open Space – Resource and no development or land uses are permitted, except those activities required to cross these areas with roads (Lincoln Street, Highland Home Road) and utilities.
2.2. CIRCULATION PLAN
The SUNSET CROSSROADS Circulation Plan provides direct, safe, and convenient access for visitors, employees, and goods to and from the Specific Plan through a safe and efficient network of roadways.
The project is situated in close proximity to the regional transportation network which connects the site to the Ports of Long Beach and Los Angeles, both major gateways for international trade, the Inland Empire and Coachella Valley, and the Western United States. As illustrated on Figure 2-2, Conceptual Circulation Plan, regional access to SUNSET CROSSROADS is provided via I-10 from the Sunset Avenue interchange located approximately ¼ mile to the northeast of the Specific Plan. The site is approximately 3.5 miles east of the junction of CA-60 Freeway and Interstate 10 and approximately 22 miles east of Interstate 215. Primary local access to the SUNSET CROSSROADS Specific Plan from the north and south is provided via Sunset Avenue which forms the site’s eastern boundary. Additional access is provided by Bobcat Road which forms the site’s southern boundary and from Highland Home Road, which forms the site’s western boundary.
Sunset Avenue will provide access to the entire site via Lincoln Street and the SLB Extension. Access to Planning Area 1 is provided by Lincoln Street. Direct access to Planning Areas, 2, 3, and 4 is provided by Sunset Avenue. Access to Planning Areas 6, and 7 is provided from the south by Lincoln Street. Access to Planning Areas 2, 5, and 8 is provided from the north by Lincoln Street and by the SLB Extension to the south. Planning Areas 9 and 10 have access from the SLB Extension. Planning Areas 11 and 12 are accessible from the SLB Extension. Access to Planning Area 4 relies on the combination of Sunset Avenue (south of PA 15) and Bobcat Road, or the combination of Sun Lakes Boulevard Extension and Bobcat Road to achieve the required two points of access, and may not be developable until two points of access are available. The land within SLB Extension is subject to an existing or future right of way easement in favor of the City and will become City right-of-way upon Annexation of the southern portion of the site into the City, and is excluded from the Specific Plan regulations (Not A Part). The SLB Extension will incorporate the current right-of-way of Westward Avenue. Construction of the SLB Extension is under the control of the City and could be constructed by the City or by third parties designated by the City as a separate project. 1479
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1. Sunset Avenue (Interstate 10 to Lincoln Street) – Arterial Highway (110’ ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the primary access point for SUNSET CROSSROADS is Sunset Avenue, which connects the site to the regional transportation network. The segment of Sunset Avenue between Interstate 10 and the SLB Extension is designated by the City General Plan as an Arterial Highway (110’ ROW) and forms the project’s eastern boundary. As shown in Figure 2-3, Conceptual Roadway Cross-Sections, the 110-foot of right of way comprising Sunset Avenue consists of 68 feet of paving, an 18-foot-wide center raised or painted median, with a 4-foot-wide landscaped parkway and 8-foot-wide parkway-adjacent sidewalk on the west side of the street, and an 8-foot-wide curb-adjacent sidewalk and 4-foot-wide landscaped parkway on the east side of the street. An eight-foot-wide Class II bike lane is provided on both sides of the paving, adjacent to the curb. As a result of the westward shift in alignment of Sunset Avenue between Lincoln Street and SLB Extension, the alignment in this location will also shift to the west from the existing centerline.
2. Sunset Avenue (Lincoln Street to SLB Extension) – Modified Secondary Highway (110’ ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the segment of Sunset Avenue between Lincoln Street and the SLB Extension is designated as a Modified Secondary Highway (110’ ROW). As shown in Figure 2-3, Conceptual Roadway Cross-Sections, the 110-foot of right of way comprising Sunset Avenue consists of 68 feet of paving, an 18- foot-wide center raised or painted median, with a 4-foot-wide landscaped parkway and 8-foot-wide parkway-adjacent sidewalk on the west side of the street, and a 4-foot-wide parkway and 8-foot-wide parkway-adjacent sidewalk on the east side of the street. An eight-foot-wide Class II bike lane is provided on both sides of the paving, adjacent to the curb. To address traffic noise impacts along Sunset Avenue, the alignment of this portion of Sunset Avenue is shifted to the west from its previously proposed location to provide additional distance from sensitive receptors east of Sunset Avenue. More specifically, the centerline of Sunset Avenue between Lincoln Street and Sun Lakes Boulevard would be adjusted 42 feet to the west from the existing centerline with implementation of the Development Project, new centerline being 72 ft from the nearest residential property line and 115 ft from the school at the MSJC Site. The resulting 17 feet of excess right of way to the east may be landscaped.
3. Sunset Avenue (SLB Extension to Bobcat Road) – Secondary Highway (88’ ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the segment of Sunset Avenue between the SLB Extension and Bobcat Road is designated by the City General Plan as a Secondary Highway (88’ ROW). As shown in Figure 2- 3, Conceptual Roadway Cross-Sections, the 88-foot of right of way comprising Sunset Avenue consists of 64 feet of paving with a 4-foot-wide landscaped parkway and 8-foot-wide parkway-adjacent sidewalk provided on both sides of the street. As a result of the westward shift in alignment of Sunset Avenue between Lincoln Street and SLB Extension, the alignment in this location will also shift to the west from the existing centerline.
4. Bobcat Road – Divided Collector Street (78’ ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan, Bobcat Road is designated as a Divided Collector Street (78’ ROW) and forms the project’s southern boundary along the south side of Planning Area 4. As shown in Figure 2-3, Conceptual Roadway Cross-Sections, the 78-foot of right of way comprising Bobcat Road consists of 56 feet of paving with a 6-foot-wide landscaped parkway and a 5-foot-wide parkway-adjacent sidewalk on the south side of the street, and a 6-foot-wide curb-adjacent sidewalk and 5-foot-wide landscaped parkway on the north side of the street. The Specific Plan and future applications submitted within this Specific Plan will dedicate and construct the northern halfwidth plus 10’ improvements of Bobcat Road along the project frontage.
To address the potential for impacts to residences on the other side of Bobcat Road from on-site Development Project operations, on-site project operations are revised to require:
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1. Cold storage equipment previously allowed on industrial building rooftops will be shielded or relocated to the ground floor; and
2. Construction of 10 ft high “wing walls” on the south end of warehouse buildings in Planning Area 4, and 6 ft high walls that surround the automobile parking lots south of warehouse buildings in Planning Area 4 as depicted in the SoundPLAN printouts in Attachment A to the Supplemental Noise Analysis (Final EIR, Appendix I-2, Attachment A).
5. Lincoln Street – Divided Collector Street (78’ ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan, Lincoln Street is designated as a Divided Collector Street (78’ ROW) within the project, providing access to the project site from Sunset Avenue. As shown in Figure 2-3, Conceptual Roadway Cross-Sections, the 78-foot of right of way comprising Lincoln Street consists of 56 feet of paving with a 6- foot-wide landscaped parkway and 5-foot-wide parkway-adjacent sidewalk on the south side of the street and a 6-footwide curb-adjacent sidewalk and 5-foot-wide landscaped parkway on the north side of the street. An eight-foot-wide Class II bike lane is provided on both sides of the paving, adjacent to the curb. The Specific Plan and future applications submitted within this Specific Plan will construct full-width improvements along the length of Lincoln Street on the project site. Lincoln Street will cross two existing natural drain courses via box culverts to be constructed by the project and maintained by the City. In Planning Area 7, a 24’-wide Secondary Access Connection will link Lincoln Street to Highland Home Road via a private roadway.
6. Highland Home Road (north of SLB Extension)– Modified Secondary Highway (66’ ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the segment of Highland Home Road north of the SLB Extension is designated as a Modified Secondary Highway (66’ ROW) within the project. Highland Home Road forms a portion of the Specific Plan’s western boundary. As shown in Figure 2-3, Conceptual Roadway Cross-Sections, Highland Home Road consists of a 66-foot of right of way within a 110-foot dedication. The Specific Plan and future applications submitted within this Specific Plan will dedicate the full 110-foot width of Highland Home Road as from the existing eastern property boundary of the Sun Lakes community. The Specific Plan will construct the full width (66 feet) of Highland Home Road with a 5-foot-wide curb-adjacent sidewalk, a 6-foot-wide landscaped parkway, and 44 feet of paving along the western boundary of the right of way, from the SLB Extension to Planning Area 7, where it will terminate in a cul-de-sac and provide secondary access to Planning Area 7 via a 24’ wide Secondary Access Connection.
7. Highland Home Road (south of SLB Extension)– Modified Collector Street (66’ ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the segment of Highland Home Road south of the SLB Extension is designated as a Modified Collector Street (66’ ROW) within the project. Highland Home Road forms a portion of the Specific Plan’s western boundary. As shown in Figure 2-3, Conceptual Roadway Cross-Sections, Highland Home Road consists of a 66-foot right of way within a 110-foot dedication. The Specific Plan and future applications submitted within this Specific Plan will dedicate the full 110-foot width of Highland Home Road from the existing eastern property boundary of the Sun Lakes community. The Specific Plan will construct the remaining halfwidth (33 feet) of Highland Home Road including a 5-foot Class III bikeway, a 6-foot-wide curb-adjacent sidewalk, and a 5-foot-wide landscaped parkway to complete the road section based on existing curb location adjacent to the Sun Lakes Community, from the southwest corner of PA 12 to the SLB Extension. Truck traffic shall be restricted on Highland Home Road south of the SLB Extension.
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2.2.1. CIRCULATION IMPROVEMENT STANDARDS
1. The on-site system depicted on Figure 2-2, Conceptual Circulation Plan, shall serve as the preliminary roadway plan for implementing development.
2. Roadway alignments, designations, widths identified in the Specific Plan are subject to detailed engineering review and approval by the City Engineer and must comply with all conditions of approval of the Specific Plan and any Subdivision Map(s).
3. The Developer applying for an application submitted within this Specific Plan (Design Review or Conditional Use Permit) shall install traffic control measures per the recommendations of the project’s Traffic Study or participate in the phased construction of traffic signals as determined by the City Engineer.
4. Driveways and access point locations, as shown in this Specific Plan, are conceptual until approved by the City Engineer (if necessary) and shall conform to the City’s standard intersection spacing and access spacing, depending upon the street's classification.
5. Sight distances shall be reviewed by the City Engineer in conjunction with the preparation of grading, landscaping, and street improvement plans. This review shall ensure that setbacks allow for clear unobstructed sight distances at intersections.
6. Landscape requirements in roadway rights-of-way shall generally be in accordance with the Roadway Landscape Treatments as depicted in Chapter 4.
7. Landscaping within public road rights-of-way will require approval by the City of Banning and will be maintained by the Property Owner via a Property Owners’ Association or similar mechanism.
8. All applicable Transportation Uniform Mitigation Fees (TUMF) shall be paid in accordance with Chapter 15.76 of the City of Banning Zoning Ordinance (Western Riverside County Transportation Uniform Mitigation Fee Program).
The transfer of TUMF credits between Planning Areas and their respective owners is permitted by this Specific Plan.
9. Construction of the SLB Extension is a City Project, and the SUNSET CROSSROADS project is not required to construct the SLB Extension. The Developer of Sunset Crossroads may, at their own discretion, and subject to one or more agreements with City, construct all or a portion of the SLB Extension.
10. A detailed Traffic Impact Analysis shall be prepared for the project. Recommendations for intersection configurations, traffic control devices, or roadway segment and lane requirements within the property or adjacent frontage shall be the full responsibility of the project. However, fair share contributions shall be permissible for offsite improvements.
11. All mitigations identified in the project EIR/MMRP shall be complied with.
12. Street and utility infrastructure shall be installed such that future phases of work do not require trenching in new roadways. A pavement moratorium of 5 years will be implemented on all facilities accepted for maintenance by the City of Banning. If additional work for the project is required in existing roadways, the applicant will fully grind and overlay the entire roadway cross section.
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2.3. POTABLE WATER PLAN
Adequate potable water service infrastructure is provided for SUNSET CROSSROADS using existing, planned and proposed potable water facilities. The Specific Plan is subject to the design requirements of the City of Banning Public Works Department and the demand criteria guidelines outlined in the City’s Integrated Master Plan (IMP).
As shown on Figure 2-4, existing potable water lines within Pressure Zone 2721 exist in Sunset Avenue (24”) and in the right-of-way of the future SLB Extension (18”). The proposed Potable Water Plan creates a looped system to serve the project site by constructing the following proposed improvements as depicted in Figure 2-4, Conceptual Potable Water Plan, and include the following improvements:
A proposed 8” water line located in Lincoln Street and within Planning Area 7 to serve the Industrial and General Commercial uses located north of the SLB Extension. This proposed 8” water line connects to the existing 24” water line located in Sunset Avenue and to the proposed 8” water line in Highland Home Road. A proposed 8” water line located in Highland Home Road from the 18” water line located in the SLB Extension to the vicinity of the potential Electrical Substation in Planning Area 7, with a connection to the proposed 8” line in Lincoln, forming a looped system.
A proposed 8” water line located in Bobcat Road with a point of connection to the proposed 8” line in Sunset Avenue.
Proposed 8” water line located within Planning Area 4 to connect the existing 18” water line in the SLB Extension to the proposed 8’ water line in Bobcat Road.
The locations, alignments, and sizes of facilities shown on Figure 2-4 are conceptual. Precise locations, alignments and sizes of potable water facilities will be determined at Specific Plan implementation. The locations, alignments, and sizes of facilities identified in this document may change, subject to the approval of City of Banning. Modifications to the alignments, locations, and sizes of facilities shown in the Specific Plan which are reviewed and approved by the City Engineer as part of the review and approval of an applications submitted within this Specific Plan, do not require modifications to the Specific Plan document.
2.3.1. POTABLE WATER IMPROVEMENT STANDARDS
(1) All Potable Water lines shall be placed underground. (2) All Potable Water lines and facilities shall be designed in accordance with the requirements of the City of Banning. (3) The Specific Plan’s Potable Water distribution system shall provide adequate flows for fire protection in accordance with requirements of the Riverside County Fire Department. (4) Proposed Potable Water facilities to be maintained by the City of Banning shall be placed within public utility easements or public rights-of-way, which shall include rights for the City of Banning. (5) The Potable Water infrastructure system shall be installed to the requirements of the City of Banning. (6) Construction of potable water lines should be linked to the construction of each phase of development. Installation of potable water lines should be linked to the construction of roadways in which the lines are located, and the need to service individual applications submitted within this Specific Plan as they come online. 1485
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(7) Applicant will provide to the City of Banning a potable water reservoir site within Planning Area 3 at a predetermined elevation. Site shall be provided to accommodate a 1.5 million gallon potable water reservoir, and reviewed by the City Engineer prior to dedication and acceptance. 1486
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2.4. RECYCLED WATER PLAN
The SUNSET CROSSROADS Specific Plan is served by a recycled water system consisting of existing, planned and proposed recycled water lines. The Specific Plan recycled water system is subject to the design requirements for the City of Banning Public Works Department and the demand criteria guidelines outlined in the City’s Integrated Master Plan (IMP).
As depicted in Figure 2-5, a 24” recycled water line exists in Sunset Avenue from Lincoln Street to the SLB Extension and a 24” recycled water line exists within the SLB Extension easement area. Future non-potable Well R1 on Westward Avenue near the City’s wastewater treatment facility plant will be the source for the SUNSET CROSSROADS project site, once completed. The well and its respective facilities are in design and under construction. The proposed recycled water facilities required to serve the Specific Plan are depicted in Figure 2-5, Conceptual Recycled Water Plan and include the following improvements:
A proposed 8” recycled water line in Lincoln Street connects to the existing 24” recycled water line in Sunset Avenue and services the development north of the SLB Extension. A proposed 16” recycled water line in Sunset Avenue (between Bobcat and the SLB Extension) connects to the existing 24” line in the SLB Extension.
Development south of the SLB Extension would connect to the existing 24” recycled water line in the SLB Extension or the proposed 16” line in Sunset Avenue.
The locations, alignments, and sizes of facilities shown on Figure 2-5 are conceptual. Precise locations, alignments and sizes of recycled water facilities will be determined at Specific Plan implementation. The locations, alignments and sizes of facilities identified in this document may change, subject to the approval of City of Banning. Modifications to the alignments, locations, and sizes of facilities shown in the Specific Plan which are reviewed and approved by the City Engineer as part of the review and approval of an application submitted within this Specific Plan, do not require modifications to the Specific Plan document.
2.4.1. RECYCLED WATER IMPROVEMENT STANDARDS
(1) All Recycled Water lines shall be placed underground. (2) All Recycled Water lines and facilities shall be designed in accordance with the requirements of the City of Banning. (3) Proposed Recycled Water facilities to be maintained by the City of Banning shall be placed within public utility easements or public rights-of-way which shall include rights for the City of Banning. (4) The Recycled Water infrastructure system shall be installed to the requirements of the City of Banning. (5) Construction of recycled water lines shall be linked to the construction of each phase of development. Installation of recycled water lines shall be linked to the construction of roadways in which the lines are located, and the need to service individual applications submitted within this Specific Plan as they come online. 1488
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2.5. SEWER PLAN
The SUNSET CROSSROADS Specific Plan is served by a sewer system consisting of existing, planned and proposed sewer lines. The Specific Plan is subject to the design requirements for the City of Banning Public Works Department and the demand criteria guidelines outlined in the City’s Integrated Master Plan (IMP).
As depicted on Figure 2-6, sewer lines exist in the SLB Extension (12”) and along the westside Planning Areas 13 and 14 (15”). The existing 12” sewer line in the SLB Extension flows until it reaches the SLB Extension Lift Station, where wastewater is conveyed through an existing 10” force main toward the existing manhole at the intersection of Sunset Avenue and the SLB Extension. The proposed sewer system facilities required to serve the Specific Plan are depicted in Figure 2-6, Conceptual Sewer Plan and include the following improvements:
A proposed 8” gravity sewer line connects to a proposed 12” gravity sewer line within Lincoln Street A proposed 12” gravity sewer line along Sunset Avenue from Lincoln Street to just south of the SLB Extension, connects to the existing sewer system at the existing manhole at the intersection of Sunset Avenue and the SLB Extension. There is no connection between this proposed line and the existing 15” line along Planning Areas 13 and 14.
Development in the Planning Areas north of Lincoln Street, and Planning Areas 2 and 3 connect to the proposed 8” and 12” lines in Lincoln Street.
Development in Planning Area 5 will connect to the existing 15” line along the western boundary of Planning Areas 13 and 14.
Development in Planning Areas south of the SLB Extension will connect to the existing 12” line in the SLB Extension.
The locations, alignments, and sizes of facilities shown on Figure 2-6 are conceptual. Precise locations, alignments, and sizes of sewer facilities will be determined at Specific Plan implementation. The locations, alignments, and sizes of facilities identified in this document may change, subject to the approval of City of Banning. Modifications to the alignments, locations, and sizes of facilities shown in the Specific Plan which are reviewed and approved by the City Engineer as part of the review and approval of an application within this Specific Plan, do not require modifications to the Specific Plan document.
2.5.1. SEWER IMPROVEMENT STANDARDS
(1) All sewer lines shall be placed underground.
(2) All sewer lines and facilities shall be designed in accordance with the requirements of the City of Banning. (3) All new sewer facilities to be maintained by the City of Banning shall be placed within public utility easements or public rights-of way-which shall include rights for the City of Banning. (4) The sewer infrastructure system shall be installed to the requirements of the City of Banning. (5) Construction of sewer lines shall be linked to the construction of each phase of development. Installation of sewer lines shall be linked to the construction of roadways in which the lines are located, and the need to service individual application within this Specific Plan as they come online. (6) Prior to issuance of first occupancy permit, project shall demonstrate that adequate sewer capacity exists to serve the project.
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(7) City of Banning master plans identify the future removal of the Westward Lift Station and replacement of that facility with a sewer trunk main through an easement in Planning Area 4 for the eventual connection to an off-site new sewer trunk main (by others). The project shall design and install a portion of the dry sewer trunk main to allow for this eventual conversion. If the off-site downstream trunk main is installed (by others) prior to the project being completed, the project shall abandon the lift station and connect to the new trunk main. 1491
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2.6. DRAINAGE AND WATER QUALITY PLAN
SUNSET CROSSROADS lies within the San Gorgonio Pass sub-basin in the northwest region of the Whitewater River Watershed. The SUNSET CROSSROADS Specific Plan is located within a grassland valley, with three natural drainage courses traversing the site. The project is subject to a local land use authority onsite retention standard (required by the Riverside County Flood Control & Water Conservation District per the Riverside County Watershed Protection Program for the Whitewater Region), which requires that the project retain 100% of the 100-year, 3-hour storm event.
Planning Areas have been established in recognition of the natural drainage course in the eastern portion of the site in Planning Areas 13, 14, and 15 and the western drainage courses in Planning Areas 16, 17, 18, and 19 and have been designated for Open Space – Resource and restricted from development. The natural drainage courses flow northwest to southeast through the Specific Plan area. The 100-year flood zone continues along the entire flow path of the three existing drainage courses within the Specific Plan. No portion of the site is to be developed within a FEMA mapped Flood Plain.
The existing drainage courses include off-site areas north of I-10 which begin in the San Bernardino Mountains and flow south under Interstate 10 and the Union Pacific Railroad by an existing 8’x7’ arch box culvert and existing 12’x10’ arch box culvert, and outlets southerly to the existing drainage courses, where the SUNSET CROSSROADS Specific Plan is located. The western natural drainage course is comprised of two drainage channels, Smith Creek and Highland Wash, in the northern half of the project that confluence near the SLB Extension. The eastern natural drainage course, Pershing Creek, flows from the middle center of the northern boundary of the site. All natural drainage courses eventually confluence outside of the project limits, and these natural drainages continue to flow east until they confluence with the San Gorgonio River and ultimately join the Whitewater River.
As shown on Figure 2-7, Conceptual Drainage and Water Quality Plan, the proposed drainage system will consist of storm drainpipes, reinforced concrete pipes (RCP) ranging in size from 12” to 42”, and fifteen (15) Water Quality Management Plan basins on-site:
Two basins in Planning Area 2;
One basin in Planning Area 3;
Five basins in Planning Area 4;
Three basins in Planning Area 5;
One basin in Planning Area 6;
One basin in Planning Area 7;
One basin in Planning Area 8; and
One basin in Planning Area 10
The drainage system routes the runoff from the proposed impervious surfaces to these proposed stormwater treatment and mitigation basins and each basin provides stormwater treatment and peak flow mitigation for their respective tributaries via RCP facilities.
Two (2) 10’ x 10’ reinforced concrete box (RCB) facilities are proposed for the bridge crossings at Lincoln Street to preserve the existing natural drainage courses of the site. 1493
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The SUNSET CROSSROADS Specific Plan is subject to a local land use authority onsite retention requirement per the Riverside County Whitewater River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact Development. The project shall implement LID principles per County standards throughout the site for storm water treatment and mitigation. Flood protection facilities will be designed in accordance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFCWCD) and with adequate access easements and facilities provided. The location and size of facilities identified in this document may change, subject to the approval of the RCFCWCD.
The locations, alignments, and sizes of facilities shown in Figure 2-7 are conceptual. Precise locations, alignments, and sizes of drainage facilities will be determined at Specific Plan implementation. The locations, alignments, and sizes of facilities identified in this document may change, subject to the approval of City of Banning. Modifications to the alignments, locations, and sizes of facilities shown in the Specific Plan which are reviewed and approved by the City Engineer as part of the review and approval of an application within this Specific Plan do not require modifications to the Specific Plan document.
2.6.1. DRAINAGE AND WATER QUALITY IMPROVEMENT STANDARDS (1) All drainage and storm drain facilities shall be maintained by the City of Banning, Master Property Owners’ Association, and/or other maintenance entity (pursuant to Table 5-1, Maintenance Responsibilities). All water quality and detention basins will be maintained by Master Property Owners’ Association, Property Owners’ Association, and/or Sub-Association.
(2) All public storm drains greater than 36” in diameter and structures proposed for maintenance by Riverside County Flood Control and Water Conservation District (RCFCWCD) shall be designed and constructed to RCFCWCD standards. All plan sets related to any RCFCWCD facilities shall be reviewed, checked, and approved by said District prior the recordation of the applicable final map. (3) Drainage, storm drain, and flood control facilities and improvements shall be provided in accordance with City of Banning requirements to provide protection against flood hazard risks resulting from a 100-year storm event. (4) A National Pollutant Discharge Elimination System (NPDES) permit from the Regional Water Quality Control Board (RWQCB) shall be obtained prior to the commencement of construction and operational activities. The permits will require the Developer to implement source control and structural best management practices (BMPs) during and after construction activities. The City will be responsible for enforcing implementation of the BMPs. (5) This Specific Plan and future application submitted within this Specific Plan shall comply with the Water Quality Control Plan of the Regional Water Quality Control Board, Santa Ana Region. (6) Construction of drainage and storm drain facilities shall be linked to the construction of each phase of development.
Installation of drainage and storm drain facilities shall be linked to the construction of roadways in which the lines are located, and the need to service individual applications submitted within this Specific Plan as they come online. (7) All wildlife and conservation agency permits are the responsibility of the project and shall be provided to the City of Banning prior to the issuance of any grading permit in each phase in which wildlife or agency permits are required.
(8) Phased projects shall comply with drainage and water quality standards in effect at the time permits are requested. 1494
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2.7. GRADING PLAN
The SUNSET CROSSROADS Specific Plan is located within a grassland valley, with three natural drainage courses traversing the site in Planning Areas 13, 14, and 15 on the east and Planning Area 16, 17, 18, and 19 on the west. The conceptual grading design provides an overall balanced earthwork condition with approximately 2,266,112 cubic yards (CY) of cut and approximately 2,118,698 CY of fill. The grading of the Specific Plan is anticipated to occur in two (2) phases: 1) north of SLB Extension, and 2) south of SLB Extension. No import or exporting of earthwork is anticipated, however, earthwork may be transferred between the two (2) grading phases.
No project associated grading is proposed in Planning Areas 13 through 19, except for grading required for the construction of Lincoln Street. Other than passive open space areas, which may include trails, a Reverse Osmosis Facility Site, and/or a potential future fire station, no other grading or development is anticipated for Planning Area 12.
All other Planning Areas will be graded to accommodate large generally flat pads suitable for building, park, and parking construction.
The proposed grading will result in elevations ranging from approximately 2,515 feet above mean sea level (MSL) in the northwest portion of the Specific Plan in Planning Area 7 to 2,415 feet above MSL at the bottom of a basin in the southwest portion of the Specific Plan in Planning Area 4. Grading construction will be done consistent with the recommendations of a Geotechnical Engineer and the City of Banning.
2.7.1. GRADING IMPROVEMENT STANDARDS
(1) All grading activities shall conform to the City of Banning standards, and the California Building Code. (2) Grading of the Specific Plan may occur in one (1) phase, or in sub-phases, provided that adequate infrastructure and access is available to serve the Specific Plan.
(3) Site grading, retaining wall design and construction shall be done consistent with the recommendations of a Geotechnical Engineer and the City of Banning Building and Safety Department. (4) Contour grading, slope rounding, and land forming shall be used, as appropriate and practical, to grade roadways and edge conditions into natural configurations consistent with the natural topography of the site. (5) A project-specific Master Grading Plan, and individual grading plans and stockpile/ borrow site plans for Planning Areas or phases shall govern such activity.
(6) Prior to initial grading activities, a detailed soils report and geotechnical study for portions of the site anticipated to be graded shall be prepared to analyze on-site soil conditions and slope stability and will include appropriate measures to control erosion and dust during construction. (7) A grading permit shall be obtained from the City of Banning, as required by City Ordinance No. 18.01.040, prior to grading.
(8) Pursuant to the requirements of the State Water Resources Control Board, a state-wide general National Pollution Discharge Elimination System (NPDES) construction permit will apply to all project construction activities involving clearing, grading or excavation that disturbs at least 5 acres or activity which is part of a larger common plan of development of five (5) acres or greater.
(9) Applicant shall provide permits to the City from all affected wildlife and conservation agencies prior to the issuance of any grading permit in each phase in which wildlife or agency permits are required. (10) All grading shall comply with mitigation measures identified in the EIR/MMRP. 1496
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2.8. OPEN SPACE PLAN
A central element of the SUNSET CROSSROADS
Specific Plan is the approximately 12.6 acres of
Open Space – Parks and 53.0 acres of Open
Space - Resource (see Figure 2-1, Land Use Plan).
Approximately 53.0 acres (Planning Areas 12
through 19) are designated as Open SpaceResource in order to preserve the three existing natural drainage courses. No grading is proposed
in Planning Areas 13 through 19, except for
grading required for the construction of Lincoln
Street. Planning Area 12 provides an open space
buffer between the Specific Plan and the existing
Sun Lakes community to the west and includes open space areas which may include trails, as well as locations for a Reverse Osmosis Facility Site and a future Fire Station site.
Approximately 12.6 acres in Planning Area 11 are designated as Open Space-Parks to offer the City of Banning and its residents a 5.0-acre public passive park which may include a tot lot, playground, picnic tables, and trail system that will connect to trails in the remaining 7.6 acres of open space, providing an open space buffer between the industrial uses and the existing Sun Lakes community to the west.
Passive recreational opportunities are provided to employees and visitors of SUNSET CROSSROADS through curb-adjacent sidewalks, pedestrian paths, and trails within Planning Areas 11 and 12. These amenities encourage and enhance pedestrian activity throughout SUNSET CROSSROADS. Provisions for sidewalks and pedestrian walkways, bicycle parking facilities, and employee and visitor gathering areas interior to the planning areas are set forth in Chapter 4, Design Guidelines.
In addition, to encourage social interaction, the Industrial and General Commercial building sites within SUNSET CROSSROADSmay include outdoor employee break areas with tables affixed to the ground to provide employees with a location to eat, gather, and enjoy being outside. Shading of these areas may be achieved through a combination of shade trees, umbrellas, or man-made shade structures. Other recreational amenities within the Industrial and General Commercial areas may include, but are not limited to, pedestrian walkways, seating areas, overhead structures, and open space areas. No Class I or Class II Bike Lanes are anticipated for the Specific Plan, however, Class III Bike Lanes which are unstriped may be utilized by riders along public roadways. 1499
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2.8.1. OPEN SPACE IMPROVEMENT STANDARDS
1. Gathering areas, and landscaping within private roads and driveways will be the responsibility of a Master Property Owners’ Association, Property Owners’ Association, or Sub-Association.
2. The 5.0-acre public passive park and landscaping within public rights-of-way will be the responsibility of the City of Banning.
3. All gathering areas will be landscaped and, where necessary, irrigated in a manner that is conducive to the type of plant material and landscape setting.
4. Landscaping within gathering areas shall be further governed by Chapter 4, Design Guidelines, of this Specific Plan.
5. Landscaping within gathering areas and park areas shall conform to the standards set forth by the City of Banning. 1500
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2.9. FIRE PROTECTION PLAN
C A Fire Protection Plan (FPP) dated July 2022 has been prepared by Dudek, evaluates and identifies the potential fire risk associated with the Project’s land uses and identifies requirements for water supply, fuel modification and defensible space, access, building ignition and fire resistance, and fire protection systems, among other pertinent fire protection criteria, including a proposed development plan for the Project site described below. The purpose of this FPP is to generate and memorialize the fire safety requirements and standards of the Riverside County Fire Department (RCFD), which is the contracted fire department for the City of Banning, along with Project-specific measures based on the Project site, its intended use, and its fire environment, including both the proposed development plan and any modifications to buildings permitted pursuant to the Specific Plan. This section summarizes portions of the FPP prepared by Dudek, which should be consulted for the full analysis.
While the Specific Plan is located in a wildland-urban interface (WUI) setting, it is not located in an area statutorily designated as a Moderate, High or Very High Fire Hazard Severity Zone (FHSZ) within a Local Responsibility Area (LRA) or State Responsibility Area (SRA) by the California Department of Forestry and Fire Protection (CAL FIRE FRAP 2008) or Riverside County; rather, the Project site is designated as Non-VHFHSZ.2 As the Project is not located within an area statutorily mapped as a fire hazard severity zone, the Project is not required to adhere to the ignition resistant construction requirements of California Building Code, Chapter 7A. However, the construction type for this Project would be substantially compliant with Chapter 7A including the building roofs, which will not include the Class A system of materials, but will comply with section 1505.1.2 as roof assemblies will be Class C at a minimum as required. Since the roof material assembly will meet the Class C non-combustible assembly requirements, it meets code and is also consistent with Chapter 7A of the Building Code.
The developed portion of the Project site is proposed for improvements that include construction of up to 5,545,000 square feet of industrial development on approximately 392.0 acres and up to 268,400 square feet of commercial uses, including Travel Center retail uses, a gasoline and diesel fueling facility and a hotel with 125 rooms comprised of approximately 90,000 square feet in an approximately 47.9-acre area on the Project site. Although the Project site is not designated as a FHSZ, due to its proximity to areas identified as Wildland Urban Interface (WUI), the entire Project site has been designed with fire protection as a key objective. The Project site improvements are designed to facilitate emergency apparatus and personnel access throughout the Project site. Driveway and road improvements with fire apparatus turnarounds provide access to the sides of every building. Water availability and flow will be consistent with requirements including fire flow and hydrant distribution required by local and state codes. These features along with the ignition resistance of all buildings, the interior sprinklers, and the pre-planning, training and awareness will assist responding firefighters through prevention, protection, and suppression capabilities.
As determined during the analysis of the Project site and its fire environment, in its current condition, the Project site may include characteristics that, under favorable weather conditions, could have the potential to facilitate fire spread.
