Pepper 210
Commerce Center
Rialto Economic Development Committee Meeting
September 2023
Carson Companies’ History
2 Carson Companies’ rich history reaches back more
than 230 years to the Rancho San Pedro, the first
land grant given to a private citizen in California.
In 1784, King Carlos III of Spain granted the 75,000
acre Rancho San Pedro tract to Spanish Soldier Juan
Jose Dominguez. Today’s communities of San Pedro,
Harbor City, Wilmington, Carson, Compton,
Dominguez Hills, Lomita, Palos Verdes, Redondo
Beach, Hermosa Beach, Manhattan Beach, Torrance
and the entire Ports of Los Angeles and Long Beach.
1784
Through multiple generations of ownership, part of
the Rancho gets inherited by Maria Victoria
Dominguez who marries George Carson in 1857.
1857
In 1901, George Carson passes away and his eldest
son takes control and manages the family’s estate,
informally establishing the Carson Estate Company,
which was later incorporated in 1914.
1914
In 1916, after over a century of managing the
Rancho for cattle and agriculture, Carson Estate
Company signs its first oil lease.
1916
In 1931, Carson Estate Company began its first
active real estate development with the
construction of a 10-story office building at 5410
Wilshire Blvd. in downtown Los Angeles.
1931
1983
In 1983, Carson Estate Company begins
development of a 438-acre, master planned
industrial business park, Dominguez Technology
Center, a former oil field.
Carson Companies’ History
3 The development of Homestead Business Park
commenced with the construction of six industrial
buildings on land where the original Carson Family
home stood until 1969.
1985
Carson Estate Company, with 97 percent of its
assets now in real estate, reorganizes as a Real
Estate Investment Trust, formally changing their
name to Carson Estate Trust. The Company’s
strategy is refined to focus primarily on ownership
of industrial buildings ideally suited for logistics
and manufacturing industries. The Company owns
approximately 2.8 million square feet. They embark
on the final development phase of Dominguez
Technology Center.
1999
Carson Companies begins development of Chino
South Business Park where it builds more than 3.7
million square feet of Class A industrial space with
joint venture partners. The buildings are
architecturally attractive and have state-of-the-art
warehousing, distribution, and light manufacturing
facilities.
2002
Carson Companies expands into Houston, Texas.
Houston appears to be counter cyclical to Southern
California and benefits from the resurgence of the
energy business in the United States. The Company
hires its first employee in Houston and opens an
office. Expanding into Houston allows the company
to diversify its risk of being concentrated in one
market.
2007 2023
Carson Companies owns more than 20
million square feet of industrial real estate
across Southern California, Houston, and
Pennsylvania/New Jersey.
2014
The Carson Companies celebrates its 100th
Anniversary. The vast majority of the Company is
still owned by direct descendants of George and
Victoria Carson who, through the Board of
Trustees-mostly made up of family descendants-
guide the Company into the future. In 2014 the
company owned more than 12 million square feet
with approximately 8 million square feet in
Southern California and 4 million square feet in
Houston, TX.
Vicinity Map
4 Unincorporated San
Bernardino County
Aerial Photograph
5 2022
SITE
±100 Acres
HIGHLAND AVE
PEPPER AVE
View 1: From Highland Ave looking northwest.
View 2: From Highland Ave looking northeast.
View 3: From Highland Ave looking northeast.
View 4: From Highland Ave looking northwest.
View 5: From Highland Ave looking northwest.
Existing Site Conditions
6 Concrete Batch Plant
Asphalt Plant
Asphalt Plant
Crushing Operations
Concrete Batch Plant
Crushing Operation
Current Heavy Industrial Use
7 ±15,368 metric tons of CO2 equivalent
emissions per year*
578 daily large diesel powered truck
trips transporting processed aggregate,
concrete and asphalt off-site*
Diesel powered earth movers
continually transport aggregate from
Vulcan’s mile to the Project Site (5-mile
roundtrip)
Minimal landscaping along Highland
Ave., River Ranch Pkwy and the levee
Heavy industrial/blighted aesthetic next
to community and highway
No economically viable mineral
recourses are left on the property to
mine
Vulcan’s
Mine
*Figures based on studies from Urban Crossroads and
SCAQMD. Emissions from current operations include:
1) mobile source emissions from trucks and passenger
vehicles visiting the site, 2) off-road equipment,
3) gasoline storage and dispensing, 4) external
combustion, and 5) aggregate, asphalt and concrete
manufacturing processes.
