Banning City Council
May 13, 2025

RESOLUTION 2025-58

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING STREET NAMES CHANGES WITHIN TRACT 33540
WHEREAS, A Final Map for Tract 33540 was processed and approved for recordation by City Council with Resolution 2023-193; and
WHEREAS, The Final Map 33540 was recorded by the County of Riverside on December 21st, 2023 as Map Book 493 Pages 92 through 110 of official records; and WHEREAS, The Riverside County Sherriff’s Department and the United States Postal Services requested street name changes to Coyote Drive and Deer Lane to comply with street naming and addressing policies of each respective agency; and WHEREAS, KB Homes as owner of real property within Tract 33540 proposed alternate street names with City staff that were reviewed and accepted by the Riverside County Sherriff’s Department and the United States Postal Service to change Coyote Drive to Flicker Drive and Deer Lane to Doe Lane.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. The City Council approves Resolution 2025-XXX to change Coyote Drive to Flicker Drive and Deer Lane to Doe Lane within the limits of Final Map 33540.

SECTION 2. The City Council authorizes the Public Works Department to process a Certificate of Correction to the approved Final Map 33540 and record the change with the County of Riverside
SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 13th day of May, 2025.

Sheri Flynn, Mayor
City of Banning
ATTEST:

Caroline Patton, Administrative City Clerk
City of Banning
249
Resolution 2025-58

APPROVED AS TO FORM:

John Pinkney, Interim City Attorney
Slovak, Baron, Empey, Murphy & Pinkney, LLP
250
Resolution 2025-58

CERTIFICATION:

I, Caroline Patton, Administrative City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-58, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of May, 2025 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, Administrative City Clerk
City of Banning, California
251
Resolution 2025-58

EXHIBIT A
Recorded Final Map
252
Resolution 2025-58

EXHIBIT B
Street Name Changes
253
1 2
3 4
5 6
7 8
9 10
11 12
35 62 61 60 59
63 64
65 66
67 145

OPEN SPACE
148

OPEN SPACE
144
BASIN
13 14 15 16 17 18 19 20 150 151 21 22 23 24 25 26 27 28 29 30 31 32 33 34 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 68 69
70 71 72
73 74
75 76
77 78
79 80
81 82
83 84 85
86 87
88 89
90 91
92 93
94 95
96 97 98
99 100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115 116 117 118 119 120 121 122
123
124
125
126
127
128
130 129
131
132
133
134
138 137 136 135
139
140
141
142
143
147
BASIN
146

OPEN SPACE
149
PARK
PARK
PARK
NOT A PART JOB NO. 22-6347 SCALE: 1" =200' DATE: 04/30/25 SHEET: 1 OF 1 KB HOME VISTA ROBLES CITY OF BANNING, COUNTY OF SAN BERNARDINO TRACT 33540 EXHIBIT 36310 INLAND VALLEY DRIVE WILDOMAR, CA 92595 PREPARED FOR: P: 818.991.0201 F: 818.991.0614 28118 Agoura Rd., Suite 100, Agoura Hills, CA 91301 www.EpochProjects.com 05/01/25
PR
O

F ESS I ONA L LAND SURV EY
OR

S T A T E OF CA L I F ORN I A

CENTERLINE

EASEMENT

TRACT BOUNDARY

LOT LINE

RIGHT-OF-WAY
LINETYPE LEGEND:

CITY OF BANNING

VICINITY MAP
SITE
254
TOTAL GROSS AREA: 71. 79
NUMBER OF BUILDABLE LOTS: 143
NUMBER OF OPEN SPACE: 3
AREA OF BUILDABLE LOTS:

AREA OF OPEN SPACE: 17, 31 AC.

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA Tfl-A CT iVC33541 0 BEING
A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST CARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN, ACCORDING

TO THE OFFICIAL PLAT THEREOF OWNER'
SSTATEMENT: WE

HEREBY STATE THAT WE ARE THE OWNERS OF THE LAND INCLUDED WITHIN THE SUBDIVISION SHOWN HEREON: THAT WE ARE THE ONLY PERSONS WHOSE CONSENT IS

NECESSARY TO PASS A CLEAR TITLE TO SAID LAND, THAT WE CONSENT TO THE MAKING

AND RECORDING OF THIS SUBDIVISION AS SHOWN WITHIN THE DISTINCTIVE BORDER LINE. 1.

WE HEREBY DEDICATE TO THE CITY OF BANNING FOR PUBLIC USE, EASEMENTS FOR STREET AND PUBLIC UTILITY PURPOSES, 8TH STREET, EAGLE DRIVE, WATER WAY, ROCK

COURT, COYOTE DRIVE, WILDCAT COURT, JACK RABBIT COURT, HORNED OWL STREET, BUTTERFLY WAY AND DEER LANE AS SHOWN HEREON, 2.

WE HEREBY DEDICATE TO THE CITY OF BANNING EASEMENTS FOR PUBLIC STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES OVER THOSE PORTIONS OF LOTS 50, 149 AND 152 AS SHOWN HEREON, 3.

WE HEREBY DEDICATE TO THE CITY OF BANNING THE 24 FOOT WIDE EASEMENT FOR EMERGENCY ACCESS PURPOSES OVER THOSE PORTIONS OF LOTS 122, 123 AND 145 FROM WYTE WAY TO HORNED OWL STREET, AS SHOWN HEREON, 4, WE HEREBY GRANT LOTS 144, 147 AND LOT 152 IN FEE TITLE TO THE CITY OF BANNING

FOR FLOOD CONTROL PURPOSES, AS SHOWN HEREON, OWNERS
KB
HOME COASTAL INC., A CALIFORNIA CORPORATION B
Y: w I SCOTT

H AN SEN VICE

PRESIDENT OF FORWARD PLANNING NOTARY
ACKNOWLEDGEMENT:

NOTARY PUBLIC OR
A

OTHER OFFICER COMPLETING THIS CERTIFICATE VERIFIES

ONLY THE IDENTITY OF THE INDIVIDUAL WHO SIGNED THE DOCUMENT

TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS,

ACCURACY, OR VALIDITY OF THAT DOCUMENT, STATE
OF ( ikLttV j _--) COUNTY
OF Z- vtf C. ) SS
0A
NOTARY PUBLIC, APPEARED „-
5 --- Sfy
WHO

PROVED TO ME ON THE
BASIS OF SATISFACTORY EVIDENCE, TO BE THE PERSON(, WHOSE NAME(, 8'fIS/ AK

SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/ SHE/

THEY EXECUTED THE SAME IN HIS/ HER/ THEIR AUTHORIZED CAPACITY( IES), AND THAT BY HIS/ HER/ THE R"SIGNATURE(;}- ON THE INSTRUMENT THE PERSON( OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(/ ACTED, EXECUTED THE INSTRUMENT. I

CERTIFY

UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING PARAGRAPH ISTRUE AND CORRECT. WITNESS MY
HAND SIGNATURE Q.

MY

PRINCIPAL
PLACE OF BUSINESS IS IN t.V' i G COUNTY S _ Wd*
MY COMMISSION EXPIRES - 10} lr PRINT
NAME
Caw%vn
SSfan 31p 51 0SURVEYOR' S
STATEMENT: THIS MAP

WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED UPON A FIELD SURVEY IN

CONFORMANCE WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF KB HOME COASTAL, INC. IN MARCH 2O22. 1 HEREBY STATE

THAT ALL MONUMENTS ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED,

OR WILL BE SET IN ACCORDANCE WITH THE TERMS OF THE MONUMENT AGREEMENT

FOR THE MAP AND THAT THE MONUMENTS ARE, OR WILL BE, SUFFICIENT TO

ENABLE THE SURVEY TO BE RETRACED, AND THAT THIS FINAL MAP SUBSTANTIALLY CONFORMS

TOTHE CONDITIONALLY APPROVED TENTATIVE MAP, THIS SURVEY IS TRUE AND COMPLETE AS SHOWN. DATED: IZI
I%023 C 1 AND S zz' llln rZ6 I- r- / 4."
7 F. HUB
DENNIS F. C HUNTER, PLS 8539 GF a
EXP. 12/ 31 / 2024 No. 8539
Exp. 12-
31- 24 sCC n
OF C
Ai CITY ENGINEER
STATEMENT: IHEREBY

STATE THAT I HAVE EXAMINED THE WITHIN MAP, THAT THE SUBDIVISION SHOWN THEREON IS

SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE MAP OF TRACT NO, 33450 WHICH WAS APPROVED BYTHE CITY OF BANNING CITY COUNCIL ON DECEMBER 11, 2018, AND ANY APPROVED ALTERATIONS THEREOF; THAT ALL PROVISIONS OF THE SUBDIVISION MAP ACT (DIVISION 2 OF TITLE 7 OF THE CALIFORNIA GOVERNMENT CODE) AND CHAPTER 22 OF THE BANNING MUNICIPAL CODE APPLICABLE AT THE TIME OF THE APPROVAL OF THE TENTATIVE MAP HAVE BEEN COMPLIED WITH, NATHAN C.

SMITH RCE 4754 EXP. 12/
31 / 2023 - 74- IG4 CITY ENGINEER,

CITY OF BANNING CITY SURVEYOR'
S STATEMENT: DATED: 12
113/ 4.15 CSC c
vii
C No.
74754
CA I
HEREBY
STATE
SHEET
THAT I HAVE EXAMINED THIS MAP AND THAT SAID MAP IS TECHNICALLY CORRECT, 00 1 OF 19 SHEETS RECORDER' S

CERTIFICATE FILED THIS
Z.15 DAY OFt— IVnl'.r/2023 AT ILO
1M. IN BOOK qq- 5 OEMAPS, AT PAGES q2-
lO , AT THE REQUEST OF THE CITY
ENGINEER NO, ZOL3_
7_05
5 _
FEE S• PETER ALDANA,-
ASSESSOR- COUNTY CLERK - RECORDER Q BY. &
i
DEPUTY SUBDIVISION GUARANTEE:

CHICAGO TITLE

COMPANY CITY ACCEPTANCE
CERTIFICATE CA12OI. tNg
PprfTON I, 1'
I' A' 4 C, t- B CITY CLERK OF THE CITY COUNCIL OF THE CITY OF BANNING, STATE OF CALIFORNIA,

DO HEREBY ERTIFY THAT HE SAID CITY COUNCIL AT ITS REGULAR MEETING HELD ON THE _12AY OFttembe-, 2023 DULY APPROVED THE WITHIN SUBDIVISION AND

ACCEPTED ON BEHALF OF THE PUBLIC AS EASEMENTS, SUBJECT TO THE INSTALLATION

OF IMPROVEMENTS TO THE SATISFACTION OF THE CITY ENGINEER OF THE CITY OF BANNING, 8TH STREET, EAGLE DRIVE, WATER WAY, ROCK COURT, COYOTE DRIVE, WILDCAT

COURT, JACK RABBIT COURT, HORNED OWL STREET, BUTTERFLY WAY AND DEER LANE AS SHOWN HEREON., FOR STREET AND PUBLIC UTILITY PURPOSES, AND DID ALSO ACCEPT:

EASEMENTS FOR

PUBLIC STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES OVER THOSE PORTIONS OF LOTS 50, 149 AND 152 AS SHOWN HEREON, THE 24

FOOT WIDE EASEMENT FOR EMERGENCY ACCESS PURPOSES OVER THOSE PORTIONS OF LOTS 122, 123 AND 145 FROM WYTE WAY TO HORNED OWL STREET, AS SHOWN HEREON, LOTS 144,
147 AND LOT 152 IN FEE TITLE TO THE CITY OF BANNING FOR FLOOD CONTROL PURPOSES.

DATED: 12IlLllzon S010 REPORT:

B Y:

CITY CLERK

PURSUANT TO
SECTION 66490 OF THE SUBDIVISION MAP ACT, A PRELIMINARY SOILS REPORT, PREPARED BY GEOCON WEST, INC., PROJECT NO, T2305- 22- 08, DATED MAY 19, 2017 IS ON FILE WITH THE CITY OF BANNING, ENGINEERING DEPARTMENT, COMMUNITY DEVELOPMENT

DIRECTOR'SSTATEMENT THE TENTATIVE
MAP WAS APPROVED BY THE CITY COUNCIL ON_-DECEMBER 11, 2018, DATED: 12 3 23 VI B.

R AND, P 5173 DATED: Z OF THE Y ENGINEER C VAND 28 . QON BEHALF SC
BY:

T)
AV
ID S. ?, A&L RND C \o
B
R46, C C o T)
O
ILprS ' sc4( AL2E No. 5173
CCU C
Q OF
C
A
255
2OZ3 - 03} T 5.5
a
SHEET 2 OF 19 SHEETS

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A CT NO" C33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3

SOUTH, RANGE I EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF

CITY TREASURER' S CERTIFICATE

I HEREBY STATE THAT ACCORDING TO THE RECORDS OF THIS OFFICE AS OF THIS DATE,

THE PROPERTY SHOWN ON THIS MAP IS NOT SUBJECT TO ANY SPECIAL ASSESSMENTS, BONDS AND/ OR LIENS WHICH HAVE. NOT BEEN PAID IN FULL. THIS CERTIFICATION DOES

NOT INCLUDE ANY SPECIAL ASSESSMENTS THE BONDS OF WHICH HAVE NOT BECOME A LIEN AGAINST SAID PROPERTY.

DATED:

CITY TREASURER
SIGNATURE OMISSIONS:

PURSUANT TO SECTION 66436( a)( 3)( A)( i— viii) OF THE SUBDIVISION MAP ACT THE

SIGNATURES) OF THE PARTY( IES) NAMED HEREINAFTER AS OWNER( S) OF THE INTERESTS)

SET FORTH, HAVE BEEN OMITTED SINCE THEIR INTEREST IS SUCH THAT IT CANNOT RIPEN INTO A FEE AND SAID SIGNATURES) IS ( ARE) NOT REQUIRED BY THE LOCAL AGENCY.

BANNING WATER COMPANY HOLDER OF AN EASEMENT FOR PIPELINES AND INCIDENTAL PURPOSES, RECORDED JUNE 81 1905 IN BOOK 202, PAGE 173 OF DEEDS.

SOUTHERN CALIFORNIA EDISON COMPANY, LTD. HOLDER OF AN EASEMENT FOR ROADWAY, RECORDED JUNE 25, 1947 IN BOOK 840, PAGE 335 OF OFFICIAL RECORDS.

SOUTHERN CALIFORNIA EDISON COMPANY HOLDER OF AN EASEMENT FOR INGRESS AND EGRESS, RECORDED JUNE 25, 1947 IN BOOK 843, PAGE 148 OF OFFICIAL RECORDS.

CALIFORNIA WATER AND TELEPHONE COMPANY HOLDER OF AN EASEMENT FOR INGRESS AND EGRESS, RECORDED MAY 12, 1958 IN BOOK 2269, PAGE 468 OF OFFICIAL RECORDS, AMERICAN BOYS RANCH, INC. HOLDER OF AN EASEMENT FOR MAINTENANCE OF A CEMETERY, RECORDED APRIL 13, 1977 AS INSTRUMENT NO. 62895 OF OFFICIAL RECORDS.

SOUTHERN CALIFORNIA EDISON COMPANY, LTD. HOLDER OF AN EASEMENT POLE LINES, CONDUITS OR UNDERGROUND FACILITIES, RECORDED APRIL 8, 1980 AS INSTRUMENT NO. 67166 OF OFFICIAL RECORDS.