Under extreme conditions, wind-driven wildfires from nearby undeveloped land could cast embers onto the property.
Once the Project is built, the on-site fire potential will be much lower than its current condition due to conversion of fire facilitating wildland fuels to ignition resistant buildings, parking areas, managed landscapes, fuel modification areas, improved accessibility for fire personnel, and structures built to the latest ignition and ember resistant fire codes.
As detailed in the FPP, the fire protection systems recommended for the Project site will include a redundant layering of protection methods that have proven to reduce overall fire risk. The requirements and recommendations included 2 Per the CAL FIRE FRAP map for Banning, the portion of the Project site north of Westward Rd is designated as Non-VHFHSZ in a LRA (adjacent lands north, northeast and west of the Project site share this designation). The southern portion of the Project site is in an SRA; however, is not designated as a FHSZ (adjacent lands east and south are designated as High and Very High FHSZ in an SRA). Per Riverside County GIS, the entire site is neither Moderate, High nor Very High FHSZ. 1501
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herein are performance based and site–specific, considering the Project’s unique characteristics rather than a prescriptive, one-size-fits-all approach. The fire protection systems are designed to increase occupant and building safety, reduce the fire risk on site, to minimize risks associated with typical uses, and aid the responding firefighters during an emergency. No singular measure is intended to be relied upon for the Project site’s fire protection, but rather, a system of fire protection measures, methods, and features combine to result in enhanced fire safety, reduced fire potential, and improved safety in the development.
Early evacuation for any type of wildfire emergency at the Project is the preferred method of providing for occupant and business safety, consistent with the Owner’s and the RCFD current approach for evacuation. As such, the Project’s Owner and Property Management Company will formally adopt, practice, and implement a “Ready, Set, Go!” (Riverside County Fire Department 2020) approach to site evacuation. The “Ready, Set, Go!” concept is widely known and encouraged by the State of California and most fire agencies, including; Pre-planning for emergencies, including wildfire emergencies, focuses on being prepared, having a well-defined plan, minimizing potential for errors, maintaining the site’s fire protection systems, and implementing a conservative (evacuate as early as possible) approach to evacuation and site uses during periods of fire weather extremes.
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2.9.1. FIRE PROTECTION IMPROVEMENT STANDARDS
The following Fire Protection Plan Improvement Standards and implementation measures are based on the analysis and findings of the Dudek Fire Protection Plan dated July, 200 and shall be provided as part of development plan for each application submitted within this Specific Plan:
1. All development within the SUNSET CROSSROADS Specific Plan shall be constructed consistent with the applicable portions of the Fire Protection Plan (FPP) dated July 2022 prepared by Dudek.
2. Project buildings to be constructed of ignition resistant1 construction materials common for this type of concrete product and to include automatic fire sprinkler systems based on the latest adopted Building and Fire Codes for occupancy types.
3. Fuel Modification will be provided around the perimeter of the on-site structures, and should typically be 100 feet wide, though there are a few areas where 100-feet is not achievable as detailed herein. Additionally, an extended fuel modification width will be provided around many structures due to the hardscape landscape design.
4. For any Planning Area in which the square footage or footprint of a proposed building has been modified from that described in this fire protection plan, the applicant shall submit and the RCFD shall have approved the revised fire protection plan for the Planning Area, consistent with Item 9, below.
5. Landscape plantings should not utilize plants listed on Appendix E of the FPP dated July 2022 (prohibited plants) which are prohibited because they have been found to be highly flammable.
6. Fire apparatus access roads (i.e., public and private streets) will be provided throughout the development and will vary in width and configuration, but will all provide at least the minimum required unobstructed travel lanes, lengths, turnouts, turnarounds, and clearances required by applicable codes. Primary access and internal circulation will comply with the requirements of the RCFD.
7. Buildings will be equipped with automatic commercial fire sprinkler systems meeting RCFD requirements.
8. The Project shall demonstrate provision of water capacity and delivery for a reliable water source for operations and during emergencies requiring extended fire flow.
9. Should future iterations of the Project’s site plan result in buildings that do not achieve a minimum of 100 feet of defensible space, then alternative materials and methods may be proposed to provide the functional equivalency of a full 100 feet of defensible space. Alternative materials and methods will be to the satisfaction of the RCFD and may include structural hardening enhancements or landscape features, like non-combustible walls. The following measures shall be established in the CC&Rs for the Project and implemented by the Property Management Company. Annual maintenance should occur before May 1st of each year and inspected by RCFD or an approved third party.
10. On-going maintenance of all fuel modification will be managed by Owner’s, Property Management Company, or another approved entity, at least annually or as needed. 10. The Property Owner’s or Property Management Company, will provide business owners informational brochures at time of occupancy, which should include an outreach and educational role to ensure fire safety measures detailed in the Dudek FPP dated July 2022, have been implemented and prepare development-wide “Ready, Set, Go!” plans. 1503
CHAPTER THREE establishes the Specific Plan’s Implementation Regulations, comprised of the General Development Criteria, Permitted, Conditional, Ancillary, and Prohibited Uses, Development Standards, and Planning Area Standards.
3.1 GENERAL DEVELOPMENT CRITERIA
3.2 PERMITTED, CONDITIONALLY PERMITTED, ANCILLARY AND PROHIBITED USES
3.3 GENERAL COMMERCIAL DEVELOPMENT STANDARDS
3.4 INDUSTRIAL DEVELOPMENT STANDARDS
3.5 PLANNING AREA STANDARDS
DEVELOPMENT
STANDARDS 3
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CHAPTER 3 | DEVELOPMENT STANDARDS
This section establishes certain of the Implementation Regulations for each Planning Area in the SUNSET CROSSROADS Specific Plan. The Implementation Regulations provided herein work in concert with the architecture and landscape design guidelines set forth in Chapter 4, Design Guidelines, to achieve the desired vision for SUNSET CROSSROADS. This chapter shall apply to all Subdivision Maps, Design Reviews, Conditional Use Permits, and any other action requiring administrative or discretionary approval for implementation of the SUNSET CROSSROADS Specific Plan.
Section 3.1 provides General Development Criteria for the entire Specific Plan area to ensure the orderly, efficient and coordinated development of the SUNSET CROSSROADS SPECIFIC PLAN. Table 3-1 Permitted Uses establishes the land uses and review procedures consistent with the vision, goals, and intent, for the General Commercial, Industrial and Open Space land uses within the Specific Plan. The Development Standards presented in Sections 3.3 and 3.4 and included in Tables 3-2 and Table 3-3, identify the criteria affecting the development of the General Commercial and Industrial Planning Areas, respectively. The Planning Area Standards in Section 3.5 for each Planning Area reference the relevant Figures that depict desired architecture and landscaping elements contained throughout this Specific Plan for each Planning Area. The Planning Area Figures (Figures 3-1 through 3-6) presented in this section are derived from the Specific Plan Land Use Plan for SUNSET CROSSROADS (Figure 2-1, Land Use Plan).
Planning Areas within the SUNSET CROSSROADS Specific Plan were formed on the basis of logical separate areas of land use and development to ensure that implementation of the Industrial, General Commercial, and Open Space land uses are consistent with the quality of development and vision of City of Banning for SUNSET CROSSROADS.
3.1. GENERAL DEVELOPMENT CRITERIA
To ensure the orderly and sensitive development of the SUNSET CROSSROADS Specific Plan area, the following General Development Criteria apply to the entire Specific Plan area and augment the more location-specific Development Standards and Planning Area Standards provided elsewhere in Chapter 3. The Specific Plan-wide General Development Criteria are as follows:
1. The SUNSET CROSSROADS Specific Plan shall be developed as an employment and retail entertainment center containing General Commercial, Industrial, Open Space - Parks, and Open Space - Resource land uses on approximately 533.8 acres, as illustrated on Figure 2-1, Land Use Plan.
2. The SUNSET CROSSROADS Specific Plan shall be developed with a maximum of 5,813,400 square feet of building area, in addition to 125-room limited-service hotel (approximately 90,000 square feet). The 5,813,400 square feet of building area consists of a Maximum Building Square Footage of 268,400 sf of building area in Planning Area 1 and a Maximum Building Square Footage of 5,545,000 SF in Planning Areas 2-10. The approximately 90,000 square feet of hotel use is not counted as part of the General Commercial’s 268,400 Maximum Building Square Footage because traffic analysis for hotels is calculated by number of rooms, not square footage.
3. Except as modified by this Specific Plan or as approved by the Community Development Director pursuant to Chapter 5, Implementation Plan, development of the property shall be in accordance with the mandatory requirements of City of Banning ordinances.
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4. Planning Area net acreage (and net acreage covered by a given land use designation) may be expanded or reduced without a Specific Plan Amendment, through the Minor Modification process pursuant to Section 5.2.3, provided the modification does not increase or decrease the size of any Planning Area by more than 20%.
5. Development intensity/density or building square footage may be increased by no more than 20% within any or all of the Planning Areas without a Specific Plan Amendment, through the Minor Modification process pursuant to Section 5.2.3, provided that the overall Maximum Building Square Footage for Industrial uses and for General Commercial uses within this Specific Plan is not exceeded.
6. Development intensity/density or building square footage may be reduced in any or all of the Planning Areas without a Minor Modification or Specific Plan Amendment.
7. The permitted building intensity/density or building square footage within any Planning Area pursuant to an approved application, may be increased by a subsequent application submitted within this Specific Plan for the same Planning Area, through the Minor Modification process pursuant to Section 5.2.3, provided that such increase does not result in the Maximum Building Square Footage permitted by the Specific Plan document being exceed for Industrial uses or for General Commercial uses, nor exceed the maximum of 125 hotel rooms.
8. The City of Banning Planning Department shall prepare and maintain a Development Intensity Table which identifies each approved application submitted within this Specific Plan by Planning Area along with the building square footage approved and/or constructed on that Planning Area pursuant to an approved application, so that a running total of the approved square footage is monitored to assure that the Maximum Building Square Footage permitted by the Specific Plan document (in either the Industrial or General Commercial) is not exceeded.
9. Buildings may be constructed across Planning Area boundaries with the same Land Use Designation, which cross over into abutting Planning Areas, subject to all of the applicable Implementation Regulations and Design Guidelines of this Specific Plan. Buildings constructed across Planning Area boundaries or lot lines shall not, by themselves, trigger the requirement for a Minor Modification or Specific Plan Amendment.
10. Prior to issuance of a building permit for construction of any new use contemplated by this Specific Plan approval, the applicant shall first obtain clearance from the Planning Department verifying that all pertinent conditions of this Specific Plan approval have been satisfied for the phase of development in question.
11. A review in compliance with the California Environmental Quality Act (CEQA) shall be conducted to determine potential environmental impacts resulting from each Subdivision Map, Zone Change, Specific Plan Amendment, or other discretionary land use application required to implement this Specific Plan, unless such proposal is determined by the Community Development Director to be ministerial, consistent with the project EIR and to not require subsequent environmental review, or is exempt from the provisions of CEQA. Any required CEQA review shall be prepared as part of the review process for the application submitted within this Specific Plan.
12. Lots or parcels created within the Specific Plan area pursuant to any concurrent or subsequent tentative subdivision map(s) shall be consistent with the Implementation Regulations of the Specific Plan herein applied to the site, or as modified pursuant to Chapter 5, Implementation Plan.
13. For the security and safety of future employees and visitors, the applicant and/or Developer shall incorporate the following design concepts within each individual Design Review or Conditional Use Permit Application, or as approved by the Community Development Director:
a. Circulation for pedestrians, vehicles, and police patrols. b. Lighting of streets, parking areas, and walkways.
c. Visibility of doors and windows from the street and between buildings, where practical. 1506
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d. Fencing heights and materials (which are Developer's responsibility).
15. All lighting within this Specific Plan shall adhere to the following standards:
a. Lighting shall be limited to that necessary to light the project site. No lighting source shall be visible, or shall be permitted to spill over to adjacent properties. b. Lighting shall not be permitted which blinks, flashes, or is of unusually high intensity or brightness.
All lighting fixtures shall not have a visible light source and must be shielded and directed downward and away from adjoining properties and public rights-of-way. c. Lighting in commercial and industrial projects should be only the minimum required for safety and security.
d. Light standards should be limited to eighteen to thirty-four feet. e. Lighting should be integrated into the structure's architecture to the greatest extent possible. f. All lighting requirements in Section 17.24.100 of the City of Banning Zoning Ordinance are superseded by these standards.
16. Off street parking areas shall be regulated by these standards and other regulations within the City Zoning Ordinance are superseded:
a. Access.
1. All parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction.
2. No parking space shall be located so that a vehicle will maneuver within 25 feet of a parking entrance/vehicle entrance/parking aisle, vehicular entrance measured from the face of the curb. b. Dimensional Requirements. Dimensional requirements for off-street parking include the following:
1. Parking stalls shall be non-perpendicular to the parking aisle whenever possible.
2. Parking structures may be subject to dimensional adjustment, but in no case shall the stall width be less than eight feet and six inches. Reductions in design standards shall be subject to approval by the City Engineer and shall be discouraged. c. Drainage. Off-street parking areas shall be so designed that surface water will not drain over any sidewalk, or adjacent property.
d. Driveways.
1. Commercial/ Industrial
a. Access standards shall be maintained by the Public Works Department. b. Drive aisles shall be a minimum width of 15 feet for a one-way driveway, and 24 feet for a two-way driveway.
e. Landscaping, Screening and Shading. A minimum of 15 percent of the net area of all parking areas shall be landscaped as follows:
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1. Where parking areas adjoin a public right of way, a landscaped planting strip equal to the required yard setback shall be established and continuously maintained between the public right of way and parking area.
2. Any planting, sign, or any other structure within safety sight-distance of a driveway shall not exceed 30 inches in height.
3. Pedestrian access shall be provided throughout the landscaped areas.
4. At least one 24 inch box tree for every four spaces shall be included in the development of the overall landscape program. The maximum spacing between trees in parking areas shall be 30 feet; however, appropriate clustering of trees may be permitted. Landscaping islands are required at both ends of all parking rows.
5. All areas in a parking lot not used for driveways, maneuvering areas, parking spaces or walks, shall be permanently landscaped with suitable materials and permanently maintained.
6. A concrete curb, six inches high and six inches wide, shall abut all parking areas.
7. All landscaped areas shall be a minimum interior dimension of six feet in width.
8. Permanent and automatic irrigation systems shall be installed and permanently maintained in all landscaped areas, in conformance with the City's water conservation regulations in Chapter
17.32. 9. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions. This overhang is in addition to the required yard setbacks.
10. The landscaping plan shall provide for a variety of plant materials with an emphasis on drought tolerant species, and shall include a legend showing common names and sizes.
11. For screening purposes, all commercial, industrial and public parking areas abutting residentially designated property shall have a six foot high solid architecturally treated decorative masonry wall approved by the Community Development Director. All wall treatments shall occur on both sides.
12. Although any reasonable combination of shading methods can be utilized, all parking areas must provide at least 30 percent permanent shading for parked vehicles within two years of planting.
13. If trees are used, they may not thereafter be trimmed in a way which reduces the effectiveness of their shading ability.
f. Security and Lighting.
1. All parking facilities shall be designed, constructed and maintained with security as a priority to protect the safety of the users.
2. Adequate illumination for security and safety shall be provided in all parking areas. Lighting shall be energy efficient and in scale with the height and use of the structure. Any illumination, including security lighting, shall be shielded, visibility of light source eliminated and directed away from adjoining properties and public rights of way. g. Location of Required Parking Spaces.
1. All parking spaces shall be located on the same parcel as the structure or the use unless otherwise approved by the review authority.
h. Maintenance. All required parking facilities shall be permanently maintained, free of litter and debris. 1508
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i. Parking Structures. All parking structures shall be landscaped as follows:
1. All landscaping shall be permanently maintained and automatically irrigated. The parking structure shall have continuous minimum ten foot perimeter landscaping with vertical elements, such as trees or climbing vines at least every 20 feet.
2. Entries and exits of the parking structure shall include a minimum six-foot wide landscaped median island and accent paving in the driveway.
3. Landscaped materials, excluding vertical element openings, shall be provided in planters and/or pots for at least five percent of the total surface deck area. The planters and pots shall be distributed through the top deck area, and the perimeter of intermediate decks.
4. Lighting shall not spill beyond the surface deck, and shall not spill onto other properties. Lighting fixtures shall not exceed four feet in height.
j. Shared Parking.
1. Parking facilities may be shared if multiple uses cooperatively establish and operate the facilities and if these uses generate parking demands primarily during hours when the remaining uses are not in operation.
2. The applicant shall have the burden of proof for a reduction in the total number of required offstreet parking spaces, and written documentation shall be submitted substantiating their reasons for the requested parking reduction. Shared parking may only be approved if:
a. A sufficient number of spaces are provided to meet the greater parking demand of the participating uses;
b. Satisfactory evidence, as determined by the Community Development Director, has been submitted by the parties operating the shared parking facility, describing the nature of the uses and times when the uses operate so as to demonstrate the lack of potential conflict between them; and
c. Any additional covenants, deed restrictions or other agreements or documents as may be deemed necessary by the Community Development Director, are executed to assure that the required parking spaces provided are maintained, and that uses with similar hours and parking requirements, remain for the life of the commercial/industrial development.
k. Slope.
1. Driveways shall have no grades exceeding an eight percent slope, unless approved by the City Engineer.
2. Parking areas shall be designed and improved with grades not to exceed a five percent slope. l. Striping and Surfacing
1. All parking spaces shall be striped in accordance with City requirements. The striping shall be maintained in a clear and visible manner. Each exit from any parking area shall be clearly marked with a "STOP" sign.
2. Driveway and parking areas should be surfaced with a minimum thickness of three inches of concrete, asphaltic concrete, or a material approved by the City Engineer with bituminous surfacing over a minimum thickness of four inches of an aggregate base material. 1509
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3. For areas which are close to trees and shrubs, a porous surface may be used such as gravel, if this will aid in bringing rainwater to the roots of the trees, and if this is approved by the City Engineer.
m. Curbing and Wheel Stops.
4. Continuous concrete curbing at least six inches high and six inches wide shall be provided at least three feet from any wall, fence, property line, walkway or structure where parking and or drive aisles are located adjacent thereto. Curbing may be left out at structure access points.
5. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped. The clear width of a walkway adjacent to overhanging parked cars shall be four feet.
6. All parking lots shall have a continuous curbing at least six inches high and six inches wide around all parking areas and aisle planters. Wheel stops shall not be used in lieu of curbing to protect landscaping, signage structures and walls.
n. Parking Adjustment. Concurrent with an application for Design Review and/or Conditional Use Permit and application for a parking adjustment may be approved by the review authority subject to the findings:
Findings for a Parking Adjustment
1. The zoning regulations applicable to the property do not allow a reasonable use comparable to similar developments in the same zoning district;
2. The hardship for which the variance is requested is unique to the property area;
3. The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located;
4. Neither present nor anticipated future traffic volumes generated by the use of the site or the sites in the vicinity require strict or literal interpretation and enforcement of the specific regulation;
5. The granting of this parking variance will not result in the parking or loading of vehicles in public streets in such a manner as to interfere with the free flow of street traffic;
6. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance; and
7. The variance will run with the use or uses to which it pertains and shall not run with the site.
17. All landscaping shall be designed, installed and maintained in a manner consistent with the City of Banning Municipal Ordinance Section 8.28.170 and Chapter 17.32 (Water Efficient Landscape Ordinance) where not superseded by this Specific Plan.
18. Prior to the issuance of the first occupancy permit within the project, the Sign Program and Signage Design Guidelines shall be prepared and approved by the City of Banning. The Sign Program and Signage Design Guidelines shall provide adequate and appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses that shall be consistent with this Specific Plan.
19. Common areas identified in the Specific Plan are intended to be owned and maintained pursuant to Table 5-1, Maintenance Responsibilities, as described below:
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a. One or more permanent master maintenance organizations shall be established for the Specific Plan area, such as a Master Property Owners’ Association, Property Owners’ Association, and/or SubAssociation, to assume ownership and/or maintenance responsibility for all common space, private circulation systems, common parking lots, pedestrian paths, and other landscaped areas. Such a maintenance organization(s) may be public or private, or a combination of public and private. b. The maintenance organizations shall be established prior to Certificate of Occupancy. The ownership and maintenance responsibility shall be identified for each common area at the time Design Review or Conditional Use Permits are filed.
18. Structures shall be constructed to comply with California Energy Commission Title 24, Energy Efficiency Standards for Non-Residential Construction in place at the time the application for a building permit is submitted and complete.
19. In accordance with the California Solid Waste Reuse and Recycling Access Act of 1991, Cal Pub Resources Code §42911, adequate areas for collecting and loading recyclable materials shall be provided.
20. All businesses within Sunset Crossroads must provide recycling and organics recycling containers at front-ofhouse to collect waste generated from the products purchased and consumed on the premises consistent with CalRecycle requirements.
1. Any business generating 2 or more cubic yards of waste per week (recycling + organics recycling + disposal) shall engage in one of the following organic recycling activities:
a) Source separate organic waste from other waste and participate in a waste recycling service that includes collection and recycling of organic waste.
b) Recycle its organic waste on site, or self-haul its organic waste off site for recycling. c) Subscribe to an organic waste recycling service that may include mixed waste processing that specifically recycles organic waste.
2. Any business that generates four cubic yards or more of commercial solid waste per week shall arrange for recycling services. Businesses can take one or any combination of the following actions in order to reuse, recycle, compost or otherwise divert solid waste from disposal:
a) Self-haul.
b) Subscribe to a hauler(s).
c) Arrange for the pickup of recyclable materials.
d) Subscribe to a recycling service that may include mixed waste processing that yields diversion results comparable to source separation.
3.2. PERMITTED, CONDITIONAL, ANCILLARY, AND PROHIBITED USES Land within the SUNSET CROSSROADS Specific Plan and structures/facilities therein may be developed, and/or used for those activities listed in Table 3-1, Permitted Uses. Table 3-1 lists the Permitted, Conditionally Permitted, Ancillary and Prohibited land uses for each Planning Area established by this Specific Plan (Industrial, General Commercial, and Open Space). The Community Development Director is authorized to make a determination that a use not listed in Table 3-1 (Permitted Uses) may be allowed by the Specific Plan because it is found to be substantially similar to, and no more objectionable than, a Permitted, Conditionally Permitted, or Ancillary use, pursuant to the procedures in Chapter 5, Implementation Plan. Such a use shall be subject to the same review requirements as the identified “similar” allowed use. “Substantially similar” means that the use would be consistent with the purpose and intent of the Planning Area’s Land Use Designation in which the use is proposed (refer to Chapter 2, Development Plan). The description of uses within Planning Areas 11 through 19 are provided in the footnotes of Table 3-1. 1511
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The City, in considering an application for a specific permitted use, shall determine whether there are significant environmental impacts resulting from such proposed use not addressed in the EIR or any then prepared subsequent environmental documentation. If the environmental impacts exceed the impacts disclosed in the EIR or subsequent environmental documentation approved by the City, the City shall undertake additional environmental review in compliance with CEQA prior to approving any such use.
The symbols shown in Table 3-1 have the following meanings:
“P” means the land use is Permitted by right in the specified Land Use Designation, subject to the Implementation Regulations applicable to that Land Use Designation. “C” means the land use is Conditionally Permitted, subject to the filing of a Conditional Use Permit Application in accordance with the requirements of the City Zoning Ordinance and must be approved by the City of Banning before the use can be established within a particular Land Use Designation. A Conditional Use Permit application is an intensive consideration of an application submitted within this Specific Plan; no Design Review application is required.
“A” means the land use is Permitted by right in the specified Land Use Designation only when the use is Ancillary (in support of) the main Permitted or Conditionally Permitted use of the property. “X” means the land use is Prohibited within that Land Use Designation. 1512
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Table 3-1 Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Recreation, Education, and Public Assembly
Go-Cart racetrack P X
Billiard parlors/pool halls C X
Religious Facilities C C
Community centers C X
Day care centers P A
Health/fitness facilities P A
Indoor recreation centers P X
Libraries P P
Membership organization facilities P C
Museums P C
Outdoor commercial recreation P X
Public parks, outdoor spaces, and playgrounds P X
Recreational vehicle (RV) storage X P
Sport facilities and outdoor public assembly C X
Studios for dance, art, music, photography, etc. P C
Theatres and meeting halls C C
Retail Uses
Accessory retail uses P P
Alcoholic beverage sales, on- or off-site C X
Amusement Halls/Pools Halls
Antique stores
C
P
X
X
Art galleries P X
Auto, mobile home, and motor vehicle sales,
with or without part sales, new and/or used X C
Auto, mobile home, and motor vehicle part
sales X X
Bakeries, retail P X
Bars and drinking establishments C X
Certified farmers' markets P P
Convenience stores, with liquor sales C X
Convenience stores, no liquor sales P X
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USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Department stores P X
Drive-in/drive-through sales C X
Drug stores P X
Factory outlet centers P X
Farm and ranch supply stores P X
Furniture, furnishings, home equipment stores P X
Gift shops P X
Grocery stores, retail butchers and green
grocers
P X
Hardware/lumber/building material stores P X
e.g., Ace Hardware, The Home Depot, etc.
with corresponding ancillary outdoor
storage for these uses.
Liquor stores (off-site consumption) C X
Outdoor retail merchandise display and
activities C X
Pawn shops X X
Pet stores and grooming P X
Restaurants, no beer, wine or liquor sales P A Ancillary to an industrial building i.e.:
Cafeteria
Restaurants, serving beer, wine or liquor P A Ancillary to an industrial building i.e.:
Cafeteria
Restaurants, drive-in, take-out, fast food P A Ancillary to an industrial building i.e.:
Cafeteria
Retail stores, general merchandise P X
Second hand/thrift stores C X
Shopping centers, 15,000 square feet or more P X
Warehouse or club stores (i.e., "Big box
stores") P X
Services
Automatic teller machine (ATM), not at a bank P X
Banks and financial establishments/services P X
Barber shops and beauty shops P A
Bed and breakfast establishments C X
Business support/secretarial services P X
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USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Car wash P A
Construction storage (indoor and/or outdoor) X C
Drive-in and drive-through services P X
Dry cleaning, retail P A
Equipment rental yards X P
Fortune-Telling C X
Government offices P X
Hookah and Smoking Lounges C C
Hotels and motels, including extended stay P X
Laundry, coin operated P X
Massage Establishment P X
Medical services, clinics and labs C X
Professional offices P P
Public parking P P
Public utility and safety facilities P P
Including Fire Station, Reverse Osmosis
Facility, Potable Water Reservoir, and
Electrical Substation.
Real estate offices P X
Repair and maintenance of consumer products P X
Repair and maintenance of motor vehicles,
including auto body X P
Research and development facilities X P
Storage, accessory, including self-storage X P
Tattoo and Body Piercing Studios C X
Travel Centers P X Gas, Diesel, Electric, CNG, Car Wash, Retail/Fast Food
Urgent Care P X
Vehicle Repair Facilities with or without eight
(8) or fewer fueling stations [Automobile or
Truck]
X A
Limited to basic maintenance such as tire
repairs, oil changes, and other minor nonengine vehicle maintenance.
Veterinary clinics, animal hospitals, grooming P X
Manufacturing and Processing Uses
Assembly from prefabricated parts or products C P
Auto wrecking/parts salvaging X X
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USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Bakeries, wholesale X P Wholesale only, no small bakeries.
Breweries and distilleries P P
Breweries and distilleries, with bar and/or
restaurant in same building. P P
Cabinet shops, carpentry, furniture
manufacturing and assembly X P
Ceramics manufacturing and assembly X P
Cleaning and dyeing plants X C
Contractor's storage yards X P
Creameries and dairies X C
Distribution X P
Food products manufacturing X P
Furniture and fixtures X P
Garment and shoe manufacturing X P
Ice and cold storage X P Not including cooled/chilled or frozen/foods/products distribution facilities
Laundries and dry-cleaning plants C P
Lumber yards X P Primarily wholesale to the trade, limited retail sales, outdoor storage.
Machining, welding and blacksmithing X P
Manufacturing facilities, light X P
Manufacturing facilities, heavy X X
Metal plating shops X X
Mixed-use office/industrial X P
Mixed-use industrial/commercial X P
Packing plant X X
Printing/publishing P P
Recycling facilities X P
Recycling—Reverse vending machines P P
Sheet metal shops X P
Stone and granite storage and sales X P
Storage yard X P
Tire recapping, retreading and storage X C
1516
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PAGE | 3-14
USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Truck (commercial) repair, towing, parking,
storage and service X P
Trucking yard or terminal X P
Warehousing X P
Wholesaling X P
Other Uses
Commercial or telecommunications antennae P P
Public utility facilities P P
Including Electrical Substation, Fire
Station, Potable Water Reservoir, and
Reverse Osmosis Water Treatment
Facility
Cannabis Commercial Indoor Cultivation 4 X C
Cannabis Manufacturing Level 1 4 X C
Cannabis Retailer 4 C X
Cannabis Testing Laboratory 4 X C
Cannabis Distribution Facility 4 X C
Plant nurseries, with on-site sales P X
Plant nurseries, without on-site sales C X
Commercial cargo/storage containers C P
Additional Uses Not Listed in City’s Ordinance
Recreational Uses within fully enclosed
building with ancillary outdoor activities. P P
Linen and Uniform Supply X P
Battery Energy Storage System (BESS) X P
Distribution warehouses, general warehouses,
and e-commerce fulfillment centers, for dry
goods
X P
Distribution warehouses, general warehouses,
and e-commerce fulfillment centers for chilled,
cooled, or frozen goods
X P
Industrial Robotics Manufacturing and
Assembly X P
Data processing centers and data storage
services X P
Computer and electronic parts manufacturing
and assembly X P
1517
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
PAGE | 3-15
USE LEGEND: P: PERMITTED BY RIGHT | C: CONDITIONAL USE | A: ANCILLARY | X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Machinery manufacture X P
Day/health spa P X
Freeway Oriented Freestanding Signs3 P P
Indoor Go Kart Racing Tracks P X
Indoor Trampoline Parks and/or Indoor
Obstacle Courses, Climbing Walls/Gyms P X
Indoor, Man-made Surf and Wave Recreation P X
Notes:
1 Uses permitted within Planning Area 11 include a 5.0-acre public park, natural open space, trails, and landscaping. Planning Area 12 shall include open space areas which may include trails, as well as a possible Reverse Osmosis Facility Site and Fire Station site. 2 Development within Planning Areas 13, 14, 15, 16, 17, 18, and 19 shall be limited to grading associated with drainage crossings by roadways and/or fuel modification activities. 3 Freeway Oriented Freestanding Signs are permitted within Planning Areas 1, 6, and 7 and may be constructed as electronic/digital message board pylon signs consistent with the Specific Plan Sign Program. 4 Subject to Banning Municipal Code Requirements: Chapters 5.33, 5.35, 17.53 and 17.54. 1518
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PAGE | 3-16
3.3. GENERAL COMMERCIAL DEVELOPMENT STANDARDS
The standards identified below establish the development criteria that shall apply to Planning Area 1, designated General Commercial within SUNSET CROSSROADS. The Maximum Building Square Footage for Planning Area 1 is a total of 268,400 square feet of General Commercial building space in addition to a 125-room hotel (approximately 90,000 square feet), all at a Maximum Building Coverage of 50%. The 90,000 square feet of hotel use is not counted as part of the General Commercial’s 268,400 Maximum Building Square Footage because traffic analysis for hotels is calculated by number of rooms, not by square footage. Design Guidelines for this Planning Area can be found in Chapter 4.
Table 3-2 Development Standards – General Commercial
Site Requirements
Minimum Lot Area N/A
Minimum Average Lot Width N/A
Maximum Building Coverage1 50%
Notes:
1. During implementation, the Maximum Building Coverage shall be calculated for each Planning Area or Parcel. The Specific Plan Maximum Building Square Footage for General Commercial uses of 268,400 s.f., excluding the hotel and fuel pumps, shall not be exceeded, regardless of the Maximum Building Coverage achieved in any Planning Area. The approximately 90,000 square feet of hotel use is not part of the General Commercial 268,400 Maximum Building Square Footage because traffic analysis for hotels is calculated by number of rooms, not by square footage.
Minimum Setback Requirements (When abutting a street)
(As measured from the building to the edge of the right-of-way or to the property line.) Front, Rear, and Side
Building Heights under 35 feet: None
Building Heights over 35 feet: 2 feet for each foot the building height exceeds 35 feet
Architectural features such as cornices, eaves,
canopies, decorative wall elements
May encroach up to 4 feet into the setback, provided that adequate emergency access can be maintained, subject to approval by the Riverside County Fire Department.
Minimum Setback Requirements at Interior Side Yards (as measured from the property line.) Building 5 feet
Drive Aisle and Passenger Car and Truck Parking 5 feet
Screened Loading and Storage Yards 0 feet
Minimum Drive Aisle and Parking Space Separation Requirements Adjacent to building office element 10 feet
Adjacent to solid building wall or screen wall/fence,
and not within a screened/enclosed yard. 5 feet
Adjacent to solid building wall or screen wall/fence,
and within a screened/enclosed yard. 0 feet
Other Development Standards
Maximum Building Height
(measured from the building’s finished floor elevation
to the highest point of the building’s roof, parapet,
solar arrays, or other architectural projection.)
60 feet plus an additional 10 feet for solar arrays
Maximum Freeway Oriented Freestanding Sign 80 feet
Ground and Roof-Mounted Equipment All ground and roof mounted mechanical equipment shall be screened or obscured to the extent practical by landscaping when visible from abutting public roadways.