5 Miles Roundtrip
Existing Site Conditions - Overview
8 Haul Road
Existing Site Conditions
9 View from Frisbee Park View from Highland Ave
View from River Ranch Pkwy
Existing Site Conditions – Highland Ave Video
10 Existing Site Conditions – River Ranch Video
11 Existing Site Conditions – Southeast Aerial Video
12 Proposed Development
West Aerial Rendering
13 Proposed Development
Southeast Aerial Rendering
14 Site Plan Highlights
15 Site has direct access to the 210 Freeway on/off ramp at Pepper Ave, trucks will exit 210 freeway onto Pepper Ave. and only enter site at the Pepper Ave. & Highland Ave intersection Truck routes will prohibit truck traffic on Highland Ave and Pepper Ave (south of the 210 Fwy) and will not impact residential streets in Rialto, City of San Bernardino or San Bernardino County (see slide 18) Site plan includes ±3,850’ long, 3 lane-wide on-site queuing aisle next to the levee which will mitigate potential traffic congestion at the Highland Ave/Pepper Ave intersection Significant building setbacks from PL provided on all sides Extensive landscape buffers proposed around entire perimeter of site Landscaping plans propose planting ± 1,149 trees, including Afghan Pines which filter particulate matter
2.5; every tree draws CO2 out of the air
±3,850’ On-Site Queuing Aisle
16 o Solar
o Built to LEED Standards
o Energy Star Rated Appliances
o Water Efficient Restroom Fixtures
o Construction and Demolition Waste Program
o Energy Efficient Windows
o Electric Car Charging Stations
o Conduit for Electric Truck Charging Stations
o Electric Forklift Charging Stations
o LED Lighting Systems
Sustainable Building Considerations
Economic Impact
17 Estimated project impact in dollars:
$1 billion in direct project spend by Carson and Tenant (2027-2034) Roughly $97 million per year on an ongoing basis
$276 million in increased personal earnings (2027-2034) Roughly $43 million per year on an ongoing basis
$1.5 billion in increased economic output (2027-2034) $35.8 million towards the San Bernardino General Fund (2027-2034) Estimated job creation
±520 on-site jobs and±375 indirect offsite jobs
±485 direct construction jobs created during construction phase Direct economic impacts to Rialto
Entered into project labor agreements with Laborers’ and Carpenter’s Union Figures based on Pepper 210 Commerce Center Economic and Fiscal Impact Analysis by Andrew Chang & Company, Inc.
Truck Route
18 400'
Pepper Ave.
Current Status
19 Mailed Environmental Impact Report (EIR) notices of preparation (NOP) on January 6, 2023, and January 13, 2023, to surrounding residents inviting them for comment on the project and notifying them of the EIR presentation and scoping meeting
Held an EIR presentation and scoping meeting at the Cinemark Renaissance Marketplace in Rialto to educate the public of our project on January 30, 2023
Currently working on CEQA technical studies and preparing an EIR in coordination with San Bernardino County
Proposed Development – West Aerial Video
20 Proposed Development – Highland Ave Video
21 Conclusion
22 Carson Companies’ vision for Pepper 210 Commerce Center encompasses several crucial facets:
Revitalization: We aim to revitalize this heavy industrial site with a more benign and eco-friendly use.
Economic Prosperity: Our project will stimulate economic growth by attracting investments and fostering significant local employment.
Community Engagement: We deeply value community input and will actively involve local residents and organizations. Any trucks entering or leaving our site will be prohibited from using the surrounding city streets.
Sustainability: Our commitment to environmentally friendly practices will minimize our carbon footprint.
We understand that realizing this vision requires a collaborative effort with the surrounding jurisdictions and residents. We eagerly anticipate working closely with you to address concerns and incorporate your feedback. Together, we can transform this project into a source of community pride, showcasing what collective dedication can achieve. We welcome your input and are eager to discuss this project further.