BOND CERTIFICATE:

I HEREB ERTIFY THAT A BOND IN THE SUM OF $ H EEN

EXECUTED A FILED WITH THE BOARD OF SUPERVISORS OF THE COUN OF RIVERSIDE,

CALIFORNIA, CO ZONED UPON THE PAYMENT OF ALL TAXES, STAT COUNTY,

MUNICIPAL OR LOCAL, ND ALL SPECIAL ASSESSMENTS COLLECT AS TAXES, WHICH AT

THE TIME OF FILING OE S MAP WITH THE COUNTY RECOR ARE A LIEN AGAINST

SAID PROPERTY BUT NOT Y PAYABLE AND SAID BOND AS BEEN DULY APPROVED BY

SAID BOARD OF SUPERVISORS
DATED:

CASH OR SURETY TAX - BOND
DATED:

KECIA HARPER

CLERK OF THE BOARD OF SUPERVISORS
DEPUTY
MATTHEW JENNINGS-.,,

COUNTY TAX COLLECT
DEPUTY
ABANDONMENT NOTE:

PURSUANT TO SECTIONS 66434( g) AND 66499. 20. 2 OF THE SUBDIVISION MAP ACT, THE

FILING OF THIS MAP SHALE CONSTITUTES ABANDONMENT OF THE EASEMENTS GRANTED TO THE CITY OF BANNING FOR PUBLIC UTILITIES ( 5 FT. WIDE), ROADS ( SHOWN AS LOTS A

THROUGH F INCLUSIVE) AND ACCESS CONTROL ( SHOWN AS LOTS G THROUGH K INCLUSIVE) AND STORM DRAIN PURPOSES ( SHOWN AS LOT L), PER TRACT NO. 13360 RECORDED IN BOOK 107 PAGES 91- 94 OF MAPS, RECORDS OF THE COUNTY OF

RIVERSIDE, STATE OF CALIFORNIA,

AREA TABLE AREA TABLE AREA TABLE

LOTS SO ET ACRES LOTS SO FT ACRES LOTS SO ET ACRES
1 8034 S. F. 52 8050 S. F. 103 7653 S. F.
2 8393 S. F. 53 8050 S. F. 104 7870 S. F.
3 8738 S. F. 54 8050 S. F. 105 7729 S. F.
4 13111 S. F. 55 8050 S. F. 106 10242 S. F.
5 10820 S. F. 56 8050 S. F. 107 11017 S. F.
6 8558 S. F. 57 8050 S. F. 108 10795 S. F.
7 8872 S. F. 58 8577 S. F. 109 10014 S. F.
8 9514 S. F. 59 10167 S. F. 110 7549 S. F.
19 14027 S. F. 60 11416 S. F. 111 7626 S. F.
10 10138 S. F. 61 10467 S. F. 112 7867 S. F.
11 12382 S. F. 62 9784 S. F. 113 9543 S. F.
12 9701 S. F. 63 9308 S. F. 114 12947 S. F.
13 9100 S. F. 64 8073 S. F. 115 17310 S. F.
14 9100 S. F. 65 8023 S. F. 116 7900 S. F.
115 9100 S. F. 66 10294 S. F. 117 7559 S. F.
16 9100 S. F. 67 8088 S. F. 118 7350 S. F.
17 9100 S. F. 68 7336 S. F. 119 7350 S. F.
18 9100 S. F. 69 7125 S. F. 120 7134 S. F.
19 9100 S. F. 70 7326 S. F. 121 7104 S. F.
20 9100 S. F. 71 9375 S. F. 122 13307 S. F.
21 9100 S. F. 72 15403 S. F. 123 9126 S. F.
22 9100 S. F. 73 10514 S. F. 124 7000 S. F.
23 9100 S. F. 74 10110 S. F. 125 7000 S. F.
24 9100 S. F. 75 10069 S. F. 126 7000 S. F.
25 9100 S. F. 76 9235 S. F. 127 7000 S. F.
26 9100 S. F. 77 8757 S. F. 128 7000 S. F.
27 9100 S. F. 78 8148 S. F. 129 8068 S. F.
28 9230 S. F. 79 8451 S. F. 130 8796 S. F.
29 9724 S. F. 80 9508 S. F. 131 7965 S. F.
30 9230 S. F. 81 9508 S. F. 132 8616 S. F.
31 9880 S. F. 82 9508 S. F. 133 10576 S. F.
32 9880 S. F. 83 9508 S. F. 134 17338 S. F.
33 9880 S. F. 84 12643 S. F. 135 12141 S. F.
34 12607 S. F. 85 9838 S. F. 136 7710 S. F.
35 9848 S. F. 86 8692 S. F. 137 7000 S. F.
36 8395 S. F. 87 7279 S. F. 138 7329 S. F.
37 8165 S. F. 88 7179 S. F. 139 12389 S. F.
38 8165 S. F. 89 7179 S. F. 140 9204 S. F.
139 8050 S. F. 190 7008 S. F. 141 8651 S. F.
40 8050 S. F. 91 10742 S. F. 142 7794 S. F.
41 8050 S. F. 92 8349 S. F. 143 8121 S. F.
142 8050 S. F. 93 8476 S. F. 144 43079 S. F.
43 8050 S. F. 94 8476 S. F. 145 14. 17 AC
44 8050 S. F. 95 8476 S. F. 146 9. 93 AC
i45 8050 S. F. 96 8533 S. F. 147 4. 37 AC
46 8050 S. F. 97 10857 S. F. 148 1. 78 AC
47 8050 S. F. 98 7969 S. F. 149 16151 S. F.
48 8050 S. F. 99 8266 S. F. 150 11076 S. F.
49 8050 S. F. 100 7655 S. F. 151 8791 S. F.
150 11504 S. F. 101 7452 S. F. 152 11021 S. F.

F51- 1 12772 S. F. 102 7049 S. F. NAP 30278 S. F.

TAX COEEECTOR' S CERTIFICATE

I HEREBY CERTIFY THAT ACCORDING TO THE RECORDS OF THIS OFFICE, AS OF THIS DATE,

THEREA RE NO LIENS AGAINST THE PROPERTY SHOWN ON THE WITHIN MAP FOR UNPAID

STATE, COUNTY, MUNICIPAL OR LOCAL TAXES OR SPECIAL ASSESSMENTS COLLECTED AS

TAXES, ,
Q_us ninT v T n u Apu cTi
oo- r— i a.-•- i { AYo4, Vick Gl,.,......- e
DATED: DEC- 1''( I f 13, 20Li)

THIS CERTIFICATION EXCLUDES ANY

SUPPLEMENTAL TAX ASSESSMENTS NOT

YET EXTENDED

MATTHEW JENNIN S

COUNTY TAX C LE OR
i
B Y:

DEPUTY
256
SCALE., 1 "= 200 '
SHEET 15
I
I
i
147 SHEET 16
T I
SGeOrS RT

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRA CT NOO C-33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
SHEET 1
91 148
78 90
µt
77 79
2r 67
1 76
89 80 \
3 68
75 88
81 65
66 169 74
87 5
63 64
70 73
83 \ S\
6 `\ 62
61 60 lb
I
59 GO71 I
72 84

COYOTE DRAE
8 9
I 58 57
I
156 55 54 53 52
5 50
51 10 I J
to
SHEET 5
11 12 13 14 15 16 17 18 19 20
151
SITE
GILMAN
146 EET 1
145
117 1. 121 115
106 116 118 119 122 /
114 SHEET 12
Y WAY
123
104 113
138 137 136 135
103
112 ' 1 124
139 SHEET 13
102 \ 134
I
125
94 01 110 140 133
128
95 \ \
100
109 mr"
141 132 pgo
127 144
96 '
99 SHEET 11 108
142
131 ®
1 Ir
w
I
97 98 107 I
143 130 {
I
129
I 1
COYOT€ DRIVE
381 37 1
36 49 48 47 46 45 44 43 42 41 40 39 ' SHEET ABET 7
SHEET 6
so
21 22 1 23 1 24 25 26 27 28 29 30 31 32 33
1 -- ------------- - --- - ------------------- GILMA
I
XHFE7 NDEX
i

INDIAN SCHOOL
r
W
r
STREET
w w
w W
elf

Q WILSON STREET
U
Elf CITY OF BANNING

NICOLET STREET
a
RAMSEY STREET co
I
ATE 1

VICINITY MAP

NOT TO SCALE

ENGINEERS MCCS
35 \ I
III 149
34 1
4--------------- --------------------- H
i . BASIS OF BEARINGS: THE EAST —WEST CENTERLINE OF SECTION 4, T. 33S. R. I E., S. B. M. PER RECORD OF SURVEY 10 118 I — 8 6, RECORDS OF RIVERSIDE COUNTY AS BONG N 89°48' 57" VV^

2. 0- DENOTES SET I ' IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. DENOTES MONUMENTS FOUND AS NOTED

4. SET I " IRON PIPE TAGGED PLS 8539 AT ALL REAR
L 0 T CORNERS UNLESS OTHERWISE NOTED.

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

8. SEE SHEET 19 FOR EASEMENT LOCATIONS.

PUBLIC EASEMENTS
O

STRUT PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON SEE SHEET 18 OR EMERGENCY ACCESS ROAD DETAILS
SEE SHEET 19 OR EXISTING EASEMENT DETAILS
Zv Z3- 03: H785
one l llq
SHEET 3 OF 19 SHEETS
FD. 2" I. P. W/ BRASS DISK UP 0. 2' STAMPED
PER R1 FOR CENTER 1 / 4 CORNER SECTION 04,
T. 3S., RA E., S. B. M. & M
N 89° 48' 57" W) ( 2676. 14)
N Rq' 4R' , 7" W 2676 51
2646. 51'
N 89°46' 18" W
N 89" 46' 17" W)
N 89° 57' 00" W])
C- o
0)
N
W s
SEE o -
SHEET 13 N
I
o ,%9
0 z

26. 00'
0 30. 00'
3 99,
L2
2680. 50'
E
2680. 1 S)
1 ([ 2681. 01'])
LI
7 W
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Li a_ O
DETAIL " A"

EXAGGERATED FOR CLARITY
I
N(_0
N I ` C
N

CL GILMAN
STREET
1 1. 99'
2679. 63'
I--- — CL INTERSECTION
N 89" 52' 41 W 2681. 62' 1
I
1 W10
I
IWWW
Ln
rq
1 co
o
C 0 u
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00 Iu
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DETAIL
99 B9

EXAGGERATED FOR CLARITY

LI N E DATA

LINE BEARING DISTANCE
E1 N 00°06' 51" E 2. 07'
E2 N 89° 46' 18" W 26. 01'
257
ZOZ3-037 7-7-95 i) SCALE:
1 "=
300' LINE DATA

LINE BEARING
DISTANCE D4 L22 N
00° 15' 15" E 707. 01' N 00° 00' 00" E$ 707. 0 L23 N
00° 15' 15" E 151. 21' N 00° 00' 00" E$ 151. 2 L24 N
59° 02' 03" W 194. 29' N 59' 17' 00" W$ 194. 2 L39 S
30° 57' 57" W 130. 00' S 30° 43' 00" W$ 130. 0 L40 S
59° 02' 03" E 271. 53' S 59° 17' 00" E$ 271. 50 $ IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TiYACT NOC33540

BEING A SUBDIVISION
OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 59'$ AND A PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 0'$ SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE
OFFICIAL PLAT THEREOF RS 74-71
FD 0. 75"
LP. TAGGED LS 3442 RS 18- 28
PER R4; ACCEPTED AS THE NE ESTAB. @ MID
PT. [2662. 25'] BASIS OF BEARINGS CORNER OF PARCEL 2 OF R4 N 89° 40' 48" W N 89° 48' 57" W Lf 2662. 19'
L12 r - -------------------- - ----------------------
c I
J31,
095' I 825. 16' 825. 00' I 1331. 095' ( )
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18 W a w i
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30. 00' 25.
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3. 56 - _ 1326. 78'
B. M.

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5 4
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N 89° 45' 43 W --- - ---- - --- --- I = - i N89° 34' 41"E I 2653. 56 8 1 9 RS 94 83 N 89° 33' 32" W N c o1Q [
N89° 54' 00"
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ZI 1 ESTABLISHED AT RECORD DEED REFERENCES v> FD. 1 " I P
5 DN.

D2 D3 # TAG D1 <
D4 $ FD. 1 I. P. TAGGED L. S.
4724

DISTANCE
OF
2683.
07 PER R5 DENOTES RECORD DATA PER DOCUMENT NO. 2011- 0147737, PER CORNER RECORD 96 202; THRU FOUND MONUMENTS ILLEGIBLE, PER R10; ACCEPTED AS 1 16TH CORNER ALONG WILSON STREET

AT ACCEPTED AS
CL DENOTES RECORD DATA PER DOCUMENT N0. 1994- 00038832 /

OF WILSON DENOTES
RECORD
5/
DATA
8,
PER INSTRUMENT NO. 109891, O.R. OF SECTIONS
T.3S., R.1E, 12TH STREET AND 8TH STREET, INTERSECTION 12T5T. DENOTES RECORD DATA PER DOCUMENT RECORDED IN BOOK S.

B.

M.

ACCEPTED AS THE SW CORNER 405 PAGE, 91, O. R. OF SECTION 4 & SE CORNER OF SECTION 5, SET 1" I. P. MAP REFERENCES TAGGED PLS
8539 AT SAID INIFE DATA ENGINEERS NOTES
CORNER. R1
J DENOTES RECORD DATA PER RS 701-
81-86 BASIS
OF BEARINGS: THE EAST -WEST CENTERLINE OF SECTION 4, R2 DENOTES RECORD DATA PER ROS 18-28 T. 3S., R.
1 E, S.B.M. PER RECORD OF SURVEY 10 7181 86, RB DENOTES RECORD DATA PER PARCEL MAP N0. 14760 PM 76- 22 RECORDS OF RIVERSIDE COUNTY AS BEING N 89°48' 57" W R4 DENOTES RECORD DATA PER PARCEL MAP NO. 78-4 PM 51 18 2. o- DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR
8 3. fAS NOTED OTHERWISE R5 DENN0TES RECORD DATA PER TRACT NO. 9941 MB 102-5- DENOTES MONUMENTS FOUND AS NOTED R6 DENOTES RECORD DATA PER TRACT NO. 12299 MB 101- 10 1 14. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR R7 DENOTES RECORD DATA PER TRACT NO. I0315 MB 1 14- 19- 20 LOT CORNERS UNLESS OTHERWISE NOTED, R8 DENOTES RECORD DATA PER RS 94183 5. SET NAII AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE R9 DENOTES RECORD DATA PER MOUNTAIN VIEW RANCHOS MB 4783- 84 LOT LINTS IN LIEU OF FRONT LOT CORNERS. R 10 DENOTES RECORD DATA PER RS 15419 6. THIS TRACT CONTAINS 71. 19AC GROSS RI 1 TRACT NO. 30642 MB 415-96- 101 7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED R 12 TRACT NO. 36939 MB 471- 98- 104 8. SEE SHEET 19 FOR EASEMENT LOCATIONS. R13 RS 7441 R
14 TO WNSHIP PLAT T3S, R 1
E S.B.

M. SEE DETAIL "A" ON SHEET 3 26 76. 14') 2676. 51'
m z Q
J J wJ
wom Q CL
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2680.
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2681.
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2681.
62' ',---
TRACT
NO. 10315
MB 114-
1920 SHEET
4 OF
19 FD.
2" I.P.

W/ BRASS DISK
UP 0. 2' STAMPED
PER R1 AS FOLLOWS: F100L oT.3S.

R.
0 lE. C1/4 S 04
1996
w.
c.° FOR CENTER 1/
4 CORNER SECTION 04, T.
3S.,
R. 1E.,
S.B.M. M FD.

I" I.P. W/ 0 TAG; DN. 0. 5'
PER
R1; ACCEPTED AS POINT ON CL OF 8TH ST. PER
R4 PARCEL MAP NO. 78
21 PM 63- 50- 51 W LIJ
TRACT NO. 13019 i- MB
102- 8384 00 C::)
j
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RANCHOS I MB 47-
83-
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RS 1549 I
FD.

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P. DN.
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TAGGED RCFCWCD
PER R10; ACCEPTED AS CL INTERSECTION OF WILSON
ST. & 8TH ST. SFN
SEE DETAIL "B" ON
SHEET 3 FOURTH

ST, ESTATES MB
2137
FRANCISCAN SUB. MB
29- 18 SCALE:
1 `300' BOUNDARY

ESTABLEHMENT LINE

BEARING DISTANCE

SFN SEARCHED, NOTHING
FOUND CFR = SEACLCULA
RECORD D1 OR

TED FROM
CFR D2 D3 L1
N 00°06' 51 " E

2. 07' L2
N 89°
46' 18" W 26. 01' L3 N 00°
12' 03" E 319. 91 ' L4 N 89°
52' 41 " W 840. 96' L 5 N
AU 12' 03" E 970. 00' L6 N
89°52' 41 " W IS 10. 63' L7 N
89° 52' 33" W 309. 07' S89° 34' 30"
W 309. 07'> N89° 34' 30" E 309. 07'* N89° 34' 30" E 309. 07'# L8 N 30° 50' 03" W 575. 93' N31 ° 23' 00" W 575. 93'> S31 °23' 00" E 575. 93'* S31 ° 23' 00" E 575. 93'# L9 N 00° 50' 03" W 338. 77' N01 ° 23' 00" W 338. 77'> SO1 ° 25 00 E 338. 77'* S01 ° 23 00 E 338. 77 # L10 N 66° 34' 16" E 669. 15' N65° 12' 41" E 671. 11'> S65° 12 41 W 664. 49 * S65° 12 41 W 664. 49 # j L11 N 00°14' 57" E 194, 84' S00° 18' 00" E 190, 00' CFR- 1) 1> S00° 18 00 E 190. 00 * L12 N 89° 48' 57" W 2676. 51' L13 N 00° 14' 57" E I100. 00' S00° 18' 00"
E 1100. 00'>
258
e,
C; U RVF DATA

CURVE DELTA RADIUS LENGTH TANGENT
C9 08° 09703" 100. 00' 14. 23' 7. 13'
C11 89° 5952" 15. 00' 23. 56' 15. 00'
C 16 70. 31 734; 45. 00' 55. 39' 31. 82'
C61 19° 28' 18" 45. 00' 15. 29' 7. 72'
C80 50° 54' 41" 200. 00' 177. 71' 95.21'
C84 35°54' 59" 230. 00' 144. 18' 74. 55'
C85 75°00' 19" 15. 00' 19. 64' 11. 5 V
C87 05° 16' 32" 200. 00' 18. 42' 9. 21'
C88 45°38' 09"
17' 43' 08"
200. 00' 159. 30' 84. 15'
C99 230. 00' 71. 13' 35. 85'
C 100 18° 1 1 ' 51 "
08°09' 43"
230. 00' 73. 05' 36. 84'
C103 68. 00' 9. 69' 4. 85'
C104 98° 29' 00" 68. 00' 116. 88' 78. 89'
C105 08729' 51" 100. 00' 14. 83' 7. 43'
C106 106° 38' 49" 68. 00' 126. 57' 91. 31'

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TI?AC77 No C33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PEAT THEREOF

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T. 3S., R. 1 E., S.B. M. PER RECORD OF SURVEY 101181- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89°48' 57" W

2. --( D- DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. - W DENOTES MONUMENTS FOUND AS NOTED
z CPT 9 " IRnl\ I P/ PF- T,6 , rPn P/ (' P4, 3Q 4T Q/ / RV-.4P I .'_ JJ
Q N 89° 52' 33' W
N 89° 36' 43" W > RAD.)
N' LY LINE OF THE SE1 / 4
OF THE SE1 / 4 OF SEC. 5

LI N E DATA
LINE BEAE15 DISTANCE
L41 N 41 ° 40" E 14. 60'
N 89° 52' 33" W 154. 90'
o
N 89° 52' 41 W
cc N' LY LINE OF THE SE1 / 4
O
OF THE SE1 / 4 OF SEC. 5
2657. 88'
199. 83' N 89° 52' 41 W

CL GILMAN ST,
no0 GILGG
I u . u -,-
N 89° 52' 33" W
1786. 13'
ZOZ3 - 4 3??:F
SHEET 5 OF 19 SHEETS
52 ig
1670. 69'
2681. 85' -
SGGGT
1925. 51' -
W
W' LY LINE OF SEC. 4
0 STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON 259
Z0Z3- 0377785 „
x
SCALE 1"= 40' IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

CURVE DATA

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T. 3S., R. I E., S. B. M. PER RECORD OF SURVEY 7 0118 7 - 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89°48' 57" W

2. 0 DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. $ DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR
LOT CORNERS UNLESS OTHERWISE NOTED.