Signage
Signage shall be consistent with the Sign Program and Signage Design Guidelines, Signage Design Guidelines in the Specific Plan, or as approved by the City of Banning.
Outside Storage
If a non-screened outdoor general retail area is proposed, this area shall be identified on the implementing Design Review or Conditional Use Permit and shall be set back a minimum of 10 feet from the edge of the right-of-way. 1519
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
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PAGE | 3-17
3.4. INDUSTRIAL DEVELOPMENT STANDARDS
The standards identified below establish the development criteria that shall apply to the Planning Areas designated Industrial within the SUNSET CROSSROADS Specific Plan (Planning Areas 2, 3, 4, 5, 6, 7, 8, 9, and 10). The combined Maximum Building Square Footage for Planning Areas 2, 3, 4, 5, 6, 7, 8, 9, and 10 is 5,545,000 square feet of Industrial building space, at a Maximum Building Coverage of 60%. Design Guidelines for these Planning Areas can be found in Chapter 4.
Table 3-3 Development Standards - Industrial
Site Requirements
Minimum Lot Area N/A
Minimum Average Lot Width N/A
Maximum Building Coverage 1 60%
Notes:
1. During implementation, the Maximum Building Coverage shall be calculated for each Planning Area or Parcel. The Specific Plan maximum building square footage of 5,545,000 square feet for Industrial uses of shall not be exceeded, regardless of the Maximum Building Coverage achieved in any Planning Area.
Minimum Setback Requirements (When abutting a street) (As measured from the building to the edge of right-of-way or property line.) Front
When abutting any public street – 25 feet (of which 10 feet adjacent to the right-of-way shall be landscaped)
All other instances – 0 feet
Rear 0 feet
Side 0 feet
Architectural features such as cornices, eaves, canopies, decorative wall elements
May encroach up to 4 feet into the setback, provided that adequate emergency access can be maintained, subject to approval by the Riverside County Fire Department.
Minimum Setback Requirements at Interior Side Yards (as measured from the property line.) Building 5 feet
Drive Aisle and Passenger Car and Truck Parking 5 feet
Screened Loading and Storage Yards 0 feet
Minimum Drive Aisle and Parking Space Separation Requirements Adjacent to building office element 10 feet
Adjacent to solid building wall or screen wall/fence, and not within a screened/enclosed yard. 5 feet
Adjacent to solid building wall or screen wall/fence, and within a screened/enclosed yard. 0 feet
Other Development Standards
Maximum Building Height (Planning Areas 3, 4, 6, 7, 8, & 9) (Measured from the building’s finished floor elevation to the highest point of the building’s roof, parapet, solar arrays, or other architectural projection.)
60 feet plus an additional 10 feet for solar arrays
Maximum Building Height (Planning Areas 2 & 5)
(Measured from the building’s finished floor elevation to the highest point of the building’s roof, parapet, solar arrays, or other architectural projection.)
Planning Area 2 - 60 feet plus an additional 10 feet for solar arrays, or architectural parapet or other solid screening, only when screening industrial refrigeration equipment Planning Area 5 - 80 feet
Maximum Freeway Oriented Freestanding Sign 80 feet
Ground and Roof-Mounted Equipment All ground and roof mounted mechanical equipment shall be screened or obscured by landscaping when visible from adjacent public roadways.
Signage Signage shall be consistent with the Sign Program and Signage Design Guidelines, Signage Design Guidelines in the Specific Plan, or as approved by the City of Banning.
Outside Storage
If a non-screened outdoor storage area is proposed, the storage area shall be identified on the implementing Design Review and/or Conditional Use Permit and shall be set back a minimum of 10 feet from the edge of the right-of-way.
Loading Areas, Trailer Storage, Overhead Doors
Loading areas, trailer storage, and overhead doors may face toward a public street if either:
(a) Located further than 100’ from the street, measured to the edge of sidewalk or curb, or
(b) Appropriately screened from view with any combination of berms and landscaping or decorative screen walls.
1520
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PAGE | 3-18
3.4.1 BICYCLE PATHWAYS
1. Each Site Plan shall identify and the Project shall provide safe pathways for bicyclists from public roadways to onsite bicycle storage locations, using signage and/or striping.
3.4.2 TRUCK ROUTE MANAGEMENT PLAN REQUIREMENTS
1. Prior to the issuance of Final Occupancy Permits, each industrial site shall prepare and have approved by the Community Development Director, a Truck Management Plan containing the follow components:
a. Posting of signage clearly showing the designated entry for trucks from the public streets to the designated onsite truck check-in and truck parking areas.
b. Posting of signage indicating that all parking and maintenance of trucks must be conducted within the designated onsite areas and not within the surrounding community or on public streets. c. Posting of signage for exiting traffic (other than exempt vehicles1) showing the designated exits and restricting westward travel on Sun Lakes Boulevard west of Highland Home Road. d. Lease provisions clearly identifying the required truck routes, including requiring trucks to use Sunset Avenue to access the I-10 Freeway interchange and prohibiting trucks (other than exempt vehicles1) on Sun Lakes Boulevard west of Highland Home Road.
e. Consider and include, where feasible, driveway aprons providing egress to SLB Extension that physically direct trucks east on SLB Extension in a manner that does not affect exempt vehicles1. f. Truck route maps provided to all drivers and posted in breakrooms and throughout the Project. g. Designation of a Traffic Coordinator contact for the City to notify in the event of traffic issues. 1Exempt vehicles to include emergency and public safety vehicles, buses, limos and passenger vehicles, vehicles owned by a public utility or public agency and delivery vans serving local routes or using designated detour routes, tow trucks and moving vans.
3.5. PLANNING AREA STANDARDS
3.5.1 PLANNING AREA 1 [GENERAL COMMERCIAL (GC) – 47.9 ACRES] a. DESCRIPTION
Planning Area 1 is designated for 47.9 acres of General Commercial land uses in the northeastern portion of SUNSET CROSSROADS and is designed as a regional draw, providing a leisure and entertainment destination focusing on health and wellness-based retail uses along with a 125-room hotel. A Travel Center is provided within Planning Area 1 to provide retail/convenience sales, drive-through fast food, vehicle fueling stations and commercial fueling stations to accommodate passenger vehicles, recreational vehicles, and multi-axel axle tractor trailers directly off the I-10.
As shown on Figure 3-1, Planning Area 1, the General Commercial uses within Planning Area 1 are located north of Lincoln Street and west of Sunset Avenue. When entering the site from Sunset Avenue, visitors and employees are greeted with a Travel Center, restaurants and a multi-story hotel that initiates their experience at SUNSET CROSSROADS. Upon arrival, visitors and employees can park and continue to the heart of the development via pedestrian friendly walkways or continue into the Main Street District. Within the Main Street District, visitors will find wellness, restaurants, and recreational enterprises and outdoor gathering areas along both sides of A Street with patios, outdoor spaces, sports-oriented uses and retail storefronts.
The Main Street District leads directly to the heart of SUNSET CROSSROADS, terminating in a communal park surrounded by wellness-based retail, recreation and restaurants. Potential activity and wellness-based retail uses may 1521
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
PAGE | 3-19
include stationary wave surfing, indoor skydiving, indoor go-karting, obstacle gyms, and an indoor/outdoor climbing wall that serves as a focal exterior icon to this district. A collection of smaller athletic and dance studio spaces and a green belt for yoga classes, family lawn games, and relaxing lounge seating areas contributes to the energy of this zone by allowing for indoor/outdoor connectivity of their programs into the outdoor gathering areas. It is this collection of unique wellness-based uses, restaurants, outdoor areas, communal and public open spaces, and public focal points that will define the vision of SUNSET CROSSROADS for years to come. b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 1 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for General Commercial land uses provided in Section 3.2 and shall be consistent with Table 3-
1. 2. Planning Area 1 shall comply with the Development Standards for General Commercial land uses provided in Section 3.3.
3. Primary access to Planning Area 1 shall be provided via Lincoln Street from Sunset Avenue, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation, General Commercial Monumentation, Conceptual Tenant Monumentation, and Freeway Oriented Freestanding Signs for Planning Area 1 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation and signage will be determined in conjunction with development of this Planning Area and each application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Roadway landscape treatments shall be provided along Sunset Avenue and Lincoln Street, as conceptually illustrated on Figure 4-10, Conceptual Lincoln Street Streetscape, Figure 4-11, Conceptual Sunset Avenue (I-10 to Lincoln Street) Streetscape.
6. Walls and fencing along the exterior of Planning Area 1 may be provided. The location(s) and type of walls/fences interior to Planning Area 1 will be established in conjunction with an application submitted within this Specific Plan for this Planning Area.
7. The transition between Planning Area 1, Planning Area 13, and the Industrial uses located to the west within Planning Area 6, is conceptually illustrated in Figure 4-15, Conceptual Interface #1 – Commercial (Planning Area 1) to Industrial (Planning Area 6).
8. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
9. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1522
CHAPTER 3 I DEVELOPMENT STANDARDS
PA 13
PA 14
Source(s): ESRI, Nearmap (2022), Proactive Engineering Consultants (01-2023), Hunter Landscape (2021), ADS (03-21-2021) 0 ---Feet
50 100 200
PAGE 13-20
SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
Legend
• Conceptual General Commercial Monumentation (Figure 4-6) * Conceptual Freeway Oriented Freestanding Sign {Figure 4-9) Streetscapes
D
D
-
Conceptual Lincoln Street Streetscape {Figure 4-10)
Conceptual Sunset Avenue (1-10 to Lincoln Street) Streetscape (Figure 4-11) Conceptual Sunset Avenue (SLB Extension to Bobcat Road) Streetscape {Figure 4-llA) Interfaces
0 Conceptual Interface #1- Commercial (PA 1) to Open Space and Industrial (PA 6) {Figure 4-15} Notes:
This exhibit identifies the conceptual locations of entry monumentation and signage. The final locations of entry monuments and signs will be determined at the time internal streets, buildings and driveway locations are identified as part of implementing projects(s).
Concei:>tual Sunset Avenue (I- l O to Lincoln Street) Streetscai:>e · o ce t
w
Cl)
z
:::::,
Cl)
FIGURE 3-1
Planning Area 1
1523
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
PAGE | 3-21
3.5.2 PLANNING AREA 2 [Industrial (i) – 33.8 acres]
a. DESCRIPTION
As shown on Figure 3-2, Planning Areas 2, 5, and 14, Planning Area 2 is located south of Lincoln Street, west of Sunset Avenue, and north of the SLB Extension and is designated for 33.8 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 2 is provided via Lincoln Street and the SLB Extension. Connections to private driveways and drive aisles within Planning Area 2 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 2 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 2 provides decorative landscaping along its frontage with Lincoln Street and Sunset Avenue, as a visual amenity. Additional landscaping, setbacks, and orientation of truck bays will be considered during the design and implementation of this Planning Area to provide a buffer between the Industrial uses and existing residential to the east.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 2 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 2 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Industrial refrigeration equipment in Planning Area 2 may be ground-mounted or roof-mounted. When roofmounted, such equipment shall be surrounded by a 10-foot-high architectural parapet or other solid screening.
4. Primary access to Planning Area 2 shall be provided via Lincoln Street and the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
5. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 2 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
6. Roadway landscape treatments shall be provided along Sunset Avenue and Lincoln Street, as conceptually illustrated on Figure 4-10, Conceptual Lincoln Street Streetscape, Figure 4-11A, Conceptual Sunset Avenue (Lincoln Street to SLB Extension) Streetscape.
7. Walls and fencing along the exterior of Planning Area 2 may be provided. The location(s) and type of walls/fences interior to Planning Area 2 will be established in conjunction with development of this Planning Area.
8. A landscaped transition shall be provided between Planning Area 2 and the off-site residential uses located to the east, as conceptually illustrated in Figure 4-16, Conceptual Interface #2 – Industrial (Planning Area 2) to Off-Site Residential (East)
9. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
10. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1524
CHAPTER 3 I DEVELOPMENT STANDARDS
Source(s): ESRI. Nearmap (2022). Proactive Engineering Consultants (01-2023), Hunter Landscape (2021), ADS (03-21-2021) 0 ----Feer
75 150 300
PAGE I 3-22
SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
Legend
Monumentatlon
* Conceptual Primary Monumentation (Figure 4-5)
Streets capes
D Conceptual Lincoln Street Streetscape (Figure 4-10)
D Conceptual Sunset Avenue (1-10 to Lincoln Street) Streetscape (Figure 4-11) 1111 Sunset Avenue (Lincoln Street to SLB Extension) Streetscape (Figure 4-11A) D Conceptual Sunset Avenue (SLB Extension to Bobcat Road) Streetscape (Figure 4-118) Interfaces
f) Conceptual Interface #2 - Industrial (PA 2) to Off-Site Residential (East) (Figure 4-16) l. Future �n Loke-s Boulevard Extension /J ckdicoted public right of way and will be comtrvcted and maintained by the City of Bonnin9.
2. This exhibit i
dentifies the conceptual locations of entry mooumentation and signoge. The final locations of �ntry monum�nts and signs will� rkterm;n�d ot th� ti� int�rnol struts, buildings and driv�way locations or� id�ntified os port of impl�m�nting proj�cts(s).
FIGURE 3-2
Planning Areas 2, 5, 14
1525
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
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PAGE | 3-23
3.5.3 PLANNING AREA 3 [Industrial (i) – 7.8 acres]
a. DESCRIPTION
As shown on Figure 3-3, Planning Areas 3, 4, and 15, Planning Area 3 is located south of the SLB Extension and west of Sunset Avenue and is designated for 7.8 acres of Industrial land uses and may include a site for a Potable Water Reservoir. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1, Permitted Uses.
Automobile and heavy commercial truck access to Planning Area 3 is provided via Sunset Avenue. Connections to private driveways and drive aisles within Planning Area 3 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 3 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 3 provides decorative landscaping along its frontage with Sunset Avenue as a visual amenity. Additional landscaping, setbacks, and orientation of truck bays will be considered during the design and implementation of this Planning Area to provide a buffer between the Industrial uses and existing/planned residential uses/MSJC Campus to the east. b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 3 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 3 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 3 shall be provided via Sunset Avenue, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 3 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Roadway landscape treatments shall be provided along Sunset Avenue as conceptually illustrated on Figure 4- 11B, Conceptual Sunset Avenue Streetscape (SLB Extension to Bobcat Road).
6. Walls and fencing along the exterior of Planning Area 3 may be provided. The location(s) and type of walls/fences interior to Planning Area 3 will be established in conjunction with development of this Planning Area.
7. A landscaped transition shall be provided between Planning Area 3 and the off-site residential uses located to the east, as conceptually illustrated in Figure 4-17, Conceptual Interface #3 – Industrial (Planning Area 3) to Off-Site School Site (East).
8. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
9. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1526
CHAPTER 3 I DEVELOPMENT STANDARDS
0 Possible Potable Water Reservoir Site
Monumentation
Conceptual Industrial Monumentation {Figure 4-7}
Streetscapes
- Conceptual Bobcat Road Streetscape {Figure 4-12)
D Conceptual Sunset Avenue (SLB Extension to Bobcat Road) Streetscape {Figure 4-118) - Conceptual Sunset Avenue (1-10 to Lincoln Street) Streetscape (Figure 4-11) Interfaces
e Conceptual Interface #3 - Industrial (PA 3) to Off-Site School Site (East) {Figure 4-17} 0 Conceptual Interface #4 - Industrial (PA 4) to Off-Site Residential (South) /Figure 4-18) 0 Conceptual Interface #5 - Industrial (PA 4) to Off-Site Open Space {Figure 4-19} Fire Access
Secondary Access Connection /Figure 2-2)
Notes:
1. Future Sun Lakes Boulevard Extension is dedicated public right of way and will be constructed and maintained by the City of Banning.
2. This exhibit identifies the conceptual locations of entry monumentation and signage. The final locations of entry monuments and signs will be determined at the time internal streets, buildings and driveway locations ore identified as part of implementing projects(s).
Source(s): ESRI, Nearmap (2022), Proactive Engineering Consultants (01-2023), Hunter Landscape (2021) 0 ---Feet
87.5 175 350
PAGE 13-24
SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
FIGURE 3-3
Planning Areas 3, 4 and 15
1527
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
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PAGE | 3-25
3.5.4 PLANNING AREA 4 [Industrial (I) – 194.3 acres]
a. DESCRIPTION
As shown on Figure 3-3, Planning Areas 3, 4, and 15, Planning Area 4 is located north of Bobcat Road, south of the SLB Extension and west of Sunset Avenue and is designated for 194.3 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 4 is provided via the SLB Extension and Sunset Avenue. Connections to private driveways and drive aisles within Planning Area 4 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 4 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 4 provides decorative landscaping along its frontage with Sunset Avenue and Bobcat Road as a visual amenity.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 4 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 4 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. In Planning Area 4, 6-foot-high walls shall be constructed around the west, south, and east perimeters of parking lots fronting Bobcat Road across from residential uses. Buildings with parking lots that front Bobcat Road shall be constructed with 10-foot-high and 100-to-175-foot-long “wing walls” to reduce on-site operational noise.
4. Primary access to Planning Area 4 shall be provided via Sunset Avenue and the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
5. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 4 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
6. Roadway landscape treatments shall be provided along Sunset Avenue as conceptually illustrated on Figure 4- 11B, Conceptual Sunset Avenue Streetscape (SLB Extension to Bobcat Road), and Figure 4-12, Conceptual Bobcat Road Streetscape.
7. Walls and fencing along the exterior of Planning Area 4 may be provided. The location(s) and type of walls/fences interior to Planning Area 4 will be established in conjunction with development of this Planning Area.
8. A landscaped transition shall be provided between Planning Area 4 and the off-site residential uses located to the south, as conceptually illustrated in Figure 4-18, Conceptual Interface #4 – Industrial (Planning Area 4) to Off-Site Residential (South).
9. A landscaped transition shall be provided between Planning Area 4 and the off-site vacant land located to the west, as conceptually illustrated in Figure 4-19, Conceptual Interface #5 – Industrial (Planning Area 4) to Off-Site Open Space.
10. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
1528
CHAPTER 3 | DEVELOPMENT STANDARDS SUNSET CROSSROADS
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PAGE | 3-26
11. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.
3.5.5 PLANNING AREA 5 [Industrial (I) – 66.3 acres]
a. DESCRIPTION
As shown on Figure 3-2, Planning Areas 2, 5, and 14, Planning Area 5 is located south of Lincoln Street and north of the SLB Extension, between Planning Areas 14 and 17 and is designated for 66.3 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 5 is provided via Lincoln Street and the SLB Extension. Connections to private driveways and drive aisles within Planning Area 5 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 5 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 5 provides decorative landscaping along its frontage with Lincoln Street as a visual amenity.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 5 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 5 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 5 shall be provided via Sunset Avenue and the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 5 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Walls and fencing along the exterior of Planning Area 5 may be provided. The location(s) and type of walls/fences interior to Planning Area 5 will be established in conjunction with development of this Planning Area.
6. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
7. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1529
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3.5.6 PLANNING AREA 6 [INDUSTRIAL (I) – 28.1 ACRES]
a. DESCRIPTION
As shown on Figure 3-4, Planning Areas 6, 7, 13, and 18, Planning Area 6 is located north of Lincoln Street, between Planning Areas 13 and 18 and is designated for 28.1 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 6 is provided via Lincoln Street. Connections to private driveways and drive aisles within Planning Area 6 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 6 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 6 provides decorative landscaping along its frontage with Lincoln Street as a visual amenity.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 6 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 6 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 6 shall be provided via Lincoln Street, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 6 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Roadway landscape treatments shall be provided along Lincoln Street as conceptually illustrated on Figure 4-10, Conceptual Lincoln Street Streetscape.
6. Walls and fencing along the exterior of Planning Area 6 may be provided. The location(s) and type of walls/fences interior to Planning Area 6 will be established in conjunction with development of this Planning Area.
7. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
8. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1530
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3.5.7 PLANNING AREA 7 [INDUSTRIAL (I) – 25.8 ACRES]
a. DESCRIPTION
As shown on Figure 3-4, Planning Areas 6, 7, 13, and 18, Planning Area 7 is located west of Planning Area 18 and east of Highland Home Road and is designated for 25.8 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 7 is provided via Lincoln Street with additional access provided via the 24’-wide Secondary Access Connection from Highland Home Road. Connections to private driveways and drive aisles within Planning Area 7 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 7 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 7 may include a City-constructed 1.0-acre Electrical Substation Site in the northwest corner of the site, accessible via a paved 24’ access road within Planning Area 7.
Planning Area 7 provides an open space, landscaped buffer along its frontage with Highland Home Road as a visual amenity.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 7 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 7 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 7 shall be provided via Lincoln Street, with secondary access via a 24’ Secondary Access Connection to Highland Home Road, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 7 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Roadway landscape treatments shall be provided along Highland Home Road as conceptually illustrated on Figure 4-13, Conceptual Highland Home Road Streetscape.
6. Walls and fencing along the exterior of Planning Area 7 may be provided. The location(s) and type of walls/fences interior to Planning Area 7 will be established in conjunction with development of this Planning Area.
7. A landscaped transition, a minimum of 100’ deep along the western boundary shall be provided between industrial parking areas in Planning Area 7 and the off-site uses located to the west, as conceptually illustrated in Figure 4- 21, Conceptual Interface #7 – Industrial (Planning Area 7) to Off-Site Residential (West). With the exception of a potential electrical substation, a minimum 100’ buffer along the western boundary of Planning Area 7 will be provided and considered during the design and implementation of this Planning Area.
8. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1532
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3.5.8 PLANNING AREA 8 [INDUSTRIAL (I) – 16.2 ACRES]
a. DESCRIPTION
As shown on Figure 3-5, Planning Areas 8, 9, 11, 17, and 19, Planning Area 8 is located south of Lincoln Street and north of the SLB Extension, between Planning Areas 17 and 19 and is designated for 16.2 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 8 is provided via Lincoln Street and the SLB Extension. Connections to private driveways and drive aisles within Planning Area 8 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 8 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees. Planning Area 8 provides decorative landscaping along its frontage with Lincoln Street as a visual amenity.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 8 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 8 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 8 shall be provided via Lincoln Street and the SLB Extension via Sunset Avenue, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 8 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Roadway landscape treatments shall be provided along Lincoln Street as conceptually illustrated on Figure 4-10, Conceptual Lincoln Street Streetscape.
6. Walls and fencing along the exterior of Planning Area 8 may be provided. The location(s) and type of walls/fences interior to Planning Area 8 will be established in conjunction with development of this Planning Area.
7. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
8. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1533
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3.5.9 PLANNING AREA 9 [Industrial (i) – 3.3 acres]
a. DESCRIPTION
As shown on Figure 3-5, Planning Areas 8, 9, 11, 17, and 19, Planning Area 9 is located north of the SLB Extension, between Planning Areas 11 and 19 and is designated for 3.3 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 9 is provided via the SLB Extension. Connections to private driveways and drive aisles within Planning Area 9 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 9 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 9 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 9 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 9 shall be provided via the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 9 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Walls and fencing along the exterior of Planning Area 9 may be provided. The location(s) and type of walls/fences interior to Planning Area 9 will be established in conjunction with development of this Planning Area.
6. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
7. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1535
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3.5.10 PLANNING AREA 10 [INDUSTRIAL (I) – 16.4 ACRES]
a. DESCRIPTION
As shown on Figure 3-6, Planning Areas 10, 12, and 16, Planning Area 10 is located south of the SLB Extension, between Planning Areas 12 and 16 and is designated for 16.4 acres of Industrial land uses. The full list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for this Planning Area is provided in Table 3-1.
Automobile and heavy commercial truck access to Planning Area 10 is provided via the SLB Extension. Connections to private driveways and drive aisles within Planning Area 10 will be designed and provided, as needed, in conjunction with development of this Planning Area.
Planning Area 10 may provide employees with building amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures for use by employees.
b. PLANNING AREA STANDARDS
1. Land uses within Planning Area 10 shall comply with the Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2. Planning Area 10 shall comply with the Development Standards for Industrial land uses provided in Section 3.4.
3. Primary access to Planning Area 10 shall be provided via the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
4. The locations of Primary Entry Monumentation and Industrial Monumentation for Planning Area 10 are conceptually illustrated on Figure 4-1, Conceptual Master Landscape Plan. The final location(s) of all monumentation will be determined in conjunction with development of this Planning Area and an application submitted within this Specific Plan, and such locations shall be consistent with the Sign Program and Signage Design Guidelines. The Sign Program and Signage Design Guidelines shall provide guidance in determining the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5. Walls and fencing along the exterior of Planning Area 10 may be provided. The location(s) and type of walls/fences interior to Planning Area 10 will be established in conjunction with development of this Planning Area.
6. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
7. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1536
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3.5.11 PLANNING AREA 11 [OPEN SPACE – PARKS (OS-P) – 12.6 ACRES] a. DESCRIPTION
As shown on Figure 3-5, Planning Areas 8, 9, 11, 17, and 19, Planning Area 11 consists of 12.6 acres designated as Open Space-Parks in the western portion of SUNSET CROSSROADS. Planning Area 11 is intended to include a publicly-accessible 5.0-acre passive park, natural open space, fuel modification areas, trails, and landscaping. Planning Area 11 may provide recreational amenities such as, but not limited to, a tot lot playground, picnic tables, trails, walking paths, a parking lot, and restrooms. Open field areas are provided next to the playground and picnic tables, along with a looped walking path which winds through the recreational area. The 5.0-acre park portion of Planning Area 11 will be dedicated to and maintained by the City of Banning, and the remaining open space portion will be maintained by the Master Property Owners’ Association or a Public or semi-public Agency.
As shown on Figure 3-5, access to Planning Area 11 is provided from the SLB Extension. Planning Area 11 is bordered by Planning Areas 9 and 19 to the east, the SLB Extension to the south, and Highland Home Road to the west. Planning Area 11 provides a buffer between the Industrial land uses of in Planning Areas 9, and the off-site residential land uses to the west.
b. PLANNING AREA STANDARDS
1. Primary access to Planning Area 11 shall be provided via the SLB Extension, as shown on Figure 2-2, Conceptual Circulation Plan.
2. Low-level security lighting may be provided for the park, tot lot playground, trails, parking lot, and restrooms. The trails and parking lot may include bollard lighting while the tot lot playground and restrooms may include security lighting. High intensity sports-field lighting is prohibited.
3. Walls and fencing within Planning Area 11 may be provided as a visual and physical buffer between the off-site residential uses, Industrial Uses, and/or existing natural drainage features. The location(s) of walls/fences interior to Planning Area 11 will be established in conjunction with development of this Planning Area.
4. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
5. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1538
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3.5.12 PLANNING AREA 12 [OPEN SPACE – RESOURCE (OS-R) – 12.5 ACRES] a. DESCRIPTION
As shown on Figure 3-6, Planning Areas 10, 12, and 16, Planning Area 12 consists of 12.5 acres designated as Open Space-Resource within SUNSET CROSSROADS. Planning Area 12 is intended to serve as a buffer for the Sun Lakes residential community to the west and includes open space areas which may contain trails as well as a City-constructed
2.3-acre site for a Reverse Osmosis Facility Site and a 1.5- acre site for a future Fire Station. The open space portions of Planning Area 12 will be dedicated to the City of Banning and maintained by a Master Property Owners’ Association or Public Agency.
b. PLANNING AREA STANDARDS
1. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
2. A landscaped transition shall be provided between Planning Area 12 and the off-site residential uses located to the south, as conceptually illustrated in Figure 4-20, Interface #6 – Industrial (Planning Area 12) to Off-Site Residential (West).
3. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria 1539
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3.5.13 PLANNING AREAS 13, 14, 15, 16, 17, 18, & 19 [OPEN SPACE – RESOURCE (OS-R) – 40.5 ACRES] b. DESCRIPTION
As shown on Figure 3-2, Figure 3-3, Figure 3-4, Figure 3-5, and Figure 3-6, Planning Areas 13, 14, 15, 16, 17, 18, and 19 consists of a combined 40.5 acres designated as Open Space-Resource within SUNSET CROSSROADS. Planning Areas 13, 14, 15, 16, 17, 18, and 19 are intended to preserve the existing natural drainage features of the Specific Plan site. The Property Owners’ Association (POA) will maintain the drainage features consistent with the mitigation requirements, maintain the local interface with the natural drainages and storm drain discharge locations, and maintain access to storm drain outlet structures. Development within Planning Area 13, 14, 15, 16, 17, 18, and 19 shall be limited to grading, bridge crossings, and fuel modification areas. b. PLANNING AREA STANDARDS
1. Walls and fencing within Planning Areas 13 through 19 may be provided as a visual and physical buffer between the existing natural drainage features and the General Commercial, Industrial, and Open Space-Park land uses.
The location(s) of walls/fences abutting Planning Areas 13 through 19 will be established in conjunction with the development of adjacent Industrial and General Commercial Planning Areas, respectively.
2. Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the SUNSET CROSSROADS Specific Plan.
3. Please refer to Chapter 4, Design Guidelines, for other applicable design criteria. 1540
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3.6. ENERGY EFFICIENCY DEVELOPMENT CRITERIA
Development within SUNSET CROSSROADS is expected to be Energy Efficient consistent with or exceeding the criteria from the California Building Code, Title 24 standards which the City has adopted by ordinance. The Developer and City of Banning recognize that the technological and methodological specifications in the criteria could become obsolete in the future due to advancement over time. In that event, SUNSET CROSSROADS may implement new technologies and methodologies if they achieve at least as much environmental protection and do not result in new or greater significant environmental impacts than the technologies or methodologies specified in the following criteria:
1. Energy Efficient Structures
a. Enhanced Insulation shall be provided via methods such as rigid wall insulation R-15, roof/attic R-30, etc. b. Greatly Enhanced Window Insulation with 0.28 or less U-factor, 0.22 or less SHGC, etc. shall be provided. c. Modest Cool Roofs with CRRC Rated 0.15 aged solar reflectance, 0.75 thermal emittance, etc. shall be provided.
d. Building roofs shall be in compliance with solar requirements of the California Building Code, Title 24 standards.
2. Energy Efficient Heating and Cooling (HVAC)
a. Improved Efficiency HVAC (EER 14/78% AFUE or 8 HSPF) shall be provided. b. Office space heating within warehouses must utilize heat pumps.
3. Energy Efficient Potable Water
a. Improved Efficiency Water Heater (0.72 Energy Factor) shall be provided. b. Water Efficient Showerheads (1.8 gpm) shall be provided. c. Water Efficient Toilets/Urinals (1.28 gpm) shall be provided. d. Water Efficient Faucets (0.5 gpm for lavatories; 1.8 gpm for kitchens) shall be provided. e. Water Efficient Dishwasher (20% water savings) shall be provided.
4. Energy Efficient Appliances
a. Energy efficient Lights shall be provided.
b. Occupant sensing lighting that dims to at least 50 percent when unoccupied shall be within the interior areas of warehouses and offices.
c. Energy Star Commercial Refrigerators and Commercial Dishwashers shall be provided.
5. Energy Efficient Landscaping
a. Only low water using plants shall be used.
b. Weather based irrigation control systems combined with drip irrigation (demonstrate 20% reduced water) shall be used.
c. Graywater (purple pipe) irrigation system shall be provided on site.
6. Energy Efficient Transportation
a. A Car/vanpool program with preferred parking shall be provided within SUNSET CROSSROADS. b. Secure bicycle storage racks or bicycle lockers, and employee lockers will be provided within the industrial land uses
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c. Development shall provide reserved preferential parking spaces for car-share, carpool, and ultra-low or zero emission vehicles.
d. Larger parking spaces will be provided that can accommodate vans used for ride-sharing programs and reserve them for vanpools and include adequate passenger waiting/loading areas. e. EV charging stations shall be installed in employee garages/parking areas. f. Adequate areas for on-site parking, on-site queuing, and truck check-in point will be provided. g. Development Project installed traffic signals shall be smart signals that can be synchronized and connected to an ITS system.
h. Post signs clearly showing the designated entry and exit points from the public street to the designated onsite truck check-in and truck parking areas.
i. Post signs indicating that all parking and maintenance of trucks must be conducted within the designated onsite areas and not within the surrounding community or public streets. j. Development Project street improvements will include sidewalks. k. Development Project will include a marketing strategy to promote the project site employer’s CTR (Commute Trip Reduction) program. Information sharing and marketing promote and educate employees about their travel choices to the employment location beyond driving such as carpooling, taking transit, walking, and biking, thereby reducing VMT (Vehicle Miles Traveled). The following features (or similar alternatives) of the marketing strategy are essential for effectiveness.
a. Onsite or online commuter information services.
b. Employee transportation coordinators.
c. Onsite or online transit pass sales.
Development Project will provide tenant’s employees material and online resources as a means to promote the commute trip reduction program. With proper implementation and 100 percent of the employees eligible, this design feature is expected to reduce VMT by 4 percent. l. Development Project will provide a ridesharing program and establish a permanent transportation management association with funding requirements for employers. Ridesharing encourages carpooled vehicle trips in place of single-occupied vehicle trips, thereby reducing the number of trips and VMT.
Ridesharing must be promoted through a multifaceted approach. Examples include the following a. Designating a certain percentage of desirable parking spaces for ridesharing vehicles. b. Designating adequate passenger loading and unloading and waiting areas or ridesharing vehicles. c. Providing an app or website for coordinating rides.
Development Project as designed, will provide carpool/vanpool/EV parking designated spaces in locations of easy and convenient accessibility to the Project building. As calculated for the Project, with proper implementation and 100 percent employees eligible, the Project is expected to reduce VMT by four percent. 1542
CHAPTER FOUR establishes the quality and character of the built environment through the design of architecture and landscaping for the master-planned development of SUNSET CROSSROADS.
