CITY OF BANNING
STAFF REPORT

Staff recommends that the Planning Commission take the following actions:

1.  Adopt a Resolution entitled:

PC RESOLUTION NO. 2026-04

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BANNING, CALIFORNIA, ADOPTING AN ADDENDUM (SCH NO. 2005011039/PEA 26-0001) TO

THE ENVIRONMENTAL IMPACT REPORT CERTIFIED FOR THE CITY OF BANNING COMPREHENSIVE GENERAL PLAN UPDATE (GPA 03-2501) FOR THE PROPOSED SEEFRIED INDUSTRIAL PROJECT (DESIGN REVIEW NO. PDR25-0016) LOCATED AT 1899 EAST RAMSEY STREET (APN 532-110-004; 532-120-001, -002, -008, -009, AND -010)

2. Adopt a Resolution entitled:

PC RESOLUTION NO. 2026-05

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BANNING, CALIFORNIA, APPROVING DESIGN REVIEW NO. PDR25-0016, SUBJECT TO CONDITIONS

FOR THE DEVELOPMENT OF AN APPROXIMATELY 367,845-SQUARE-FOOT INDUSTRIAL WAREHOUSE AND OFFICE BUILDING LOCATED AT 1899 EAST RAMSEY STREET (APN 532-110-004; 532-120-001, -002, -008, -009, AND -010)

Property Owner:

CH DOF I-CF IE Banning 25, LLC

3819 Maple Avenue, Dallas, TX 75219

Applicant:

Dan Bick, Vice President, Seefried Industrial Properties, Inc.
2321 Rosecrans Avenue, Suite 2220
El Segundo, CA 90245

Seefried Industrial Properties, Inc. proposes to develop an approximately 367,845-square-foot industrial warehouse and office building on property located at the northeast corner of East Ramsey Street and North Hathaway Street. The proposed building would contain approximately 347,845 square feet of warehouse space, 10,000 square feet of ground-floor office space, and a 10,000-square-foot office mezzanine. Associated improvements include employee and visitor parking, truck loading areas, trailer parking, landscaping, walls and fencing, stormwater facilities, utility improvements, and related on- and off-site improvements.

The approximately 23.29-gross-acre project site consists of six existing parcels identified as Assessor’s Parcel Numbers 532-110-004, 532-120-001, 532-120-002, 532-120-008, 532-120-009, and 532-120-010. After proposed right-of-way dedications, the project site would contain approximately 23.14 net acres. The site has a General Plan land use designation of Business Park and is located within the Business Park zoning district.

The applications before the Planning Commission are as follows:

• Environmental Assessment No. PEA26-0001: Consideration of an Addendum to the City of Banning General Plan Environmental Impact Report pursuant to Public Resources Code Section 21166 and Sections 15162 and 15164 of the California Environmental Quality Act Guidelines.
• Design Review No. PDR25-0016: Review of the proposed site plan, building architecture, colors and materials, landscaping, parking, loading areas, walls, fencing, and related site improvements for conformance with the Design Review criteria established by Banning Zoning Ordinance Section 17.56.050.

Existing Conditions:

The project site consists of six existing parcels totaling approximately 23.29 gross acres located at the northeast corner of East Ramsey Street and North Hathaway Street. The site is currently vacant and undeveloped and generally slopes southward from the northeast toward the southwest. Proposed vehicular access would be provided from East Ramsey Street and North Hathaway Street. For details on the proposed development plans, refer to Attachment 3 - 5.

Project Compliance with Standards:

Pursuant to BMC Section 17.12.030, the following development standards apply:

Pursuant to BMC Section 17.28.040, the following parking standards apply:

The project requires and provides 253 automobile parking spaces, including the required accessible and electric-vehicle spaces. Trailer parking is calculated separately from automobile parking. Based on 71 dock-high loading doors, the project requires 18 trailer spaces and provides 88 trailer spaces. The project also provides short- and long-term bicycle parking facilities consistent with the applicable requirements.

Walls, Fences, and Screening:

Table 17.12.030 establishes a maximum fence and wall height of six feet within the Business Park zoning district. The project proposes eight-foot-high tubular steel fencing, gates, and decorative concrete screen walls around portions of the truck courts, loading areas, and trailer parking areas.

The proposed warehouse includes 71 dock-high loading doors and parking for 88 trailers. Due to the size and height of the trailers and the nature of the loading operations, a six-foot wall would not adequately screen these areas from surrounding properties and public rights-of-way. The proposed eight-foot walls and fencing will provide more effective visual screening while also securing areas containing trailers, loading equipment, and stored vehicles.