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED 53 W
uj
1i
m
72 147,
321. 16' -
0 N 89° 52' 41" W
411. 3 0'
0 n
mm
MIA
YWA CT A[0 33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PEAT THEREOF

LINE DATA
c--

SEE SHEET Y
CZ
0 G
co
108. 00' v
321. 16' \
1 / \

LINE BEARING DISTANCE
L10 N 00° 07' 19" E 20. 00'
1114 N 21° 24' 42" W 12. 66'
L32 N 38° 07' 36" W 30. 17'
L33 N 26° 33' 13" E 31. 15'

CURVE DELTA RADIUS LENGTH TANGENT
C11 90° 00' 00" 15. 00' 23. 56' 15. 00'
C41 01 ° 1 6' 15" 270. 00' 5. 99' 2. 99'
C50 21 ° 32' 02" 300. 00' 1 12. 75' 57. 05'
C51 21 ° 32' 02" 270. 00' 101. 48' 51. 34'
C52 21 ° 32' 01 " 330. 00' 124. 02' 62. 75'
C56 02° 39' 56" 330. 00' 15. 35' 7. 68'
C57 17' 02' 49" 270. 00' 80. 33' 40. 46'
C58 11' 34' 19" 330. 00' 66. 65' 33. 44'
C62 88° 36' 40" 15. 00' 23. 20' 14. 64'
70 PUBLIC EASEMENTS
Z> - O
SHEET 6 OF 19 SHEETS
C59 07° 17' 46" 330. 00' 42. 02' 21. 04'
C 107 21 ° 32' 01 " 300, 00' 1 12. 75' 57. 05'
C109 19* 39' 17" 270. 00' 92. 62' 46. 77'
C110 20° 08' 42" 330. 00' 116. 03' 58. 62'
C111 12° 55' 35" 330. 00' 74. 45' 37. 38'
C118 91° 52' 45" 15. 00' 24. 05' 15. 50'

STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON

A O STORM DRAIN EASEMENT OFFER OF DEDICATION HEREON
86 96

GRANTED IN FEE TITLE FOR FLOOD CONTROL PURPOSES HEREON
oc 3'
99 108 SEE SHEET 10
PD>
0 N /
CD 0
c
85 1 97 G
30' 1 30'
W
E2
O D
o D'
O flq
N 89° 52' 41 " W

88. 39'
N 89° 52' 41" W

89. 41'
177, 80'
0 0
30'
30 g .86'
N 83°42' 33"
E
9001
w
O 0 I--
00 C- 0 O
00 C)do
r
o
F
140. 37'
N 89° 57' 55" E
107
125. 43'
207. 00'
z
O
1292. 00'
267. 70'
GO Y0
TC
DRIVEE
N 89° 52' 41 " W 297. 00'
o \ o
w1
v
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c 81. 57'
D N 89° 52' 41" W
30' GJ
W
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0 O
W
00 Ln
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CD
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o
0 o
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N 89° 52" 41" W
11786.13'

70. 00' 65. 73' 73. 33' 121. 24' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 2 1M /
W
2 50 W W W W W W W
0 5
O
51 O
9 9o
0 O
O
O
0 0
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0 O
O
O
m
0 00
sED
ON SHEET 15 0 0
48 0
47 0
46 0 0 o
43 0
o
42 0
O
0 o
z z z z z z z z
v'6,,
GG

70. 00

70. 00'
156. 38

70. 00'

66. 44'
L13

70. 00'
136. 44'

70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00'

70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' N 89 48' 11 W 651. 38 N 89° 48' 11' W

PRIVATE PARK
W W W W ° 152 150
J
s
W w

W W W W W
o 18 0 19 0 20 o 0 21 0 22 0 23 o 24 o 25 0 26 0 27cj
O \
00 00 o6 151 o0 00 00 00 00 00 00
o
O
O
O
O
O
O
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O O O O 0 0 0 0
z
z z z z
6 z z z
z z z z

PRIVATE PARK

70. 00' 1 70. 00' 70. 00' 118. 86' 39. 47' 33. 96 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 70. 00' 1 70. 00'
F N b9- n2 41 vv
0 N)
N 89° 52' 41 " W
0 119

GILGN SGGGG
1670. 69' -
1725, 90' -
41 260
SCALE: 1 "= 40 '
Q)
LQ
Q

CURVE DATA

CURVE DELTA RADIUS LENGTH TANGENT
C1 90' 04' 33" 25. 00' 39. 30' 25. 03'
C2 89' 54' 37" 25. 00' 39. 23' 24. 96'
C3 17' 37' 31" 330. 00' 101. 51' 51. 16'
C4 17* 38' 21 " 270. 00' 83. 12' 41. 89'
C5 07' 05' 13" 330. 00' 40. 82' 20. 43'
C6 12' 35' 05" 100. 00' 21. 96' 11. 03'
C7 79' 32' 15" 15. 00' 20. 82' 12. 48'
C8 93°30' 27" 68. 00' 110. 98' 72. 30'
C12 17' 38' 21" 300. 00' 92. 36' 46. 55'
C 13 07* 05' 13" 300. 00' 37. 1 1 ' 18. 58'
C 14 79' 32' 15" 45. 00' 62. 47' 37. 45'
C22 10' 42' 33" 100. 00' 18. 69' 9. 37'
C23 01' 52' 32" 100. 00' 3. 27' 1. 64'
C24 49° 02' 49" 68. 00' 58. 21' 31. 02'
C53 06* 28' 13" 330. 00' 37. 27' 18. 65'
C 123 03* 05' 1 1 " 330. 00' 17. 78' 8. 89'
C124 08' 04' 08" 330. 00' 46. 47' 23. 28'
C 127 42' 10' 33" 40. 00' 29. 44' 15. 43'
C 128 42' 10' 33" 50. 00' 36. 81 ' 19. 28'

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A CT -/VE3354 OBEING
A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER GE SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN, ACCORDING

TO THE OFFICIAL PLAT THEREOF ENGINEERS

NOTES LINE
DATA 1. 2.

3. 4.

5. 6.

BASIS
OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T. 3S., R. 1E., S. B. M. PER RECORD OF SURVEY 101187- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89' 48' 57" W DENOTES
SET 1 " IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE DENOTES

MONUMENTS FOUND AS NOTED SET
I" IRON PIPE TAGGED PLS 8539 AT ALL REAR LOT
CORNERS UNLESS OTHERWISE NOTED. SET
NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS. THIS
TRACT CONTAINS 71.79 AC GROSS LINE
BEARING DISTANCE 37.
88' 14.
60' 16.
05' 45.
35' 30.
66' 12.
65' 13.
40' L1
N 04' 50' 33" W L8
N 41' 40' 15" E L21
N 89' 52' 41 " W L35
N 42' 03' 14" W L36
N 42' 03' 14" W L37
N 00' 07' 19" E L41
N 00° 07' 19" E e1% -/-
r1 / I -rT A ^ N
89' 52' 41 W 0
N
89° 52' 41" W N
89' 52' 41 " W N
89° 52' 41" W 7.

ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED PUBLIC

EASEMENTS O
O STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON 0 O
STORM DRAIN EASEMENT OFFER OF DEDICATION HEREON 1 ^ ^
07 0=
OL/ CCT 4 4 Z

I SILM/
S STREET 113.
24' 1067.
00' 1725.
90' f
Z4
California Water and Telephone company holder of a 10' wide easement for ingress and egress, recorded May 72, 1958 in Book 2269, Page 468 of Official records to be vacated by seperate document SEE
SHEET 14 2oz3 -
v 3 8.. 5nrj SHEET
7 DE 19 SHEETS SEE
DETAIL " E" ON
SHEET II 2Y.

Y4 I
2 9 9.9 4' 2681.
85' - -
261

NE DATA

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 8 OF 19 SHEETS

LINE BEARING DISTANCE
L17 N 40° 06' 32" W 50. 01'
L18 N 40°06' 32" W 46. 08'
L19 N 03°50' 07" W 4. 97'
L20 N 00' 07' 19" E 41. 00'
L25 N 21° 24' 42" W 22. 00'
1 w
148 j Auj iv00 c0o4 0
01`500, BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER DE SECTION 5 1 AND A PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 1 G Z SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,
NCE 0 DO' N

ACCORDING TO THE OFFICIAL PLAT THEREOF
S \ PUBLIC EASEMENTS
15 N

O STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON 06' N
147
N 5°
55 2NOT322 A PART /
141• , \_ 6 A OF THIS /
Z 3 N\° 6- p (

R SUBDIVISION
z
o o
y
A>, 5 _
N 72 °52' 36 " E _ \ /
RAD) \ N 69°03' 10"
E
C78 1 ' G
G
1 / N 70- 29' 13"
E 167. 72'
47 117. 93'
o 0' 02 9
93 30. 36'
137. 36'
7S
6 00 9J
Cgs
8 05 61 55 06

41. 86' 67
N 66°23' 26 ° 55'
U
C K
co
5 N 77° 04' 46 E Ro ' C71 50. 01' \
j
06 4 13 13. 82' 36. 19' Gg0 \ ?,
Z
N 69°03' 08"
E
n n
N 110 98 2 \ so° ? N 69°03' 08"
E 121, 97'
oo, 98. 32'
10 o
N o R v
1 u
E RAD) \ c Z \ I Gj u
V
7' ? ` s
o
N 66° 53' S
101. 83'
63 co66
0 w Lp
Z 6 ° u, Z
m N 69' 0SO8"
E
I z
J c'° N 69°03' 08"
E
w ° O
143. 22'
9 N 77°50' 30"
J " N 73° 54' 32" E
o oo_ , 2°
123. 70,
E 106. 55'
N 63-07'
23„ E fOc N o
cP
O _ - (

RAD) - - -
Oo'
5 -
g' ',, a, 0 '
0 A 2920, ZV,
15 45' 58. 04' (
RAD) N
0 51° 41. 6 5. 6 6' ' co
N _ c
6 N 22 2 G/i 24. 95' a-) C c 30 co

56. V z 71. 63' ' D 6(]
30'
0200 \ N 61° 08 38

27. 12'
N
N51 s
7 1 N 69°03' 08"
E
144. 15'
100. 59'
1 O
ENGINEERS NOTES o < v/ _ 0) z
I ,
4 1. BASIS OF BEARINGS: THE EAST WEST CENTERLINE OF
J O cn
uo
SECTION 4, T. 3S., R. 1 E., S. B. M. PER RECORD OF \ C
z O / o n o
SURVEY 101187- 86, RECORDS OF RIVERSIDE COUNTY 07 / z o 0 o
n
30'
30'
AS BEING N 89° 48' 57" W / o ^ _ _ _ N_ 71 ° 31' 45" E_ _

2. DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR O // z Q ( RAD) N 69° 03 08
E
AS NOTED OTHERWISE 60 /
v
N 69' 03108
E 144, 89'

3. - 9- DENOTE5 MONUMENTS FOUND AS NOTED \ / 99 96' - _ _ N 71 ° 18' S6= E 4.

SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR c
C702 ( RAD)
LOT
CORNERS UNLESS OTHERWISE NOTED. I - '-
4 3 5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT 43. 85' n n

PROLONGATION
OF SIDE LOT LINES IN LIEU OF FRONT 1 ^ ° co o
LOT
CORNERS. N 8g 0
00 N

6. THIS TRACT CONTAINS 77.79 AC GROSS S2° 0 7.

ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE CO N o ^

O DIAMETER
UNLESS NOTED 8952' 4I„ ; 00° z
O
N
69° 03' 08 E
CURVE
DATA w 159. CURVE 30' N
ADIUS 100. 00' TANGENT
NC95
09° 08' 45" 68. 00' 10. 85' 5. 44' C96
37° 24' 18" 68. 00' 44. 39' 23. 02' C97
42° 56' 26" 68. 00' 50. 96' 26. 75' 24°
2016" 68. 0' 28C72

14. 66' S
C
C99
100
17°
18°
43' 08" 230. 00' 71. 13' 35. 85' F C
1 1 ' 51 " 230 73. 05' .84' Ts 00'
120. 74' 63. 04' 13'

30. 00" 015C76 10. 3. 20' C
108
21 °04' 1 1" 200. 00 73. 55' 37. 19' C 1 15 02° 15' 48" 230. 00' 9.09' 4. 54' C1 13 18° 35' 34" 170. 00' 55A r 27.83' C1 16 17' 50' 49" 23EMT 71. 64' 36. 1 1' C114 02° 28' 37" 170. 00' 7. 35' 3. 68' C117 00° 57' 34" 230. 00' 3. 85' 1. 93' C9 08° 28TA O" 1E4. 79H7. 41 C80 50° 54' 41 " 200. 00' 177. 71' 95. 21' C 1 1 90° 00' 00" 15. 00' 23. 56' 15. 00' C81 96° 53' 06" 45. 00' 76. 09' 50. 76' C69 21 °04' 1 1 " 170. 00' 62. 52' 31. 61 ' C82 218° 19' 19" 55. 00' 209. 57' NA C70 21° 04' 11" 230. 00' 84. 58' 42. 77' C83 113° 49' 45" 68. 00' 135. 10' 104. 37' C71 19°0939" 100. 00' 33. 44' 16. 88' C86 96° 53' 06 15. 00' 25. 36' 16. 92' 218° 19' 20"

55. 00' 209. 57' 8. 42' 9. 21' C73 03° 03'
59" 100. 00' 5. 35' 2. 68 C88 45° 38' 09" 200. 00' 159. 30' 84. 15' C74 16° 05' 40" 100. 00' 28. 09' 14. 14' C89 38° 00' 17" 55. 00' 36. 48' 18. 94' C75 01° 03' 45 100. 00' 1. 85' 14'" 15 C77
84° 36' 10

55. 00' 81 .21 ' 50. 05' C92 12° 03' 10" 55. 00' 1 1. 57' 5. 81 ' C78 55° 14' 24"

55. 00' 53. 03' 28. 78' C93 09° 46' 39" 100. 00' 17. 06' 8.55' C79 81° 31' 31

55. 00' 78. 26' 47. 41 C94 1 09° 23' 01" 00' 16. 38' 8.21' n 89 09 4S 277
30 00' 8 7S
o
Rq O N
376
co
N
N-)
Bg
S2'
47 »
766, 47 , 327 76, SCALE: 1 "=
40 '
262
2023- 03. 5
0 9, Sul

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA J?A CT _/V00 C3354 0
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
SCALE: 1 "= 40 '
147