DESIGN
GUIDELINES
4.1 PURPOSE AND INTENT
4.2 DESIGN THEME
4.3 INDUSTRIAL ARCHITECTURAL GUIDELINES
4.4 GENERAL COMMERCIAL ARCHITECTURAL GUIDELINES
4.5 SIGNAGE DESIGN GUIDELINES
4.6 LANDSCAPE DESIGN GUIDELINES
4 1543
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CHAPTER 4 | DESIGN GUIDELINES
4.1 PURPOSE AND INTENT
The Design Guidelines presented in this section establish the quality and character of the built environment for the master-planned development of SUNSET CROSSROADS. While the Design Guidelines provide direction, they are simultaneously intended to provide a certain level of flexibility to allow creative expression during the design of implementing development projects.
The Design Guidelines provide criteria for architecture, landscape design, signage, lighting, and energy efficiency.
SUNSET CROSSROADS’ visual identity will be expressed primarily through building form, colors and materials, along with landscape, hardscape, and signage elements. The Design Guidelines contained herein are presented in a manner that ensures consistent, coherent architectural and landscape architecture expression across the Specific Plan area, while allowing for flexibility in response to the modern-day reality of continuously evolving building design.
The objectives of the Design Guidelines are:
To describe the thematic elements and the construction quality expected for SUNSET CROSSROADS. To provide the City of Banning with assurance that SUNSET CROSSROADS will be developed in accordance with the quality and character described within this Specific Plan. To serve as a guide to developers, builders, engineers, architects, landscape architects, and other professionals involved with implementing development within SUNSET CROSSROADS, in order to achieve and maintain the desired design quality.
To provide an aesthetic benchmark for the City of Banning to use in their review of future applications submitted within this Specific Plan within the Specific Plan. To provide a baseline for SUNSET CROSSROADS to convey a contemporary aesthetic theme and character while allowing flexibility for practical application and creative expression. To encourage the implementation of energy efficiency design features that can be implemented in the site planning, design, and construction phases of the Specific Plan to minimize waste deposited at landfills, decrease energy use and particularly fossil fuel consumption, and reduce water consumption. To ensure that the Specific Plan implements the intent of the City of Banning General Plan and applicable City Ordinances.
The Design Guidelines presented in this section apply to all development within SUNSET CROSSROADS, regardless of the land use category. All photographs, illustrations, and diagrams contained in these Design Guidelines serve as visual aids to convey the overall theme. Exact replication of the examples is neither required nor anticipated. 1544
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4.2 DESIGN THEME
The SUNSET CROSSROADS Specific Plan is a contemporary employment and commercial center containing General Commercial, Industrial, Open Space - Parks, and Open Space - Resource land uses. The design goal of SUNSET CROSSROADS is to achieve contemporary interpretations of historical styles rather than exact recreations.
Architectural design creativity, attention to detail, and respect of the building’s scale and massing along public roadways will be expected to be a level equal to or exceeding the General Commercial and Industrial uses within the City of Banning. The property’s location provides the businesses located here with access to the regional transportation network, proximity to a work force, proximity to the Ports of LA and Long Beach, and visibility to passers-by traveling on Interstate 10. A cohesive design theme for SUNSET CROSSROADS is created for the General Commercial and Industrial land uses to maintain design continuity throughout the Specific Plan area.
The SUNSET CROSSROADS SPECIFIC
PLAN establishes 47.9 acres of General
Commercial designated area. Envisioned
as a health and wellness-focused
recreation, restaurant, and hospitality
destination within the City of Banning,
SUNSET CROSSROADS combines
these uses within a carefully designed
and cohesive architectural and landscape
theme. The Specific Plan also
establishes 392.0 acres of Industrial land
uses, featuring a contemporary aesthetic,
which provides architectural styling with
attractive detailing, steel accents, a lighttoned color palette, and timeless features. Design elements are included
to reduce the visibility and intensity of the
industrial activities, including walls, landscaping, and building design. Signs are modern, lighting is focused and directed, landscaping is colorful and drought- tolerant, and design features are applied that lower energy use demands of building operations.
4.3 INDUSTRIAL ARCHITECTURAL GUIDELINES
The architectural style of Industrial uses within SUNSET CROSSROADS emphasizes a contemporary interpretation of the traditional context with building massing over structural articulation. Buildings are characterized by simple and distinct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal, aesthetically pleasing proportions and strong shadow patterns. Colors, materials, and textures can be mixed to create additional visual interest.
Design elements are selected to be compatible in character, massing, and materials to promote a clean and contemporary feel. Individual creativity and identity are encouraged, but design integrity and compatibility must be maintained among all buildings and between Planning Areas, to reinforce a unified image within SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image above conceptually shows the design theme for General Commercial uses within SUNSET CROSSROADS. 1545
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4.3.1 BUILDING FORM
Building “form” is one of the primary elements of architecture. Numerous design aspects, including shape, mass (size), scale, proportion, and articulation, are elements of a building’s form. Building forms are especially important for building façades that are visible along the following view corridors:
Building façades in Planning Areas 2, 3, and 4 that are visible from Sunset Avenue. Building façades in Planning Areas 2, 3, 4, 5, 8, 9, and 10 that are visible from the SLB Extension. Building façades in Planning Area 4 that are visible from Bobcat Road and the off-site residential to the south. Building façades in Planning Areas 6 and 7 that are visible from Interstate 10. Building façades in Planning Areas 7, 8, 9, and 10 that are visible from Highland Home Road, and the off-site residential community to the west.
The following guidelines are intended to
ensure that structural development is
visually consistent, aesthetically
appealing, and inviting to the site’s
business owners and employees, their
visitors and customers, as well as
passing motorists. Note that building
façades that orient inward to truck courts
or service areas or that are not clearly
visible from abutting public roads, or are
not abutting publicly accessible viewing
areas, are still encouraged to incorporate
these Building Form guidelines.
(1) Use simple geometric shapes as the overall building form. Rectangular forms are encouraged to promote balance and visual interest. Avoid arbitrary, complicated building forms. (2) Long horizontal wall planes visible from a public street should include a combination of periodic changes in exterior building materials, color, decorative accents, and articulated features. (3) Modulation and variation of building masses between adjacent buildings visible from public streets is encouraged. (4) Pedestrian entrances to buildings (with the exception of service doors and emergency exit doors) should be obvious, using changes in massing, color, and/or building materials. (5) Pedestrian and ground-level building entries intended for visitor use should be recessed or covered by architectural projections, roofs, or arcades in order to provide shade and visual relief. (6) Architectural and trim detailing on building façades should be clean, simplistic, and not overly complicated. (7) Materials applied to any elevations should turn the corner of the building and continue to a logical termination point in relation to other architectural features or massing.
Although provided for illustrative purposes only, the image above conceptually shows the Industrial building form of SUNSET CROSSROADS.
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4.3.2 BUILDING MATERIALS, COLORS, AND TEXTURES
Building materials and colors play a key role in developing a clean, contemporary visual environment; therefore, the selected exterior materials, colors, and textures should complement one another throughout SUNSET CROSSROADS.
Slight variations are encouraged to provide visual interest. (1) Appropriate primary exterior building
materials include concrete and similar
materials, as well as tilt-up panels. The
primary materials should be accented by
secondary materials including but not limited
to natural or fabricated stone, fire resistant
wood siding (horizontal or vertical), and
metal.
(2) Trim details may include metal finished in a
consistent color, plaster, or concrete
elements finished consistently with the building treatment. Use of overly extraneous “themed” detailing, like oversized or excessive foam cornice caps, foam molding and window detailing is discouraged. (3) Material changes should occur at intersecting planes, preferably at the inside corners of change of wall planes, or where architectural elements intersect.
(4) Primary exterior building colors should be light and warm tones. Darker and/or more vibrant accent colors should be provided in focal point areas, such as around building entrances and near outdoor gathering spaces. (5) Bright primary colors, garish use of color and arbitrary patterns or stripes that will clash with the color palette are discouraged, except in signage logos.
(6) Exposed downspouts, service doors and mechanical screen colors should be the same color as the adjacent wall.
4.3.3 WINDOWS AND DOORS
The patterns of window and door openings should
correspond with the overall rhythm of the building
and should be consistent in form, pattern, and
color within each Planning Area. Guidelines for
windows and doors within SUNSET
CROSSROADS are as follows:
(1) When possible, the positioning of doors and
windows on individual building façades
should occur in a symmetrical and repetitive
pattern to create continuity.
(2) Window styles and trims should be consistent
in form and color in each Planning Area.
Window trims should be finished in a
consistent color on each building.
(3) Gold or unfinished/untreated metal window or door frames are prohibited. Clear silver anodized frames are allowed.
Although provided for illustrative purposes only, the image above conceptually shows the Industrial building materials and colors of SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image above conceptually shows the design of windows and doors for Industrial buildings within SUNSET CROSSROADS.
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(4) Glass should be clear or colored with subtle reflectiveness. Silver glass is prohibited. (5) Pedestrian entry doors to buildings should be clearly defined by features such as overhangs, awnings, and canopies or embellished with decorative framing treatments – including but not limited to accent trim. Dark and confined entries, flush doorways (except emergency exit and service doors), and tacked-on entry alcoves are discouraged.
(6) When necessary, to meet Riverside County Fire Code Standards, no windows are required.
4.3.4 WALLS AND FENCES
The following guidelines for walls and fencing will ensure that these features complement the overall SUNSET CROSSROADS design theme, and are attractive from public viewing areas, scaled appropriately, durable, and integrated consistently within the Specific Plan area.
(1) Freestanding walls and fences should not exceed a height of fourteen (14’) feet, measured from the base of the wall/fence to the top of wall/fence. For walls and fences that exceed a height of fourteen (14’) feet, modifications up to one (1’) foot are considered a Minor Modification pursuant to Section 5.2.3.7. Modifications of more than one (1’) foot may be approved by the Community Development Director pursuant to Section 5.2.3.9. (2) Landscaped berms may be used in
combination with walls or fences.
When this occurs, the height of the
berm may be in addition to the wall
or fence height.
(3) Landscaping may be used for visual
screening instead of walls and
fences in locations where a solid
physical barrier is not needed.
(4) Walls and fences in public view
should be built with attractive,
durable materials including but not
limited to tubular steel, vinyl, or
coated chain-link.
(5) Along public street frontages, long expanses of wall surfaces should be offset and/or architecturally treated to prevent monotony. Techniques to accomplish this may include, but are not limited to: openings, material changes, pilasters and posts, and staggered sections.
(6) Wall and fencing materials should be compatible with other design elements of SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image above conceptually shows the design of walls and fences around the perimeter of Industrial buildings within SUNSET CROSSROADS.
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4.3.5 TRUCK COURTS AND LOADING DOCKS
(1) Loading doors, service docks, and equipment
areas should be oriented or screened to
reduce visibility from public roads within
SUNSET CROSSROADS. Where these
loading areas face toward and are within 100'
of public roads (measured from edge of
pavement to edge of public sidewalk),
screening should be provided. Screening
may be accomplished with any combination
of solid walls, fences, or landscaping that are
compatible with the architectural expression
of the building.
(2) No loading or unloading activity is permitted
to take place from public streets.
(3) Truck and service vehicle entries should be
designed to provide clear and convenient
access to truck courts and loading areas such that passenger vehicle, pedestrian, and bicycle circulation is not adversely affected by truck movements.
(4) Loading bays that are utilized by refrigerated trailers should have dock seals and be equipped with plug-in electrical outlets.
(5) Conduit should be installed in truck courts in logical locations that would allow for the future installation of charging stations for electric trucks, in anticipation of this technology becoming available in the lifetime of SUNSET CROSSROADS.
(6) Electrical rooms to hold sufficiently sized electrical panels should be installed to facilitate the future potential installation of electrical connections from the electrical room to dock doors and/or a separate designated location where diesel engine trucks and/or trailers for freezer/refrigerated warehouse space would park and connect to the electrical system.
4.3.6 GROUND OR WALL-MOUNTED EQUIPMENT
(1) Ground-mounted equipment, including but not limited to mechanical or electrical equipment, emergency
generators, boilers, storage tanks, risers, and electrical conduits, should be screened when feasible from public
viewing areas including adjacent public roads. Screening may be accomplished with solid walls, fences, or
landscaping.
(2) Electrical equipment rooms should be located within the building envelope. Pop-outs or shed-like additions are
discouraged.
(3) Wall-mounted items, such as roof ladders or electrical panels, should not be located on the building façade facing abutting public roads. Wall-mounted items should be screened or incorporated into the architectural elements of the building so as not to be visually apparent from the street or other public areas.
Although provided for illustrative purposes only, the image below conceptually shows the design of truck courts and loading docks within SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image above conceptually shows the screening of equipment for Industrial buildings within SUNSET CROSSROADS.
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4.3.7 ROOFTOP EQUIPMENT
(1) Rooftop equipment, including but limited to mechanical equipment, electrical equipment, storage tanks, cellular telephone facilities, satellite dishes, vents, exhaust fans, smoke hatches, and mechanical ducts, should be screened by rooftop screens or parapet walls so as not to be visible from abutting public roads, and publicly accessible locations within SUNSET CROSSROADS.
(2) Integrate rooftop screens (i.e., parapet walls) into the architecture of the main building. Wood finished rooftop screens are prohibited.
(3) Design the roofs of Industrial buildings to support the future installation of solar panels.
4.3.8 OUTDOOR EMPLOYEE AMENITIES
(1) Bicycle racks, lockers, and/or storage should be provided at each building or in a common area that serves multiple
buildings to encourage non-vehicular circulation.
(2) Industrial buildings may include patio break areas, pedestrian walkways, seating areas, and overhead
structures so that workers do not have to travel off-site for outdoor enjoyment.
4.3.9 OUTDOOR LIGHTING
Outdoor lighting of SUNSET CROSSROADS is an essential
architectural component that provides aesthetic appeal, enhances safe pedestrian and vehicular circulation, and adds to security. Lighting within the public rights-of-way shall adhere to any applicable City of Banning outdoor lighting standards.
Lighting on private property in the Specific Plan should adhere to the following guidelines.
(1) Minimize glare and “spill over” light onto public streets, open space, Interstate-10, and adjacent properties by using
downward-directed lights and/or cutoff devises on outdoor lighting fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumination for structures, parking, loading, unloading, and similar areas.
(2) Select all lighting fixtures used in the Specific Plan area from the same – or complementary – family of fixtures with respect to design, materials, fixture color, and light color.
Use of LED lighting is encouraged.
(3) Lights should be unbreakable plastic, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures.
(4) Neon and similar types of lighting are prohibited except as part of advertising signage within SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image to the right conceptually shows the location of bike racks at entrances to Industrial buildings within SUNSET CROSSROADS.
Although provided for illustrative purposes only, the image above conceptually shows the design and locations of lighting for Industrial buildings within SUNSET CROSSROADS.
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(5) Locate all electrical meter pedestals and light switch/control equipment in areas with minimum public visibility or screen them with appropriate plant materials.
(6) Illuminate parking lots, loading dock areas, pedestrian walkways, building entrances, and public sidewalks to the level necessary for building operation and security reasons. Dimmers and motion detectors are permitted. (7) Along sidewalks and walkways, the use of low mounted fixtures (ground or bollard height) is encouraged. (8) Use exterior lights to accent entrances, plazas, activity areas, and special features. (9) To illuminate parking lots or parking structures and their pedestrian links that provide more than five parking spaces for use by the general public, provide a minimum coverage of one foot-candle of light with a maximum of eight foot-candles on the parking or walkway surface, unless otherwise approved by the City of Banning for visibility and security.
(10) To illuminate aisles and passageways within a building complex, provide a maximum of one-half to one foot-candle of maintained lighting.
(11) High Pressure Sodium (HPS) light fixtures are prohibited for site lighting. (12) All sign lighting should be consistent with the Signage Design Guidelines.
4.3.10 REFUSE CONTAINERS AND OTHER OUTDOOR STORAGE
(1) Refuse enclosures and equipment should be easily accessed by service vehicles, with enclosures and equipment located within a building’s facade or within a screened enclosure. (2) The enclosure’s design should reflect the architectural style of adjacent buildings and use similar, high-quality materials.
(3) Landscaping or trellis work should screen enclosures visible from a street or connecting walkway and should be permanently maintained.
(4) Outdoor storage areas should be located away from the street, behind or to the side of buildings. In addition to locating storage areas away from streets, walls or permanent landscaping should be used to screen stored materials.
4.3.11 SUPPLEMENTAL GUIDELINES FOR INDUSTRIAL USES
This section sets forth additional guidelines that address the design of building sites and considerations for all uses permitted within the Industrial land uses (Planning Areas 2 through 10).
Although provided for illustrative purposes only, the image above conceptually shows the design of Industrial buildings within SUNSET CROSSROADS.
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(1) Locate the office portion of warehouse buildings at the corner(s) of the building. For buildings taking access from Sunset Avenue, Lincoln Street, and the SLB Extension, orient the office toward these roads to provide visual interest from the public roadway.
(2) Orient and screen elements such as outdoor storage, ancillary fueling, ancillary services, trash enclosure areas in ways that minimize their visibility from Sunset Avenue, the SLB Extension, Highland Home Road, Bobcat Road, and off-site residential uses.
(3) Site design should specifically address the needs of pick-up, delivery, and service vehicles associated with Industrial uses.
a. Design interior driveways and drive aisles to provide adequate stacking and prevent queuing of vehicles on public streets.
b. Locate and design service entrances so they do not interfere with owner/tenant/customer access. c. Design loading areas to provide for tractor trailer backing and maneuvering on-site and not from a public street.
d. Provide appropriate on-site service vehicle parking/turnouts in an efficient, non-obtrusive location appropriate to the scale and needs of the development.
e. Vehicle loading/unloading when parked, should not impede normal traffic flow. (4) Architectural design of Industrial buildings may be utilitarian in form; however, the design should complement the SUNSET CROSSROADS overall design theme.
(5) Textured forms, reveals, or scoring on concrete tilt-up panels is recommended for visual relief and to create a base and cornice expression; however, smooth panels with color variation may be used in lieu of textured finishes. (6) Use primary roof forms that are flat or gently sloping. The ridge line elevation of the primary roof form should not exceed the parapet wall. Change of parapet height is strongly encouraged. (7) Avoid the use of arched gable, hip and shed roof forms as a primary roof form. These roof forms may be used as a secondary/accent roof form.
(8) With the exception of solar panels, screen or obscure all rooftop mounted equipment, where required, from public view using landscaping or materials complementary to those used on the main structure. 1552
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4.4 GENERAL COMMERCIAL ARCHITECTURAL GUIDELINES
The goal of the General Commercial Architectural Guidelines is to promote visual compatibility and individuality within SUNSET CROSSROADS. These guidelines do not require rigid adherence to style descriptions but are intended to assist in establishing the design direction and the quality of the end product. Achieving variety and diversity in the General Commercial architecture is a key objective for SUNSET CROSSROADS. The intent of the
Design Guidelines is to provide a framework for development over time, while maintaining maximum flexibility and thematic consistency to accommodate a wide variety of uses. For
inspiration, SUNSET CROSSROADS has embraced compatible
architectural styles that have historical precedence in Southern California and throughout the world and are capable of
contemporary interpretation and variation in a modern master planned environment. The intent is to avoid monotonous architecture, while encouraging the application of detail and materials authentic to the spirit and character of the Specific Plan.
Although provided for illustrative purposes only, the image above conceptually shows the design of General Commercial buildings within SUNSET CROSSROADS.
Although provided for illustrative purposes only, the images above conceptually show the anticipated recreational and wellness-based uses within the General Commercial areas of SUNSET CROSSROADS. 1553
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4.4.1 DESIGN PRINCIPLES
(1) Site planning design principles are not intended to restrict taste or preference but are designed to avoid harsh contrasts and to foster harmony of development. For example, within parking lots, all ingress and egress locations should be designed to reduce impacts on the circulation system. (2) Ground floors of buildings adjacent to internal streets should be placed adjacent to the street edge to encourage pedestrian activity.
(3) Free-standing buildings are encouraged to be grouped around a common focal point or design feature. (4) Open areas should be large enough to be usable, but not so large as to appear empty. (5) Major tenants or individual buildings at key locations should incorporate public plazas at focal points and at activity centers. Use of park areas and water elements in selected areas is encouraged. (6) Plazas and courtyards are encouraged to be used as transition areas between public and private spaces. (7) Continuity should be maintained through the use of unified or complementary pedestrian amenities, landscaping and similar design features.
(8) Alternative paving or other design features should be used to provide for separation of pedestrian and vehicular circulation within the same right-of-way.
4.4.2 BUILDING PLOTTING CONCEPTS
(1) Buildings should be oriented to take best advantage of arterial visibility. (2) When planning the interior vehicular circulation and parking, a hierarchy should be developed to help with traffic flow.
(3) Building masses should be articulated to avoid long straight building façades and create enclosed courtyards and pedestrian spaces where possible.
4.4.3 STREETSCENE
(1) To allow for comfortable pedestrian
spaces, the Specific Plan should provide
adequate separation between parking
and storefronts.
(2) The distance along the face of the
building should be varied to provide
visual interest.
(3) Loading zones should be site planned to
avoid exposure to adjacent public
streets.
(4) Exterior storage areas and trash enclosures should be planned to minimize the exposure of such elements. (5) Parking areas should be planned to allow for landscaping or low, decorative walls or a combination thereof. (6) Entries to service and delivery areas should be separated from parking areas where possible.
Although provided for illustrative purposes only, the image above conceptually shows the streetscene of General Commercial uses within SUNSET CROSSROADS. 1554
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4.4.4 BUILDING DESIGN, MASS, AND SCALE
(1) Architecture should be comprised
of simple and distinct masses.
Masses should be expressed with
clean, sharp edges and corners. A
simple hierarchy should be
established among the various
masses.
(2) Commercial buildings should be
designed as a complementary
addition to the overall theme
established throughout SUNSET
CROSSROADS.
(3) Dramatic departures in form,
scale, and style should not be
permitted.
(4) Buildings should be designed to
create smooth transitions in scale
through the use of low and midrise building forms or through the use of terraced elevations.
(5) Long, uniform façades should be avoided by creating visual interest through the use of courtyards, varied building setbacks, arcades, windows and towers.
(6) Buildings should be designed to locate high activity uses, such as restaurants and entertainment facilities, adjacent to major pedestrian ways.
(7) Outdoor uses are strongly encouraged along pedestrian ways, as well as providing the highest level of detail and interest at ground level.
(8) Canopies, awnings, and trellises are encouraged to define pedestrian ways and to offer protection from the elements.
(9) Architectural elements and accessories should be provided on the building mass, including but not limited to, arcades, balconies, towers, colorful banners, and decorative lighting features. (10) Roof lines should be articulated with shorter elements to reduce building mass. Occasional sloped roof forms should be introduced over special areas and special functions to create visual interest.
4.4.5 BUILDING MATERIALS AND COLORS
(1) The commercial area is an integral part of SUNSET CROSSROADS, and the materials and colors should be compatible with the surrounding development. Color is intended to act as a primary theme-conveying element and will be reflective of the architectural style.
(2) Building materials should be durable and convey a sense of permanence. The textural and material quality of building’s facade is important. Traditional materials including stone, brick, concrete, precast concrete, metal, block, Although provided for illustrative purposes only, the image above conceptually shows the building design of General Commercial uses within SUNSET CROSSROADS. 1555
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and stucco should be used creatively to provide a sense of permanence. Combined with architectural details, landscape, and hardscape, the buildings can create a sense of connectivity to the pedestrian-oriented streetscene. (3) Exterior building materials should be of natural character that would reflect the rural character of the surrounding environment. Contemporary materials are acceptable if they are compatible with the surroundings and are used for creating interest.
(4) Color is intended as a primary theme element of the community consistent with indigenous elements of the environment. Accents are encouraged which are lighter or darker to highlight the character of the structure. Bright and non-earth tone colors are not encouraged except as accents.
4.4.6 ROOF FORM AND MATERIALS
(1) Principal roof forms should be gable or hip with pitches. (2) All roof material should ensure continuity in texture, color and character to the architectural styles. (3) The design should create interesting building masses by varying rooflines and by maximizing offsets to roof planes where possible. Combining single-story elements with two-story elements is encouraged. (4) Flat roofs with parapet walls are acceptable but should be used in combination with simple pitched gable, hip or shed roof forms.
(5) Mechanical equipment, other than solar panels, on roofs should be screened from view of I-10, public roadways, and adjacent residential homes, to the extent practical, and should consist of materials consistent with those of the building.
Although provided for illustrative purposes only, the image below conceptually shows a mixture of building materials and colors used on the General Commercial buildings within SUNSET CROSSROADS.
Building Material Palette
Building Color Palette
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4.4.7 WINDOWS AND DOORS
(1) Recessed doors, windows and wall openings emphasizing massive wall thickness are characteristic elements of the allowed architectural styles. Fully recessed door and window openings are encouraged as well as embellished framing treatments of both to add articulation to the wall surface. (2) Consideration should be taken to relate interior building design to pedestrian spaces through generous use of glazing in doors and windows.
(3) Other enhancements which are encouraged are: recessed windows and doors to create shade and wall articulation, arched windows and doorways, decorative treatments, accent trim or tile at doorways, banded windows to emphasize the horizontal, glazing which follows roof pitch, canvas awnings with complementary accent colors, and wrought iron accents.
(4) Silver or gold window or door frames, reflective glass or awnings, and metal awnings are all discouraged.
4.4.8 PARKING/VEHICULAR CIRCULATION
(1) Parking lots should generally be placed away from the street, preferably behind buildings. (2) Adequate areas for maneuvering, loading, and emergency vehicle access should be accommodated on site. (3) Parking areas should be arranged to minimize conflicts with commercial loading activities (4) Large parking lot areas should be divided into a series of smaller connected lots separated by additional landscaping and buildings.
(5) Commercial loading and parking should generally be located to the side and rear of buildings with the exception of handicap and short-term parking lots which may be sited between the street and building entrances.
4.4.9 SERVICE, LOAD, AND EQUIPMENT AREAS
(1) Storage for supplies, merchandise, and similar materials should be prohibited on the roofs of any buildings. (2) Service, loading, and storage areas should be separated from pedestrian and private automobile circulation whenever practical to do so.
(3) Service areas, loading docks, and equipment areas should be screened from views either by locating these uses within a building or by screening them with landscaping, walls, fences, or other architectural treatments. (4) For screening of loading, service, and/or storage areas to be effective, a minimum treatment height of six (6) feet should be used.
4.4.10 OUTDOOR LIGHTING
Outdoor lighting of SUNSET CROSSROADS is an essential architectural component that provides aesthetic appeal, enhances safe pedestrian and vehicular circulation, and adds to security. Lighting within the public rights-of-way shall adhere to any applicable City of Banning outdoor lighting standards.
Lighting on private property in the Specific Plan shall comply with the Development Standards in this Specific Plan and should adhere to the following guidelines.
(1) All outdoor lighting, including spotlights, floodlights, electrical reflectors, and other means of illumination for structures, landscaping, parking, loading, unloading, and similar areas should be focused, directed, and arranged to prevent glare and illumination on streets or adjoining property. 1557
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(2) Low intensity, energy conserving night-lighting is preferred. (3) No freestanding lighting fixtures should exceed 30 feet in height. (4) Service area lighting should be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area.
(5) No specific design is prescribed and variations in treatments should be allowed; however, light fixtures and standards should be coordinated along public rights-of-way and within the commercial area. (6) Parking lot lighting should provide adequate illumination for the safety of visitors while minimizing glare into adjacent property and uses. (7) Energy conservation, safety, and security should be emphasized during the designing and siting of project lighting.
(8) Light standards should blend architecturally with buildings, pedestrian areas, other hardscape elements, and street furniture. Non-decorative wall-pacs and light standards should not be permitted.
(9) Parking areas should use lighting standards and fixtures that are consistent with and a continuation of the character of the development and structures.
(10) Exposed neon should not be permitted. All neon tubes should be hidden from view.
4.4.11 REFUSE CONTAINERS AND OTHER OUTDOOR STORAGE
(1) Refuse enclosures and equipment should be easily accessed by service vehicles, with enclosures and equipment located within a building’s facade or within a screened enclosure. (2) The enclosure’s design should reflect the architectural style of adjacent buildings and use similar, high-quality materials.
(3) Landscaping or trellis work should screen enclosures visible from a street or connecting walkway and should be permanently maintained.
(4) Shopping cart storage areas should be integrated within the initial building and site design. Large freestanding enclosures or unscreened “cart corrals” are not encouraged but should be allowed if they are constructed as a permanent structure and architecturally consistent and include landscape treatment such as vines or planters. (5) Outdoor storage areas should be located away from the street, behind or to the side of buildings. In addition to locating storage areas away from streets, walls or permanent landscaping should be used to screen stored materials.
4.4.12 SUPPLEMENTAL GUIDELINES FOR GENERAL COMMERCIAL
This section sets forth guidelines that address the design of building sites and considerations unique to the General Commercial uses within SUNSET CROSSROADS (Planning Area 1). (1) Orient buildings to have tenant visibility from internal streets. (2) Free-standing architectural treatment may be used in front of building walls to create layering.
Although provided for illustrative purposes only,
the image above conceptually shows the
design of lighting within the General
Commercial areas of SUNSET
CROSSROADS.
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(3) Use simple building forms and maximize the play of light on mass and void to provide strong contrasts. Blank walls should be carefully balanced with glass and wall areas. (4) Position lower building masses, signage, doors, light fixtures, and/or landscape planters adjacent to pedestrian entries, particularly entries that may face internal streets to create human-scaled development at these locations. (5) Orient primary building entrances away from off-street parking areas. (6) Provide well-defined pedestrian connections from parking areas to building entrances.
(7) The use of towers and well-proportioned building elements (arcades, colonnades, recesses, etc.) are encouraged to define entries and create pedestrian scale.
(8) Design architectural details (rafter tails, gabled towers, column detail, stone base, etc.) in a modern contemporary aesthetic.
(9) Locate service entrances such that they do not interfere with owner/tenant/customer access.
(10) Design loading areas to provide for backing and
maneuvering on-site.
(11) Provide appropriate on-site service vehicle
parking/turnouts in an efficient, non-obtrusive location suitable to the scale and needs of the development.
Service and delivery/loading areas should be separated
from customer parking areas and pedestrian circulation
areas (walkways, pathways, etc.).
(12) Where feasible, provide clearly delineated pedestrian paths from the sidewalks on Sunset Avenue and Lincoln
Street to hospitality, restaurant and recreation land uses constructed within the General Commercial areas. (13) Position bicycle parking areas near the main entrances of buildings. (14) Design roofs for functionality and to complement the overall architectural design of the building. Incorporate vertical building plane breaks, through changes in building/ridge height, or other accent roof forms to create visual interest. On flat roofs, the ridge line elevation of the primary roof form should not exceed the parapet wall. (15) When parapet walls are used, incorporate side/rear elevation returns to preclude an unfinished, “false front” appearance.
(16) Screen all rooftop mounted equipment (including solar panels to the extent practical) from public view using materials complementary to those used on the main structure.
4.5 SIGNAGE DESIGN GUIDELINES
Signage within the Specific Plan area serves a variety of purposes. Signs will identify SUNSET CROSSROADS and its building occupants and ensure the efficient circulation of vehicle traffic within the site by identifying vehicular entry points and directing vehicles to their on-site destinations. Also, signage will enhance the pedestrian experience through the design of way finding components: directories, directional signage and destination identifiers.
Although provided for illustrative purposes only, the image below conceptually shows the design of SUNSET
CROSSROADS.
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As such, clear, concise, and easy-to-understand signage that is also visually appealing is vitally important for positive worker and visitor experiences at SUNSET CROSSROADS.
A separate Specific Plan Sign Program including Signage Design Guidelines shall be prepared and approved by the City of Banning prior to the issuance of the first Occupancy Permit within the Specific Plan. Changes to any sign requirements or regulations contained in the Specific Plan following approval of the Specific Plan are subject to a “Minor Modification” and shall be administratively reviewed and approved by the Community Development Director.
1. The Monumentation and Signs within Section 4.6.4, Monumentation, are provided as conceptual and illustrative purposes only, and may be modified as part of the Sign Program.
2. The following design considerations in this section should be reflected in the Sign Program:
(a) The Sign Program should provide adequate and appropriate project, pylon, street, building, commercial tenant identification, trail, path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses to ensure that all project signage is designed with a single vision and theme, generally outlined below.
(b) All building signage should be in scale with and in proportion to, the primary building facades so that the signage is not ‘overpowering’ and does not dominate the overall appearance.
(c) The design of the signage should reflect the type of business and/or uses through its design, material, shape and graphic form. Signage is encouraged to use natural materials where possible.
(d) All signs should be so oriented as to preclude hazardous obstructions to person and/or vision of pedestrians and/or vehicle operators.
(e) Building occupant identification signage should be in keeping with the character established for SUNSET CROSSROADS with variations allowed to accommodate individual user identities/corporate branding standards.
(f) The method of attaching the signage to the building should be integrated into the Sign Program. (g) Signs should not cover up windows or important architectural features. (h) All conductors, conduits, tubing, crossovers, transformers, and other equipment for the illumination of signs should be concealed and/or incorporated into the building architecture or within the sign structure. (i) Exposed wiring, raceways, cords, plugs, or the like will not be permitted. (j) Direction signs may be located at any vehicular or pedestrian decision point. (k) Vehicular direction signs should clearly direct to destination anchors within SUNSET CROSSROADS, such as on-site parking areas, and service routes.
(l) Vehicular direction signs should be consistent in size, shape, and design throughout SUNSET CROSSROADS.
