Large Warehouse-Retail Development In Banning: Appeal Hearing Set

BANNING, CA — An appeal lodged against the Banning Planning Commission's December OK of a large-scale development project proposed for the Sun Lakes community will be heard by the City Council.

At 5 p.m. on Feb. 17, City Council members will listen to arguments against the planning commission's approval of a 47-acre project that includes a 619,959-square-foot industrial warehouse and six retail buildings totaling 34,000 square feet.

On Dec. 1, dozens of Banning and Beaumont citizens — nearly all seniors — urged the Banning Planning Commission to reject the project known as Banning Point. Despite the public opposition, the commission voted 3-2 to move the project forward. Commissioners Marco Santana and David Lopez cast the no votes.

It took nearly five hours of discussion by city staff, the project applicant, consultants, and the public speakers before the commissioners cast their votes.

Quality of life issues, such as decreased air quality, and increased traffic and noise, were top concerns from the public. The speakers — most from Sun Lakes, The Lakes and Four Seasons — told the commissioners that they relocated to the area to enjoy a peaceful, quiet retirement — not contend with a massive warehouse near their homes.

"We are people who worked hard our entire lives," one speaker pleaded. "Please do not turn this beautiful area into a warehouse wasteland," another speaker said.

Others expressed concerns about emergency response times, especially in a community with so many seniors.

"You will have blood on your hands," a speaker told the commission ahead of the vote.

Two representatives from separate environmental groups weighed in. One called on the city to draft a supplemental environmental impact report; the other asked the city to redraft a new EIR altogether.

The final EIR for the project was signed off by the city in 2020, but the development plans have since been amended. Assistant City Manager Serita Young told commissioners that city staff determined there were no facts to support a supplement or a redraft because the Banning Point project has been scaled down since the EIR's 2020 certification.

The project site is situated north of Sun Lakes Boulevard, east of Highland Springs Avenue, south of Interstate 10, and west and north of The Lakes at Banning Assisted Living and Memory Care facility. The site is within the Sun Lakes Village North Specific Plan No. 5.

Project applicant Josh Zemon, managing principal of Creation Equity, said the warehouse will be built first and no tenant has been identified for it. The warehouse's groundbreaking is at least six to eight months out, and the building would likely be occupied no sooner than two years from now, Zemon said.

According to city documents, the project site has "remained undeveloped for over 30-years due to overly restrictive zoning, failed real estate transactions, and continued community opposition."

The development is projected to bring the city $4 million in developer impact fees in the near term. Once the project is built out and leased, the city is projected to see $325,000 in recurring annual revenues and more than 700 jobs created, according to the applicant.

The planning commission's decision would have been final but the appeal was lodged. City Council will now hear the appeal and make a decision on whether to hold up the project or move it forward.