LI N E DATA

LINE BEARING DISTANCE
L13 N
N
10' 33' 56"
10' 33' 56"
E
E

50. 00'
L14 31. 81 '
L15 N 10' 33' 56" E 18. 19'
L16 N 70°57' 53" W 16. 47'
L26 N 06° 31' 21" E 10. 78'
L27 N 21 ° 24' 42" W 8. 51 '
L28 N 86° 40' 25" E 29. 90'
L29 N 21 ° 24' 42" W 22. 9 1'
L30 N 43° 17' 01 " E 31. 14'
L31 N 21° 24' 42" W 3. 23'

CURVE DATA

CURVE DELTA RADIUS LENGTH TANGENT
C53 31° 58' 37" 100. 00' 55. 81' 28. 65'
C55 04. 29' 12" 270. 00' 21 . 14' 10. 58'
C60 31° 41' 5Y 55. 00' 30. 43' 15. 61'
C63 21 1 ° 58' 36" 55. 00' 203. 48' NA
C64 01° 41' 12" 100. 00' 2. 94' 1. 47'
C65 30' 1 7' 25" 100. 00' 52. 87' 27. 07'
C66 57° 1702" 55. 00' 54. 89' 29. 98'
C67 72°03' 53" 55. 00' 69. 18' 40. 01'
C68 51° 09' 49" 55. 00' 48. 99' 26. 25'
C 1 12 07° 13' 07" 330. 00' 41. 58' 20. 82'
C121 50° 46' 44" 55. 00' 48. 74' 26. 10'

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T. 3S., R. 1E., S. B. M. PER RECORD OF SURVEY 701/ 81- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89° 48' 57" W

2. DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE J. DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR
LOT CORNERS UNLESS OTHERWISE NOTED.
5, SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 77. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

PUBLIC EASEMENTS

OSTREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON L28
col
v
W_
C67
C63
75 6g
0 o
79 i
SEE SHEET 17
SHEET 9 OF 19 SHEETS
6 C,
V
106 ct
40 (
m
146 m
m
1 g
3 GO
88 0
o
o,
1g
0 gg.
5 \
o
82 cp
o w
o
o E
O
83 - 30
1 .
o
N
6S
35 84
SEE SHEET 6
m
N 68 --
25 0o N
105
N,
O
o_
93 c
102
O
94 CSJ
0 N
01 0
0 101
O
95 30
cp
30 o
o
5 U-, z
96 o
o
3 c 1
N
N - 7 5°
fig' 25 cx
N
85 97
m
gg.
0 o
I:
100
263

CURVR DATA

CURVE DELTA RADIUS
C11 90° 00' 00
39° 56' 40"

15. 00'
C19 270. 00'
C21 39°56' 40" 330. 00'
C36 13° 18' 47" 330. 00'
C37 12° 35' 01 " 330, 00'
C38 00° 22' 29" 270. 00'
C39 19' 50' 01 " 270. 00'
C40 18' 27' 55" 270. 00'
C41 01 ° 16' 15" 270. 00'
C43 21° 00' 09" 270. 00'
C44 06' 29' 17" 270. 00'
C45 10' 54' 57"
14' 20' 47"
13' 10' 26"
330, 00'
C46 330. 00'
C47 330. 00'
C48 01° 30' 30" 330. 00'
C49 39° 56' 40" 300. 00'
C52 21° 32' 01" 330. 00'
C58 11 ° 34' 19" 330. 00'

ENGINEERS NOTES

1. BASIS OF BEARINGS
SECTION 41 T. 3S., I
SURVEY 701/ 81- 8E
AS BEING N 89° 48'

2. DENOTES SET i

AS NOTED OTHI

3. DENOTES MONO

4. SET 1 " IRON PIPE

LOT CORNERS UNLE

5. SET NAIL AND TAG

PROLONGATION OF
LOT CORNERS.

6. THIS TRACT CONTAII'

7. ALL REFERENCE TO
DIAMETER UNLESS l

PUBLIC EASEMENTS

O STREET & PUBLIC U

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIEORNIA TEA CT NOO C3354 0
BEING A SUBDIVISION OF A PORTION OF THE NORTH HASH OF THE SOUTHEAST QUARTER CE SECTION 5 SEE SHEET 6 SEE SHEET 7
SHEET 10 OF 19 SHEETS
264

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRA CT NO C33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
SEE SHEET 13

CURVE DATA

CURVE I DELTA RADIUS LENGTH TAN(
C1 90° 04' 33" 25. 00' 39. 30' 25.

C3 17° 37' 31" 330. 00' 101. 51' 51.

C9 08° 28' 19" 100. 00' 14. 79' 7. z
C10 89° 59' 46" 15. 00' 23. 56' 15.

C25 44°27' 38" 68. 00' 52. 77' 27.

C53 06' 28' 13 330. 00' 37. 27' 18.

C123 03' 05' 1 1 " 330. 00' 17. 78' 8.

C124 08° 04' 08 330. 00' 46. 47' 23.

C 127 42° 10' 33" 40. 00' 29. 44' 15.

C 128 42' 10' 33" 50. 00' 36. 81 ' 19.

LINE DATA

LINE BEARING DISTANCE
L1 N 04°50' 33 W 37. 88'
L8 N 41 ° 40' 15 E 14. 60'
L21 N 89° 52' 41 " W 16. 05'
L35 N 42' 03' 14" W 45. 35'
L36 N 42' 03' 14" W 30. 66'
L37 N 00° 07' 19" E 12. 65'
N

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST Cl
T. 3S., R. 1 E., S. B. M.- PER RECORD OF SL
RECORDS OF RIVERSIDE COUNTY AS BE/j

2. 0 DENOTES SET I" IP FLUSH TAGGEL

3. DENOTES MONUMENTS FOUND AS P

4. SET I" IRON PIPE TAGGED PLS 8539 A,

LOT CORNERS UNLESS OTHERWISE NOTE

5. SET NAIL AND TAG PLS 8539 IN TOP 0,

LOT LINES IN LIEU OF FRONT LOT CORA

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS A
h N 80_38' 30_ E —
RAD)
N 83°43' 40_ E -
RAD)
2-6Z3 -0537 7
o
SHEET 11 OF 19 SHEETS

29. 94'
N 89° 52' 41" W
SCALE: 1 "= 40 '
Ln
0 N
w
a
DETA U " E" FROM SH T, 7

EXAGGERATED FOR CLARITY

PUBLIC EASEMENTS

O STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON

O STORM DRAIN EASEMENT OFFER OF DEDICATION HEREON
0 GRANTED IN FEE TITLE FOR FLOOD CONTROL PURPOSES HEREON 4 California Water and Telephone company holder of o 10' wide easement for ingress and egress,
recorded May 12,
1958 in Book 2269, Page 468 of Official records to
be vacated by seperate document
265
SEE SNEER 16
o
z

N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TEA ET JV00 335- E
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
146
0)-
0)
N 18' 41' 42" E 106cy)

15. 98'
Lij
N
6g Lij
v, N
8 GRAD) '\ f- co
z ° w 105
Z
0 o ,') E
m
C120 N 8253' 59_ W
m
z RAD)
m 8
104
c
Q0
0 51 g'
T 0 103

CURVE DATA C

CURVE DELTA RADIUS LENGTH TANGENT
C9 08*28' 19"
90°00' 00"
100. 00' 14. 79' 7. 41'
Cll 15. 00' 23. 56' 15. 00'
C16 70°31' 34" 45. 00' 55. 39' 31. 82'
C17 107* 22' 06" 68. 00 127. 43' 92. 52'
C18 05° 06' 31" 100. 00' 8. 92' 4. 46'
C31 17° 54' 07" 68. 00' 21. 25' 10. 71'
C32 37°35' 02" 68. 00' 44. 61' 23. 14'
C33 38° 32' 34" 68. 00' 45. 74' 23. 78'
C34 13' 20' 23 68. 00' 15. 83' 7. 95'
C35 10° 15' 37" 330. 00' 59. 10' 29. 63'
C42 12' 27' 15" 270. 00' 58. 69' 29. 46'
C53 31° 58' 37"
39°56' 40"
23°51' 35"
100. 00' 55. 81' 28. 65'
C49 300. 00' 209. 15' 109. 03'
C119 55. 00' 22. 90' 11. 62'
C 120 3° 27' 55
67°56' 24"
100. 00' 6. 05' 3. 03'
C122 55. 00' 65. 22' 37. 06'
N 89°33' 36" E

76. 00'
115
0 1 O
114
N 85 26' 04 " W
12 6 4' ( RAD) -
N 86° 27' 11" W
z \
129. 87'
N J
0 113
102
N 50 3' 10
112
N 76 04 27E
102 2
111
LINE
LINE
DATA

BEARING DISTANCE
L3 N 81 ° 24' 21 " W 41. 86'
L4 N 00' 07' 19" E 26. 77'

44. 74'

40. 55'
L5 N 08° 41' 58" W
L6 N
N
08° 41' 58"
08° 41' 58"
W
L7 W 4. 19'
L9 N 14' 04' 12" E 4. 25'
SEE SHEET 17
N ,
2 24 12
S.
6 ' W
w
cD N o
o N
o
co z
C31
116
L3
r
c
c
c
N 89° 52' 41 W 407. 00'

72. 00' 70. 00' 70. 00'
117 W
118
W
119
w
a 0
0 0
NloQ o Q o Ln
o
o
Ln o
OI
o
o
0 0
o
0 0 0
0 62. 85' 70. 00' 70. 00'
U9
0 N 89° 52' 41 W
0 N 89° 52' 41 W 0
1 w , 016 BUTTERFL Y W Y 0
N 89° 52' 41 " W
w o
G1

60. 00' 70. 00' 77. 10'
o
z I
r rM u
lc) w
0 w
w
w w
138 p 0 137 0 136 0
0 0 0 0 0 0
0 0
0 0
0 n z
0 0
N
z z
1 N 77°40,8--E
30' 30' ` , RA)

68. 65' 70. 00'
30'
30 N 89° 52' 41 " W
139
SEE SHEET 10

77. 10'
337. 65'
134
211. 70'
404. 00' -
314. 00' -
135
145
120
Z: L
w `
S
SHEET 12 OF 19 SHEETS
W
vJ
SCALE.- 1 "= 40 '

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T 3S_ R. lE., S. B. M. PER RECORD OF SURVEY 101/ 81- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89° 48' 5711 W

2. --- DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. - W DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR
LOT CORNERS UNLESS OTHERWISE NOTED.

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

PUBLIC EASEMENTS
0 STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON 266
SCALE.- 1 "= 40 '
0 0
139
140
0 r
0 U
136
we
119

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE STATE OF CALIFORNIA TRA OR NO. 335z41,-- O
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
SEE SHEET 14
N 89° 52' 41 " W 407. 00'

70. 00' 71. 86' 53. 14'
121
Ld
0 122
Ln o 120cD
0 o zl 0 ° z
0 0
CAE
E

8. 85
C26 E'>
C9
L2 E E15
N6EPD
N 89' 52' 41" W 404. 00' E c)
I E6 6
E
N_
BUTTRUY OY g6. 45
n E66 3
314. 00' 0)
Lij
i
N 86' 55' 58 E
w 0 123
N 135
30'
z O 00 C7
o0 0 0')
0 E
0 2E N 89' 52' 41 W
z
100. 00'
121. 90'
w N 89' 52' 41 " W 189. 00'
o-)
0-
o
Lno
134 N z
0 G) -, IN 89' 52' 41 " W
168. 14'
E E 133
s
N 89' 52' 41 W
132. 31'
141 132
O 0
30' 0
O
Z
E
00 00 0
cxj
IN
0 0
0 0
o
L"
30' 30'

SEE SHEET I I
124
N 89' 52' 41 W
100. 00'
125
N 89' 52' 41 " W
100, 00'
Imo:
100. 00'
N 89' 52' 41" W
100, 00'
127
145
0 0
o
0 O
0 0
I0
0 0

12. 33'
1233'
w
0 O 0
0 0
z
is
W
vJ
WvJ
Zc_-
N4*-,/
SHEET 13 OF 19 SHEETS

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T 3S., R. 1 E., S. B. M. PER RECORD OF SURVEY 10118 7 - 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89' 48' 57" W

2. -( DDENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE 3. - - DENOTES MONUMENTS FOUND AS NOTED 4.

SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR LOT
CORNERS UNLESS OTHERWISE NOTED. 5.

SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS. 6.

THIS TRACT CONTAINS 11. 79 AC GROSS 7.

ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED PRIVATEPUBLIC

EASEMENTS E

STREET & PUBLIC UTILITY EASEMENT OFFER OF DEDICATION HEREON E

EMERGENCY ACCESS EASEMENT OFFER OF DEDICATION HEREON LINE

DATA LINE
BEARING DISTANCE L2
N 81° 39' 00" E 41. 86' CURVE

DATA CURVE
DELTA RADIUS LENGTH TANGENT C9
08' 28' 19" 100. 00' 14. 79' 7. 41 ' C11
90' 00' 00" 15. 00' 23. 56' 15. 00' C15
106' 56' 39" 68. 00' 126. 92' 91. 80' C16
90' 00' 00" 45. 00' 70. 69' 1 45. 00' C26
04' 15' 15" 68. 00' 5. 05' 2. 53' C27
41' 54' 41 " 68. 00' 49. 74' 26. 04' C28
28* 47' 19" 68. 00' 34. 17' 17. 45' C29
20' 19' 43" 68. 00' 24. 13' 12. 19' C30
1 1' 39' 41 " 68. 00' 13. 84' 6. 94' C131
10' 09' 51" 68. 00' 12. 06' 6. 05
267
ZOZ3 037 779,5 00'9,10'
2e?l 01 N 89°
52'
41" W I I N

E DATA NORTH LINE OF
THE SW1/ 4 OF SEC 4 ESTABLISHED
THRU FD. MONS. PER RS
101- 81- 86 - N 89° 48'
57" W L N E

DATA LINE BEARING DISTANCE
LL21 IN 8
08' 26' CE 65.00' LE22 IN 0651'
34' W 97.00' N 89°48'
57" W N THE CITY
OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A 00 jV0 0 C33040 BEING A SUBDIVISION
OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND APORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1

EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE
OFFICIAL PLAT THEREOF TOWNSHIP 3 SOUTH
RANGE 1 EAST
SECTION 4 i
I 145
zOPEN SPACE o
iw L21 14. 17
ACRES
O N N
82°
16 21_ E 26804 _---- - L21 \ j2 S S20 N 89`52'
41" W N 88` 38' 04" W 290. 32' 152. 65' LINE BEARING DISTANCE L1 N 04°
50' 33" W 37. 88' L8 N 41 °
40' 15" E 14. 60' 407. 03' SEE
SHEET 13
0122 00
Ln0
i 123 SHEET
10 C
00 0
sO
I
CE

EMERGENCY
ACCESS

EASEMENT, TO THE CITY

OF BANNING ( SEE I DETAIL ON
18) SHEET 239. 03' or_
269. 94'
N 89°52' 41 W o o co/ ' n
78, 73'
6 60. 00' N
89°52'
41" W 30' 30' I
0 N
w
i
0 O
0 z
EA0EMENT
NOTBS

59. 11' W129, 99' 189. 10' N
89°52'
41" W 0 Southern California Edison company, Ltd. holder of a 20' wide easement for roadway, recorded June 25, 7947 in Book 840, Page 335 of Official records. SEE SHEET 11 w0 Southern California
Edison company holder ofa20' wide easement for ingress 144 0 and egress, recorded June 25, 7947 in Book 843, Page 148 of Official records. N oO N
z0 American
Boys
Ranch, Inc. holder of on easement for maintenance ofa cemetery, recorded April 13, 1977 as Instrument No. 62895 of Official records. ASouthern California Edison company, Ltd. holder of a 20' wide easement for Pole P lines, conduits or underground facilities, recorded April8, 1980 as Instrument No. 67166 of Official records. COYOTE DRIVE O
00 m
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PIPE TAGGED PLS 8539 AT ALL REAR LOT CORNERS UNLESS OTHERWISE NOTED. 5. SET NAIL AND
TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS. 6. THIS TRACT CONTAINS

71. 79 AC GROSS 7. ALL REFERENCE TO

PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED PRIVATEOPUBLIC EASEMENTS O STREET &

PUBLIC UTILITY

EASEMENT OFFER OF DEDICATION HEREON O EMERGENCY ACCESS EASEMENT

OFFER OF DEDICATION HEREON
268
SCALE-.- 1 "= 40 '
IN
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N THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRA ICY NOO 33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PEAT THEREOF

LINE BEARING DISTANCE
L38 N 38° 07' 36 W 14. 14'
L39 N 06° 52' 12 E 28. 54'
L40 N 89°52' 41 W 5. 13'
L41 N 38° 07' 36 W 5. 82'
L42 N 06° 52' 12" E 38. 54'

CURVE DELTA RADIUS LENGTH TANGENT
C123 10° 39' 35" 50. 00' 9. 30' 4. 66'
C124 06° 54' 22"

40. 00' 4. 82' 2. 41'
C125 15° 1243" 40. 00' 10. 62' 5. 34'
SHEET 15 OF 19 SHEETS

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T 3S., R. 1 E., S. B. M. PER RECORD OF SURVEY 7 01/ 81- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89°48' 57" W

2. DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR

LOT CORNERS UNLESS OTHERWISE NOTED,

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 77. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

PUBLIC EASEMENTS

O STORM DRAIN EASEMENT OFFER OF DEDICATION HEREON

STREET D
DETAIL " C"
SEE SHEET 6)
SCALE: 7 "= 20 '
269
SCALE: 1 "= 40 '

ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST —WEST CENTERLINE OF SECTION 4, T. 3S., R. I E., S. B. M. PER RECORD OF SURVEY 701181- 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89°48' 57" W
2, O DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR
LOT CORNERS UNLESS OTHERWISE NOTED.