(m) Typography on vehicular direction signs should be legible and have enough contrast to be read from an appropriate windshield viewing distance.
Although provided for illustrative
purposes only, the image below
conceptually shows the design of signage
within SUNSET CROSSROADS.
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(n) Vehicular direction signs should incorporate reflective vinyl copy for night-time illumination. (o) Freestanding signs, pylon signs, and Freeway Oriented Freestanding Signs are permitted and may consist of the project’s name, project’s logo, tenant logos, and/or tenant text.
4.6 LANDSCAPE DESIGN GUIDELINES
These Landscape Design Guidelines establish landscape principles and standards that apply to all Planning Areas within SUNSET CROSSROADS to ensure that plant materials, hardscapes, entries, monuments, streetscapes and other amenities are compatible with the overall design theme, and that all implementing development projects are united under a common design theme. These Landscape Design Guidelines, when taken with the companion Architectural Design Guidelines provided herein, establish an identity for SUNSET CROSSROADS that is contemporary and visually appealing and compatible with the adjacent uses.
Although a great deal of detailed design information is presented herein, these Guidelines are not intended to establish a set of rigid landscaping requirements for SUNSET CROSSROADS. It is recognized that, at times, there will be a need to adapt these Guidelines to meet certain parcel-specific or user-identity requirements. As such, these Landscape Guidelines are intended to be flexible and are subject to modification over time. However, it is critical to the SUNSET CROSSROADS long-term design integrity that any deviations from these Landscape Guidelines are in keeping with the spirit of the core elements of the overall theme described herein, to ensure a cohesive and unified landscape concept across SUNSET CROSSROADS.
The Landscape Design Guidelines serves the dual purpose of adding year-round visual appeal while being sensitive to the environment, and the Southern California climate, by using drought-tolerant materials. Landscaping occurs throughout SUNSET CROSSROADS, but most prominently at street corners, along exterior roadways to create buffers to adjoining uses, and at building entrances and in passenger car parking lots. Monumentation featuring colorful accent trees, shrubs, and groundcover provided at entries welcome employees and visitors to SUNSET CROSSROADS occur at the corners of entrances.
Streetscape landscaping presents a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and passing motorists. As identified on Figure 4-1, Conceptual Master Landscape Plan, the SUNSET CROSSROADS thematic identity is reinforced by the landscape design of interfaces, monumentation, streetscapes, and pedestrian pathways and promenades. Furthermore, the recommended Plant Palette, community elements, and hardscape materials work in concert to reinforce and emphasize the SUNSET CROSSROADS landscape theme.
4.6.1 PLANT PALETTE
The Plant Palette for SUNSET CROSSROADS was selected to complement and enhance the setting of the site, while ensuring the conservation of the site’s natural vegetation and habitats. The Plant Palette was selected to complement SUNSET CROSSROADS’ architectural styles and design elements (hardscape, monumentation, walls and fences, etc.). Table 4-1, Plant Palette, provides a base plant palette which includes a list for SUNSET CROSSROADS’ landscape design. Alternative plant species may be used in lieu of species listed in Table 4-1, provided the alternative plants are drought-tolerant and complement the SUNSET CROSSROADS design theme.
Three (3) Plant Palette Categories are used to establish and differentiate areas of SUNSET CROSSROADS and are described below and identified in Figure 4-2, Conceptual Landscape Zones. Zone A - Entrance Planting
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Zone A consists of plant material designed to create a strong opening statement. These plants will be arranged for viewing from public roadways such as Sunset Avenue, Lincoln Street, and the SLB Extension, as well as for viewing from I-10.
Zone B – Native California Palette
Zone B will make up the majority of the aesthetic landscape surrounding the entrances and fronts of the buildings within the General Commercial and Industrial areas. Zone B creates a satisfying backdrop to any visitor’s stay, and contains plants that are native, drought tolerant, and perform admirable in Banning’s climate. Zone C – Industrial Screen Planting
Zone C will be made up of tall, large, evergreen trees and thick groundcover along the perimeters of SUNSET CROSSROADS. Zone C is also intended to screen industrial buildings and any truck traffic passing through.
Photos of selected plants from the Plant Palette can be found in Figure 4-3, Conceptual Plant Palette Imagery.
Table 4-1 Plant Palette
TREES
Botanical Name Common Name Entries Streets
Parking
Lots Screening Accent Basins Slopes Size Spacing
Min
Size
Max
Size
Acacia smallii Acacia * * * 20’ x 30’ 30’ O.C. 15 gal 48” box Acacia stenophylla Shoestring Acacia * 40’ x 30’ 30’ O.C. 15 gal 48” box Cercidium ‘Desert
Museum” Blue Palo Verde * * 25’ x 25’ 25’ O.C. 15 gal 48” box Chilopsis linearis Desert Willow * * * 20’ x 15’ 15’ O.C. 15 gal 48” box Chitalpha
tashkentensis Chitalpa * * * * 30’ x 30’ 30’ O.C. 15 gal 48” box Heteromeles
arbutifolia Toyon * * * * 8’ x 5’ 5’ O.C. 15 gal 48” box Koelreuteria bipinnata
Chinese Flame
Tree * * * 40’ x 30’ 30’ O.C. 15 gal 48” box
Magnolia g ‘Samuel
Sommer’ Magnolia * * * 40’ x 30’ 30’ O.C. 15 gal 48” box Olea wilsoni
Wilson Fruitless
Olive * * 30’ x 30’ 30’ O.C. 15 gal 48” box
Pinus eldarica Afghan Pine * * * 60’ x 40’ 40’ O.C. 15 gal 48” box Pistachia Chinensis Chinese Pistache * * * * 35’ x 30’ 30’ O.C. 15 gal 48” box Platanus acerifolia London Plane * * * * 100’ x 75’ 75’ O.C. 15 gal 48” box Platanus racemosa
California
Sycamore * * * * 80’ x 50’ 50’ O.C. 15 gal 48” box
Quercus agrifolia Coast Live Oak * 70’ x 70’ 70’ O.C. 15 gal 48” box Quercus virginiana Southern Live oak * * * * 50’ x 80’ 80’ O.C. 15 gal 48” box Rhus lancea African Sumac * * * * * 30’ x 40’ 40’ O.C. 15 gal 48” box Salix lesiolepis Arroyo Willow * * * 30’ x 30’ 30’ O.C. 15 gal 48” box Tristania conferta Brisbane Box Tree * * * 20 x 20’ 20’ O.C. 15 gal 48” box SHRUBS
Botanical Name Common Name Entries Streets
Parking
Lots Screening Accent Basins Slopes Size Spacing
Min
Size
Max
Size
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Ligustrum j. 'Texanum' Texas Privet * * * 6’ x 3’ 3’ O.C. 1 gal 5 gal Acca sellowiana Pineapple Guava * * * 6’ x 3’ 3’ O.C. 1 gal 5 gal Arbutus unedo Strawberry Tree * * * 8’ x 3’ 3’ O.C. 1 gal 5 gal Calliandra californica Baja Fairy Duster * * * * 4’ x 4’ 4’ O.C. 1 gal 5 gal Lavandula ‘Goodwin
Creek Grey’ Lavender * * * * 3’ x 3’ 3’ O.C. 1 gal 5 gal Callistemon 'Little
John' Dwarf Bottlebrush * * * 3’ x 3’ 3’ O.C. 1 gal 5 gal Leucophyllum spp. Texas Ranger * * * * 4’ x 4’ 4’ O.C. 1 gal 5 gal Rhamnus californica Coffeeberry * * * * 6’ x 4’ 4’ O.C. 1 gal 5 gal Salvia greggii Autumn Sage * * * * 3’ x 3’ 3’ O.C. 1 gal 5 gal Senna artemisiodes Feathery Cassia * * 4’ x 4’ 4’ O.C. 1 gal 5 gal Westingia spp. Coast Rosemary * * 5’ x 5’ 5’ O.C. 1 gal 5 gal
ACCENTS
Botanical Name Common Name Entries Streets
Parking
Lots Screening Accent Basins Slopes Size Spacing
Min
Size
Max
Size
Agave spp. Agave * 3’ x 5’ 3’ O.C. 1 gal 5 gal
Aloe spp. Aloe * 2’ x 3’ 3’ O.C. 1 gal 5 gal
Cactus spp. Cactus * 2’ x 3’ 3’ O.C. 1 gal 5 gal
Hesperaloe parviflora Red Yucca * 5’ x 3’ 3’ O.C. 1 gal 5 gal Yucca spp. Yucca * 3’ x 3’ 3’ O.C. 1 gal 5 gal
GROUNDCOVER
Botanical Name Common Name Entries Streets
Parking
Lots Screening Accent Basins Slopes Size Spacing
Min
Size
Max
Size
Acacia redolens 'Low
Boy' Dwarf Acacia * * 2’ x 8’ 8’ O.C. Flats 5 gal
Baccharis p. 'Pigeon
Point'
Dwarf Coyote
Bush * * * 2’ x 6’ 6’ O.C. Flats 5 gal
Carex pansa
California Meadow
Sedge * 1’ x 12” 12” O.C. Flats 5 gal
Carissa m. ‘Green
Carpet’ African Daisy * * 2’ x 3’ 3’ O.C. Flats 5 gal
Festuca mairei Atlas Fescue * * * * 2’ x 2’ 2’ O.C. Flats 5 gal Hemerocallis
hybridus-Yellow Yellow Day Lily * * * 2’ x 2’ 2’ O.C. Flats 5 gal Lantana ‘Gold Mound’ Yellow lantana * 2’ x 3’ 3’ O.C. Flats 5 gal Liriope gigantea Big Blue Lily Turf * 2’ x 3’ 2’ O.C. Flats 5 gal Lonicera j. 'Halliana'
Hall's
Honeysuckle * 2’ x 4’ 4’ O.C. Flats 5 gal
Myoporum parvifolium Mypoporum * 2’ x 3’ 3’ O.C. Flats 5 gal Rose ‘Flower Carpet’-
Red
Red Flower
Carpet Rose * * 2’ x 30” 30” O.C. Flats 5 gal
Rosmarinus o.
'Huntington Carpet' Rosemary * 2’ x 4’ 4’ O.C. Flats 5 gal Sesleria autumnalis Moor Grass * * 2’ x 18” 18” O.C. Flats 5 gal Trachelospermum
jasminiodes Star Jasmine * * 2’ x 2’ 2’ O.C. Flats 5 gal Tulbaghia violacea Society Garlic * 2’ x 2’ 2’ O.C. Flats 5 gal Basins/Swales-Applied by Hydroseed Bottom Slopes
Achillea millefolium Yarrow *
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Eschscholzia
californica California Poppy *
Juncus bufonius Toad Rush *
Leymus tricoides Rio
Creeping Wild
Rye *
Descampsia cespitosa Tuft Hair Grass *
Festuca rubra 'Molate' Red Fescue *
Hordium
brachyantherum Meadow Barley *
Muhlenbergia regens Deer Grass *
Muhlenbergia
microsperma Little Seed Muhly *
Hordium depressum Low Barley *
Aristada purpuria Purple three-awn *
Artemisia californica
California
Sagebrush *
Eriogonum
fasiculatum Buckwheat *
Mimulus aurantiacus Monkey flower *
Encelia farinosa Brittlebush *
Salvia alpinia White Sage *
Salvia mellifera Black Sage *
Acmispon glaber Deer Weed *
Eschscholzia
californica California Poppy *
Lupinus trumcatus Lupine *
Salvia columbarie Chia Sage *
Plantago erecta California Platain *
Festuca microstachys Small Fescue *
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4.6.2 IRRIGATION
The following general irrigation concepts should be considered in the design and installation of irrigation systems within SUNSET CROSSROADS:
(1) All landscaped areas should be equipped with a permanent, automatic, underground irrigation system. Drip systems and highly efficient rotators are encouraged in all areas needing irrigation. Irrigation systems must conform to all City of Banning requirements and State Model Water Efficient Landscape Ordinance AB1881. (2) Irrigation systems should be designed to apply water slowly, allowing plants to be deep soaked and to reduce runoff. (3) Connect the irrigation system to the recycled water conveyance system, if available. (4) “Pop-up” type sprinkler heads may be used adjacent to walks, drives, curbs (car overhangs), parking areas and public right-of-way but must be designed and maintained to prevent run-off and overspray. (5) The design of irrigation systems, particularly the location of controller boxes, valves, and other above-ground equipment (e.g., backflow prevention devices), should be incorporated into the overall landscaping design. Where aboveground equipment is provided, it should be screened or otherwise removed from public view to the extent possible.
(6) The irrigation system should be programmed to operate between 8:00pm and 9:00am. (7) Non-functional turf, meaning turf that is not intended for active or passive recreation, is prohibited from use.
4.6.3 CONCEPTUAL PARK PLAN (PLANNING AREA 11)
A 5.0-acre public passive park is anticipated to be provided within Planning Area 11, along with 7.6 acres of open space and trails. As illustrated on Figure 4-4, Conceptual Park Plan (PA 11), Planning Area 11 may provide recreational amenities such as, but not limited to, a tot lot playground, picnic tables, walking paths, trails, and restrooms. Open field areas are provided next to the playground and picnic tables, along with a looped walking path which winds through the recreational area surrounded by trees and landscaping, in accordance with Table 4-1, Plant Palette.
4.6.4 MONUMENTATION
Entry Monumentation has been created in order to identify arrival to SUNSET CROSSROADS, distinguish individual Planning Areas, and establish a sense of place consistent with the overall SUNSET CROSSROADS theme. The entry treatments have been designed to create a distinctive visual statement that emphasizes the SUNSET CROSSROADS’ image as a high-quality, contemporary development.
The monumentation examples illustrated within these Design Guidelines represent consistent interpretations of SUNSET CROSSROADS’ character and theme. Implemented monumentation need not match these examples exactly and may be designed with enough flexibility to respond to physical contexts along with the needs and desires of individual tenants, but all entry monuments should be generally consistent in theme and character. Consistency should be established through use of matching or complementary logos, type styles, and color schemes throughout the area being identified.
The conceptual location of entry monumentation is depicted on Figure 4-1, Conceptual Master Landscape Plan. Note that Figure 4-1 identifies the conceptual locations of entry monumentation and signage, the final locations of entry monuments and signs will be determined at the time internal streets, buildings, and driveway locations are identified as part of applications submitted within this Specific Plan). 1568
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Conceptual Primary Monumentation
Primary Monumentation provided within SUNSET CROSSROADS creates an inviting atmosphere for employees and visitors by providing a form of wayfinding and sense of identity to SUNSET CROSSROADS. Primary Monumentation may be provided at the Sunset Avenue and Lincoln Street intersection. As shown on Figure 4-5, Conceptual Primary Monumentation, Primary Monumentation is made of fabricated aluminum, a faux corten color finish with the project logo, and a stone veneer base. The trees, shrubs, and groundcovers planted in the background and foreground of Primary Monumentation are in accordance with Table 4-1, Plant Palette. The final design and materials of this monument will be determined with applications submitted within this Specific Plan and/or as part of the Specific Plan Sign Program and Signage Design Guidelines.
Conceptual General Commercial Monumentation
General Commercial Monumentation may be provided at individual building sites within Planning Area 1 to announce the arrival into the General Commercial area for employees and visitors. As shown on Figure 4-6, Conceptual General Commercial Monumentation, the General Commercial Monumentation consist of fabricated aluminum, a faux corten color finish with the project logo, a stone veneer base, and raised illuminated or non-illuminated letters of building tenants. The trees, shrubs, and groundcovers planted in the background and foreground of General Commercial Monumentation are in accordance with Table 4-1, Plant Palette. The final design and materials of this monument will be determined with applications submitted within this Specific Plan and/or as part of the Specific Plan Sign Program and Signage Design Guidelines.
Conceptual Industrial Monumentation
Industrial Monumentation may be provided at individual building sites within Planning Areas 2 through 10 to announce the arrival into the Industrial areas for employees and visitors. As shown on Figure 4-7, Conceptual Industrial Monumentation, Industrial Monumentation consist of fabricated aluminum, a faux corten color finish with the project logo, a stone veneer base, and raised illuminated or non-illuminated letters of building tenants. The trees, shrubs, and groundcovers planted in the background and foreground of the Industrial Monumentation are in accordance with Table 4-1, Plant Palette. The final design and materials of this monument will be determined with applications submitted within this Specific Plan and/or as part of the Specific Plan Sign Program and Signage Design Guidelines. Conceptual Tenant Monumentation Tenant Monumentation may be provided at individual building sites within Planning Areas 1 through 10 to announce the arrival into the General Commercial and Industrial areas for employees and visitors. As shown on Figure 4-8, Conceptual Tenant Monumentation, Tenant Monumentation consists of fabricated aluminum, a faux corten color finish with the project logo, a stone veneer base, and raised illuminated or non-illuminated letters of building tenants. The trees, shrubs, and groundcovers planted in the background and foreground of the Tenant Monumentation are in accordance with Table 4-1, Plant Palette. The final locations of Tenant Monumentation will be determined at the time internal streets, buildings, and driveway locations are identified as part of applications submitted within this Specific Plan. The final design and materials of this monument will be determined with implementing project(s) and/or as part of the Specific Plan Sign Program and Signage Design Guidelines.
Conceptual Freeway Oriented Freestanding Signs
The final location, design, and materials of Freeway Oriented Freestanding Signs will be established by the SUNSET CROSSROADS Sign Program and will be selected to maximize exposure and enhance the visibility of SUNSET CROSSROADS from Interstate 10. Freeway Oriented Freestanding Signs include electronic message board pylon signs, freestanding monument signs, freestanding pylon signs, and freestanding tenant signs at a maximum height of 80 feet and maximum width of 30 feet. As illustrated on Figure 4-9, Conceptual Freeway Oriented Freestanding Sign, Freeway Oriented Freestanding Signs may consist of fabricated aluminum, a faux corten color finish with the project logo, a stone veneer base, and individually illuminated channel letters. The final design and materials of this sign will be determined with applications submitted within this Specific Plan and/or as part of the Specific Plan Sign Program and Signage Design Guidelines. 1569
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4.6.5 STREETSCAPES
Streetscapes within SUNSET CROSSROADS are critical to creating a sense of place and maintaining the project’s high-quality theme. In addition, streetscapes serve the functional purposes of softening and screening less desirable project elements from public view. Streetscapes throughout SUNSET CROSSROADS should be planted with a combination of street trees, shrubs, and large masses of groundcover. The landscaping Plant Palette for streetscapes links the roadways to the rest of SUNSET CROSSROADS by providing continuity throughout the entire Specific Plan using the Landscape Zones discussed in Section 4.6.1, Plant Palette.
Landscape treatments may include elements such as sidewalks, pedestrian paths, and parkway trees to enhance roadway appearances. Landscaping should consist of drought-tolerant plants, colorful shrubs, and street trees in accordance with Table 4-1, Plant Palette. Landscaping within the public right of way will be maintained by one or a combination of the following entities: the City of Banning, a Landscape, Lighting Maintenance District (LLMD), a Master Property Owners’ Association (MPOA), or a Property Owners’ Association (POA). In all instances, an appropriate lineof-sight for entering/exiting vehicles shall be maintained at street intersections within SUNSET CROSSROADS. The conceptual streetscape landscape treatments within SUNSET CROSSROADS are presented on the following pages. Conceptual Lincoln Street Streetscape (78’ ROW)
As shown on Figure 4-10, Lincoln Street Streetscape is a 78-foot right-of-way. The right of way consists of 56 feet of paving with a 6-foot-wide landscaped parkway and 5-foot-wide parkway-adjacent sidewalk on one side of the street and a 6-foot-wide curb-adjacent sidewalk and 5-foot-wide landscaped parkway on the other side of the street. SUNSET CROSSROADS will be constructing the full width of this roadway. The trees, shrubs, and groundcovers planted in the landscape zones along Lincoln Street are in accordance with Table 4-1, Plant Palette. Conceptual Sunset Avenue Streetscape (I-10 to Lincoln Street) (110’ ROW) As shown on Figure 4-11, Sunset Avenue Streetscape from I-10 to Lincoln Street is a 110-foot right-of-way. The westerly portion of the right of way consists of a 9-foot median and 34 feet of paving including an 8-foot-wide Class II bike lane, with a 4-foot curb-adjacent landscaped parkway and an 8-foot-wide parkway-adjacent sidewalk. The easterly portion consists of a 9-foot median and 34 feet of paving including an 8-foot-wide Class II bike lane, with an 8-footwide curb-adjacent sidewalk and a 4-foot landscaped parkway. The trees, shrubs, and groundcovers planted in the landscape zones along Sunset Avenue are in accordance with Table 4-1, Plant Palette. Conceptual Sunset Avenue Streetscape (Lincoln Street to SLB Extension) (110’ ROW) As shown on Figure 4-11A, Sunset Avenue Streetscape from Lincoln Street to SLB Extension is a 110-foot right-ofway. Each side of the right of way consists of a 9-foot median and 34 feet of paving including an 8-foot-wide Class II bike lane, with a 4-foot landscaped parkway and an 8-foot-wide parkway-adjacent sidewalk. 17 feet of excess right of way to the east may be landscaped as a buffer. The trees, shrubs, and groundcovers planted in the landscape zones along Sunset Avenue are in accordance with Table 4-1, Plant Palette. Conceptual Sunset Avenue Streetscape (SLB Extension to Bobcat Road) (88’ ROW) As shown on Figure 4-11B, Sunset Avenue Streetscape from the SLB Extension to Bobcat Road is an 88-foot right-ofway. Each side of the right of way consists of 32 feet of paving, with a 4-foot curb-adjacent landscaped parkway and an 8-foot parkway-adjacent sidewalk. The trees, shrubs, and groundcovers planted in the landscape zones along Sunset Avenue are in accordance with Table 4-1, Plant Palette. Conceptual Bobcat Road Streetscape (78’ ROW)
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As shown on Figure 4-12, Bobcat Road Streetscape is a 78-foot right-of-way. The northerly portion of the right of way consists of 28 feet of paving with a 5-foot-wide landscaped parkway and 6-foot-wide curb-adjacent sidewalk. SUNSET CROSSROADS will be constructing only the north half-width plus 10’ of this roadway. The trees, shrubs, and groundcovers planted in the landscape zones along Bobcat Road are in accordance with Table 4-1, Plant Palette. Conceptual Highland Home Road Streetscape (north of SLB Extension) (66’ ROW) As shown on Figure 4-13, Highland Home Road Streetscape (north of SLB Extension) is a 66-foot right-of-way within a 110-foot dedication. The western portion of the right of way consists of a 5-foot-wide curb-adjacent sidewalk, a 6- foot-wide landscaped parkway, and 44 feet of paving, including a Class III bikeway adjacent to the curb. SUNSET CROSSROADS will construct the half-width plus 10’ of paving along the western boundary, which will terminate at the northern end with a cul-de-sac. The trees, shrubs, and groundcovers planted in the landscape zones along Highland Home Road are in accordance with Table 4-1, Plant Palette. Conceptual Highland Home Road Streetscape (south of SLB Extension) (66’ ROW) As shown on Figure 4-13A, Highland Home Road Streetscape (south of SLB Extension) is a 66-foot right-of-way within a 110-foot dedication. The eastern portion of the right of way consists of 22 feet of paving, including a Class III bikeway, a 6-foot-wide curb-adjacent sidewalk, and a 5-foot-wide landscaped parkway. SUNSET CROSSROADS will complete the existing improvements on the western side of the right-of-way. The trees, shrubs, and groundcovers planted in the landscape zones along Highland Home Road are in accordance with Table 4-1, Plant Palette. 1577
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4.6.6 WALL AND FENCES
Along building site perimeters and interior to building sites, walls and fences may be provided for screening, buffering, and security purposes within SUNSET CROSSROADS. Tubular steel fences with pilaster and CMU screen may be provided around the perimeters of individual building sites. Walls and fences may be provided around loading and dock areas, trailer parking areas, and parking lots and should be adequate to screen on-site uses from abutting public views and public roads. Landscaping may also be used to provide screening of SUNSET CROSSROADS’ land uses from off-site areas. Figure 4-14, Conceptual Wall and Fence Details, illustrate the walls and fences which may be provided within the Specific Plan area. The final locations, materials, and details of these walls and fences will be determined when buildings are designed and oriented within a Planning Area as part of any applications submitted within this Specific Plan.
Tubular Steel Fence
Tubular Steel Fences may be provided around the perimeters of General Commercial and Industrial land uses from roadways, water quality basins, loading and dock areas, truck yards, parking lots, within individual building sites, and/or as an alternative to CMU screen walls, when screening is not required. Tubular Steel Fences have a maximum height of 8’ and include black tubular steel rods with pilasters and decorative concrete caps to be provided and spaced approximately 25’ on-center. The final locations, materials, and details will be determined when buildings are designed and oriented within a Planning Area as part of any applications submitted within this Specific Plan. CMU Screen Wall
CMU Screen Walls may be provided within SUNSET CROSSROADS around the perimeters of Industrial land uses from roadways and Open Space-Resource Planning Areas. CMU Screen Walls have a minimum height of 6’ and include warm architectural colors, concrete masonry unit walls and decorative concrete caps. CMU Screen Walls may be provided as an alternative to tubular steel fences, where screening may be required. The final locations, materials, and details will be determined when buildings are designed and oriented within a Planning Area as part of any applications submitted within this Specific Plan.
Vinyl Fence and Gate
Vinyl Fences with gates may be provided within SUNSET CROSSROADS. Vinyl fences with gates have a minimum height of 4’ 2” and consist of aluminum insert reinforcement, concrete footing, fence posts, gates with latches and hinges. The final locations, materials, and details will be determined when buildings are designed and oriented within a Planning Area as part of any applications submitted within this Specific Plan. Chainlink Fence and Bollard with Mangate
Chainlink Fences with bollards and mangates may be provided within SUNSET CROSSROADS. Chainlink Fences have a minimum height of 6’ and consist of chain link tension wires, tension bars, rail ends, and post caps. The final locations, materials, and details will be determined when buildings are designed and oriented within a Planning Area as part of any applications submitted within this Specific Plan. 1585
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4.6.7 LANDSCAPE INTERFACES
SUNSET CROSSROADS contains seven (7) distinct Landscape Interfaces, or edge treatments, which buffer at the boundaries of adjacent off-site and dissimilar on-site land uses. The general location of each of these Landscape Interfaces is depicted on Figure 4-1, Conceptual Master Landscape Plan. Each of these landscape interfaces are discussed in detail below. The interfaces depicted in this section may be modified by the requirements for fuel modification or brush clearing associated with future applications submitted within this Specific Plan. The types of landscape material and width may be modified if needed to address final building orientations or fire safety. Walls and fences may be provided within these interface locations during the design and implementation of the Specific Plan.
Conceptual Interface #1 – Commercial (Planning Area 1) to Open Space & Industrial (Planning Area 6) Interface #1, as illustrated on Figure 4-15, identifies the interface condition where General Commercial land uses within Planning Area 1 are adjacent to existing natural drainage features within Planning Area 13 to the west and Industrial land uses within Planning Area 6. In this condition, General Commercial land uses are buffered from the existing natural drainage features within Planning Area 13 by a landscape buffer within Planning Area 1. Industrial land uses in Planning Area 6 are buffered from the existing natural drainage features within Planning Area 13 by a basin and a 15-foot-wide sewer easement. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
Conceptual Interface #2 – Industrial (Planning Area 2) to Off-Site Residential (East) Interface #2, as illustrated on Figure 4-16, identifies the interface condition where Industrial land uses within Planning Area 2 are adjacent to the off-site residential uses located to the east. In this condition, Industrial land uses are buffered from the off-site uses by a landscape buffer and the 110-foot-wide right-of-way of Sunset Avenue and 17 feet of excess right of way. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
Conceptual Interface #3 – Industrial (Planning Area 3) to Off-Site School Site (East) Interface #3, as illustrated on Figure 4-17, identifies the interface condition where Industrial land uses within Planning Area 3 are adjacent to the off-site Mount San Jacinto School Site to the east. In this condition, Industrial land uses are buffered by a landscape buffer along the perimeter of Planning Area 3 and Sunset Avenue. The eastern side of Sunset Avenue contains an existing, built-out 5-foot landscaped parkway and 5-foot-wide non-curb adjacent sidewalk, fronting the MSJC school site. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
Conceptual Interface #4 – Industrial (Planning Area 4) to Off-Site Residential (South) Interface #4, as illustrated on Figure 4-18, identifies the interface condition where Industrial land uses within Planning Area 4 are adjacent to the off-site residential land uses to the south. In this condition, Industrial land uses are buffered from the off-site residential land uses by an infiltration basin, and the 78-foot-wide right-of-way of Bobcat Road. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
Conceptual Interface #5 – Industrial (Planning Area 4) to Off-Site Open Space Interface #5, as illustrated on Figure 4-19, identifies the interface condition where Industrial land uses within Planning Area 4 are adjacent to the off-site open space areas to the west. In this condition, Industrial land uses are buffered from the off-site open space areas by a parking area, 40-foot-wide private drive aisle, and a landscape buffer. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette. 1587
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Conceptual Interface #6 – Industrial (Planning Area 12) to Off-Site Residential (West) Interface #6, as illustrated on Figure 4-20, identifies the interface condition where the open space areas within Planning Area 12 are adjacent to the off-site residential land uses to the west. In this condition, existing natural drainage features within Planning Area 12 and the 110-foot-wide right-of-way of Highland Home Road act as a buffer for the residential land uses to the west. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
Conceptual Interface #7 – Industrial (Planning Area 7) to Off-Site Residential (West) Interface #7, as illustrated on Figure 4-21, identifies the interface condition where Industrial land uses within Planning Area 7 are adjacent to the off-site residential land uses to the west. In this condition, Industrial land uses are buffered from the off-site residential land uses by a parking area, a landscape buffer up to 250-foot wide in some locations, and the 110-foot right-of-way of Highland Home Road. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette.
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CHAPTER FIVE presents the policies and procedures for the City of Banning’s review and approval of implementing projects and describes the methods and procedures for interpreting and amending the Specific Plan as necessary.
IMPLEMENTATION
PLAN
5.1 IMPLEMENTATION OF SP 20-20000002
5.2 MODIFICATIONS TO THE SPECIFIC PLAN
5.3 MAINTENANCE PLAN
5.4 CONCEPTUAL PHASING PLAN
5 1596
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CHAPTER 5 | IMPLEMENTATION PLAN
5.1 IMPLEMENTATION OF SPECIFIC PLAN NO. 20-20000002
Approval of the SUNSET CROSSROADS Specific Plan (SP20-20000002) indicates acceptance by the City of Banning Planning Commission and City Council of the general framework of development for the 533.8-acre property described therein. Part of that framework establishes the Implementation Regulations which constitute the zoning regulations for the SUNSET CROSSROADS Specific Plan. The SUNSET CROSSROADS Specific Plan also includes Design Guidelines which establish the character of the project through its architecture and landscape design. Unlike the Implementation Regulations, the Design Guidelines are not compulsory, but are intended instead to provide clear direction while allowing flexibility during the design and review of implementing development projects. Further, it is anticipated that Specific Plan No. 20-20000002 will be implemented through a series of Design Reviews and Conditional Use Permits, which shall be reviewed and approved by the City of Banning. Approvals within the SUNSET CROSSROADS Specific Plan shall be subject to the review authority and review processes set forth in this Section.
5.1.1 APPLICABILITY
All development and proposed uses in the Specific Plan area shall comply with the Implementation Regulations set forth in this Specific Plan. Where conflicts exist between the Implementation Regulations contained in the SUNSET CROSSROADS Specific Plan and those found in the City’s Zoning Ordinance, the standards in this Specific Plan shall take precedence. Implementation Regulations not addressed in this Specific Plan shall be subject to the applicable requirements of the City’s Zoning Ordinance in effect at the time the submittal of an application for development within the Specific Plan or as otherwise provided in an approved and in-effect Development Agreement for the site. Unless otherwise provided for in a development agreement between the applicant and the City. In addition, procedures, notices, timelines, and appeals (including who is authorized to file appeals) not addressed in this Chapter 5, Implementation Plan shall be subject to applicable requirements of the Zoning Ordinance in effect at the time an application submitted within this Specific Plan is submitted. The Design Guidelines are not compulsory but are intended instead to provide clear direction while allowing flexibility during the design of implementing development projects.
Consistency with the Design Guidelines of applications submitted within this Specific Plan shall be determined by the Community Development Director pursuant to Section 5.1.3.
5.1.2 SEVERABILITY
If any section, subsection, sentence, clause, or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan.
5.1.3 INTERPRETATIONS
The Community Development Director may make interpretations related to the SUNSET CROSSROADS Specific Plan and/or the applicability of Zoning Ordinance requirements or, at his/her discretion, refer interpretations to the Planning Commission for its consideration and action. Interpretations made by the Community Development Director and/or decisions made by the Planning Commission may be appealed by the applicant to the Planning Commission, if applicable, and to the City Council per the procedures contained in the Zoning Ordinance in effect at the time an application for development within the Specific Plan is submitted, unless otherwise set forth in this Chapter 5 or any then in effect Development Agreement. The Community Development Director is authorized to make a determination 1597
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that a use not listed in Table 3-1 (Permitted Uses) shall be allowed by the Specific Plan because it is found to be substantially similar to, or no more objectionable than, an allowed use. Such a use shall be subject to the same review requirements of the “similar” allowed use. “Substantially similar” means that the use would be consistent with the purpose and intent of the Planning Area’s Land Use Designation. Appeals to interpretations made by the Community Development Director or Planning Commission may be made by any applicant pursuant to Section 5.2.7.