As shown on Sheet DAB-A1.2, the proposed concrete screen wall is eight feet high. Portions of the screen wall would be constructed above retaining walls required to accommodate differences in site elevation. The retaining-wall height varies from approximately two to 4.5 feet. Therefore, when viewed from the lower side of the retaining wall, the combined retaining wall and screen wall would have an exposed height ranging from approximately 10 to 12.5 feet. The eight-foot screen-wall height would remain consistent when measured from the finished grade on the interior side of the truck court.

The combined exposed height is necessary to accommodate the site’s grading while maintaining adequate screening of trailers, loading activities, and truck-court operations. Reducing the screen wall to six feet would expose a greater portion of the trailers and loading areas, particularly where the exterior grade is lower than the finished truck-court grade.

Footnote 16 of Table 17.12.030 and Banning Zoning Ordinance Section 17.12.130(C) allow additional height for security fencing with approval of the Community Development Director. The Community Development Director reviewed the proposed wall and fencing design as part of the project review and determined that the additional height is appropriate for the screening and security needs of the proposed warehouse development.

The concrete screen walls incorporate colors and materials compatible with the proposed building. Tubular steel fencing and gates are used where visibility is appropriate while maintaining site security. The additional height is limited to locations where it is necessary to screen and secure the truck courts and other operational areas. Approval of Design Review No. PDR25-0016 would include the wall, fence, and gate locations, materials, and heights shown on the approved project plans.

Mass and Scale:

The proposed building consists of a concrete tilt-up industrial warehouse with associated office space and an office mezzanine. The building would have a maximum height of 50 feet. Although the building contains approximately 367,845 square feet, variations in color, materials, panel reveals, wall planes, glazing, canopies, and other architectural treatments provide a quality building design and reduces the appearance of its overall mass.

Architectural treatments are concentrated near the office entrances and other publicly visible portions of the building. The building elevations incorporate painted concrete panels, aluminum storefront systems, vision and spandrel glazing, metal canopies, form-lined concrete, decorative reveals, and contrasting accent colors. Rooftop mechanical equipment will be screened from public view by building parapets or other architecturally compatible screening.

Colors and Materials:

The proposed building would primarily consist of painted concrete tilt-up panels with aluminum storefront systems, vision and spandrel glazing, metal canopies, form-lined concrete, and decorative panel reveals. The proposed color palette includes Passive, Extra White, Cityscape, Tin Lizzie, Indigo Batik, Toasty, and Grizzle Gray, together with darker accent treatments and blue-toned glazing.

The proposed colors and materials provide variation across the building elevations while maintaining a coordinated industrial architectural design. The screen walls and other visible site features will incorporate colors and materials compatible with the principal building.

Buffers and Open Space:

The project provides approximately 168,339 square feet of landscaping throughout the site (16.7%). Landscaping is concentrated along East Ramsey Street and North Hathaway Street, around the perimeter of the property, and within the automobile parking areas. The landscaping will enhance the streetscape and soften views of the building and paved areas, provide shade within the parking areas, and improve the project’s appearance from adjoining streets and properties. The proposed landscaping, decorative screen walls, tubular steel fencing, and building orientation collectively provide an appropriate visual buffer between the proposed industrial operations, surrounding properties, and public rights-of-way.

Grading and Topography:

The site generally slopes southward from the northeast toward the southwest. Development of the site will require grading, retaining walls, stormwater facilities, and associated drainage improvements. The conceptual grading plan has been designed to accommodate the building pad, parking areas, truck courts, and related improvements while directing drainage to the proposed stormwater facilities.

Portions of the proposed screen walls and fencing will be located above retaining walls due to differences in finished grade. Final grading, drainage, retaining-wall, screen-wall, and erosion-control plans will be reviewed by the City Engineer and Community Development Director before issuance of applicable construction permits.

Airport Land Use Commission Review:

The project was reviewed by the Riverside County Airport Land Use Commission (ALUC). ALUC determined that the project is consistent with the applicable Airport Land Use Compatibility Plan, subject to its recommended conditions. The applicable ALUC conditions have been incorporated into the project’s Conditions of Approval and a copy of the ALUC Directors Determination letter is provided for Commission consideration (Attachment 7).

The required Design Review findings address the project’s consistency with the General Plan and Zoning Ordinance, its effect on neighboring development and site circulation, and its compatibility with the surrounding area. As discussed below, the proposed land use, development standards, architecture, landscaping, screening, circulation, and Conditions of Approval provide the basis for the Planning Commission’s consideration of Design Review No. PDR25-0016.

Design Review Findings of Fact:

Banning Municipal Code Section 17.56.050 requires four (4) findings to approve a Design Review application. Staff analyzed Design Review No. PDR25-0016 against the required findings as follows:

Finding A. The proposed use is consistent with the General Plan.