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

PUBLIC EASEMENTS

GRANTED IN FEE TITLE FOR FLOOD CONTROL PURPOSES

HEREON TO THE CITY OF BANNING
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IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A CC NOO C,VCC CBEING
A SUBDIVISION OF A PORTION OF THE NORTH HALT OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH,

RANGE I EAST, SAN BERNARDINO MERIDIAN, ACCORDING
TO THE OFFICIAL PLAT THEREON SCALEI "=80' NORTH LINE OF THE SW1/ 4 OF CFr A FQTAPI IQWF7Fl TWrC) l F- fl SHEET 17 OF 19 SHEETS
271
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SEE SHEET 10

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A CT NOO C33540
BEING A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALL OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN,

ACCORDING TO THE OFFICIAL PLAT THEREOF
LOT 146

EMERGENCY ACCESS EASEMENT
SEE SHEET 14

CURVE DATA

CURVE DELTA RADIUS LENGTH TANGENT
Cl 10- 09' 51" 68. 00' 12. 06' 6. 05'
C2 57°58' 57" 68. 00' 68. 82' 37. 68'
C3 57° 58' 57" 80. 00' 80. 96' 44. 33'
C4 57° 58' 57" 92. 00' 93. 10' 50. 98'
C5 92°26' 23" 112. 00' 180. 70' 116. 87'
C6 92° 26' 23" 100. 00' 161. 34' 104. 35'
C7 92° 26' 23" 88. 00' 141. 98' 91. 83'
C8 32° 37' 19" 428. 00' 243. 69' 125. 25'
C9 32° 37' 19 440. 00' 250. 52' 128. 76'
CIO 32° 37' 19 452. 00' 257. 35' 132. 27'
C11 11' 23' 59" 212. 00' 42. 18' 21. 16'
C12 11- 23' 59" 200. 00' 39. 79' 19. 96'
C13 11' 23' 59" 188. 00' 37. 40' 18. 76'
C14 29° 25' 07" 50. 00' 25. 67" 13. 13'
C15 14' 53' 51" 42. 00' 10. 92' 5. 59,
C16 16° 31' 05" 42. 00' 12. 11'
1 6. 10'
C17 16' 42' 48" 42. 00' 12. 25' 6. 17'
C18 191° 03' 36" 42. 00' 140. 05' NA
C27 41° 54' 41" 68. 00' 49. 74' 26. 04'
C28 28° 47' 19" 68. 00' 34. 17' 17. 45'
C29 20' 19' 43" 68. 00' 24. 13' 12. 19'
C30 1 1' 39' 41 " 68. 00' 13. 84' 6. 94'
C31 29° 40' 15" 50. 00' 25. 89' 13. 14'
LOT 145

LINE DATA

LINE BEARING DISTANCE
L1 N 76° 46' 07" E 100. 36"
L2 N 76° 46' 07" E 5. 4 1'
L3 N 76°46' 07" E 96. 45'
L4 N 76° 46' 07" E 8. 25'
L5 N 76°46' 07" E 94. 66'
L6 N 76°46' 07" E 11. 10'
L7 N 18' 47' 09" E 71. 22'
L8 N 89° 59' 48" W 25. 12'
L9 N 89° 59' 48" W 22. 95'
L10 N 89° 59' 48" W 24. 22'
1_ 1 1 N 89° 52' 41 " W 60. 00'
L12 N 89° 52' 41 " W 30. 00'
L13 N 78°36' 13" E 38. 64'
2-6Z3 --0377-79_5
SHEET 18 Or 19 SHEETS
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ENGINEERS NOTES

1. BASIS OF BEARINGS: THE EAST - WEST CENTERLINE OF SECTION 4, T. 3S., R. 1 E., S. B. M. PER RECORD OF SURVEY 10118 I - 86, RECORDS OF RIVERSIDE COUNTY AS BEING N 89° 48' 57" W

2. - 0- DENOTES SET I" IP FLUSH TAGGED PLS 8539 OR AS NOTED OTHERWISE

3. - f- DENOTES MONUMENTS FOUND AS NOTED

4. SET I" IRON PIPE TAGGED PLS 8539 AT ALL REAR
LOT CORNERS UNLESS OTHERWISE NOTED.

5. SET NAIL AND TAG PLS 8539 IN TOP OF CURB AT PROLONGATION OF SIDE LOT LINES IN LIEU OF FRONT LOT CORNERS.

6. THIS TRACT CONTAINS 71. 79 AC GROSS

7. ALL REFERENCE TO PIPE MONUMENTS ARE INSIDE DIAMETER UNLESS NOTED

PRIVATE/ PUBLIC EASEMENTS
0 EMERGENCY ACCESS EASEMENT OFFER OF DEDICATION HEREON
272
SCALE. 7 "= 200 ' IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TJ?A CT NOC33540 BEING
A SUBDIVISION OF A PORTION OF THE NORTH HALE OF THE SOUTHEAST QUARTER OF SECTION 5 AND A PORTION OF THE NORTH HALE OF THE SOUTHWEST QUARTER OF SECTION 4, ALL IN TOWNSHIP 3 SOUTH,

RANGE I EAST, SAN BERNARDINO MERIDIAN, ACCORDING
TO THE OFFICIAL PLAT THEREOF E1/
4 CORNER SECTION 5II
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BEARING DISTANCE L21
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22 N 05* 51' 34" W 97. 00' I
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19 OF 19 SHEETS CENTER
1/4 CORNER SECTION 4, T.

M, ME., S. B.M. & M easement
for Pipelines and incidental purposes, recorded June 8, j ® Southern California Edison company holder of a 20' I
Book II California 843, Page 14B of Official records. I Water and Telephone company holder of a SEI /
4 SEI / 4 in Book 2269, Page 46B of Official records. SEC 5 ® American Boys Ranch, Inc. holder of an Instrument
No. 62895 of Official records. 0
Southern California Edison company, Ltd.
recorded
April 8, 19BO as Instrument No, I
II I
IN© ETERMIINITE PER DEED I
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4 1/
16 COR. SECTIONS 5 & 8 SCE
CORNER SECTION 5L
I -------------------------------------------------------------------------------------------------------------------- 8 9 wide
easement for
roadway, recorded June 25, wide
easement for ingress and egress, recorded June 25, wide easement for ingress and egress, recorded . May 12, easement for maintenance of a cemetery, recorded April holder
of a 20' wide easement for Pole lines, 67166
of Official records. conduits
or underground facilities, CL

INTERSECTION OF
WILSON ST. & STH ST. t5
273

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Robert Fisher, Acting City Manager
PREPARED BY: Shah Nawaz, Deputy Water/Wastewater Director Art Vela, Director of Public Works
MEETING DATE: May 13, 2025
SUBJECT: City of Banning Fire Hydrant Maintenance Program RECOMMENDATION:

Receive and file.

BACKGROUND:

Taking into consideration the recent Los Angeles County fires and public’s general criticism about the California's water management and specific concerns about fire hydrant (FH) readiness to serve during emergencies; at the February 25, 2025, City Council Meeting, a discussion was held to develop a formal “Fire Hydrant Maintenance Plan” for the City of Banning’s Water Division of the Public Works Department.

While the current practices include the inspection and maintenance of most FHs throughout the City, although not all FH are inspected. Typically, the City's Water Division staff inspect and operate fire hydrants during various activities such as: water main flushing, draining related to leak repairs, fire flow testing, installation of construction water meters, pressure testing/monitoring and visual inspections. While these activities regularly allow staff to ensure fire hydrants are maintained, it's possible that not all fire hydrants are visited and operated by staff.

In order to continue with the City’s goal of providing safe, affordable and reliable water service, it is prudent for the Public Works Department to develop this formal FH Maintenance Program with the following measurable goals and objectives:

Inspect and operate (exercise) each FH once every two years Inspection checklist (e.g., damage, leakage, rust, bolts, breakaways, paint, lubrication, weeds, traffic markers, nozzles, caps, etc.).

Utilize Asset Management System Software (Nobel) to map and record all FHs that are inspected and exercised.

Maintain approximately 1,820 FHs
Perform necessary repairs or replacements.

This maintenance program provides a systematic approach to FH maintenance in accordance with the Safe Drinking Water Act and American Water Works Association (AWWA) Manual M-17; Fire Hydrants:

Inspection, Testing and Maintenance.

JUSTIFICATION:

The development of this formal written FH Maintenance Program will ensure that FHs are readily 274
available and in operable condition.

FISCAL IMPACT:

It is anticipated that the Water Division would minimally need to add one Water Service Maintenance Worker position to be dedicated to the FH Maintenance Program. The full burden cost for a Water Service Maintenance Worker is $145,000.

Other unknown costs would be associated with water loss (non-revenue water) during FH flushing, FH repairs/replacements, miscellaneous materials.

ALTERNATIVES:

Do not move forward with a formal written FH Maintenance Program and continue with current practices.

BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. Fire Hydrant Maintenance Program.pdf
275
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130

FIRE HYDRANT MAINTENANCE PROGRAM
Effective Date
May 13, 2025

1.) Goals & Objectives
The magnitude of the devastation caused by Los Angeles County fires in 2025 necessitated evaluation of City of Banning’s current practices for fire hydrant (FH) maintenance and identify areas of improvement. In case of emergencies, FHs must be safely and easily accessible, functional, and capable of delivering flow for fire suppression purposes.

In order to continue with the City’s goal of providing safe, affordable and reliable water service, it is prudent for the Public Works Department to develop this formal “Fire Hydrant Maintenance Program” with the following goals and objectives:
 Inspect and operate (exercise) each FH once every two years  Inspection checklist (e.g., damage, leakage, rust, bolts, breakaways, paint, lubrication, weeds, traffic markers, nozzles, caps, etc.).  Utilize Asset Management System Software (Nobel) to map and record all FHs that are inspected and exercised.
 Maintain approximately 1,820 FHs
 Perform necessary repairs or replacements.

This maintenance program provides a systematic approach to FH maintenance in accordance with the Safe Drinking Water Act and American Water Works Association (AWWA) Manual M-17; Fire Hydrants: Inspection, Testing and Maintenance.

2.) FH Inspection Items and Start Cycle
FH operation and maintenance cycles are based on the City’s Quadrant (Grid) System located within Nobel, City’s water and wastewater asset management and work order system. The start of the inspection cycle begins in the most southwest quadrant of the City near Sun Lakes and progresses throughout other City Quadrants.

Nobel generates preventative maintenance work orders for FH related items listed below which may include but are not limited to inspections, exercising, documentation and performing repairs as needed:
276
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130 Hydrant (Riser):

Date & location Hydrant Model and Year
Hydrant Elevation Break off Check Valve
Shrubs/Accessibility Hydrant Port Size
Caps & Orientation Painted/Color Code
Flushed, Flow (gpm) Pressure (psi)
Blue Marker Location Repairs Needed
Auxiliary Valve:

Location & Date Turns (Open/Closed)
Closed Tight Left Open Position
277
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130

3.) FH Preventative Maintenance
Nobel generates a preventive maintenance service order by highlighting FHs in different color rings, green, yellow and red, throughout each of City’s Quadrants to alert where maintenance is due. The service order contains the list of FH inspection items as stated under section 2, comprising of Hydrant riser and Auxiliary Valves:
 Review the Quadrant map sections in Noble to determine criticality based on Nobel’s color scheme, the area of influence, and the resources needed to perform the required maintenance.
 Review the AWWA valve operation maintenance guidelines, if needed.  Water Division staff to inspect, operate, and document FH related items.  Water Division supervisors to ensure compliance with AWWA guidelines and local regulations.

4.) FH Inspection and Maintenance Resource Planning
The following resources are available to the Water division field staff which are helpful and aid in performing the necessary inspections and maintenance:
 Electronics/Devices
 Ensure assigned tablets and cell phones are properly charged  Nobel App installed and updated
 Vehicle charger
 Traffic control measures & Best Management Practices:
 Work ahead signs
 Cones and emergency lighting
 Additional support as needed
 Flagging vehicles on busy streets as needed
 Stormwater Best Management Practices (BMP)
 Vehicle is properly equipped:
 Fuel for vacuum unit (to clean out valve cans)
 Proper hydraulic reservoir level
 Paint, gaskets, O-rings, caps, etc.
 Valve key or wrench
 Hydrant wrench and pressure gauge
 Flushing diffuser with flow gauge
 Lubricants (AWWA-approved)
 PPE (gloves, safety glasses, vest, boots)
278
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130

5.) FH Maintenance Procedures
The FH riser and its auxiliary valve maintenance procedures are described below:

Fire Hydrant (Riser)
 Pre-Inspection:
 Verify valve location using Nobel (GIS) maps or valve books  Check high traffic area for work area delineation
 Assure proper signs are set up prior to work being performed  Confirm visibility of the location blue reflective marker positioned directly across the FH at one foot off center line
 Inspect for leaks, rust, and physical damage
 Check caps, chains, stems, and outlets for obstructions  Hydrant Flow Testing:
 Remove outlet cap, open stem to allow a steady flow stream  Flush out any rocks, debris, slowly close stem
 Attach a pressure gauge to the 2 ½” nozzle, record pressure  Attach diffuser onto 2 ½” nozzle, flush until color of discharge is clear
 Measure and record static pressure and flow in gallons per minute (gpm)  Document water loss and gpm
 Close auxiliary valve and check that the valve fully closes, remove the 4” outlet cap and open stem to verify that the valve is fully closed and no water leaks past the valve. Open auxiliary valve slowly allowing water to start discharging out of the 4” pumper-nozzle and close the FH stem verifying that the gasket seals tightly, finish opening the auxiliary valve to the fully open position  Under pressure, check for leakage at joints, around outlet nozzles, at packing or seals, and outlet nozzle
 Remove outlet nozzle caps and check for seat leakage visually at each valve  If leakage is observed, tighten outlet nozzles, replace O-rings, or replace gaskets  Perform additional inspections and maintenance as deemed necessary  Lubrication and Repairs:
 Apply AWWA- approved lubricant to operating nuts and stem  Tighten any loose connections and replace worn gaskets  Documentation:
 Using the Noble system on the mobile app, create and complete the inspection details on the work order portal
279
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130  Inspect the general condition of the area around the FH and determine if it is positioned correctly and at the proper elevation, minimum of 12” from the lowest nozzle to ground
 Check for exterior obstructions that may interfere with FH’s use in fire emergencies (size of fittings, chains, fences, walls, shrubs, etc.)  Notify the homeowner if obstruction removal or trimming is necessary, inform the field crew supervisor of such findings
 Check whether the FH needs to be raised due to changes in grade.  If repairs are required on certain outdated FH, replacement may be necessary due to the lack of available repair parts. Generate a corrective maintenance work order in Noble for FH replacements
Auxiliary Valve
 Pre-Inspection:
 Verify valve location using Nobel (GIS) maps or valve books
 Assure proper signs are set up prior to work being
performed
 Assure valve can was not covered by asphalt
 Operation:
 Drive a valve turning vehicle to the destinated location.  Removed valve can lid, use digging bar or mini sledge if valve can is wedged  Clean valve can of any foreign material
 Use appropriate valve key or stems to desired length
 Turn valve using the valve machine
 Verify if the valve is open or closed
 Apply slow and steady torque to the valve
 Turn the valve clockwise to close and counterclockwise to open  Record the “number of turns” and “torque” required to close and open the valve  Ensure the valve is in the open position and turned back 1 ½ turns from fully open  Post-Operation Check:
 Verify full closure by verifying the number of turns of the valve and correlate that with the size of valve
 Log the required information to the work order portals under valves: date, condition of the valve etc.
280
City of Banning
Public Works Department
Water Division
99 E. Ramsey St. * P.O. Box 998 * Banning, CA 92220-0998 * (951) 922-3130

6.) Nobel Application
Nobel, an asset management and work order software application portal (see below) allows the water staff to view, generate, and log FH maintenance and other work orders:

7.) Safety Considerations
It is paramount that proper safety measures are adhered to during FH maintenance activities:
 Use proper PPE and follow confined space entry rules when necessary  Ensure appropriate traffic control measures are in place, as applicable  Open valves and FHs slowly to prevent water hammer effects  Orient FH flow discharge stream away from traffic and general public to avoid any damage or injuries, when possible
NOTE: This FH maintenance program shall be reviewed periodically, and necessary revisions shall be incorporated accordingly.