Implementation Regulations not addressed in this Specific Plan shall be subject to the applicable requirements of the City’s Zoning Ordinance in effect at the time an application for development within the Specific Plan is submitted or as otherwise provided in an approved and effective Development Agreement for the site.
5.1.4 APPROVAL AUTHORITY
1. The Community Development Director shall be responsible for administering, interpreting, and enforcing all Implementation Regulations and Design Guidelines of the Specific Plan, including the acceptance and processing of all land use permit applications.
2. The Community Development Director is also the approval authority for the following applications subject to appeal to the Planning Commission per the procedures contained in the Zoning Ordinance in effect at the time the application is submitted, unless otherwise set forth in this Chapter 5 or any then effective Development Agreement:
a. Review and approval of the Specific Plan Sign Program and Signage Design Guidelines; b. Modification to the Specific Plan Sign Program and Signage Design Guidelines; c. Occupancy Permits;
d. Tenant Improvement Permits (except for Building Permits which remain governed by Ordinance); e. Lot Line Adjustments;
f. Minor Modifications to the Specific Plan;
g. Design Review - Administrative Review.
3. The Planning Commission is the approval authority for the following applications, subject to appeal to the City Council per the procedures contained in the Zoning Ordinance in effect at the time a project is submitted, unless otherwise set forth in this Chapter 5 or any then effective Development Agreement:
a. Variances;
b. Design Review - Planning Commission Public Hearing Required; c. Conditional Use Permits (subject to the procedures of the City’s Zoning Ordinance); d. Minor Modifications to the Specific Plan with concurrent application as described in Section 5.2.3; and e. Any timely appeal by authorized parties of the matters described in Section 5.1.4.B.
The Planning Commission is the recommending body and the City Council is the final approval authority for General Plan Amendments, Specific Plan Amendments, Zone Changes, Zoning Ordinance Amendments, Development Agreements, and Subdivision including tentative and final maps, subject to the procedures set forth in the City’s Zoning Ordinance.
5.2 REVIEW AND APPROVAL OF IMPLEMENTING DEVELOPMENT PROPOSALS Implementation of development proposals shall be subject to review and approval by the City of the land use applications identified in Section 5.2.1 through 5.2.4 (as applicable) and the City’s determination in accordance with Section 5.2.6 that its actions comply with the requirements of the California Environmental Quality Act (CEQA). 1598
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5.2.1 DESIGN REVIEW
Design Review, which is initiated by an application filed by an applicant, is one of the entitlement mechanisms for implementing development within this Specific Plan. A Design Review implements uses “permitted by right” including any ancillary uses pursuant to Table 3-1, Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses, of this Specific Plan or other uses authorized by interpretation of the Specific Plan as described in Section 5.1.3, (Interpretations).Three (3) different Design Review processes may be used for implementing development within this Specific Plan, distinguished by the level of conformity with the Specific Plan and CEQA review requirements:
1. Design Review - Administrative Review:
A Design Review application which is found by the Community Development Director to be a “Permitted Use” or an “Ancillary Use” in compliance with the List of Permitted, Conditionally Permitted and Ancillary Uses in Table 3-1 or a use permitted without a Conditional Use Permit by interpretation as described in Section 5.1.3, (Interpretations) , shall be approved administratively by the Community Development Director, subject to Section 5.2.6 (Environmental Review) if the Community Development Director additionally finds that either:
a. The project described in the application is consistent with the overall intent and/or character of the Specific Plan and the Design Guidelines; or
b. The project described in the application is not in full compliance with other Implementation Regulations but is consistent with the overall intent and/or character of the Specific Plan and the Design Guidelines, and the Community Development Director additionally finds that: 1) that the proposed modifications are minor; and, 2) implementation of the proposed modifications would be generally consistent with the remaining Implementation Regulations, and with the overall intent and/or character of the Specific Plan and the Design Guidelines.
2. Design Review – Planning Commission Public Hearing:
A Design Review Application which is found by the Community Development Director to be a “Permitted Use” or an “Ancillary Use” in compliance with the List of Permitted, Conditionally Permitted and Ancillary Uses in Table 3-1 or a use permitted without a Conditional Use Permit by interpretation as described in Section 5.1.3, (Interpretations) but for which the Community Development Director cannot make the findings required by either Section 5.2.1.1.a. or Section
5.2.1.1 b., shall be referred by the Community Development Director to the Planning Commission for review and a determination at a public hearing. In addition, an application for Design Review shall require Planning Commission review and approval if the application includes a concurrent request for a Specific Plan Amendment or for a Minor Modification that is reviewable by the Planning Commission pursuant to Section 5.2.3. The Planning Commission may approve, condition or deny the Design Review application, or may determine that a Conditional Use Permit is required, or may determine that a Minor Modification or Specific Plan Amendment is additionally required. A Specific Plan Amendment would also require approval by City Council.
5.2.2 CONDITIONAL USE PERMITS
Uses subject to the approval of a Conditional Use Permit are identified in Table 3-1 (Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses) of this Specific Plan with a “C” symbol. A Conditional Use Permit application is an intensive consideration of an application submitted within this Specific Plan; no Design Review application is required.
Unless otherwise set forth in this Chapter 5, uses requiring the approval of a Conditional Use Permit shall be subject to the filing, required findings, notification, hearing, and appeal procedures identified in the Zoning Ordinance applicable 1599
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to Conditional Use Permits effective at the time of development permit application(s). Applications for Conditional Use Permits shall be subject to Section 5.2.6 (Environmental Review).
5.2.3 MINOR MODIFICATIONS
A Minor Modification may be used to propose minor changes to the Specific Plan text and graphics. Minor Modifications shall be reviewed and may be approved by the Community Development Director without a public hearing and shall be subject to Section 5.2.6 (Environmental Review). Any such approval shall be based on a finding made by the Community Development Director that the proposed changes to the Specific Plan text, graphics, and/or project design are minor deviations, adjustments, alterations, variations or changes which do not change the character or intent of the Specific Plan, and therefore do not require a Specific Plan Amendment.
However, a request for a Minor Modification accompanied by a concurrent application which requires Planning Commission and/or City Council review and approval, shall be reviewed and approved by the required hearing body for the concurrent application(s).
The following particular minor deviations, modifications or changes to the Specific Plan, along with other minor modifications that the Community Development Director may determine do not change the character or intent of the Specific Plan, shall be subject to review and administrative approval by the Community Development Director as a Minor Modification:
1. Modifications to the Specific Plan text and graphics which do not substantially change the character or intent of SUNSET CROSSROADS Specific Plan.
2. Modifications to the Specific Plan text or graphics resulting from any of the following:
a. Modifications to the right of way width, improvements and/or alignment of any roadway within the Specific Plan or bordering the Specific Plan that is requested or directed by any department of the City of Banning, or any other governmental or quasi-governmental agency. b. Modifications to the location, size and/or timing of the installation of any sanitary sewer, storm drain, potable water or recycled water facility that is requested or directed by any department of the City of Banning, or any other governmental or quasi-governmental agency. c. Addition, deletion or relocation of any public facility, requested or directed by any department of the City of Banning, including but not limited to fire station, electrical substation, water reservoir, reverse osmosis facility or any other type of facility intended to be owned or operated by the City of Banning or any other governmental or quasi-governmental agency.
3. Expansion or reduction of the net acreage of any Planning Area (and accompanying expansion or reduction of the net acreage covered by a given land use designation) provided that such change does not increase the size of any Planning Area by more than 20%.
4. Increases or decreases of no more than 20% to development intensity/density or building square footage within any or all of the Planning Areas, provided that the overall Maximum Building Square Footage for Industrial uses and for General Commercial uses within this Specific Plan is not exceeded. Maximum Building Square Footage is defined as the total square footage of all floors in structure as measured from either the interior surface of each exterior wall of the structure or, if the structure does not have walls, from each outer edge of the roof.
5. Construction of buildings across Planning Area boundaries with the same Land Use Designation, which cross over into abutting Planning Areas, subject to all of the applicable Implementation Regulations and Design 1600
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Guidelines of this Specific Plan. Buildings constructed across Planning Area boundaries or lot lines shall not, by themselves, trigger the requirement for a Specific Plan Amendment.
6. Modifications to landscape coverage that result in reductions in coverage of less than 25% of that stated within the Specific Plan.
7. Modifications to the SUNSET CROSSROADS signage requirements contained in this Specific Plan or to any subsequently approved Specific Plan Sign Program and Signage Design Guidelines.
8. Modifications to the heights of walls and fences by no more than 1 foot.
9. Decrease in parking requirements of not more than 10 spaces with a parking study reviewed and approved by the Community Development Director. Applications submitted within this Specific Plan shall be consistent with parking requirements set forth in the Zoning Ordinance Section 17.28.
10. Other minor changes, deviations, adjustments, alterations, variations or modifications of a similar nature to those listed above or which are deemed minor by the Community Development Director, including (i) minor changes, adjustments, alterations, variations, deviations or modifications to landscape materials, wall materials, wall alignment, entry design, streetscape design, and the lengths and/or location of streets not identified in the General Plan Circulation Element and or pursuant to modifications on the final map and (ii) minor modifications to the Implementation Regulations (except for the Permitted, Conditionally Permitted, and Ancillary Uses) and Design Guidelines set forth in this Specific Plan, provided such changes, adjustments, alterations, variations, deviations or modifications are consistent with the intent of the Implementation Regulations and Design Guidelines and with the character and intent of the Specific Plan, and in substantial conformance with the City of Banning General Plan.
5.2.4 SPECIFIC PLAN AMENDMENTS
All Specific Plan modifications which do not meet the criteria of a Minor Modification as defined in Section 5.2.3 shall be deemed to require a Specific Plan Amendment. When public hearings are authorized or required to adopt Amendments to the Specific Plan, notices of public hearings shall be provided, and hearings held in accordance with the relevant procedural provisions of the Zoning Ordinance then in effect. Specific Plan Amendments shall be processed in accordance with the applicable provisions of State law provided in California Government Code section 65450 et. seq. and shall be subject to the review and approval of the City Council. The Planning Commission shall first hear and consider applications for Specific Plan Amendments and provide a recommendation to the City Council.
Any Specific Plan Amendment initiated by an applicant requires the filing of a City application and required materials supporting the amendment, submittal of a fee deposit, Planning Commission review and recommendations, and City Council review and final decision.
5.2.5 SPECIFIC PLAN SIGN PROGRAM
Prior to the approval of the first application submitted within this Specific Plan, a comprehensive Specific Plan Sign Program and Signage Design Guidelines for the SUNSET CROSSROADS Specific Plan consistent with the Signage Design Guidelines (Section 4.5) shall be prepared and reviewed pursuant to Section 5.1.4 (Approval Authority),. The Specific Plan Sign Program and Signage Design Guidelines shall establish provisions for the development and use of signs within the Specific Plan. The Specific Plan Sign Program and Signage Design Guidelines shall exclusively regulate the development and use of all signs within the Specific Plan and shall take precedence over the provisions of the Zoning Ordinance related to signs (Section 17.36.110 - Sign regulations). 1601
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5.2.6 ENVIRONMENTAL REVIEW
The SUNSET CROSSING Specific Plan and all subsequent entitlements for the Project shall be subject to CEQA.
For purposes of CEQA, the SUNSET CROSSROADS Specific Plan is considered a “project.” The evaluation of environmental impacts under CEQA for the SUNSET CROSSROADS Specific Plan is contained in the project’s Environmental Impact Report, a project level environmental impact report certified by the City of Banning concurrently with the approval of the SUNSET CROSSROADS Specific Plan (EIR). Adoption of the SUNSET CROSSROADS Specific Plan, for which an environmental determination shall be made, and mitigation measures adopted, shall be deemed to have satisfied the environmental review requirements for build out of the Specific Plan area. Because the Project has been extensively reviewed in the EIR, it is the intent of the City in adopting this Specific Plan that applications for implementing entitlements for the Project, including with respect to grading, improvements, individual maps, buildings or phases, consistent with this Specific Plan shall not require additional review under CEQA, provided that none of the conditions are present which require further environmental review under CEQA, in particular, Public Resources Code Section 21166.
Upon filing of any application by applicant, a review in compliance with CEQA shall be conducted by the City to determine potential environmental impacts resulting from each land use application to implement the Specific Plan, if any, and if said proposal is consistent with the EIR, does not require subsequent environmental documentation, or is exempt from the provisions of CEQA. The CEQA review shall be undertaken as part of the review process for applications submitted within this Specific Plan. The Community Development Director shall make the determination as to the level of CEQA documentation (exemption, addendum, supplemental EIR, supplemental MND, or subsequent EIR or no further review required), that is appropriate and may request and obtain technical information as necessary to make this determination.
Although the EIR analyzes a range of uses as part of a conceptual development plan, it is recognized that the intent of the Specific Plan is not to identify a particular mixture or intensity of land uses, but rather to designate areas where a mixture of commercial or industrial uses may be developed. To permit development of the full range of uses described by the Specific Plan, any use shall be considered consistent with the intent of the Specific Plan if the City, in considering an application for a specific permitted use, conditionally permitted use or ancillary use, determines that no significant environmental impacts not addressed in the EIR or subsequent environmental documentation result from such proposed use.
5.2.7 APPEALS
Notwithstanding any other provision of this Specific Plan or the Zoning Ordinance, appeals from any determination of the Community Development Director and/or Planning Commission with respect to all matters may be made on forms provided by the City of Banning, and accompanied by the appropriate filing fee, where applicable, within fifteen (15) days following the final date of action for which an appeal is made. Except as specifically set forth in this Chapter 5, appeals may be brought and shall be processed consistent with the Zoning Ordinance.
5.3 MAINTENANCE PLAN
Successful operation of maintenance entities and maintenance associations are important in maintaining the quality of a development. The public and private improvements constructed within SUNSET CROSSROADS shall be maintained through a combination of public and private entities as described in Table 5-1, Maintenance Responsibilities. A Master Property Owners’ Association (MPOA) and/or Property Owner’s Association (POA) shall be established for the maintenance of privately-owned common area landscape improvements, storm water and water quality management facilities, and private driveways within areas of SUNSET CROSSROADS. Indication of more than one party responsible for maintenance of any facility on Table 5-1, infers that maintenance may be undertaken by one party or any 1602
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combination of the listed parties, subject to a formal agreement. For areas in public ownership (such as public roadway ROWs), maintenance districts may fund the maintenance of these areas.
5.4 CONCEPTUAL PHASING PLAN
The SUNSET CROSSROADS Specific Plan is designed for development in response to market demands and according to the logical and orderly extension of roadways, public utilities, and infrastructure. The exact timing of implementation for any Planning Area may vary based on several factors, including market and economic demands, as well as physical constraints or timing of infrastructure improvements. It is anticipated three different types of phasing would occur to implement the Specific Plan: 1) Grading, 2) Mapping, and 3) Infrastructure Construction and Development. Development of the Planning Areas may take place in any order.
GRADING
Phasing of the grading may occur in two (2) or more phases and in any order: 1) north of the SLB Extension, and 2) south of the SLB Extension, and/or may occur in smaller increments, subject to approved Grading Plans and Permits.
MAPPING
Phasing of the mapping may occur with multiple Tentative Parcel Maps anticipated to be processed for the Specific Plan.
INFRASTRUCTURE CONSTRUCTION AND DEVELOPMENT
Planning Areas may be developed in any sequence, or increment, provided that the infrastructure improvements required to serve the implementing development are available at the time of development or constructed concurrently with the development. Planning Areas which are dependent on adjacent Planning Areas for access shall demonstrate the ability to provide the necessary infrastructure and access, including the construction of interim infrastructure, prior to issuance of building permits. Applications submitted within this Specific Plan s may be approved by the City of Banning Planning Department, provided vehicular access, public facilities and infrastructure is constructed to adequately service the development or as needed for public health and safety in each stage of development.
An agreement with the City of Banning or other capable service provider shall be made in writing which states that the provision of services to any application submitted within this Specific Plan shall be available prior to the recordation of any subdivision maps.
TABLE 5-1 MAINTENANCE RESPONSIBILITIES
FACILITY
MASTER
PROPERTY
OWNERS’
ASSOCIATION
PROPERTY
OWNER OR
OCCUPANT
CITY OF
BANNING
OTHER MAINTENANCE ENTITY1
CIRCULATION & RELATED FACILITIES
Public Roadways
Pavement & Curbs X
Landscaping within public right-ofway, including medians and parkways
X
Sidewalks X
Private Driveways and Drive Aisles X X
Parking Lots, including landscaping X X
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FACILITY
MASTER
PROPERTY
OWNERS’
ASSOCIATION
PROPERTY
OWNER OR
OCCUPANT
CITY OF
BANNING
OTHER MAINTENANCE ENTITY1
Traffic Signals2 X
Traffic Signs
Within public right-of-way X
Outside public right-of-way X
Street Lights
Within public right-of-way X
Outside public right-of-way X
UTILITY INFRASTRUCTURE
Potable Water Facilities/Infrastructure X X
Reclaimed Water Facilities/ Infrastructure X X
Sanitary Sewer Facilities/Infrastructure X X
Storm Water Drainage Facilities/
Infrastructure X X
Dry Utilities (Natural Gas,
Communications Systems) X
Dry Utilities (Electricity) X
LANDSCAPING, OPEN SPACE, & RELATED FACILITIES
Open Space-Resource Planning Areas 13
through 19 (Existing Natural Drainage
Courses)
X X
Planning Area 11 (Park Site) X
Planning Area 11 (Open Space/Trails) X
Planning Area 12 (Open SpaceResource/Trails/ Open Space) X Common area landscaping, including
entry treatments X X
Entry Monumentation, Freeway Oriented
Freestanding Signs, and Other Signage X X
Walls and Fences X X
Outdoor Employee Patio Areas X X
Outdoor Plazas/Gathering Areas X X
Notes:
1. Other Maintenance Entities may include utility providers, resource agencies, City Departments, park districts, flood control district, Landscape, Lighting and Maintenance District (LLMD), and other public/private entities. 2. Traffic signals and utility facilities/infrastructure may require maintenance easements.
3. The existing steel pole electrical power line shall be protected in place at the northern boundary via a 20’ easement. 1604
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Sunset Crossroads Specific Plan
Please click on the link below to access the following documents:
• Draft Environmental Impact Report (DEIR) and Appendices. • Final Environmental Impact Report (FEIR), Appendices, Findings and MMRP.
https://www.banningca.gov/762/Sunset-Crossroads-Specific-Plan 1609
September 2025
FINDINGS OF FACT AND STATEMENT OF
OVERRIDING CONSIDERATIONS FOR THE
SUNSET CROSSROADS PROJECT FINAL
ENVIRONMENTAL IMPACT REPORT
CITY OF BANNING, CALIFORNIA
SCH #2021020011
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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS S EPTEMBER 2025
S UNSET C ROSSROADS P ROJECT
CITY OF B ANNING , C ALIFORNIA
i
TABLE OF CONTENTS
1.0 INTRODUCTION AND PURPOSE ........................................................................ 1‐1
1.1 Findings Required Under CEQA......................................................................................... 1‐1
1.2 Document Format............................................................................................................. 1‐2
1.3 Project Summary............................................................................................................... 1‐3
1.3.1 Project Description/Location..............................................................................................1‐3
1.3.2 Discretionary Actions..........................................................................................................1‐6
1.3.3 Project Objectives...............................................................................................................1‐8
1.4 Environmental Review and Public Participation ...............................................................1‐9
1.4.1 Notice of Preparation .........................................................................................................1‐9
1.4.2 Public Scoping Meeting ......................................................................................................1‐9
1.4.3 Native American Scoping....................................................................................................1‐9
1.4.4 Draft Environmental Impact Report.................................................................................1‐10
1.5 General CEQA Findings.................................................................................................... 1‐10
1.5.1 Mitigation Monitoring and Reporting Program................................................................1‐10
1.5.2 Recirculation Not Required ..............................................................................................1‐10
1.5.3 Consideration of Record; Independent Judgment............................................................1‐12
1.6 Record of Proceedings .................................................................................................... 1‐12
1.7 Custodian and Location of Records................................................................................. 1‐13
2.0 ENVIRONMENTAL IMPACTS AND FINDINGS...................................................... 2‐1
3.0 FINDINGS REGARDING ENVIRONMENTAL IMPACTS HAVING NO IMPACT OR LESS THAN SIGNIFICANT IMPACT AND NOT REQUIRING MITIGATION ............... 3‐1
3.1 Aesthetics.......................................................................................................................... 3‐1
3.1.1 Threshold 4.1.1...................................................................................................................3‐1
3.1.2 Threshold 4.1.2...................................................................................................................3‐2
3.1.3 Threshold 4.1.3...................................................................................................................3‐2
3.1.4 Threshold 4.1.4...................................................................................................................3‐4
3.2 Agriculture and Forestry Resources.................................................................................. 3‐5
3.2.1 Threshold 4.2.1...................................................................................................................3‐5
3.2.2 Threshold 4.2.2...................................................................................................................3‐5
3.2.3 Threshold 4.2.3...................................................................................................................3‐6
3.2.4 Threshold 4.2.4...................................................................................................................3‐6
3.2.5 Threshold 4.2.5...................................................................................................................3‐7
3.3 Air Quality ......................................................................................................................... 3‐8
3.3.1 Threshold 4.3.3...................................................................................................................3‐8
3.3.2 Threshold 4.3.4...................................................................................................................3‐9
3.4 Biological Resources........................................................................................................ 3‐10
3.4.1 Threshold 4.4.3.................................................................................................................3‐10
3.4.2 Threshold 4.4.4.................................................................................................................3‐10
3.5 Cultural Resources .......................................................................................................... 3‐11
3.5.1 Threshold 4.5.3.................................................................................................................3‐11
3.6 Energy.............................................................................................................................. 3‐12
3.6.1 Threshold 4.6.1.................................................................................................................3‐12
3.6.2 Threshold 4.6.2.................................................................................................................3‐15 1612
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3.7 Geology and Soils............................................................................................................ 3‐16
3.7.1 Threshold 4.7.1(i)..............................................................................................................3‐16
3.7.2 Threshold 4.7.1 (ii)............................................................................................................3‐17
3.7.3 Threshold 4.7.1 (iii)...........................................................................................................3‐18
3.7.4 Threshold 4.7.1 (iv)...........................................................................................................3‐18
3.7.5 Threshold 4.7.2.................................................................................................................3‐19
3.7.6 Threshold 4.7.3.................................................................................................................3‐22
3.7.7 Threshold 4.7.4.................................................................................................................3‐23
3.7.8 Threshold 4.7.5.................................................................................................................3‐23
3.8 Hazards and Hazardous Materials .................................................................................. 3‐24
3.8.1 Threshold 4.9.1.................................................................................................................3‐24
3.8.2 Threshold 4.9.2.................................................................................................................3‐25
3.8.3 Threshold 4.9.3.................................................................................................................3‐27
3.8.4 Threshold 4.9.4.................................................................................................................3‐27
3.8.5 Threshold 4.9.5.................................................................................................................3‐28
3.8.6 Threshold 4.9.6.................................................................................................................3‐28
3.8.7 Threshold 4.9.7.................................................................................................................3‐29
3.9 Hydrology and Water Quality ......................................................................................... 3‐30
3.9.1 Threshold 4.10.1...............................................................................................................3‐30
3.9.2 Threshold 4.10.2...............................................................................................................3‐32
3.9.3 Threshold 4.10.4...............................................................................................................3‐33
3.9.4 Threshold 4.10.5...............................................................................................................3‐33
3.10 Land Use and Planning .................................................................................................... 3‐34
3.10.1 Threshold 4.11.1...............................................................................................................3‐34
3.10.2 Threshold 4.112................................................................................................................3‐35
3.11 Mineral Resources........................................................................................................... 3‐36
3.11.1 Threshold 4.12.1...............................................................................................................3‐36
3.11.2 Threshold 4.12.2...............................................................................................................3‐37
3.12 Noise................................................................................................................................3‐37
3.12.1 Threshold 4.13.1...............................................................................................................3‐38
3.12.2 Threshold 4.13.2...............................................................................................................3‐39
3.12.3 Threshold 4.13.3...............................................................................................................3‐40
3.13 Population and Housing .................................................................................................. 3‐41
3.13.1 Threshold 4.14.1...............................................................................................................3‐41
3.13.2 Threshold 4.14.2...............................................................................................................3‐43
3.14 Public Services................................................................................................................. 3‐43
3.14.1 Threshold 4.15.1...............................................................................................................3‐43
3.14.2 Threshold 4.15.2...............................................................................................................3‐46
3.14.3 Threshold 4.15.3...............................................................................................................3‐47
3.14.4 Threshold 4.15.4...............................................................................................................3‐48
3.14.5 Threshold 4.15.5...............................................................................................................3‐48
3.15 Recreation ....................................................................................................................... 3‐49
3.15.1 Threshold 4.16.1...............................................................................................................3‐49
3.15.2 Threshold 4.16.2...............................................................................................................3‐50
3.16 Transportation ................................................................................................................ 3‐51
3.16.1 Threshold 4.17.1...............................................................................................................3‐51
3.16.2 Threshold 4.17.3...............................................................................................................3‐51
3.16.3 Threshold 4.17.4...............................................................................................................3‐53 1613
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3.17 Utilities and Service Systems........................................................................................... 3‐54
3.17.1 Threshold 4.19.1...............................................................................................................3‐54
3.17.2 Threshold 4.19.2...............................................................................................................3‐56
3.17.3 Threshold 4.19.3...............................................................................................................3‐57
3.17.4 Threshold 4.19.4...............................................................................................................3‐58
3.17.5 Threshold 4.19.5...............................................................................................................3‐59
3.18 Wildfire............................................................................................................................ 3‐59
3.18.1 Threshold 4.20.1...............................................................................................................3‐59
3.18.2 Threshold 4.20.2...............................................................................................................3‐61
3.18.3 Threshold 4.20.3...............................................................................................................3‐62
3.18.4 Threshold 4.20.4...............................................................................................................3‐63
4.0 FINDINGS REGARDING ENVIRONMENTAL IMPACTS MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT.............................................................................. 4‐1
4.1 Biological Resources.......................................................................................................... 4‐1
4.1.1 Threshold 4.4.1...................................................................................................................4‐1
4.1.2 Threshold 4.4.2...................................................................................................................4‐8
4.1.3 Threshold 4.4.5...................................................................................................................4‐9
4.1.4 Threshold 4.4.6.................................................................................................................4‐10
4.2 Cultural Resources .......................................................................................................... 4‐11
4.2.1 Threshold 4.5.1.................................................................................................................4‐11
4.2.2 Threshold 4.5.2.................................................................................................................4‐14
4.3 Geology and Soils............................................................................................................ 4‐15
4.3.1 Threshold 4.7.6.................................................................................................................4‐15
4.4 Hydrology and Water Quality ......................................................................................... 4‐16
4.4.1 Threshold 4.10.3...............................................................................................................4‐16
4.5 Tribal and Cultural Resources ......................................................................................... 4‐20
4.5.1 Threshold 4.18.1...............................................................................................................4‐20
4.5.2 Threshold 4.18.2...............................................................................................................4‐23
5.0 FINDINGS REGARDING ENVIRONMENTAL IMPACTS THAT REMAIN SIGNIFICANT AND UNAVOIDABLE..................................................................... 5‐1
5.1 Air Quality ......................................................................................................................... 5‐1
5.1.1 Threshold 4.3.1...................................................................................................................5‐1
5.1.2 Threshold 4.3.2...................................................................................................................5‐6
5.2 Greenhouse Gas Emissions............................................................................................. 5‐10
5.2.1 Threshold 4.8.1.................................................................................................................5‐10
5.2.2 Threshold 4.8.2.................................................................................................................5‐14
5.3 Noise................................................................................................................................5‐16
5.3.1 Threshold 4.13.1...............................................................................................................5‐16
5.4 Transportation ................................................................................................................ 5‐18
5.4.1 Threshold 4.17.2...............................................................................................................5‐18
6.0 FINDINGS REGARDING SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES ......................................................................................................... 6‐1
6.1 Impact Statement.............................................................................................................. 6‐1
6.2 Findings ............................................................................................................................. 6‐1
6.3 Substantial Evidence ......................................................................................................... 6‐1 1614
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7.0 FINDINGS REGARDING GROWTH INDUCING IMPACTS ...................................... 7‐1
7.1 Findings ............................................................................................................................. 7‐1
7.2 Substantial Evidence ......................................................................................................... 7‐1
8.0 FINDINGS REGARDING MSJC ENTITLEMENTS .................................................... 8‐1
8.1 MSJC Entitlements ............................................................................................................ 8‐1
8.1.1 Aesthetics...........................................................................................................................8‐1
8.1.2 Agricultural and Forestry Resources...................................................................................8‐3
8.1.3 Air Quality...........................................................................................................................8‐3
8.1.4 Biological Resources...........................................................................................................8‐6
8.1.5 Cultural Resources..............................................................................................................8‐9
8.1.6 Energy...............................................................................................................................8‐10
8.1.7 Geology and Soils..............................................................................................................8‐12
8.1.8 Greenhouse Gas Emissions...............................................................................................8‐14
8.1.9 Hazards and Hazardous Materials....................................................................................8‐16
8.1.10 Hydrology and Water Quality...........................................................................................8‐18
8.1.11 Land Use and Planning .....................................................................................................8‐21
8.1.12 Mineral Resources............................................................................................................8‐22
8.1.13 Noise and Vibration..........................................................................................................8‐23
8.1.14 Population and Housing ...................................................................................................8‐25
8.1.15 Public Services..................................................................................................................8‐26
8.1.16 Recreation ........................................................................................................................8‐28
8.1.17 Transportation..................................................................................................................8‐29
8.1.18 Tribal Cultural Resources..................................................................................................8‐31
8.1.19 Utilities..............................................................................................................................8‐33
8.1.20 Wildfire .............................................................................................................................8‐34
9.0 FINDINGS REGARDING CUMULATIVE IMPACTS ................................................. 9‐1
9.1 Aesthetics.......................................................................................................................... 9‐1
9.2 Agricultural and Forestry Resources................................................................................. 9‐3
9.3 Air Quality ......................................................................................................................... 9‐5
9.4 Biological Resources.......................................................................................................... 9‐9
9.5 Cultural Resources .......................................................................................................... 9‐12
9.6 Energy.............................................................................................................................. 9‐14
9.7 Geology and Soils............................................................................................................ 9‐17
9.8 Greenhouse Gas Emissions............................................................................................. 9‐20
9.9 Hazards and Hazardous Materials .................................................................................. 9‐23
9.10 Hydrology and Water Quality ......................................................................................... 9‐26
9.11 Land Use.......................................................................................................................... 9‐30
9.12 Mineral Resources........................................................................................................... 9‐31
9.13 Noise and Vibration......................................................................................................... 9‐33
9.14 Population and Housing .................................................................................................. 9‐37
9.15 Public Services................................................................................................................. 9‐39
9.16 Recreation ....................................................................................................................... 9‐41
9.17 Transportation ................................................................................................................ 9‐42
9.18 Tribal Cultural Resources ................................................................................................ 9‐45
9.19 Utilities............................................................................................................................ 9‐47 1615
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9.20 Wildfire............................................................................................................................ 9‐50
10.0 FINDINGS REGARDING ALTERNATIVES............................................................ 10‐1
10.1 Alternatives Considered and Rejected............................................................................10‐1
10.1.1 Off‐Site Alternative...........................................................................................................10‐2
10.1.2 Increased Commercial Use Alternative ............................................................................10‐3
10.1.3 Office Use Alternative.......................................................................................................10‐3
10.1.4 Residential Alternative (with Annexation)........................................................................10‐3
10.1.5 Reduced Residential Alternative ......................................................................................10‐4
10.1.6 Increased Residential Alternative.....................................................................................10‐4
10.2 Alternatives Under Consideration................................................................................... 10‐4
10.2.1 No Project/No Build Alternative.......................................................................................10‐4
10.2.2 No Project/Existing General Plan and Zoning Alternative ................................................10‐6
10.2.3 Reduced Commercial Alternative.....................................................................................10‐8
10.2.4 Reduced Industrial Alternative.......................................................................................10‐10
10.3 Environmentally Superior Alternative.........................................................................................10‐12
ATTACHMENT
A: STATEMENT OF OVERRIDING CONSIDERATIONS
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1.0 INTRODUCTION AND PURPOSE
The City of Banning (the City) makes the Findings described below in connection with its undertaking of the following actions: (1) certifying the Sunset Crossroads Project Environmental Impact Report (SCH #2021020011) (EIR) prepared by the City of Banning (City) (2) approving the Sunset Crossroads Specific Plan and additional discretionary approvals listed in Subsection 1.3.2 below in connection with development of an approximately 533.8‐acre property (Development Site) located partly within the City of Banning (City) and in part in the City’ssphere of influence (SOI) in unincorporated Riverside County (County) and (3) approving a General Plan Amendment, zone change, and rezoning of the Mt.
San Jacinto College (MSJC) Site for approximately 41 acres of the 49.2 acre property located in the City at the southeast corner of Sunset Avenue and Westward Avenue (MSJC Site). The Findings are based upon the entire record before the City, as described in Subsection 1.5 below, including the EIR.
The term EIR as used in these Findings includes the Notice of Preparation, Notice of Availability, Draft EIR, Technical Studies, and Final EIR, collectively.
These Findings constitute the decision‐making findings of the City as required by the California Environmental Quality Act, Public Resources Code Section 21000, etseq. (“CEQA”) and the State CEQA Guidelines, Title 14, California Code of Regulations, Section 15000, et seq. “CEQA Guidelines” in connection with the certification of the EIR forthe Project and the adoption of a Mitigation Monitoring and Reporting Plan (“MMRP”) and a Statement of Overriding Considerationsfor the proposed Project.