Evidence: The project site has a General Plan land use designation of Business Park. The proposed warehouse and associated office development is consistent with the types and intensity of nonresidential development anticipated within the Business Park land use designation. The project would develop vacant property with an industrial building, office space, automobile and trailer parking, loading areas, landscaping, and related improvements consistent with the site’s planned land use while supporting employment and economic activity. Therefore, the proposed use is consistent with the General Plan.

Finding B. The proposed use is consistent with the Zoning Ordinance, including the development standards and guidelines for the district in which it is located.

Evidence: The project site is located within the Business Park zoning district, where warehousing and associated office uses are permitted. As demonstrated in the Project Description section of this report, the project complies with the applicable development standards for setbacks, building coverage, building height, parking, loading, landscaping, architecture, screening, and site design. The proposed building coverage of approximately 35.5 percent is below the 60-percent maximum, and the building height will not exceed the 50-foot maximum.

The proposed eight-foot walls and security fencing have been reviewed as additional security fencing pursuant to Footnote 16 of Table 17.12.030 and Banning Municipal Code Section 17.12.130(C). The Community Development Director determined that the additional height is appropriate to screen and secure the truck courts, loading areas, and trailer parking areas.

Therefore, subject to the Conditions of Approval, the project is consistent with the Zoning Ordinance and the applicable development standards and design requirements of the Business Park zoning district.

Finding C. The design and layout of the proposed project will not unreasonably interfere with the use and enjoyment of neighboring existing or future development and will not result in vehicular or pedestrian hazards.

Evidence: The building, loading areas, automobile parking, trailer parking, landscaping, walls, and internal circulation system have been arranged to reduce potential conflicts with surrounding properties and public streets. Truck-loading and trailer-parking areas are located within secured and screened portions of the site. Landscaping, screen walls, and security fencing provide separation between the project’s industrial operations, adjoining properties, and public rights-of-way.

Vehicular access is provided from East Ramsey Street and North Hathaway Street. The internal circulation system provides access around the building for passenger vehicles, trucks, and emergency vehicles. Designated pedestrian routes connect the automobile parking areas to the building entrances. Final access, circulation, street, grading, drainage, and emergency-access improvements will be completed in accordance with the Conditions of Approval and the requirements of the City Engineer and applicable reviewing agencies.

In addition, the applicant has agreed to a Condition of Approval limiting the property to the proposed industrial warehousing, distribution, storage, fulfillment, and related office uses or other permitted uses within the Business Park zoning district. The condition expressly prohibits the property and buildings from being used or converted, in whole or in part, for a data center, detention or correctional facility, including an immigration detention facility, or a commercial or utility-scale battery energy storage facility. These restrictions further protect surrounding existing and future development from potentially incompatible uses.

Therefore, based on the project’s site design, circulation, screening, security measures, and restrictions on potentially incompatible future uses, the project will not unreasonably interfere with neighboring development or create vehicular or pedestrian hazards.

Finding D. The design of the proposed project is compatible with the character of the surrounding neighborhood.

Evidence: The project site is designated and zoned for Business Park development. The proposed concrete tilt-up industrial building incorporates variations in color, materials, glazing, wall planes, panel reveals, canopies, form-lined concrete, and other architectural elements to reduce the visual mass of the structure and provide visual interest.

Landscaping is provided along the street frontages, around the project perimeter, and within the automobile parking areas. Decorative screen walls and security fencing will screen and secure the truck courts, loading areas, and trailer parking areas. The proposed building design, site improvements, landscaping, walls, and fencing are appropriate for the scale and character of existing and planned development within the Business Park area. Therefore, the proposed project is compatible with the existing and planned character of the surrounding area.

In accordance with Section 15164 of the California Environmental Quality Act Guidelines, an Addendum to the City of Banning General Plan Environmental Impact Report was prepared for the proposed project. The Addendum evaluates the potential environmental effects of the proposed project and concludes that the project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.  The full Addendum analysis and findings, technical studies and mitigation monitoring and reporting program is being provided for Commission consideration in Attachment 1, Exhibits 1 – 3.  Staff is recommending Planning Commission adoption of PC Resolution approving the Addendum for Design Review No. PDR25-0016.  If adopted, the Planning Department will file the required Notice of Determination within 5 working days of Commission approval in accordance with the CEQA guidelines.

On September 9, 2026, a notice of public hearing was mailed to owners within 300 feet of the project site, notifying the public that the subject application(s) would be considered by the Planning Commission at a public hearing on October 7, 2026. This notice was also published in the Record Gazette, a newspaper of general circulation within the City of Banning, on September 11, 2026.  As of the time of the writing of this staff report, no public comments were received either for or opposed to the Project.