City’s Grid System FH Sequence Inspection Details
281

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Robert Fisher, Acting City Manager
PREPARED BY: David Newell, Community Development Director MEETING DATE: May 13, 2025
SUBJECT: Consideration of (1) Resolution 2025-59, Approving the Banning Commerce Center Project by Sansone Group, Including a Design Review Application, Case DR 21-7017, for the Construction of a 1,320,284-Square Foot Industrial Warehouse Building on 131.28-acres of Land Generally Located North of the I-10 Freeway/E. Ramsey Street, East of N. Hathaway Street and Bisected by Wilson Street ("Project Site") and a Tentative Parcel Map Application, Case TPM 38756, for the Subdivision of the 131- 28-acre Project Site into Three Numbered Lots for Private Development Improvements and Four Lettered Lots for Right-of-Way and Other Improvements; (2) Resolution 2025-60, Certifying the Environmental Impact Report (SCH No. 2022090102), Adopting Findings and a Statement of Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting Program for the Banning Commerce Center Project Consisting of a 1,320,284-Square Foot Industrial Warehouse Building on 131.28-acres of Land Located on the Project Site; and (3) Introduction and First Reading of Ordinance 1609, Approving a Development Agreement By and Between the City of Banning and JDJN Enterprises, LLC, a Missouri Limited Liability Corporation RECOMMENDATION:

1. Adopt Resolution 2025-59.

2. Adopt Resolution 2025-60.

3. Introduce and conduct first reading of, by title only, Ordinance 1609: AN ORDINANCE OF THE

CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF BANNING AND JDNJ ENTERPRISES, LLC, A

MISSOURI LIMITED LIABILITY CORPORATION
BACKGROUND:

Project Location:

The Site is located in the eastern portion of the City of Banning, and is generally bounded by Interstate 10 and Ramsey Street to the south with the Banning Municipal Airport located further south of I-10; vacant land and the California Highway Patrol (CHP) Banning West Weigh Station to the east; and vacant lands to the north and west. Immediately north of the Project site is Morongo Band of Mission Indians Tribal Land. The Site is located east of the intersection of Hathaway Street and Morongo Road and the Site’s development involves improving and extending Wilson Street from this intersection, requiring a realignment of Morongo Road further north on Hathaway Street. The Site comprises eight Assessor’s Parcel Numbers (APNs) totaling 131.28 acres: 532-030-008, 532-030-009, 532-080-008, 532080-010, 532-090-026, 532-090-028, 532-090-030, 532-110-015 (“Project Site”). 282
Proposed Applications:

The applications that have been filed in conjunction with this project and the scope of the City Council’s review are the following:

Design Review, Case DR 21-7017 for the construction of one concrete tilt-up speculative industrial building of approximately 1,320,284 square feet, with approximately 39,600 square feet of office space and 1,312,284 square feet of warehousing on the 131.28-acre Project Site. The location of office space within the speculative warehouse building is not currently known, however, it would likely be located on the southwestern or southeastern corners of the building. For the purposes of the Environmental Impact Report (EIR) and the analyses contained therein, it is assumed that the Project would consist of approximately 640,200 square feet of warehousing and approximately 640,200 square feet of high-cube fulfillment uses. The City Council shall review the Design Review application for conformance to the criteria listed in Banning Zoning Ordinance (BZO) Section

17.56.050.

Tentative Parcel Map, Case TPM 38756, for the subdivision of the 131.28-acre Project Site. The Tentative Parcel Map establishes road rights-of way, Project development areas, public infrastructure locations, and easements for various public facilities. The TPM proposes seven (7) new parcels (including four lettered and three numbered lots), consisting of a variety of industrial and civic uses, lot types and sizes ranging from 1.34 acres to 89.5-acres, common open spaces, and circulation, access easements and other public improvements. The proposed map furthers the objectives and policies of the General Plan in that 89.5 acres of the project area is dedicated to industrial development and related site improvements, and 17.23-acres will be dedicated to new right-of-way improvements consistent with the Circulation Element. The City Council shall review the Tentative Parcel Map application for conformance to the criteria listed in Banning Municipal Code Title 16.14.030.

Development Agreement is proposed to specify terms and obligations between the developer and City, including public benefit fees, land dedication, term for development and other items specific to the Project. The terms are described in more detail later in this report. The City Council shall review the Development Agreement application for conformance to the criteria listed in BZO Section 17.60.030(C).

In addition to the above, due to the project’s proximity to the Banning Municipal Airport, the Project is subject to review by the Riverside County Airport Land Use Commission (ALUC). The site is located within Airport Compatibility Zone D of the Banning Municipal Airport Influence Area (AIA), requiring an ALUC determination of consistency with the County’s Airport Land Use Compatibility Plan. On April 1, 2025, the ALUC Director determined the project is consistent with their Plan, subject to the City applying conditions to its approval (Letter Attached). These conditions are included in the draft conditions of approval attached to this report.

Other City permits required for the Project may include, but are not limited to: issuance of encroachment permits for driveways, sidewalks, and utilities; security and parking area lighting; demolition permits; building permits; grading permits; tenant improvement permits; and permits for new utility connections.

Planning Commission Action:

On March 5, 2025, the Planning Commission voted 3-2 and adopted Resolution 2025-04 recommending the City Council approve the Project applications and certify the EIR. In addition to the conditions recommended by staff, the Planning Commission conditioned this recommendation on the following:

1. Negotiate with City Attorney on concerns on development agreement, including Community Facilities District (CFD), Development Impact Fee (DIF) credits, and other concerns.

2. Improve Hathaway Street to four lanes with parking (or wide shoulder) on the west side of the street and turn pockets at each intersection.

3. The Developer shall do their best efforts to do local hiring.

Additional discussion on these conditions is provided later in this report. 283
Comments from Planning Commissioners opposed to the motion included the following:

1. Non-compliance with the Criteria Cell and Special Linkage requirements of the Multiple Species Habitat Conservation Plan (MSHCP)

2. Missing decision from ALUC

3. Concern with inadequate information on cumulative traffic impacts due to the cumulative project list not including the occupancy of the warehouse at 200 John Street The Applicant has provided a response to these items in a response letter attached to this report.

Existing Conditions:

The Project site consists of vacant, mostly undeveloped land that contains non-ornamental vegetation.

The western portion of the Project site contains a 5-acre stockpile that is approximately 15 to 20 feet in height. The material originated during the grading of the adjacent site to the west. Additionally, there is an existing Southern California Edison (SCE) 112-kilovolt (kV) transmission line that bisects the Project site in a southwest-northeast manner. An unpaved access/utility road exists to serve this transmission line. Additionally, there is an unpaved road that runs east-west along the northern portion of the Project site.

The Project site is gently sloping and does not contain drastic elevation changes over short distances.

Project site elevations range from approximately 2,325 feet above mean sea level (AMSL) at the northwest corner of the Project site near the intersection of Hathaway Street and Morongo Road, and approximately 2,152 feet AMSL at the southeast corner of the Project site. There is approximately 173 feet of elevation difference across the Project site and the average site gradient is approximately 3.8 percent. The existing drainage pattern for the Project site is characterized by sheet flows across the Project site towards the southeasterly corner of the Project site. Runoff is captured by an existing earthen ditch on the southern boundary of the Project site and is conveyed easterly into the California Department of Transportation (Caltrans) right-of-way. The Project site lies within the San Gorgonio River Watershed and ultimately discharges into the Salton Sea.

Analysis – Development Applications:

The Banning Commerce Center Project the development of approximately 1,320,284 square feet of warehouse building (including office space) within one concrete tilt-up building. The Project also proposes associated facilities and improvements of the Project Site including on-site parking, loading docks, landscaping, and other related onsite and off-site improvements. A sewer lift-station is required on the southwesterly portion of the site (Lot “D” of the Tentative Parcel Map) and an electrical substation may be constructed on the northwesterly area of the project site (north side of Wilson Street extension on Lot “C” of the Tentative Parcel Map).

Zoning. The property is located within the Business Park Zone. Pursuant to the permitted uses table in BZO Section 17.12.020, warehousing is permitted as a by-right use. The building complies with standards in 17.12.030, including building height (50-ft. maximum and 50-ft. proposed), required setbacks (10-ft. minimum front and 254-ft. proposed), and lot coverage (60% maximum and 34% proposed).

Site Access, Project Circulation and Parking. Regional access to the Project would be provided from I10. Local access would be provided via East Ramsey Street, Hathaway Street, Wilson Street, and Nicolet Street. Project site ingress and egress for the Project building would be via two driveways: one 44-foot wide driveway at the intersection of Nicolet Street and O’Donnell Street and one 52-foot wide driveway along Wilson Street. The Project access point along Wilson Street would be signalized. The Project access points from Nicolet Street and O’Donnell Street would be unsignalized. While not considered as part of the Project, the City has currently proposed a roadway alignment on the eastern portion of the Project site for the future alignment of Cottonwood Road. This road would connect the Project to a proposed interchange with I-10. At such a point when the proposed interchange and roadway are constructed, there would be additional regional access to/from the Project site. Emergency access to the Project site would be provided by the proposed driveways located at the intersection of 284
Nicolet Street and O’Donnell Street and at the driveway along Wilson Street.

Based upon a site-specific parking analysis for the various occupancy types proposed for the site, Banning Municipal Code Section 17.12.110 requires a total of 802 parking stalls for the Project site.

Parking stalls would be provided in a combination of 805 passenger vehicle parking stalls, consisting of a combination of standard auto stalls, ADA stalls, and electric vehicle (EV) charging stations. Specifically, 614 standard stalls, 17 Americans with Disabilities Act (ADA) stalls, 3 ADA van stalls, and 171 electric vehicle (EV) stalls to include a combination of standard EV, EV ADA, EV ADA Van, and ambulatory EV stalls will be provided. Parking for 82 bicycles would also be provided on site. Additionally, 270 truck trailer parking stalls (including dock doors and surface parking) are proposed at the building and 205 truck trailer parking stalls are proposed on the Project site north of Wilson Street. The Project would exceed the City requirement of 802 standard stalls by 3 standard parking stalls.

In addition to the improvements located on the Project site, the Applicant will improve the Project frontage with full- or half-width roadway improvements for the functional classification of the roadways.

Improvements would include roadway paving, curb and gutter, sidewalk, lighting, landscaping, underground utility infrastructure (water, sewer, electrical, storm), and striping as follows:

Wilson Street. The Project will be required to construct half-width improvements of Wilson Street along the Project frontage from Hathaway Street to the intersection of Wilson Street and O’Donnell Street. The remaining half of Wilson Street along this segment is to be constructed by others. The Project will construct fullwidth improvements of Wilson Street from the intersection of Wilson Street and O’Donnell Street to the eastern extent of the easternmost driveway along the Project’s northern portion.

O’Donnell Street. The Project will require constructing half-width improvements of O’Donnell Street along the Project frontage from Nicolet Street to the intersection of Wilson Street and O’Donnell Street. The remaining half of O’Donnell Street along this segment is to be constructed by others.

Nicolet Street. An additional access road consisting of the extension of Nicolet Street from Hathaway Street to O’Donnell Street, will be required to comply with Fire access requirements.

The Project Site includes frontage on its easterly side for the future Cottonwood Road, which will be required as part of the realignment of the Ramsey Street/I-10 interchange. However, improvement of this street is not required at the time of the development of the Project.

Storm Drainage and Water Quality. The storm drain infrastructure to be constructed by the Project would be installed as part of the roadway improvements of O’Donnell Street and Wilson Streets along the Project frontages. These storm drains would be conveyed into the existing City of Banning storm conveyance infrastructure. In addition, on-site storm water retention infrastructure, including storm catch basins, underground conveyance, a concrete reinforced drainage swale on the northern Project boundary, and detention basins located on the southern and northern portions of the Project site would be constructed to intercept and retain the 100-yr 3-hour stormwater flows pursuant to the City of Banning Municipal Code Section 13.24.110. A total of six detention basins are proposed on the Project site and have the capacity to detain 21.76 acre-feet of storm flows on the Project site. A drainage swale is proposed along the northern boundary of the Project site which would intercept and convey off-site sheet flows and shallow concentrated flows from the north to the east then south along to eastern boundary of the Project site. These flows would be conveyed into existing Caltrans stormwater infrastructure located at the CHP Banning West Weigh Station.

Grading Improvements. Retaining walls would be constructed onsite to address the approximately 173- foot elevation change across the Project site. These retaining walls would be located on the northwest, north, south and southeast portions of the Project Site, with wall heights ranging from 2 to 10 feet. It is anticipated that a net import of 250,000 CY of earthwork will be required for the implementation of the Project. As part of the grading required for the Project, the maximum depth of excavation would be approximately 40 feet below grade.
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Electrical Infrastructure. Existing on-site SCE transmission lines would be relocated to accommodate the Project. These transmission lines would be rerouted and installed underground within the rights-of-way of O’Donnell Street and Wilson Street as part of the off-site roadway improvements along the Project frontages. The undergrounding of above-ground electrical infrastructure would start at the intersection of Nicolet Street and O’Donnell Street, then northward along O’Donnell Street to the intersection of O’Donnell Street and Wilson Street, then eastward along Wilson Street to the eastern driveway along the northern portion of the Project site. At this point, the transmission line would daylight and continue along the proposed Wilson Street alignment to connect with the existing SCE transmission line at the northeast corner of the Project site.

Architecture. The proposed architectural design for the concrete, tilt-up building is a contemporary style of industrial building with variations in roof planes, wall planes, generous use of reveals to lend shading interest, glass windows with anodized aluminum trim, metal awning accents over entrances, and a pleasing and contrasting warm earth-tone paint palette. The variations in wall plane and roof plane movement are consistent with the City's Industrial Design Guidelines.

Landscaping. Irrigated landscaped areas would be constructed as part of the Project. Landscaping would include drought-tolerant shrubs, ground cover, and ornamental trees. The storm water basin(s) would be planted with grasses and shrubs tolerant of seasonal water inundation. Landscaping would be planted along Project frontages to provide screening from the public rights-of-way. Based upon comments received during the DEIR public review and comment period, a revised conceptual landscape plan for the project has been included in the Final EIR.

Other Off-Site Improvements. Recommendations made in the 2023 Traffic Analysis (FEIR Appendix K1) prepared for the Project are based on the minimum improvements needed to accommodate site access and maintain acceptable peak hour operations for the Project. Intersection improvements are recommended for seven intersections. For those improvements listed in Section 4.12 Transportation, Table 4.12-3 and not constructed as part of the Project, the Project Applicant’s responsibility for the Project’s contributions towards deficient intersections is fulfilled through payment of fair share contributions or fees that would be assigned to construction of the identified recommended improvements. The Project Applicant would be required to pay fair share and fees consistent with the City’s requirements.

A sanitary sewer lift station would be required to be constructed in order to serve the Project. However, this sanitary lift station would serve all other projects in the vicinity to the Project. As this area of the City has been identified by the City for development and was analyzed within the General Plan EIR, this new infrastructure would not have been previously unknown. Further, the lift station, and associated force main and gravity main would be constructed within already established ROW or within easements to be dedicated to the City on land previously disturbed. Further, this lift station is currently planned to be a public lift station and would not necessarily be implemented by the Project, however, the Project’s contribution to fair share funding and development impact fees would provide for the implementation of the lift station.

Hours of Operation and Employment. As the end-user of the Project is currently unknown and the ultimate Project use is speculative, it is assumed that the Project would operate 24 hours a day, seven (7) days a week. Likewise, it is assumed that approximately 2,841 employees would be employed on-site across three (3) shifts (947 employees per shift).

Analysis - Development Agreement:

California Government Code, §65864 through 65869.5, establish procedures for cities and counties to enter into development agreements; BZO Chapter 17.60 implements the requirements of state law and specifies the required content and process for review and approval of development agreements.

Development agreements establish a vested right to proceed with development in conformation with the regulations in effect at the time of approval. This provides assurance to a developer that the project may 286
proceed as originally approved, and not be affected by future changes in land uses regulations. In exchange for this assurance, the developer may agree to provide additional dedications, construction of public improvements, or other similar public benefits.

The proposed Development Agreement is included as an attachment to this report. Points that have been negotiated between the City and the Applicant are as follows:

1. Term of Agreement. The agreement has a term of fifteen (15) years with an option to extend five (5) years.

2. Vesting of Development Rights. As a material inducement to Developer and its lenders to continue with diligent efforts to promote the development of the Property, Developer shall have the vested right to develop the Project on the Site in accordance with the terms and conditions of the Project Approvals, this Development Agreement, and the Existing Development Regulations, and City shall have the right to control development of the Site in accordance with the provisions of the Project Approvals, this Development Agreement, and the Existing Development Regulations.

3. Subdivision Map Extension and Other Development Approvals. As permitted by Government Code § 66452.6, each subdivision or parcel map, heretofore or hereafter approved in connection with development of the Site or the Project shall be extended and shall remain in effect for the term provided by the Agreement. In addition, all subsequently adopted discretionary project approvals shall remain in effect for the term provided by this Development Agreement.