The City is the lead agency pursuant to CEQA with respect to the Project. These Findings are attached and incorporated by reference into each and every staff report, resolution, and ordinance associated with approval of the Project. These Findings are based on substantial evidence in the entire administrative record and references to specific reports and specific pages of documents are not intended to identify those sources as the exclusive basis for the Findings. All numbered references identifying specific mitigation measuresrelative to the proposed Project refer to numbered mitigation measures found the EIR and the MMRP.
1.1 FINDINGS REQUIRED UNDER CEQA
Public Resources Code Section 21002 provides that “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects ofsuch projects[.]” The statute also provides that the procedures required by CEQA are “intended to assist public agencies in systematically identifying both the significant effects of projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects.” Finally, Section 21002 indicates that “in the event [that] specific economic, social, or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof.”
To implement these provisions, CEQA requires that public agencies shall not approve or carry out a project for which an environmental impact report has been certified that identifies one or more significant adverse environmental effects of a project unless the public agency makes one or more 1618
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written Findings for each of the Project’s significant effects, accompanied by a brief explanation of the rationale for each Finding1
. The possible findings are:
1. Changes or alterations have been required in, or incorporated into, the Project and/or measures have been identified which avoid or substantially lessen the significant environmental effect to below identified thresholds (referred to in these Findings as “CEQA Finding 1”).
2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency (referred to in these Findings as “Finding 2”).
3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR [referred to in these Findings as “Finding 3”].
The EIR includes all exhibits and appendices thereto, the list of persons, organizations and public agencies commenting on the EIR, the comments that were received by the City regarding the EIR, and the City's written responses to comments raised in the public review and comment process, all of which are incorporated herein and made a part hereof by reference. Pursuant to State CEQA Guidelines Section 15084, the EIR has been reviewed and analyzed by the City of Banning as the Lead Agency with respect to the Project and the EIR. The following findings for the Project and each fact in support of a finding are thus based upon substantial evidence in the record.
1.2 DOCUMENT FORMAT
These Findings have been categorized into the following sections:
Section 1 of these Findings provides introductory information including Project description and location, discretionary actions to be undertaken in connection with the Project and the Project objectives; a summary of the environmental review and public participation process and the record of proceedings; and identification of the Final EIR contents, and this section regarding the organization and format of these Findings.
Section 2 provides certain findings the City is required to make pursuant to CEQA. Section 3 identifies the Development Project’s potential environmental effects determined not to be significant, and for which no mitigation is required. Section 4 identifies the potentially significant effects of the Development Project that are determined to be mitigated to a less‐than‐significant level and describes the mitigation measures implemented to achieve that result.
Section 5 identifies the significant and unavoidable effects of the Development Project and describes the feasible mitigation measures implemented to lessen the impacts identified. 1 State CEQA Guidelines § 15091.
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Section 6 contains the findings of the City regarding significant and irreversible environmental effects of the Project.
Section 7 identifies the findings regarding growth inducing impacts of the Project. Section 8 contains the findings of the City with respect to the MSJC Entitlements. Section 9 contains the findings of the City with respect to Cumulative Impacts. Section 10 contains the findings of the City with respect to Alternatives of the Project.
The MMRP is incorporated by reference and made a part of these Findings.
A Statement of Overriding Considerations prepared pursuant to CEQA Guidelines Section 15093 is attached to these Findings as Attachment A.
1.3 PROJECT SUMMARY
1.3.1 Project Description/Location
Project Location
NP Banning Industrial, LLC (Project Applicant) proposes to develop an approximately 533.8‐acre property (Development Site) located partly within the City and in part in the City’s SOI in the County.
The northerly portion of the Development Site is approximately 280.1 acres (Northern Portion of the Development Site) and is located in the City, while the southerly portion of the Development Site (Southern Portion of the Development Site) is approximately 253.7 acres within the City’s SOI. The Development Site islocated immediately south of I‐10 and the Union Pacific Railroad (UPRR), between Highland Home Road and Sunset Avenue and north of Bobcat Road. The Development Site is bisected by the existing Westward Avenue right of way (Existing ROW), the centerline of which divides the land within the City and the unincorporated County land. The Existing ROW and adjoining .8 acres of land owned by the City and used for water wells are not part of the Development Site or the Development Project.
The Development Site is crossed by various natural drainages. Pershing Creek flows in a northwest to southeast direction through the eastern portion of the Development Site. Vegetation cover on the Development Site reflects a history of dry farming and cattle grazing disturbance over a majority of the site and consists primarily of non‐native grasslands, with patches of Riversidean sage scrub, mixed ornamental woodland, and sandy wash. The sandy wash habitat is associated with two deeply incised drainage courses and a tributary that flow through the Development Site. Pershing Creek flows in a northwest to southeast direction through the eastern portion of the Development Site and Smith Creek c flows in a north‐south direction. Highland Wash is a smaller drainage course and tributary to Smith Creek that confluences with Smith Creek near Westward Avenue.
The Project also includes the 49.2‐acre MSJC Site. Approximately 8.3 acres of the MSJC Site are currently developed with MSJC Campus features. The balance of the MSJC Site is undeveloped, with no existing structures, and vegetation that is a mosaic of Riversidean sage scrub, grassland, and water habitats. Pershing Creek crosses the MSJC Site from the west across Sunset Avenue, entering the southern portion of the MSJC Site.
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Current campus facilities, comprising one administration building, two classroom buildings, and one ancillary building, and surface parking are located on three parcels collectively encompassing 8.3 acres. The MSJC Site is zoned Public Facilities (PF) with the School (S) suffix, as identified through Chapter 17.16 of the Banning Municipal Code (BMC).
Project Description
The Project analyzed in the EIR consists of the Development Project and MSJC Entitlements, both of which are described below. The Development Project is analyzed at a project level in the Draft EIR pursuant to CEQA Guidelines Section 15161 and consists of the proposed commercial and industrial development of the Development Site is of up to 5,067,000 square feet of commercial and industrial uses within 19 Planning Areas. In addition to roads, the Development Project’s master‐planned on‐ site infrastructure improvements include potable water, wastewater, reclaimed water lines, and stormwater management, including water quality management/flood control systems, dry utilities, roadways and sidewalks, landscaping, and a park.
The Development Project is primarily defined by the Sunset Crossroads Specific Plan (Specific Plan).
The Specific Plan establishes zoning regulations for commercial and industrial uses on the Development Site, including, but not limited to, allowed uses, intensity of use, building heights, setbacks, lot area and dimensions, parking, landscaping, signage, as well as to identify on‐site circulation and infrastructure improvements necessary to support the Development Project. The Specific Plan establishes four General Plan Land Use Designations: General Commercial (GC), Industrial (I), Open Space – Parks(OS‐P), and Open Space – Resources(OS‐R). Within the Development Site, 19 Planning Areas are geographic areas to which identified Implementation Regulations, Development Standards, and Design Guidelines described in the Specific Plan are applied. The Planning Areas would accommodate commercial, industrial, and open space uses.
Commercial (GC). The approximately 47.9‐acre commercial district of the Development Site (Planning Area 1) is bordered on the east by Sunset Avenue and stretches along the northeast portion of the Development Site between Lincoln Street and the site boundary. A maximum of 268,400 square feet of commercial uses, which may include leisure, retail, medical office, professional office, education, wellness, recreation, entertainment, restaurant, and other retail uses, operating out of a number of buildings aligned along an internal road (yet to be named) that would be accessed from Sunset Avenue. This portion of the Development Project is designed as a regional commercial and entertainment attraction, that may include warehouse club stores, multigenerational destinations such as activity and wellness‐based retail uses , and other athletic activities. Restaurants (with patio areas) and specialty retail uses that would orient inwards to central open space areas are proposed to allow for outdoor activities and as connections between uses along with an internal system of pedestrian walkways. Table 3‐1 of the Sunset Crossroads Specific Plan (Draft EIR, Appendix B) provides a detailed list of permitted, conditionally permitted, ancillary, and prohibited uses within the Specific Plan area, and the Specific Plan in Section 3.2 at page 3‐5 provides that if the environmental impacts of proposed uses exceed those analyzed in the EIR, the City will conduct additional environmental review before approving any such use.
The proposed commercial usesinclude a freeway accessible 125‐room (approximately 90,000‐square‐ foot) hotel that would include a fitness room, hotel lobby, common area, office/management/ 1621
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engineering area, laundry facilities, and outdoor or indoor pool. The commercial area further includes a fueling station and carwash with 20 vehicle fueling stations and 6 commercial fueling stations to accommodate recreational vehicles and multi‐axle tractor trailers and electric vehicle charging stations. The fueling facility would be accessed from Sunset Avenue or Lincoln Street and as analyzed would include four 20,000‐gallon underground storage tanks (USTs).
Industrial (I). The Specific Plan would provide for development of up to 5,067,000 square feet of industrial land uses on approximately 392.0 acres within the Development Site. Based on its proximity to the Sunset Avenue interchange at I‐10, the Development Project would facilitate the development of warehousing, distribution, manufacturing, and other industrial uses. To accommodate future tenants, the Specific Plan allows the size of individual buildings to vary within an established range (increasing or decreasing by up to 20 percent); however, the overall square footage of buildings in the industrial Planning Areas is capped at 5.545 million square feet. The Development Project considered in the EIR comprises industrial buildings ranging in size from 44,000 square feet up to 1,420,000 square feet and accommodating uses such as general industrial, manufacturing, parcel hub, warehouse/storage, truck/trailer parking and storage, recreational vehicle (RV) storage, high cube warehouse, fulfillment center, and e‐commerce operations. The Development Project’s Development Agreement would restrict industrial development on PA 2. The industrial building sites within the Development Project may include outdoor employee break areas with tables affixed to the ground to provide employees with a location to eat, gather, and enjoy being outside. Shading of these areas may be achieved through a combination of shade trees, umbrellas, or fabricated shade structures. Other open space amenities within the industrial areas may include pedestrian walkways, seating areas, overhead structures, and open space areas. Development of the industrial Planning Areas shall be subject to the applicable Infrastructure Improvement Standards, Development Standards, and Planning Area Standards set forth in the Specific Plan.
A proposed 65 MWh BESS facility would be a permitted use in any of the industrial use planning areas.
However, it would likely be associated with the planned electrical substation in PA 7. Direct access to the industrial Planning Areas would be provided from Sunset Avenue via Lincoln Street, Westward Avenue and a variety of internal driveways, and from Highland Home Road, the SLB Extension (upon completion), and Bobcat Road.
The MSJC Entitlements are analyzed at a programmatic level in the Draft EIR pursuant to CEQA Guidelines Section 15168 because no specific development project is currently proposed to implement the MSJC Entitlements described below, and because they are logical parts in a chain of contemplated actions. To comply with Government Code Section 66300 et seq., contemporaneously with its consideration of the Development Project, the City proposes to adopt a General Plan amendment and rezone the MSJC Site, owned by the Mt. San Jacinto Community College District (MSJCCD), to very high‐density residential development, creating capacity for not less than 1,146 housing units to ensure no net loss of residential capacity as required by Government Code Section 66300 et seq.
The City has initiated a General Plan Land Use Amendment (GPA) and a change to the Official Zoning Map (ZC), respectively, on the MSJC Site which will change the land use designation and zoning from PF–S (Public Facilities‐Schools) to VHDR (Very High Density Residential), with a density range of 18– 24 dwelling units per acre (18–24 DU/AC). The City’s VHDR land use district allows condominiums and 1622
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townhomes, as well as apartments with the provision of common area amenities and open space. The clustering of condominiums and townhomes is appropriate with the provision of common area amenities and open space. To ensure that the college facilities and any future residential development are compatible, and to provide for the clustering allowed by the City’s Municipal Code, the City will establish a Specific Plan Zoning Overlay (SPZO) (“Overlay”) coterminous with the MSJC Site boundary.
The Overlay would require preparation of a Specific Plan, pursuant to Chapter 17.96 of the BMC prior to development of residential uses on the MSJC Site, to ensure the MSJC Site is developed in a cohesive manner and accounting for the provision of adequate public infrastructure (i.e., roads,storm drain,sewer, potable and recycled water availability) and would provide the opportunity for clustering of residential development, to provide for a mixed‐use school facility and residential development on the property. Because the MSJC Entitlements would not result in physical changesto the environment and would only allow for the future development of the MSJC Site, no physical environmental impacts would result from the MSJC Entitlements action.
The Development Project and the MSJC Entitlements are referred to collectively in the EIR as the Project, while the Development Site and MSJC Site are collectively referred to as the Project Sites.
1.3.2 Discretionary Actions
The following discretionary and administrative actions are required of the City to implement the Project. The EIR prepared for the Project covers all discretionary and administrative approvals which may be needed to construct or implement the Project, whether or not they are explicitly listed. They include:
City of Banning Planning Commission
○ Recommendation to the City Council regarding Certification of the Project EIR No. 2021020011
○ Recommendation to the City Council regarding Adoption of Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program ○ Recommendation to the City Council regarding General Plan Amendment No. 20‐2501 ○ Recommendation to the City Council regarding the adoption by Ordinance of Zoning and Pre‐ Zoning of Specific Plan No. 20‐20000002, Zoning Change 20‐3502 ○ Recommendation to the City Council regarding the adoption of a Development Agreement ○ Recommendation to the City Council regarding approval of Tentative Map No. 38118 ○ Recommendation to the City Council regarding the Annexation of the Specific Plan into the City of Banning
○ Recommendation to the City Council regarding General Plan Amendment No. 22‐2502 for MSJC Site
○ Recommendation to the City Council regarding the adoption by Ordinance of Zoning Change No. 22‐3502 for MSJC Site
City of Banning City Council
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○ Water Supply Assessment Approval
○ Certification of the Project EIR No. 2021020011
○ Adoption of Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program
○ Adoption by Resolution of General Plan Amendment No. 20‐2501 ○ Adoption by Ordinance of Zoning and Pre‐Zoning; Specific Plan No. 20‐20000002, Zoning Change 20‐3502
○ Approval by Ordinance of a Development Agreement
○ Approval of Vesting Tentative Parcel Map No. 38118
○ Approval of Resolution of Annexation of Southern Portion of the Development Site into the City of Banning
○ Adoption by Resolution of General Plan Amendment No. 22‐2502 for MSJC Site ○ Adoption by Ordinance of Zoning Change No. 22‐3502 for MSJC Site Subsequent discretionary actions may include, but not be limited to: Final Maps, Conditional Use Permits, Design Reviews, Subdivision Maps, Grading Permits, Variances, water and sewer system approvals, and encroachment permits and adoption of a Determination of Biologically Equivalent or Superior Preservation (DBESP).
CEQA Guidelines Section 15124(d)(1) further requiresthe City, to the extent the information is known, to include a list of the agencies that are expected to use the EIR in their decision‐making processes, a list of permits and other approvals required to implement the project, and a list of related environmental review/consultation requirements established by federal, State, or local law, regulation, and/or policy. Based on the Project as proposed, the following agencies may require the permits referenced below, However, the EIR can be used by any trustee agency or responsible agency (as such terms are defined by CEQA), whether identified in the EIR or not, as part of their decision‐ making processes in relation to the proposed Project.
Riverside Local Agency Formation Commission (Responsible Agency). Annexation of the Southern Portion of the Development Site from unincorporated Riverside County into the City. Regional Water Quality Control Board (Clean Water Act, Section 401) California Department of Fish and Wildlife (Streambed Alteration Agreement, Section 1602) U.S. Fish and Wildlife Service (404 Permit)
U.S. Army Corps of Engineers (Clean Water Act, Section 404) South Coast Air Quality Management District (Authority to Construct) 1624
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Western Riverside County Regional Conservation Authority (action) Riverside County Flood Control and Water Conservation District (action)
1.3.3 Project Objectives
The following objectives of the Project are based on the City’s Vision Statement and Goals from various General Plan elements:
Establish a functional and balanced pattern of land use that maximizes economic opportunity and provides needed public improvements for City residents. Establish land uses for properties in the City’s sphere of influence that will create positive fiscal impact to the City and provide sufficient fiscal benefit to permit annexation of the property upon which the project is proposed into the City.
Promote job creating uses that reduce the need for City residents to commute outside of the City for employment, thereby improving the City’s jobs to housing ratio. Locate industrial and commercial uses that rely on transportation efficiency in areas with convenient access to the local and regional transportation network, thereby minimizing truck traffic on local streets and reducing vehicle miles traveled in the region to the extent feasible. Address a need in the City for commercial and industrial land uses that accommodate a variety of modern industrial, business, hospitality, and commercial activities. Provide commercial development that allows for a diversified economy, complements existing uses, provides a range of employment opportunities, and promotes a safe and enjoyable shopping experience for residents and visitors.
Use comprehensive planning tools to create a master‐planned development that will be marketable to users, establish an aesthetically pleasing environment, and minimize impacts to adjoining uses.
Increase City sales and property tax revenues by establishing commercial and industrial uses in the City that can increase City revenues and assist in offsetting public services costs incurred by the City in development and maintenance of housing and public facilities. Assist in managing supply and demand for electric services to maintain and increase the existing renewables portfolio standard while minimizing costs to rate payers. Assist the City in developing roadway and utility infrastructure to support the anticipated growth requirements of the City and to improve accessibility in areas of the City and the City’s sphere of influence that currently have limited infrastructure to serve the needs of local residents and businesses.
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Conserve natural drainage features and open space to provide a balance between the built and natural environment.
Minimize the demand for water resources and other public services by creating drought tolerant landscaping and encouraging use of recycled water.
1.4 ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION
1.4.1 Notice of Preparation
The Notice of Preparation (NOP) was distributed to the State Clearinghouse, as well as agencies and organizations that may provide comment on the Project’s potential impact(s) on the environment.
The State of California Clearinghouse issued a project number for the project, SCH No. 2021020011.
The 30‐day public comment period extended from February 1 to March 3, 2021. An electronic copy of the NOP was made available on the City’s website. Comments received during the public review of the NOP were utilized to assist in identifying potential environmental impacts addressed in Chapter
4.0 of the Draft EIR.
1.4.2 Public Scoping Meeting
Due to COVID‐19 restrictions, the Public Scoping meeting was held virtually on February 18, 2021 at 5:30 p.m. via Zoom. Notice of the Public Scoping Meeting was published in the Banning Record Gazette on February 5, 2021 providing the appropriate instructions for public participation in the Scoping Meeting. The Public Scoping Meeting included a presentation providing a summary of the Project, required actions, and the environmental review process. No public comments were received during the Scoping Meeting.
1.4.3 Native American Scoping
The Development Project includes a General Plan Amendment and implementation of a Specific Plan for the Development Project; therefore, Native American consultation pursuant to both SB 18 and Assembly Bill 52 (AB 52) is required. On November 30, 2020 the City reached out to 31 Native American contacts to formally invite participation in tribal consultation pursuant to AB 52 and SB 18 required for the Development Project. The City received responsesfrom the Morongo Band of Mission Indians (MBMI), the Soboba Band of Luiseño Indians (SBLI), and the Agua Caliente Band of Cahuilla Indians (ACBCI) requesting formal consultation with the City regarding the Development Project.
The City provided a separate consultation invitation to these same 31 Native American contacts on August 25, 2022, specifically identifying the entitlement actions related to the MSJC Site. In this 2022 consultation, the City stated the MSJC Site Entitlements proposed only changes to the City’s land use and zoning maps, and that no construction or physical alterations were proposed or would be authorized under the MSJC Entitlements. The MBMI acknowledged the City’s actions and noted the MSJC Site is located within the ancestral territory and traditional use area of the Cahuilla and Serrano people of the MBMI and that any future construction or alterations to the MSJC Site would be of interest to the MBMI. The San Manuel Band of Mission Indians (SMBMI) stated the MSJC Site is outside of Serrano ancestral territory and, as such, SMBMI would not request consulting party status with the City.
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1.4.4 Draft Environmental Impact Report
A Notice of Availability (NOA) of the Draft EIR was provided to, responsible and trustee agencies, as well as the organizations, and person who have previously requested notification. The NOA was distributed via priority mail with confirmed receipt. The NOA identified the State mandated 45‐day public review period extending from December 15, 2023 to January 30, 2024 and included a weblink to the City’s public noticing page providing further access to the Draft EIR, project material, and related technical appendices. Emails advising of the availability of the Draft EIR were sent by the City on December 15, 2023 to those parties requesting electronic notification. These emails provided the same weblink leading to the Draft EIR.
The Draft EIR, supporting technical appendices, and associated public notices were uploaded to the State Clearinghouse on December 14, 2023. The State Clearinghouse confirmed receipt and published the Draft EIR for a public review period extending from December 15, 2023 to January 30, 2023.
1.4.5 Final Environmental Impact Report
A Final EIR was released to the public in July, 2024 and responses to comments transmitted to commenters in accordance with the requirements of CEQA.
1.5 GENERAL CEQA FINDINGS
1.5.1 Mitigation Monitoring and Reporting Program
To the extent that these Findings conclude that the proposed mitigation measures outlined in herein are feasible and have not been modified, superseded, or withdrawn, the City hereby commits to implementing these measures. These Findings, in other words, are not merely informational, but rather constitute a binding set of obligations that will come into effect when the City approves the proposed project. The mitigation measuresthat are referenced herein and adopted concurrently with these Findings will be effectuated through the process of construction and implementation of the proposed Project. In accordance with the Requirements of Public Resources Code § 21081.6, the City must adopt the Mitigation Monitoring Program, which is described in full in Section IV of the Draft EIR and is incorporated herein by this reference. The City reserves the right to make amendments and/or substitutions of mitigation measures if the City determines that the amended or substituted mitigation measure will mitigate the identified potential environmental impacts to at least the same degree asthe original mitigation measure, and where the amendment orsubstitution would notresult in a new significant impact on the environment which cannot be mitigated.
1.5.2 Recirculation Not Required
The City finds that the Draft EIR does not require recirculation under CEQA (CEQA Section 21092.1, CEQA Guidelines Section 15088.5). CEQA requires that the lead agency recirculate an EIR when significant new information is added to the EIR after public notice of its availability has previously been given but prior to its certification. The purpose of a Final EIR is to document changes to the Draft EIR following receipt of comments and to respond to comments to the Draft EIR. Responses in the Final EIR to comments submitted to the City on the Draft EIR fully considered and responded to comments claiming that the Project would have significant impacts or more severe impacts not disclosed in the Draft EIR. Furthermore, the Responsesto Commentsinclude substantial evidence that 1627
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none of the comments submitted to the City provided substantial evidence that the Development Project would result in changed circumstances, significant new information, considerably different mitigation measures, or new or more severe significant impacts than were discussed in the Draft EIR.
In addition, CEQA Guidelines Section 15088.5(b) provides that “recirculation is not required where the new information added to the EIR merely clarifies and amplifies or makes insignificant modifications in an adequate EIR.” Recirculation also is not required simply because new information is added to the EIR — indeed, new information is oftentimes added given CEQA’s public/agency comment and response process and CEQA’s post‐Draft EIR circulation requirement of proposed responses to comments submitted by public agencies.
Accordingly, modifications to the Draft EIR to include modeling and updated emissions totals requested by commenters that show a minimal increase, do not change significance determinations, merely clarify or amplify or make insignificant modifications in an adequate EIR under CEQA Guidelines Section 15088.5(b), and do not meet the criteria of “new information” warranting recirculation of the Draft EIR. In addition, the addition of project design features and modified or new mitigation measures to the Final EIR to address comments to the Draft EIR expand the scope of mitigation in the Draft EIR and clarify, amplify, or make other modifications in an otherwise adequate EIR and these modifications do not result in adverse environmental impacts or identify mitigations measures the applicant declines to adopt; therefore, the modifications do not constitute new information requiring recirculation. See CEQA Guidelines §15088.5(b). Similarly, inclusion of inadvertently omitted files from technical report appendices where that information is summarized in the Draft EIR and/or attached technical reports is not new information under CEQA Guidelines Section 15088.5(a). See, e.g., High Sierra Rural Alliance v. County of Plumas (2018) (addition of maps to general plan EIR provided clarifying information and did not require recirculation); Beverly Hills Unified Sch. Dist. V. Los Angeles Metro. Transp. Auth. (2015) 241 Cal.App.4th 627, 663 (new fault and tunneling studies confirmed conclusion in Draft EIR); Mt. Shasta Bioregional Ecology Ctr. V. County of Siskiyou (2012) 210 Cal.App.4th 184, 221 (addition to Final EIR of reports that had been summarized in Draft EIR was not significant new information).
As described in the Sunset Crossroads Project‐‐Supplemental CEQA Memorandum prepared by Urban Crossroads, Inc. dated September 3, 2025 (Supplemental CEQA Memorandum), modifications to the project that restrict industrial development on Planning Area 2 and modify the mix of commercial uses would result in similar or a decrease in impacts related to air quality, greenhouse gas emissions, noise and transportation as compared with the impacts identified in the DEIR and FEIR. The modifications are authorized by the terms of the Specific Plan, there is no significant new information and the modifications do not meet any of the criteria set forth in Section 15088.5(a) of the State CEQA Guidelines. Therefore, recirculation is not required.
City staff, the Planning Commission, and the City Council have thoroughly reviewed the public comments received regarding the Project and the Draft EIR to determine whether any of the public comments or responses to comments or modifications to the Development Project requested by the City as described in the Supplemental CEQA Memorandum provide substantial evidence that would require recirculation of the EIR prior to its adoption. The City finds that recirculation of the Draft EIR is not required.
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1.5.3 Consideration of Record; Independent Judgment
In approving the Project, the City decision‐makers have reviewed and considered the Draft EIR and appendices, the Final EIR and appendices, and all other pertinent evidence in the record of proceedings. The Applicant’s consultants prepared the screen check versions of the Draft EIR, Final EIR and technicalstudies. Allsuch materials and all other materialsrelated to the EIR were extensively reviewed and, where appropriate, modified by the Planning Department or other City representatives. As such, the Draft EIR, Final EIR, technical studies, and all other related materials reflect the independent judgment and analysis of the Lead Agency.
1.6 RECORD OF PROCEEDINGS
The Record of Proceedings for the Project consists of those items listed in CEQA Section 21167.6(e), along with other items contained within the City’s files that are relevant to the consideration of the Project. The Record of Proceedings for the City’s decision on the Project consists of the following documents, at a minimum and without limitation, which are herein incorporated by reference and made part of the record supporting these Findings:
The Notice of Preparation, Notice of Completion and Availability, and all other public notices issued by the City in conjunction with the Project;
The EIR comprised of
○ The Draft EIR for the Project and all technical appendices and documents cited, relied upon or incorporated by reference;
○ The Final EIR, including all written comments submitted by agencies, organizations, and/or members of the public during the public review comment period on the Notice of Preparation and the Draft EIR and the City’s responses to those comments and corrections and additions to the Draft EIR and modifications and supplements to the technical appendices attached thereto.
○ A Memorandum entitled: “Sunset Crossroads Project – Supplemental CEQA Memorandum” ( Supplemental CEQA Memorandum) prepared by Urban Crossroads, Inc. dated September 3, 2025 analyzing changes requested by the City following a public informational meeting held jointly on May 28, 2025 before the City Council and the City Planning Commission; and ○ The Mitigation Monitoring and Reporting Program for the Project; All reports, studies, memoranda, maps, staff reports, or other planning documents relating to the Project prepared by the City or consultants to the City with respect to the City’s compliance with the requirements of CEQA and with respect to the City’s action on the Project; All documents submitted to the City by public agencies, organizations or members of the public in connection with the Draft EIR, up through the close of the public review period for the project on January 30, 2024;
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All minutes and/or verbatim transcripts of all information sessions, public meetings, and public hearings held by the City in connection with the Project; All documentary or other evidence submitted to the City at such information sessions, public meetings, and public hearings;
All information (including written evidence and testimony) presented to the City staff, City Planning Commission, and/or City Council by the environmental consultant and sub‐consultants who prepared the EIR or incorporated into reports presented to the City Council; All information (including written evidence and testimony) presented to the City from other public agencies relating to the proposed Project and the EIR;
All final applications, letters, testimony and presentations presented by the Project Applicant and its consultants to the City in connection with the Project; All findings and resolutions adopted by the City regarding the Project, all documents, cited or referred to therein and all staff reports, analyses, and summaries related to the adoption of those resolutions;
Matters of common knowledge to the City, including, but not limited to federal, state, and local laws and regulations;
Any documents expressly cited in these Findings, in addition to those cited above; and any other materials required by or comprising the record of proceedings pursuant to CEQA Section 21167.6(e).
1.7 CUSTODIAN AND LOCATION OF RECORDS
The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Banning, Community Development Department, 99 East Ramsey Street Banning, California 92220]. The custodian for these records is Emery Papp. This information is provided in compliance with Public Resources Code Section 21081.6.
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2.0 ENVIRONMENTAL IMPACTS AND FINDINGS
The EIR was prepared by LSA, an independent, professional consulting firm. The professional qualifications and reputation of the EIR Consultant, the supervision and direction of the EIR Consultant by City staff, the thorough and independent peer review by City staff of the Draft EIR and Final EIR, including comments and responses, and the review and careful consideration of the EIR by the City, including comments and responses. All conclusively show that the EIR is the product of and reflects the independent judgment and analysis of the City as the Lead Agency.
Based on the NOP (Appendix A‐1 to the Draft EIR) and the comments to the NOP (Appendix A‐2 to the Draft EIR), the EIR analyzed 20 potential areas where significant environmental impacts could result from implementation of the Project. These environmental topics were analyzed in the EIR at a project level for the Development Project pursuant to CEQA Guidelines Section 15161, and at a programmatic level for the MSJC Entitlements pursuant to CEQA Guidelines Section 15168 and include aesthetics, agriculture and forest resources, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire.
Having received, reviewed, and considered the information in the EIR, as well as any and all other information in the record, the City hereby makes findings pursuant to and in accordance with CEQA, Public Resources Code Sections 21081, 21081.5, and 21081.6. These findings are based upon written and oral evidence included in the record of these proceedings, comments on the EIR and the written responses thereto, the Final EIR, and reports presented to the Planning Commission and the City Council by City staff and the City’s environmental consultants.
At a public hearing(s) conducted for the Project, the City determined that, based on all of the evidence presented, including, but not limited to, the EIR, written and oral testimony given at meetings and hearings, and the submission of testimony from the public, organizations, and regulatory agencies, the following environmental impacts associated with the Project are 1) less‐than‐significant and do not require mitigation; 2) potentially significant but will be avoided or reduced to a level of insignificance, through the identified mitigation measures or; 3) significant and unavoidable and cannot be fully mitigated to a level of less‐than‐significant but will be substantially lessened to the extent feasible by the identified mitigation measures.
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3.0 FINDINGS REGARDING ENVIRONMENTAL IMPACTS HAVING
NO IMPACT OR LESS THAN SIGNIFICANT IMPACT AND
NOT REQUIRING MITIGATION
The City hereby finds that the following potential environmental impacts associated with the implementation of the Project have no impact or are less‐than‐significant and therefore do not require the imposition of mitigation measures.
3.1 AESTHETICS
Project impacts for CEQA Aesthetics would not result in significant impacts and findings are discussed below. The Development Project will comply with Project Design Features and Development Standards set forth in Chapter 3 and the Design Guidelines set forth in Chapter 4 of the Specific Plan.
Compliance with the Specific Plan’srequirements would serve to reduce and/or avoid impactsrelating to Aesthetics.
3.1.1 Threshold 4.1.1
Impact Statement: The Development Project would not have a substantial adverse effect on a scenic vista.
Findings
Potential impacts of the Development Project related to Threshold 4.1‐1 are discussed in detail in Section 4.1.5.1 of the EIR. The City finds that the impact of the Project will be less than significant related to Threshold 4.1‐1; therefore, no mitigation is required.
Substantial Evidence
The City has not designated any portion of the Development Site as a scenic resource. Accordingly, the Development Project will not physically alter a designated scenic resource.
With respect to the ability of the Development Project to block a scenic vista, the Development Site and the City of Banning are located in a valley situated approximately 41 miles south of the San Bernardino Mountains and approximately 25 miles northwest of Mount San Jacinto Peak. Both mountain ranges, along with their foothills rising from the valley floor constitute the most prominent scenic vistas in the vicinity of the Development Site and City of Banning. The Little San Bernardino Mountains are also visible to the east of the Development Site and City. San Gorgonio Mountain in the San Bernardino Mountains, the highest peak in southern California (11,503 feet), is approximately 13 miles north of the Development Site and is visible from nearly the entire Development Site. San Jacinto Peak in the San Jacinto Mountains (10,834 feet) is approximately 15 miles southeast of the Development Site. The western foothills of the San Jacinto mountains begin approximately 1.5 miles south of the southern portion of the Development Site (SOI).
Although the Development Project would obstruct some views of the San Jacinto Mountain Range, the San Bernardino Mountain Range, and the western foothills of both of these mountain rangesfrom 1634
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some public vantage points, the City has not designated these topographical features as scenic vistas and as such, no significant impact would occur to scenic resources.
The Development Project would also include the placement of a maximum 80‐foot tall, 30‐foot‐wide, freeway‐oriented freestanding sign, on the north side of the Development Site. The freeway‐oriented freestanding sign has the potential to partially block motorist’s views of the San Jacinto Mountains and its western foothills, and of the San Bernardino foothills; however, the design, location and size of the sign would make this a minimal temporary obstruction as motorists drive past the Development Site on westbound and eastbound I‐10. Overall, implementation of the freeway‐oriented freestanding sign as part of the Development Project would not adversely affect views of scenic vistas, and impacts would be less than significant. (EIR, Section 4.1.5.1).
3.1.2 Threshold 4.1.2
Impact Statement: The Development Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.