4. Development Impact Fees. Development Impact Fees (“DIF”) currently imposed are identified as applicable. Impact fees and sewer and water connection and capacity fees shall be those in effect at the time of the issuance of a building permit and due and payable by Developer prior to the issuance of the building permit for the building in question.

5. Ramsey Interchange Fee. Developer shall pay City a Ramsey Interchange Fee in the amount of Nine Million Dollars ($9,000,000) (“Ramsey Interchange Fee”) no later than two (2) years from the date of the ordinance approving the Development Agreement. If not paid within two (2) years, the fee shall be subject to CPI during the term of the agreement.

6. Electric Facilities Fee. The developer would pay $357,000 per megavolt-amperes (MVA), based on the requested electrical load prior to issuance of building permit.

7. Electrical Substation Land Dedication. The developer is offering to dedicate Lot "C" of the Tentative Parcel Map for electric facilities and receive credit from its impacts fee payments, based on an appraised cost, and if determined the land is still necessary after its appraisal.

8. Sanitary Lift Station Land Construction and Dedication. Developer shall construct a sanitary lift station (“Lift Station”) on lettered lot “D” on the proposed Tentative Parcel Map No. 38576 (“Lift Station Property”) subject to plans and specifications approved by the Public Works Director. City shall issue DIF Wastewater (Sanitary) credits in the amounts of (i) the cost of designing and constructing the Lift Station, and (ii) the FMV of the Lift Station Property (collectively, “Lift Station Costs”) which are in excess of the fair share of such costs attributable to the Project at full buildout as determined by the Public Works Director. Developer shall complete construction of the Lift Station prior to the issuance of the first certificate of occupancy for the Project.

9. Service and Facilities Components Required through the Formation of a Community Facilities District. After occupancy, the owner would pay $0.10 per square foot annually (with an annual CPI escalator) for use towards maintenance of public streets, public facilities and parks, and other related improvements and maintenance in the District.

The proposed agreement was reviewed by the Planning Commission at their meeting of March 5, 2025, and was recommended for approval by the City Council subject to conditions. The conditions included the following:

1. Negotiate with City Attorney on concerns on development agreement, including Community Facilities District (CFD), Development Impact Fee (DIF) credits, and other concerns.

2. Improve Hathaway Street to four lanes with parking (or wide shoulder) on the west side of the street and turn pockets at each intersection.

3. The Developer shall do their best efforts to do local hiring.

A revised development agreement is attached to this report and includes revisions made to the agreement based on the above conditions. The one exception is Item #2 and the extent of the required 287
improvements to Hathaway Street. After evaluating the recommendation from the Planning Commission, the City Engineer determined that the requested improvements along Hathaway would be difficult to implement with existing constraints along this roadway. As a result, staff requested the applicant prepare an exhibit showing improvements to restrict truck entry into the residential areas located west of Hathaway and create an additional buffer via bike lane between traffic lanes and adjacent residential.

Staff recommends this alternative, depicted in an Exhibit of the Development Agreement, to the recommendation on Item #2.

Environmental Determination:

Environmental Impact Report. The proposed project is subject to the California Environmental Quality Act (CEQA). Based upon the complexity and magnitude of the proposed project, staff determined that an Environmental Impact Report should be prepared for the project. A Notice of Preparation (NOP) was subsequently completed and distributed to the State Clearinghouse, as well as agencies and organizations that may provide comments on the Project’s potential impact(s) on the environment. The State Clearinghouse issued a project number for the project, SCH No. 2022090102. The 30-day public comment period for the NOP extended from September 2 to October 3, 2022. 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 of the Draft EIR. A Public Scoping meeting was held in person at the City of Banning Council Chambers and virtually via Zoom on September 20, 2022. Notice of the Public Scoping Meeting was published in the Banning Record Gazette on September 2, 2022 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.

The Banning Commerce Center development project would result in construction and operational activities upon a currently undeveloped, vacant site. Such activities could potentially uncover Native American historical or archaeological resources unknown prior to ground disturbing activities; therefore, Native American consultation pursuant to both SB 18 and Assembly Bill 52 (AB 52) was conducted. On September 14, 2022 the City reached out to Native American contacts to formally invite participation in tribal consultation pursuant to AB 52 and SB 18 required for the Project. The City received responses from the Morongo Band of Mission Indians (MBMI) requesting formal consultation with the City regarding the Development Project, and the Yuhaaviatam of San Manuel Nation (formerly known as the San Manuel Band of Mission Indians) with YSMN stating that the development project is outside of their ancestral territory.

A Notice of Availability (NOA) of the Draft EIR was provided to responsible and trustee agencies, as well as the organizations and persons 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 June 17, 2024 to August 2, 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 June 17, 2024 to those parties requesting electronic notification. These emails provided the same weblink leading to the Draft EIR. During the public review and comment period, the City received 14 letters from Resource Agencies, Trustee Agencies, and other interested parties. The following comment letters were submitted to the City during the public review period:

State Agencies:

S1: California Department of Fish and Wildlife
S2: South Coast Air Quality Management District
Tribal Governments:

T1: Morongo Band of Mission Indians
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Local Agencies/Governments:

L1: Riverside County Flood Control and Water Conservation District Organizations:

O1: Advocates for the Environment
O2: California Native Plant Society
O3: Center for Biological Diversity
O4: Coalition for Californians Allied for a Responsible Economy O5: Golden State Environmental Justice Alliance
O6: Oswit Land Trust
O7: SC Wildlands
O8: SC Wildlands (2nd Letter)
O9: Stand Up for Mother Earth
The City prepared a response to each comment letter received and prepared a Final Environmental Impact Report for the Project.

Less Than Significant Impacts. Of the 20 environmental factors analyzed in the Environmental Impact Report, specific categories associated with these factors were determined to be less than significant and were not further analyzed in the Draft EIR. The categories in these specific factors include:

Aesthetics (Thresholds 4.1-1, 4.1-2, 4.1-3, 4.1-4)
Agriculture and Forestry Resources (Thresholds 7.2-1, 7.2-2, 7.2-3, 7.2-4) Air Quality (Thresholds 4.3-4)
Biological Resources (Thresholds 4.4-4, 4.4-4)
Cultural Resources (Threshold 4.5-1)
Energy (Threshold 4.6-1, 4.6-2)
Geology and Soils (Thresholds 4.7-1(i), 4.7-1(ii), 4.7-1(iii), 4.7-1(iv), 4.7-2, 4.7-3, 4.7-4, 4.7-5) Hazards and Hazardous Materials (Thresholds 4.9-1, 4.9-2, 4.9-3, 4.9-4, 4.9-5, 4.9-6, 4.9-7) Hydrology and Water Quality (Thresholds 4.10-1, 4.10-2, 4.10-3, 4.10-4, 4.10-5, 4.10-6, 4.10-7,

4.108)
Land Use and Planning (Thresholds 4.11-1, 4.11-2)
Mineral Resources (Thresholds 4.12-1)
Noise (Thresholds 4.13-1, 4.13-2, 4.13-3)
Population and Housing (Thresholds 4.14-1, 4.14-2)
Public Services (Thresholds 4.15-1, 4.15-2, 4.15-3, 4.15-4, 4.15-5) Recreation (Thresholds 4.16-1, 4.16-2)
Transportation (Thresholds 4.17-1, 4.17-3, 4.17-4)
Utilities and Service Systems (Thresholds 4.19-1, 4.19-2, 4.19-3, 4.19-4, 4.19-5) Wildfire (Thresholds 4.20-1, 4.20-2, 4.20-4)
Less Than Significant Impacts with Mitigation. The following mitigation measures are feasible and are made binding through the Mitigation Monitoring and Reporting Program (MMRP). Based on the analysis in the EIR, imposing mitigation measures will reduce potentially significant impacts to less than significant to Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Transportation, Tribal Cultural Resources, and Wildfires, including the below referenced mitigation measure list which are fully described in the MMRP.

MM BIO-1: MSHCP Burrowing Owl 30-Day Preconstruction Surveys.

MM BIO-2: Nesting Bird Preconstruction Surveys.

MM BIO-3: USACE/CDFW/RWQCB Riverine Resources.

MM CUL-1.

MM CUL-2.

MM CUL-3.

MM GEO-1.
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MM GEO-2.

MM GEO-3.

MM GEO-4.

MM TCR-1: Native American Treatment Agreement.

MM TCR-2: Retention of Archaeologist.

MM TCR-3: Cultural Resource Management Plan.

MM TCR-4: Pre-Grade Meeting.

MM TCR-5: On-site Monitoring.

MM TCR-6: Inadvertent Discovery of Cultural Resources.

MM TCR-7: Inadvertent Discovery of Human Remains.

MM TCR-8: Final Report.

MM FIRE-1: Fire Safety Requirements.

Significant and Unavoidable Impacts. Section 15126 of the CEQA Guidelines requires that the EIR identify the significant environmental effects that cannot be avoided if the proposed project should be implemented (CEQA Guidelines Section§ 15126(b)), and the significant irreversible environmental changes that would be involved if the proposed project is implemented (CEQA Guidelines Section§ 15126(c)). The City finds the Development Project would result in significant and unavoidable impacts with respect to air quality, greenhouse gas emissions, and transportation after implementation of all feasible mitigation measures. In accordance with CEQA Guidelines Section 15092(b)(2), the City cannot approve the Development Project unless it first finds (1) under Public Resources Code Section 21081(a) (3), and CEQA Guidelines Section 15091(a)(3), that specific economic, legal, social technological, or other considerations, including provisions of employment opportunities to highly trained workers, make infeasible the mitigation measures or Project alternatives identified in the EIR; and (2) under CEQA Guidelines Section 15092(b), that the remaining significant effects are acceptable due to overriding considerations described in CEQA Guidelines Section 15093 because the economic, legal, social, technological or other benefits of the proposed project outweigh its unavoidable adverse environmental effects. Therefore, a Statement of Overriding Considerations has been prepared.

Statement of Overriding Considerations. The California Environmental Quality Act provides provisions for an agency to approve a project when such a project will cause one or more significant environmental effects. In conjunction with the certification of the EIR, findings of fact are required pursuant to Section 15091 of the Public Resources Code (PRC) which provides that no public agency shall approve or carry out a project for which an Environmental Impact Report (EIR) has been certified that identifies one or more significant environmental effects of the project, unless, the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:

1. Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effects as identified in the Final EIR.

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.

3. Specific economic, legal, social, technological, or other considerations, including provisions of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR. Additionally, the Lead Agency must not approve a project that will have a significant effect on the environment unless it finds that specific overriding economic, legal, social, technological, or other benefits of the project outweigh the unavoidable adverse environmental effects (PRC § 21081(b)).

A draft resolution for Council consideration is included as an attachment for certifying the EIR, including the adoption of findings and statement of overriding considerations and the MMRP.

JUSTIFICATION:

In order to approve the subject applications, the City Council is required to make findings pursuant to 290
BZO Section 17.56.050 (Design Review), Section 66474 of the Subdivision Map Act (Tentative Map), and BZO Section 17.60.030(C) (Development Agreement). The Planning Commission recommended approval of these applications pursuant to the findings in Planning Commission Resolution 2025-04. The findings are included in the draft resolution and ordinance attached to this report.

Design Review:

BZO Section 17.56.050 requires that four findings be met to justify approval of a Design Review application. The Planning Commission found the following:

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

Finding of Fact: Proposed Design Review 21-7017 is consistent with the General Plan Land Use Element Policy, which states: “The land–use map shall provide for sufficient lands to provide a large range of products and services to the City and the region while carefully considering compatibility with adjacent residential lands.” The subject property is designated Business Park (BP) on the General Plan land use map. The proposed use is consistent with the BP land-use designation and is a permitted use within the zoning district. This land use designation includes industrial parks and freestanding industrial users. Examples of permitted uses include light and medium intensity manufacturing operations, warehousing and distribution, ministorage, and associated offices. Further, Design Review 21-7017 is consistent with General Plan Economic Development Policy, which states: “The City shall take a proactive role in the retention of existing businesses and the recruitment of new businesses, particularly those that generate and broaden employment opportunities, increase discretionary incomes, and contribute to City General Fund revenues.” Approval of proposed Design Review 21-7017 would allow the applicant to promote business diversity, while providing an economic benefit to the City.

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.

Finding of Fact: The proposed Project is an approximately 1,320,284 square-foot light industrial speculative warehouse facility and is consistent with the Zoning Ordinance and development standards. Warehousing and distribution are permitted uses in the Business Park zone and the Project will provide adequate parking and landscaping. Additionally, all setbacks, height requirements and other applicable standards and design guidelines have been satisfied.

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 and/or pedestrian hazards.

Finding of Fact: The design and layout of the proposed Project is consistent with the development standards and design standards of the Banning Municipal Code. The proposed design and layout will not create any new interference with pedestrian or vehicular traffic paths of the neighboring properties or future development. Additionally, the Project proposes street frontage and circulation improvements with access to the street to be provided by driveways from Wilson Street and the intersection of Nicolet and O’Donnell Streets, and will not result in hazards for vehicles or pedestrians. The Project is conditioned to provide additional right-of-way fronting onto O’Donnell Street and to improve the roadway for Wilson Street into the site to its ultimate configuration.

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

Finding of Fact: The Project is a new construction development with a proposed 1,320,284 square-foot light industrial speculative warehouse facility, which will be compatible with adjacent Industrial and other non-residentially zoned properties to the north, south, and east. The Project is considered an Industrial use. Landscaping is required to maintain the character of the surrounding neighborhood.

Tentative Parcel Map:

Pursuant to Section 66474 of the Subdivision Map Act, there are seven findings that must be met to justify approval of a Tentative Map application. The Planning Commission found the following:
291
Finding A: The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans.

Finding B: The design and improvements of the proposed Tentative Tract Map or Tentative Parcel Map is consistent with the zone in which the property is located.

Findings of Fact: The City’s General Plan land use designation and Zoning Map will continue to indicate the designation of the project site as “Business Park,” and the proposed Map provides for the accommodation of seven (7) new parcels, consisting of a variety of industrial and civic uses, lot types and sizes ranging from 1.34-acres to 89.5-acres, common open spaces, and circulation and other public improvements. The proposed map furthers the objectives and policies of the General Plan in that 89.5 acres of the project area is dedicated to industrial development, and 17.23-acres will be dedicated to new right-of-way improvements.

Finding C: The site of the proposed map is physically suitable for the type of development proposed.

Finding D: The subject site is physically suitable for the proposed density of development.

Finding of Fact: The 131.28-acre Project site is currently vacant and undeveloped. The Project site has gentle sloping and does not contain drastic elevation changes over short distances. The Project site has elevations ranging between 2,325 feet above mean sea level (amsl) on the northwest corner of the Project site at the intersection of Hathaway Street and Morongo Road, and 2,152 ft amsl on the southeast corner of the Project site. There is approximately 173 ft of elevation difference across the Project site and the site gradient is approximately 3.8 percent. The existing drainage pattern for the Project site is characterized by sheet flows across the Project site to the southeasterly corner of the Project site. Runoff is captured by an existing earthen ditch on the southern boundary of the Project site and is conveyed easterly into the California Department of Transportation right-of-way. The Project site lies within the San Gorgonio River Watershed and ultimately discharges into the Salton Sea. The proposed map as conditioned, including the mitigation measures contained within the Final Environmental Impact Report and the Mitigation Monitoring Reporting Program will ensure that the Project’s development is in accordance with and will implement the public improvements and mechanisms whereby the necessary facilities and resources will be available for future uses.

Finding E: The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Finding of Fact: With the exception of the significant and unavoidable environmental effects of the project identified in the FEIR and the MMRP, the design of the subdivision and proposed improvements are not expected to cause substantial environmental damage or to substantially injure fish or wildlife or their habitat. The project site is not in a linkage designated under the MSHCP that is a connection between substantial habitat blocks with adequate size, configuration, and vegetation characteristics to generally provide for “live-in” habitat and/or provide for genetic flow for identified covered species. Significant cumulative effects of the project on the MSHCP-covered plans and wildlife, wildlife movement, riparian/riverine areas and habitat connectivity are fully mitigated by the City of Banning’s signatory status under the MSHCP and the requisite measures for mitigation of project-specific impacts to the burrowing owl, Los Angeles pocket mouse and Stephens’ kangaroo rat and these species’ habitat.

Cumulative effects not specially covered under the MSHCP are nevertheless mitigated to less than significant levels by the broad range of habitats covered by the MSHCP, project design features and mitigation measures required for the proposed project, and payment of the MSHCP mitigation fee.

Finding F: The design of the proposed map, and its proposed design and improvements, is not likely to cause serious public health problems.