Findings
Potential impacts of the Project related to Threshold 4.1‐2 are discussed in detail in Section 4.1.5.2 of the EIR. This City finds that the impact of the Project will have no impact related to Threshold 4.1‐2; therefore, no mitigation is required.
Substantial Evidence
The Caltrans Scenic Highway Program identifies SR‐243 (approximately 2 miles east of the Development Project) between I‐10 and State Route 74 as both an Eligible and Officially Designated State Scenic Highway. Due to intervening topography, distance, existing buildings, and vegetation (i.e., trees), neither the proposed Development Project nor areas on the Development Site for the future development of an electrical substation (PA 7) or reverse osmosis facility (PA 12) are visible from SR‐ 243. The areas where the Development Project and these facilities would be located are not within, adjacent, or near a State‐designated scenic highway.
There are no City or County designated Scenic Corridors that cross or are near or adjacent to the Development Site and no scenic resources such as trees, rock outcroppings or historic buildings on or in the vicinity of the Development Site. As such, implementation of the Development Project and any future development within the Development Site would not substantially damage scenic resources, including, but not limited to trees, rock outcroppings, and historic buildings within a State Scenic Highway, and no impact would occur. (EIR, Section 4.1.5.2).
3.1.3 Threshold 4.1.3
Impact Statement: The Development Project would not, in an urbanized area, conflict with applicable zoning and other regulations governing scenic quality.
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Findings
Potential impacts of the Project related to Threshold 4.1‐3 are discussed in detail in Section 4.1.5.3 of the EIR. According to the U.S. Census Bureau, the City of Banning is located within the Riverside‐San Bernardino, CA Urbanized Area. As such, the threshold applicable to the Project is to determine if the Project is in conflict with the General Plan and zoning regulations governing scenic quality. The City finds that the impact of the Project will be less than significant related to Threshold 4.1‐3; therefore, no mitigation is required.
Substantial Evidence
Because of annexation, the entirety of the project area will be located within the City, and therefore will also be entirely classified to be located within an urbanized area. Existing land use designations on the Development Site under the City General Plan include residential, open space and general commercial. Existing zoning classifications on the Development Site within the City include residential, open space and general commercial, although zoning designations would be replaced by the proposed Specific Plan. The Southern Portion of the Development Site lies within the County General Plan and is designated asrural residential. However, this area is within the City’ssphere of influence, and would be annexed into the City with implementation of the Specific Plan. Implementation of the Development Project would require a General Plan Amendment, adoption of the Specific Plan and annexation of the Southern Portion of the Development Site into the City to implement the Specific Plan that would change existing land use and zoning to general commercial, industrial, open space‐ parks, and open space‐resource.
The visual character and quality of the Development Site and surrounding area would be preserved and enhanced through the application of and compliance with the architectural and landscape design guidelines of the Development Project and its Specific Plan. The architectural and landscape design guidelines guide the quality and aesthetic value of future commercial and industrial buildings as a result of implementation of the Development Project.
Although the Project would convert undeveloped land to industrial and commercial development while maintaining open space, it would not substantially degrade the existing visual character or quality of public views of the Development Site and its surroundings because the Project’s proposed structures, would not block views of the nearby mountains and foothills due to their distance from the Development Site and the height and orientation of the Project’s proposed structures, which would r not block views to the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains. The Development Project would not substantially degrade the existing visual character or quality of public views of the site and its surroundings. The City’s General Plan goals and policies pertaining to aesthetics are intended to ensure that development in the City will not result in substantial degradation to the existing visual character or quality of the Development Site and its surroundings. The Development Project would be consistent with City regulations governing scenic quality, including those outlined in the City of Banning General Plan Land Use Element, in and the City’s Municipal Code. Therefore, Project impacts would be lessthan significant. (EIR, Section 4.1.5.3). 1636
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3.1.4 Threshold 4.1.4
Impact Statement: The Development Project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.
Findings
Potential impacts of the Project related to Threshold 4.1‐4 are discussed in detail in Section 4.1.5.4 of the EIR. The City finds that the impact of the Project will be less than significant related to Threshold
4.1‐4; therefore, no mitigation is required.
Substantial Evidence
Constructing and operating the Development Project would introduce new sources of light to an area that is not generating glare or day or nighttime illumination. Most construction activities on the Development Site will occur during the hours of 7:00 a.m. to 6:00 p.m. per City Zoning Code guidelines.
Any construction‐related illumination during evening and nighttime hours would consist of the minimum lighting required forsafety and security purposes only and would occur only forthe duration required for the temporary construction process. As a result, light resulting from construction activities would not substantially impact sensitive uses, substantially alter the character of off‐site areas surrounding the Site nor interfere with the performance of an off‐site activity.
The Specific Plan as revised in Section 3.1 at page 3‐4, and Section 4.4.10 at page 4‐15 requires as project design features specific development standards and guidelines that ensure that there will be no significant impact from light or glare from the Development Project, including on nearby properties. The standards and guidelines regarding lighting in the Specific Plan serve as City zoning requirements for the Development Project and ensure that impacts from lighting and glare are less than significant.
The Specific Plan’s Outdoor Lighting Guidelines (refer to Section 4.3.9 of Appendix B, Specific Plan) indicate that the Development Site would minimize glare and “spill over” light onto public streets, open space, Interstate‐10 and adjacent properties by using downward‐directed lights and/or cutoff devises on outdoor lighting fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumination for structures, parking, loading, unloading, and similar areas. Low‐level security lighting may be provided for the park, tot lot playground, trails, parking lot, and restrooms. The trails and parking lot may include bollard lighting while the tot lot playground and restrooms may include security lighting. With implementation of the Specific Plan, night lighting will be directed away from the conserved areas to protect species within the conserved areas from direct night lighting and shielding will be required to ensure that ambient lighting in the conserved areas is not increased. See Draft EIR Section 4.4, Biological Resources.
Overall, implementation of the Development Project would not create a new source of substantial light and glare that would adversely affect day or nighttime views in the area. Therefore, Project impacts associated with construction and operation of the Development Project would be less than significant. (EIR Section 4.1.5.4).
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3.2 AGRICULTURE AND FORESTRY RESOURCES
Project impacts for CEQA Agricultural and Forestry Resources do not result in significant impacts and findings are discussed below.
3.2.1 Threshold 4.2.1
Impact Statement: The Development Project would not convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non‐agricultural use.
Findings
Potential impacts of the Project related to Threshold 4.2‐1 are discussed in detail in Section 4.2.6.1 of the EIR. The Development Site does not contain any lands designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as mapped by the State Department of Conservation Farmland Mapping and Monitoring Program. The City finds that the development of the Project will result in no impacts related to Threshold 4.2‐1; therefore, no mitigation is required.
Substantial Evidence
The DOC FMMP was reviewed to determine if the Development Site is designated as Important Farmland which is defined in Public Resources Code Sections 21095 and 21060.1(a) for purposes of CEQA as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The FMMP indicates the Development Site is designated with 451.9 acres of Farmland of Local Importance, 76.83 acres of Grazing Land, and 3.97 acres of Other Land. Development Project implementation would convert the Farmland of Local Importance and Grazing Land to urbanized land. No Prime Farmland, Farmland of Statewide Importance, or Unique Farmland are classified on the Development Site; therefore, Development Project implementation would not convert Important Farmland to non‐ agricultural uses. (EIR Section 4.2.6.1). Therefore, there are no Project impacts.
3.2.2 Threshold 4.2.2
Impact Statement: The Development Project would not conflict with existing zoning for agricultural use or a Williamson Act contract.
Findings
Potential impacts of the Project related to Threshold 4.2.2 are discussed in detail in Section 4.2.6.2 of the EIR. The City finds that the impact of the Project will be less than significant related to Threshold
4.2.2; therefore, no mitigation is required.
Substantial Evidence
The Northern Portion of the Development Site is not within an agriculturalzone. The Southern Portion of the Development Site, although designated for light agricultural uses under the County’s zoning, is already designated as urbanizing through its placement within the City of Banning Sphere of Influence and is proposed for annexation. Its current City prezoning and the proposed Specific Plan are for urban 1638
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uses. Once the Development Project is approved and annexation occurs, the Southern Portion of the Development Site would be redesignated as Specific Plan and would therefore no longer be zoned as Light Agriculture pursuant to the Riverside County Zoning Ordinance. It should be noted that the Southern Portion of the Development Site, although currently zoned as Light Agriculture, is currently not and has not previously been occupied by agricultural uses. Overall, Development Project implementation would not conflict with existing zoning for agricultural use.
Review of the parcels within the Development Site concluded that none were under Williamson Act Contracts. Additionally, the status of past Williamson Act Contracts placed on parcels within the Development Site was confirmed with Riverside County Planning Staff, and these contracts have been terminated; therefore, implementation of the Development Project would not result in conflict with land under a Williamson Act Contract. (EIR Section 4.2.6.2). Therefore, Project impacts would be less than significant.
3.2.3 Threshold 4.2.3
Impact Statement: The Development Project would not conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g)).
Findings
Potential impacts of the Project related to Threshold 4.2‐3 are discussed in detail in Section 4.2.6.3 of the EIR. The Development Project will not impact forest lands or timberlands. The City finds that the development of the Project will result in no impacts related to Threshold 4.2‐3; therefore, no mitigation is required.
Substantial Evidence
There is no forest land on the Development Site, and it is not zoned for forest land, timberland, or timberland zoned Timberland Production under either the County or City zoning designations. As such, Development Project implementation and the construction of public facilities would not conflict with such forest zoning designations, and there is no impact. (EIR Section 4.2.6.3).
3.2.4 Threshold 4.2.4
Impact Statement: The Development Project would not result in the loss of forest land or conversion of forest land to non‐forest use.
Findings
Potential impacts of the Project related to Threshold 4.2.4 are discussed in detail in Section 4.2.6.4 of the EIR. The Development Site is does not qualify as forest land. Accordingly, Development Project implementation would not result in the loss of forest land or conversion of forest land to non‐forest use, and the Project will not impact forest lands or timberlands. The City finds that the development of the Project will result in no impacts related to Threshold 4.2.4; therefore, no mitigation is required. 1639
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Substantial Evidence
The Development Site is currently occupied by native grasslands and some native trees. The number of trees currently located on the Development Site does not equate to 10 percent of the site and, therefore, it does not qualify as forest land pursuant to the California’s Forests and Rangelands, 2017 Assessment, and California Public Resources Code Section 12220(g). As such, Development Project implementation would not result in the loss of forest land or conversion of forest land to non‐forest use. (EIR Section 4.2.6.4).
3.2.5 Threshold 4.2.5
Impact Statement: The Development Project would not involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non‐ agricultural use or conversion of forest land to non‐forest use.
Findings
Potential impacts of the Project related to Threshold 4.2‐5 are discussed in detail in Section 4.2.6.5 of the EIR. The Development Site does not contain Farmland as defined under CEQA or forest land as defined by applicable statutes. Therefore, the Development Project will not convert Farmland to nob‐ agricultural use or convert forest land to non‐forest use. The City finds that the impact of the Project will be less than significant related to Threshold 4.2.5; therefore, no mitigation is required.
Substantial Evidence
As disclosed above in the response to Threshold 4.2.1, the Development Site does not contain Prime Farmland, Unique Farmland or Farmland of Statewide Importance and has not been used for agriculture since the early 1900s. The Development Project would not result in the conversion of Farmland to non‐agricultural use.
Accordingly, while the Development Project will convert land designated as Farmland of Local Importance to a non‐agricultural use, the Development Site has notsupported agricultural uses, apart from occasional livestock grazing, since the early 1900s. Although the Southern Portion of the Development Site is zoned A‐1, Light Agriculture, there is currently no agricultural activity on the Southern Portion of the Development Site or on any adjacent or nearby property except for occasional cattle grazing. This temporary agricultural use contributes very little to the regional agricultural economy, and the implementation of the Development Project would not directly or indirectly catalyze the conversion of additional farmland to urban land uses. As noted above no active Williamson Act Contracts are in effect on the Development Sites; therefore, no impacts to Williamson Act Contract parcels would occur. Furthermore, as an action associated with the Development Project, the Southern Portion of the Development Site will be annexed into the City and will be redesignated as Specific Plan pursuant to the City’s Zoning Code. There are no forest or timberland resources on, or in the vicinity of, the Development Site. Therefore, Development Project implementation would not contribute or catalyze the conversion of forest land to non‐forest use.
Overall, the Development Project would not result in conversion of Farmland to non‐agricultural use or conversion of forest land to non‐forest use at off‐site locations. (EIR Section 4.2.6.5). 1640
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3.3 AIR QUALITY
Project impacts for CEQA Air Quality Thresholds 4.3.3 and 4.3.4 do not result in significant impacts and findings are discussed below
3.3.1 Threshold 4.3.3
Impact Statement: The Development Project would not expose sensitive receptors to substantial pollutant concentrations.
Findings
Potential impacts to Threshold 4.3.3 are discussed in detail in Section 4.3.6.3 of the EIR including text revisions in the Final EIR. The project would be required to comply with SCAQMD regulations regarding exposing sensitive receptors to substantial pollutant concentrations. The City finds that Development Project will result in less than significant impacts related to Threshold 4.3.3; therefore, no mitigation is required.
Substantial Evidence
Construction Localized Significance Threshold (LST). Sensitive receptors near the Project site include Mount San Jacinto College campus, across Sunset Avenue and approximately 115 from the Project site. Although the campus is not the closest receptor, concentrations produced during construction are highest at this location due to meteorological conditions of the area. Construction criteria pollutant concentrations during construction of the Development Project would not exceed the localized thresholds and would not result in a locally significant air quality impact.
Operation LST. None of the criteria pollutant concentrations would exceed the LST thresholds at the nearestsensitive land uses; therefore, the proposed operational activity would not result in a localized significant air quality impact.
Operational Health Risk Assessment. Exposure to toxic air contaminants from vehicle exhaust can result in both immediate and long‐term health effects. Exposure to diesel exhaust can lead to serious health conditions such as asthma and respiratory illnesses and can worsen existing heart and lung disease, especially in children and the elderly. As shown in Table 4.3.Q, which was revised in the Final EIR, the future health risk to nearby residents, students, and workers from Project‐related emissions of TACs from the operation of the proposed Project would be below the SCAQMD’s HRA thresholds.
The results of the Revised Table 4.3.Q show the changes to the chronic and acute health risk levels based on the remodeled HRA. These resultsindicate that the additional emissions and project updates would not result in any new significant health risk impacts from those previously described in the Draft EIR. No significant health risk would occur from the operation of the Project, and no mitigation is necessary.
Long‐Term Microscale (CO Hot Spot) Analysis. Existing carbon monoxide (CO) concentrations in the Project area are extremely low. Because ambient CO levels are below the standards throughout the South Coast Air Basin, this Project would only be considered to have a significant CO impact if Project emissions result in an exceedance of one or more of the 1‐hour or 8‐hour standards. As the ambient concentrations are very low compared to ambient air quality standards(AAQS) with the current motor 1641
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vehicle control programs, the exhaust emissions of CO will remain extremely low. Therefore, the Project can be implemented in the existing setting with no significant peak‐hour intersection CO hotspot impacts.
Construction of the proposed Project may expose surrounding sensitive receptors to airborne particulates, as well as a small quantity of construction equipment pollutants (i.e., usually diesel‐ fueled vehicles and equipment). However, construction contractors would be required to implement measures to reduce or eliminate emissions by following South Coast Air Quality Management District (SCAQMD) rulesforstandard construction practices(see Draft EIR, Tables 4.3.O and 4.3.P). Regulatory compliance measures AQ‐1, AQ‐2, AQ‐3, and AQ‐4 are existing SCAQMD regulations that are applicable to the proposed Project and were considered in the analysis of potential impacts related to air quality. These requirements are considered to be mandatory regulatory compliance measures and are not mitigation measures. (EIR Section 4.3.6.3)
3.3.2 Threshold 4.3.4
Impact Statement: The Development Project would not create objectionable odors affecting a substantial number of people.
Findings
Potential impacts to Threshold 4.3.4 are discussed in detail in Section 4.3.6.4 of the EIR. The project would be required to comply with SCAQMD rules regulating odors. The City finds that the Development Project will result in less than significant impacts related to Threshold 4.3.4; therefore, no mitigation is required.
Substantial Evidence
Heavy‐duty equipment in the Project vicinity during construction would emit detectable odors. Other sources of odors from construction activities may include roadway construction (e.g., asphalt application), and the application of architectural coatings. While these odors may be noticeable by nearby sensitive receptors, they are typical during construction and would not necessarily be objectionable. These odors would dissipate quickly beyond 300 feet of their source and would be temporary in nature. Additionally, construction‐produced odors would cease upon the completion of construction.
Objectionable odors typically may emanate from agricultural operations, wastewater treatment plants, food‐processing plants, chemical plants, composting,refineries, landfills, dairies, and fiberglass molding. While no such uses are planned for the Development Site, the Project does envision the development of commercial and industrial uses, including a variety of restaurants and a fueling station.
Compliance with SCAQMD Rule 402 regarding nuisances assures that odors from the proposed commercial and industrial uses would not be a significant source of odors. Rule 402 has two parts – whether air contaminants are emitted which cause injury, nuisance, or annoyance, or whether the odors endanger health/safety, or comfort, or cause injury/damage to business or property. The proposed uses are not anticipated to emit any odors that would result in either condition. City (of 1642
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Banning) and County (of Riverside) regulations require trash storage areas to be in an enclosed area to limit air circulation, and through adherence to City and County regulations, odors from the trash storage areas would be less than significant. Vapor recovery systems on gas nozzles (SCAQMD Rule 461) would minimize odors from the gas station, and cooking odors would be limited by complying with SCAQMD Rule 1138. Therefore, the Project would not result in objectionable odors that would affect a substantial number of people. As such, Project‐related impacts associated with odors would be less than significant, and no mitigation measures are required. (EIR Section 4.3.6.4).
3.4 BIOLOGICAL RESOURCES
Project impacts for CEQA Biological Resources Thresholds 4.4.3 and 4.4.4 do not result in significant impacts and findings are discussed below.
3.4.1 Threshold 4.4.3
Impact Statement: The Development Project would not have a substantial adverse effect on federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.
Findings
Potential impacts of the Development Project related to Threshold 4.4.3 are discussed in detail in Section 4.4.6.3 of the EIR. The City finds that the Development Project would have a less than significant impact, and implementation of mitigation measures MM BIO‐1 through MM BIO‐6, which are feasible and adopted, would ensure compliance with BMPs and MSHCP guidelines.
Substantial Evidence
No wetland habitat occurs within the Development Site or within the Biological Study Area (BSA).
Multiple seasonal pooling sites, which are not federally protected wetlands, occur within the Development Site, and many of these seasonal pooling sites would be permanently affected by Development Project construction. While pooling sites provide potential habitat for fairy shrimp, during fairy shrimp surveys conducted on site and within the BSA no State or federally listed fairy shrimp species were observed. None of the on‐site seasonal pooling features that are habitat for fairy shrimp were determined to be a vernal pool ecosystem. These features were barren or overrun by non‐native plant species and occurred within compacted soil in road ruts and other human alterations.
Despite the determination of no significant impact noted, mitigation measures MM BIO‐1 through MM BIO‐6 were identified as applicable to thisthreshold to ensure compliance with BMPs and MSHCP guidelines to protect the three noted drainage features during construction and Project‐related impacts would be less than significant. (EIR Section 4.4.6.3).
3.4.2 Threshold 4.4.4
Impact Statement: The Development Project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. 1643
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Findings
Potential impacts of the Development Project related to Threshold 4.4.4 are discussed in detail in Section 4.4.6.4 of the EIR. The City findsthat the Development Project will result in lessthan significant impacts related to Threshold 4.4.3, and, no mitigation is required.
Substantial Evidence
The Development Site is not within an area identified by the MSHCP as an important migratory or native resident wildlife corridor area. The MSHCP Consistency Analysis determined that the Development Site and adjacent vegetation is unsuitable habitat for State and federally listed riparian bird species such as the least Bell’s vireo, southwestern willow flycatcher, or western yellow‐billed cuckoo. While habitat exists for migratory bird species to nest on site, active nests for these species, including grasshopper sparrow, are unlikely to occur on site because they migrate through this area but do not nest on site or within the BSA. Although burrowing owl occur on site and are a State listed special‐status species, no substantial resident population has been observed on site and there is no evidence of the site being used as a migration corridor for this species. The planned conservation areas on the Development Site would conserve potential nesting habitat on site for this and other bird species, meeting the guidelines of the MSHCP.
Because the impacts would be less than significant, no mitigation is required. However, any active bird nest identified on site is protected under the federal Migratory Bird Treaty Act (MBTA), regardless of species status, and regulatory compliance with its provisions is required. If an active nest is identified during construction, the nest would not be disturbed until chicks fledge or the nest is no longer active. Construction and operation of the Development Project would not significantly impact wildlife movement or known nursery sites within or in the vicinity of the Development Site. (EIR Section 4.4.6.4).
3.5 CULTURAL RESOURCES
Project impacts for CEQA Cultural Resources Threshold 4.5.3 does not result in significant impacts and findings are discussed below.
3.5.1 Threshold 4.5.3
Impact Statement: The Development Project would not disturb any human remains, including those interred outside of dedicated cemeteries.
Findings
Potential impacts of the Development Project related to Threshold 4.5.3 are discussed in detail in Section 4.5.6.2 of the EIR. The City findsthat the Development Project will result in lessthan significant impacts related to Threshold 4.5.3, and, no mitigation is required.
Substantial Evidence
There are no known human remains at the Development Site, although the potential to unearth such remains during construction cannot be ruled out. In the event that human remains are identified during Development Project construction, these remains would be treated in accordance with Section 1644
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7050.5 of the California Health and Safety Code and PRC Section 5097.98, as well as appropriate measures identified in the EIR related to the inadvertent discovery of such remains. (EIR Section
4.5.6.2).
3.6 ENERGY
Project impacts for CEQA Energy do not result in significant impacts and findings are discussed below.
3.6.1 Threshold 4.6.1
Impact Statement: The Development Project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. The City finds that the Development Project will result in less than significant impacts related to Threshold 4.6.1, and no mitigation is required.
Findings
Potential impacts of the Development Project related to Threshold 4.6.1 are discussed in detail in Section 4.6.6.1 of the EIR. The City findsthat the Development Project will result in lessthan significant impacts related to Threshold 4.6.1, and no mitigation is required.
Substantial Evidence
Construction would require energy for the manufacture and transportation of building materials, preparation of the site for grading activities, utility installation, paving, and building construction and architectural coating. Petroleum fuels (e.g., diesel and gasoline) would be the primary sources of energy for these activities. However, energy usage on the Development Site during construction would be temporary.
Through the duration of construction, approximately 443,644 gallons of diesel fuel and approximately 3,652 gallons of gasoline during construction. Diesel and gasoline consumption (2023) in Riverside County totals approximately 915.5 million gallons of gasoline and approximately 321.6 million gallons of diesel fuel. Fuel consumption during construction of the Development Project would increase diesel and gasoline consumption in Riverside County by approximately 0.03 and less than 0.01 percent, respectively. At buildout, the Development Project would generate 20,496 average daily trips, including 17,166 passenger vehicle trips and 3,330 truck trips., which would consume approximately
1.423 million gallons of gasoline and 6.67 million gallons of diesel fuel annually. See Final EIR, section
4.6.6.1, REVISED Table 4.6.D.
At buildout with the implementation of the stated mitigation and PDFs, the Development Project would require 25,570,405 kilowatt‐hours (kWh) (or 25.570 GWh) of electricity and 5,999,799 kBTUs (or 59,997 therms) of natural gas per year. Total electricity consumption in the Banning EU service area in 2022 was 151.5 GWh. The Development Project’s electric demand represent approximately
16.9 percent of existing electricity consumption within the Banning Electric Utility (BEU) service area and 0.14 percent of current electrical demand in Riverside County. The BEU has included the energy usage by this Development Project as well as two other large commercial developments in its future planning. Total natural gas consumption in Riverside County in 2022 was 431.1 million therms. 1645
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Therefore, operation of the proposed Project would negligibly increase the annual natural gas consumption in Riverside County by 0.01 percent.
While implementation of the Development Project would increase the demand for electricity and natural gas at the Development Site and petroleum consumption in the region during operation, it entails conventional commercial and industrial uses utilizing up to date energy efficient/energy conserving designs and operational programs. The Development Project does not propose uses that are inherently energy intensive, and the energy demands in total would be comparable to other similar commercial and industrial uses.
The Development Project will increase energy usage; however, it will be used efficiently and therefore would not result in a significant impact. The Development Project would be required to adhere to, and would be consistent with, all federal, State, and local requirements for energy efficiency.
CALGreen building energy efficiency standards establish minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting, which would reduce energy usage. Assuch, fuel, electrical and natural gas demand associated with Project operations would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region.
Increasingly stringent electricity, natural gas, and fuel efficiency standards combined with compliance with the CBC and CALGreen Code as part of Chapter 15.04 of the City Municipal Code, implementing Riverside County 2019 CAP points, and complying with the WAIRE program would ensure operation of the Development Project would demand only the energy required. The Development Project will increase electricity use; however, it will be used efficiently and therefore would not result in a significant impact. Construction and operation of the Project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency, and impacts from wasteful, inefficient, or unnecessary energy consumption would be less than significant.
As shown in Final EIR REVISED Table 4.6.C, fuel use associated with the vehicle trips generated by the proposed Project is estimated at 1,423,796 gallons of gasoline and 6,376,570 gallons of diesel fuel per year. This analysis conservatively assumes that all vehicle trips generated as a result of Project operation would be new to Riverside County. Based on fuel consumption rates obtained from EMFAC2021, approximately 915.5 million gallons of gasoline and approximately 321.6 million gallons of diesel fuel were consumed from vehicle trips in Riverside County in 2023. Therefore, vehicle and truck trips associated with the proposed Project would increase the annual fuel use in Riverside County by approximately 0.155 percent for gasoline fuel usage and by approximately 1.9 percent for diesel fuel usage. Fuel consumption associated with vehicle trips generated by Project operations would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region.
Increasingly stringent electricity, natural gas, and fuel efficiency standards combined with compliance with the CBC and CALGreen Code as part of Chapter 15.04 of the City Municipal Code, implementing Riverside County 2019 CAP points, and complying with the WAIRE program would ensure operation of the Development Project would demand only the energy required. The Development Project will increase electricity use; however, it will be used efficiently and therefore would not result in a significant impact.
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No mitigation is required; however, Regulatory Compliance Measure ENG‐1, described below, is a regulatory requirement implemented as a routine action conditioned by the City to ensure impacts related to energy demand during construction remain less than significant. Through compliance with Title 13‐Section 2449 of the CCR and the CALGreen Building Standards Code as a matter of regulatory policy (Regulatory Compliance Measure ENG‐1), construction of the Development Project would demand only the energy required and would not result in wasteful, inefficient, or unnecessary energy consumption. (EIR Section 4.6.6.1).
RCM ENG‐1: Construction. Compliance with Title 13‐Section 2449 of the California Code of Regulations and the California Green Building Standards: Prior to issuance of grading and building permits, the City of Banning shall verify that the Development Project Applicant and his/her contractor(s) submit plans to the City indicating incorporation of Best Available Control Measures during construction of the Development Project.
Best Available Control Measures include, but are not limited to, requirements that the Development Project Applicant ensure off‐road vehicles (i.e., self‐propelled diesel‐fueled vehicles 25 horsepower and up that were not designed to be driven on road) limit vehicle idling to 5 minutes or less; and register and label vehicles in accordance with the California Air Resources Board (CARB) Diesel Off‐Road Online Reporting System; restrict the inclusion of older vehicles into fleets; and retire, replace, orrepower older engines orinstall Verified Diesel Emission Control Strategies (i.e., exhaust retrofits). Additionally, the construction contractor must recycle/reuse at least 65 percent of the construction material. This condition shall be implemented to the satisfaction of the City of Banning Development Services Director or designee, and/or Building Official, or designee.
Mitigation Measure MM AIR‐1 is included in the Final EIR as follows:
MM AIR‐1 The following multi‐part mitigation measure shall be implemented during Project construction:
Plans submitted for grading permit issuance and building permit issuance shall specify a designated area of the construction site where electric or non‐diesel vehicles, equipment, and tools can be fueled or charged. The provision of temporary electric infrastructure forsuch purpose shall be approved by the utility provider, Banning Electric Utility (BEU). If BEU does not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet (as specified in this Mitigation Measure below), the establishment of a temporary electric charging area also will not be required. If the contractor(s) equipment fleet includes this equipment and BEU approval is secured, the temporary charging location shall be established upon issuance of grading permits and building permits.
If electric or non‐diesel off‐road trucks and construction support equipment, including but not limited to hand tools, forklifts, aerial lifts, materials lifts, hoists, 1647
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pressure washers, plate compactors, and air compressors are available in the construction contractor’s equipment fleet and can fulfill the construction requirements during the building, construction, paving, and architectural coating phases of Project construction, such equipment shall be used during on‐site construction. This requirement shall be noted on plans submitted for building permit issuance.
If electric or non‐diesel off‐road truck and construction support equipment are not available then the Project contractor shall ensure all 50 horsepower or more off‐road diesel‐powered construction equipment is powered with California Air Resources Board (CARB) certified Tier 4 Final engines or the equivalent. Construction contractorsshall maintain records of all off‐road diesel construction equipment associated with on‐site construction to document that each off‐road diesel construction equipment used meets required emission standards. Records shall be kept on‐site for the duration of construction activities and shall be made available for periodic inspection by City staff or their designee. During construction activities, the City shall conduct periodic inspections to verify compliance with construction‐related mitigation measures pursuant to the Mitigation Monitoring and Reporting Program.
During construction of the proposed Development Project, the Project contractor shall only use interior paints with low volatile organic compound (VOC) content with a maximum concentration of 30 grams per liter (g/L) for residential building architectural coating to reduce VOC emissions. All building and site plans shall note use of paints with a low VOC content with a maximum concentration of 30 g/L verified.
The City of Banning shall verify these requirements have been incorporated into construction plans prior to issuance of any construction permits and during architectural coating activities.
Operations. Compliance with the federal Corporate Average Fuel Economy and Energy Independence and Security Act regulations: All vehicles operating in the Development Project will comply with these regulations as enforced by standard vehicle registration processes. Compliance with the Energy Policy Act, Senate Bill 1389, Energy: Planning and Forecasting, Title 24, California Building Code, and the California Green Building Standards Code: The City of Banning shall verify that the Development Project Applicant and all contractor(s) submit plans to the City indicating incorporation of energy‐ efficient measures in compliance with these acts.
3.6.2 Threshold 4.6.2
Impact Statement: The Development Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
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Findings
Potential impacts of the Development Project related to Threshold 4.6.2 are discussed in detail in Section 4.6.6.2 of the EIR. There is no aspect of the Development Project that would conflict with or obstruct a state or local plan for renewable energy or energy efficiency. The City finds that the development of the Development Project will result in less than significant impacts related to Threshold 4.6.2; therefore, no mitigation is required.
Substantial Evidence
The Development Project would be required to adhere to, and would be consistent with, all federal, State, and local requirements for energy efficiency, including the Title 24 standards, SCAG RTP/SCS goal of reduce commuting distance to jobs, thus helping reduce fuel use, and City General Plan policies General Plan policies that help reduce energy consumption. Title 24 building energy efficiency standards establish minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting, as well as CALGreen Code which would reduce energy usage. As such, fuel, electrical and natural gas demand associated with Project operations would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. (EIR Section 4.6.6.2).
3.7 GEOLOGY AND SOILS
Project impacts for CEQA Geology and Soils d do not result in significant impacts and findings are discussed below.
3.7.1 Threshold 4.7.1(i)
Impact Statement: The Development Project would not directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist‐Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of known fault. (Refer to Division of Mines and Geology Special Publication 42.)
Findings
Potential impacts of the Development Project related to Threshold 4.7‐1(i) are discussed in detail in Section 4.7.6.1 of the EIR. No known faults underlie the Development Site. The City finds that the development of the Development Project will result in no impacts to Threshold 4.7‐1(i); therefore, no mitigation is required.
Substantial Evidence
No Alquist‐Priolo earthquake fault zones are mapped on or adjacent to the Development Site which does not show evidence of active faulting. Therefore, the Development Project would not directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving the rupture of a known Alquist‐Priolo earthquake fault or based on other substantial evidence of known fault. (EIR Section 4.7.6.1).
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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS S EPTEMBER 2025
S UNSET C ROSSROADS P ROJECT
CITY OF B ANNING , C ALIFORNIA
3‐17
3.7.2 Threshold 4.7.1 (ii)
Impact Statement: The Development Project would not directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: Strong seismic ground shaking.
Findings
Potential impacts of the Development Project related to Threshold 4.7.1(ii) are discussed in detail in Section 4.7.6.2 of the EIR. The Development Site is located in a seismically active area of Southern California and is expected to experience moderate to severe ground shaking during the lifetime of the Development Project. This risk is not considered substantially different than that of other similar properties in the Southern California area. The City finds that the development of the Development Project will result in less than significant impacts related to Threshold 4.7.1(ii); therefore, no mitigation is required.
Substantial Evidence
While active faults are not known to exist on the Development Site, the Banning Fault located approximately 2.75 miles to the northeast along with the nearby San Andreas and San Jacinto fault zones can produce strong ground shaking in case of a fault rupture in this area. However, this is common for virtually all of Southern California, and structures are required to be designed in accordance with the CBC and other applicable Codes (per BMC Chapter 15.08) to withstand the ground shaking during the assumed design seismic event.