Finding of Fact: The design of the subdivision is in conformance with the City’s General Plan, Zoning Ordinance and Subdivision Ordinance. Moreover, the future construction of the Banning Commerce Center development project will comply with all applicable City of Banning Ordinances, codes, and standards including but not limited to the California Uniform Building Code, the City’s Ordinances relating to Stormwater runoff management and controls. The design and construction of all improvements for the subdivision will be in conformance with the City of Banning General Plan Circulation Element which 292
establishes the general layout and design standards or the major vehicular roadways and non-vehicular paths within the project area. The proposed street improvements and internal circulation have been created based on currently accepted standards and practices for the preservation of the public health, safety and welfare, and are in compliance with the General Plan Circulation Element. By means of the project’s circulation design, the proposed street system throughout the Project area will not impede emergency vehicle access and response times throughout the neighborhoods.

Finding G: The design of the proposed map, and its proposed design and improvements, will not conflict with easements, acquired by the public at large, for access through or use of property, within the proposed subdivision.

Finding of Fact: The subdivision design with any easements acquired by the public at large for access through or use of the property. The design of the subdivision and type of improvements will maintain or reconfigure easements when necessary for public access and services, abandon those easements no longer needed for public purposes, and dedicate new easements as needed to provide for public access and services through the property within the proposed subdivision.

Development Agreement:

BZO Section 17.60.030(C) requires that two findings be met to justify approval of a Development Agreement. The Planning Commission found the following:

Finding A: The proposed Development Agreement via adoption and certification of the Final Environmental Impact Report, and approval of the Design Review and Tentative Parcel Map will be consistent with the General Plan and Zoning Map.

Findings of Fact: In accordance with the Banning Municipal Code, the Development Agreement contains provisions that set forth a defined term, the specific types, density, and intensity of uses allowed, reservations or dedication of land for public purposes, a limited stay on future development fee increases; and processes for reviewing related future approvals and amending the Development Agreement. Approval of the Development Agreement would provide for the orderly development of the Project and necessary infrastructure improvements.

Finding B: The proposed Development Agreement would promote the welfare and the interest of the City.

Findings of Fact: The Development Agreement incorporates provisions for financing, acquisition, and construction of infrastructure, for the Banning Commerce Center Project, as well as acquisition and development of public street improvements. The DA would grant the applicant vested rights to development of the Project in accordance with a phasing plan and other City approvals in exchange for certain financial contributions, including a substantial public benefit fee, and other consideration to be received by the City.

FISCAL IMPACT:

Fiscal impacts will be offset by fees and improvement costs paid by the developer, including permit applications, impact fees, and roadway and other public improvements. In addition, the City will receive directly benefit financially by the following negotiated items, which are beyond the typical fees paid by a development application if the development agreement is approved:

1. $9,000,000 in payments to the City for funding transportation-related costs toward roadways/interchanges

2. $357,000 payment for per megavolt-amperes (MVA), based on the requested electrical load

3. $0.10 per sq. ft. annually (with annual CPI escalator) as part of a community facilities district to pay for on-going maintenance costs of public streets, public facilities and parks, and other related improvements and maintenance in the District; this would amount to over $132,000 in annual revenue to offset maintenance costs.

Once the property is developed, the City will also receive additional property tax revenue from an increase in the property’s assessed value in future years. 293
ALTERNATIVES:

1. Continue the hearing to a date certain if the Council requires further information that cannot be answered during the hearing

2. Modify the conditions for approval based on evidence received during the hearing

3. Provide alternate responses to the required findings and direct staff to return with resolution ratifying a different decision
BUDGETED?:

No
CONTRACT/AGREEMENT:

Yes
ATTACHMENTS:

1. CC Resolution 2025-59

2. CC Resolution 2025-60

3. Exhibit A Community Development Conditions

4. Exhibit B Public Works Conditions

5. Ordinance 1609

6. Draft Development Agreement

7. Applicant Response to PC Concerns

8. Riverside Co ALUC Approval Ltr

9. EIR and Appendices Links

10. Preliminary Site, Grading, and Street Plans

11. Floor Plan and Elevations

12. Landscape Plan

13. Tentative Parcel Map, TPM 38576

14. Aerial and Vicinity Maps

15. Public Hearing Notice - City Council 5-13-25 Meeting 294
Resolution 2025-59

RESOLUTION 2025-59

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA,

APPROVING THE BANNING COMMERCE CENTER PROJECT BY SANSONE GROUP, INCLUDING A DESIGN REVIEW APPLICATION, CASE DR 21-7017, FOR THE CONSTRUCTION OF A 1,320,284-SQUARE FOOT INDUSTRIAL WAREHOUSE BUILDING ON 131.28-ACRES OF LAND GENERALLY LOCATED NORTH OF THE I-10 FREEWAY/E.

RAMSEY STREET, EAST OF N. HATHAWAY STREET AND BISECTED BY WILSON STREET, WITHIN THE BUSINESS PARK ZONE.

WHEREAS, Sansone Group submitted applications for a Design Review (Case DR 2021-7017), Tentative Parcel Map (Case TPM 38756), and Development Agreement with the City of Banning, for the development of industrial uses within a proposed 1,320,204-square foot building on a 131.28-acre project site located north of I-10 Freeway/East Ramsey Street, East of N. Hathaway Street, and bisected by Wilson Street on assessor’s parcel numbers (APNs) 532-030-008, 532-030-009, 532-080-008, 532-080- 010, 532-090-026, 532-090-028, 532-090-030, 532-110-015 (collectively, the "Project"); and
WHEREAS, pursuant to Section 17.04.060.A. of the Banning Zoning Ordinance (BZO), the City Council has the authority to review and approve or conditionally approve the subject applications, including determinations on any associated environmental impacts in accordance with the California Environmental Quality Act (CEQA) for the Project; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and State CEQA Guidelines Sections 15064(f)(2) and 15070, the proposal constitutes a project as defined by CEQA and Community Development Department staff has determined that the Project is likely to have a significant effect on the environment; and WHEREAS, based upon the complexity and magnitude of the proposed Project, staff determined that an Environmental Impact Report should be prepared for the Project.

A Notice of Preparation (NOP) was subsequently completed and 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; and
WHEREAS, the State of California Clearinghouse issued a project number for the project, SCH No. 2022090102. The 30-day public comment period extended from September 2 to October 3, 2022. 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 impact; and WHEREAS, the Public Scoping meeting was held in person at the City of Banning Council Chambers and virtually via Zoom on September 20, 2022. Notice of the Public Scoping Meeting was published in the Banning Record Gazette on September 2, 2022 providing the appropriate instructions for public participation in the Scoping Meeting. The Public Scoping Meeting included a presentation providing a summary of the Project, 295
Resolution 2025-59

required actions, and the environmental review process. No public comments were received during the Scoping Meeting; and
WHEREAS, the Banning Commerce Center development project would result in construction and operational activities upon a currently undeveloped, vacant site. Such activities could potentially uncover Native American historical or archaeological resources unknown prior to ground disturbing activities; therefore, Native American consultation pursuant to both SB 18 and Assembly Bill 52 (AB 52) was conducted. On September 14, 2022 the City reached out to Native American contacts to formally invite participation in tribal consultation pursuant to AB 52 and SB 18 required for the Project. The City received responses from the Morongo Band of Mission Indians (MBMI) requesting formal consultation with the City regarding the Development Project, and the Yuhaaviatam of San Manuel Nation (formerly known as the San Manuel Band of Mission Indians) with YSMN stating that the development project is outside of their ancestral territory; and WHEREAS, a Notice of Availability (NOA) of the Draft EIR was provided to, responsible and trustee agencies, as well as the organizations, and persons 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 June 17, 2024 to August 2, 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 June 17, 2024 to those parties requesting electronic notification. These emails provided the same weblink leading to the Draft EIR; and
WHEREAS, during the public review and comment period, the City received 14 letters from Resource Agencies, Trustee Agencies, and other interested parties. The City prepared a response to each comment letter received and prepared a Final Environmental Impact Report for the Project; and
WHEREAS, in accordance with the disclosure requirements of CEQA Guidelines Section 15072(g)(5), the Project site is not listed as a hazardous property as designated under Section 65962.5 of the Government Code; and
WHEREAS, in accordance with Government Code Sections 65353, 65854, 65090, and 65091, on February 21, 2025, the City provided public notice by advertisement in the Record Gazette newspaper of a public hearing concerning the Project, and Notice of Intent (NOI) to recommend that the City Council adopt a Final Environmental Impact Report (FEIR) for the Project. The public hearing notice/NOI was also mailed to the owners of the subject properties within 300-feet of the Project boundary on February 20, 2025; and
WHEREAS, in accordance with Government Code Sections 65353 and 65855, on March 5, 2025, the Planning Commission held the duly noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to the Project 296
Resolution 2025-59

and at which time the Planning Commission considered the entirety of the Project and voted 3-2 to recommend that the City Council approve the subject applications; and WHEREAS, in accordance with Government Code Sections 65353, 65854, 65090, and 65091, on May 2, 2025, the City provided public notice by advertisement in the Record Gazette newspaper of a public hearing concerning the Project, and Notice of Intent (NOI) to adopt a Final Environmental Impact Report (FEIR) for the Project. Said public hearing notice/NOI was also mailed to the owners of the subject properties within 300-feet of the Project boundary on May 1, 2025; and
WHEREAS, in accordance with Government Code Sections 65353 and 65855, on May 13, 2025, the City Council held the duly noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to the Project and at which time the City Council considered the entirety of the Project, including the EIR, CEQA Findings, and the Mitigation Monitoring and Reporting Plan.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. RECITALS. The foregoing recitals are true and correct and are incorporated herein by this reference.

SECTION 2. CEQA COMPLIANCE. The adoption of City Council Resolution 2025-60 serves as the environmental determination on the Project and the Applicant is required to comply with the MMRP.

SECTION 3. FINDINGS FOR DESIGN REVIEW APPLICATION, CASE DR 21-7017.

BZO Section 17.56.050 requires that four findings be met to justify approval of a Design Review application. The Planning Commission found the following:

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

Finding of Fact: Proposed Design Review 21-7017 is consistent with the General Plan Land Use Element Policy, which states: “The land–use map shall provide for sufficient lands to provide a large range of products and services to the City and the region while carefully considering compatibility with adjacent residential lands.” The subject property is designated Business Park (BP) on the General Plan land use map. The proposed use is consistent with the BP land-use designation and is a permitted use within the zoning district. This land use designation includes industrial parks and freestanding industrial users. Examples of permitted uses include light and medium intensity manufacturing operations, warehousing and distribution, ministorage, and associated offices. Further, Design Review 21-7017 is consistent with General Plan Economic Development Policy, which states: “The City shall take a proactive role in the retention of existing businesses and the recruitment of new businesses, particularly those that generate and broaden employment opportunities, increase discretionary incomes, and contribute to City General Fund revenues.” Approval of proposed Design Review 21-7017 would allow the applicant to promote business diversity, while providing an economic benefit to the City. 297
Resolution 2025-59

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.

Finding of Fact: The proposed Project is an approximately 1,320,284 square-foot light industrial speculative warehouse facility and is consistent with the Zoning Ordinance and development standards. Warehousing and distribution are permitted uses in the Business Park zone and the Project will provide adequate parking and landscaping. Additionally, all setbacks, height requirements and other applicable standards and design guidelines have been satisfied.

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 and/or pedestrian hazards.

Finding of Fact: The design and layout of the proposed Project is consistent with the development standards and design standards of the Banning Municipal Code. The proposed design and layout will not create any new interference with pedestrian or vehicular traffic paths of the neighboring properties or future development. Additionally, the Project proposes street frontage and circulation improvements with access to the street to be provided by driveways from Wilson Street and the intersection of Nicolet and O’Donnell Streets, and will not result in hazards for vehicles or pedestrians. The Project is conditioned to provide additional right-of-way fronting onto O’Donnell Street and to improve the roadway for Wilson Street into the site to its ultimate configuration.

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

Finding of Fact: The Project is a new construction development with a proposed 1,320,284 square-foot light industrial speculative warehouse facility, which will be compatible with adjacent Industrial and other non-residentially zoned properties to the north, south, and east. The Project is considered an Industrial use. Landscaping is required to maintain the character of the surrounding neighborhood.

SECTION 4. FINDINGS FOR TENTATIVE PARCEL MAP APPLICATION, CASE TPM 38756, APPLICATION. Pursuant to Section 66474 of the Subdivision Map Act, there are seven findings that must be met to justify approval of a Tentative Map application. The Planning Commission found the following:

Finding A: The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans.

Finding B: The design and improvements of the proposed Tentative Tract Map or Tentative Parcel Map is consistent with the zone in which the property is located.

Findings of Fact: The City’s General Plan land use designation and Zoning Map will continue to indicate the designation of the project site as “Business Park,” and the proposed Map provides for the accommodation of seven (7) new parcels, consisting of a 298
Resolution 2025-59

variety of industrial and civic uses, lot types and sizes ranging from 1.34-acres to 89.5- acres, common open spaces, and circulation and other public improvements. The proposed map furthers the objectives and policies of the General Plan in that 89.5 acres of the project area is dedicated to industrial development, and 17.23-acres will be dedicated to new right-of-way improvements.

Finding C: The site of the proposed map is physically suitable for the type of development proposed.

Finding D: The subject site is physically suitable for the proposed density of development.

Finding of Fact: The 131.28-acre Project site is currently vacant and undeveloped. The Project site has gentle sloping and does not contain drastic elevation changes over short distances. The Project site has elevations ranging between 2,325 feet above mean sea level (amsl) on the northwest corner of the Project site at the intersection of Hathaway Street and Morongo Road, and 2,152 ft amsl on the southeast corner of the Project site.

There is approximately 173 ft of elevation difference across the Project site and the site gradient is approximately 3.8 percent. The existing drainage pattern for the Project site is characterized by sheet flows across the Project site to the southeasterly corner of the Project site. Runoff is captured by an existing earthen ditch on the southern boundary of the Project site and is conveyed easterly into the California Department of Transportation right-of-way. The Project site lies within the San Gorgonio River Watershed and ultimately discharges into the Salton Sea. The proposed map as conditioned, including the mitigation measures contained within the Final Environmental Impact Report and the Mitigation Monitoring Reporting Program will ensure that the Project’s development is in accordance with and will implement the public improvements and mechanisms whereby the necessary facilities and resources will be available for future uses.

Finding E: The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Finding of Fact: With the exception of the significant and unavoidable environmental effects of the project identified in the FEIR and the MMRP, the design of the subdivision and proposed improvements are not expected to cause substantial environmental damage or to substantially injure fish or wildlife or their habitat. The project site is not in a linkage designated under the MSHCP that is a connection between substantial habitat blocks with adequate size, configuration, and vegetation characteristics to generally provide for “live-in” habitat and/or provide for genetic flow for identified covered species.

Significant cumulative effects of the project on the MSHCP-covered plans and wildlife, wildlife movement, riparian/riverine areas and habitat connectivity are fully mitigated by the City of Banning’s signatory status under the MSHCP and the requisite measures for mitigation of project-specific impacts to the burrowing owl, Los Angeles pocket mouse and Stephens’ kangaroo rat and these species’ habitat. Cumulative effects not specially covered under the MSHCP are nevertheless mitigated to less than significant levels by the broad range of habitats covered by the MSHCP, project design features and mitigation measures required for the proposed project, and payment of the MSHCP mitigation fee. 299
Resolution 2025-59

Finding F: The design of the proposed map, and its proposed design and improvements, is not likely to cause serious public health problems.

Finding of Fact: The design of the subdivision is in conformance with the City’s General Plan, Zoning Ordinance and Subdivision Ordinance. Moreover, the future construction of the Banning Commerce Center development project will comply with all applicable City of Banning Ordinances, codes, and standards including but not limited to the California Uniform Building Code, the City’s Ordinances relating to Stormwater runoff management and controls. The design and construction of all improvements for the subdivision will be in conformance with the City of Banning General Plan Circulation Element which establishes the general layout and design standards or the major vehicular roadways and non-vehicular paths within the project area. The proposed street improvements and internal circulation have been created based on currently accepted standards and practices for the preservation of the public health, safety and welfare, and are in compliance with the General Plan Circulation Element. By means of the project’s circulation design, the proposed street system throughout the Project area will not impede emergency vehicle access and response times throughout the neighborhoods.

Finding G: The design of the proposed map, and its proposed design and improvements, will not conflict with easements, acquired by the public at large, for access through or use of property, within the proposed subdivision.

Finding of Fact: The subdivision design with any easements acquired by the public at large for access through or use of the property. The design of the subdivision and type of improvements will maintain or reconfigure easements when necessary for public access and services, abandon those easements no longer needed for public purposes, and dedicate new easements as needed to provide for public access and services through the property within the proposed subdivision.

SECTION 5. APPROVAL OF APPLICATIONS. Based on the foregoing recitals, facts, and findings, and the entirety of the administrative record, the City Council hereby approves the Banning Commerce Center Project Applications, including Design Review, Case DR 21-7017 and Tentative Parcel Map, Case TPM 38756, subject to the conditions contained in Exhibit A and Exhibit B.

SECTION 6. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 13th day of May, 2025.

Sheri Flynn, Mayor
City of Banning
300
Resolution 2025-59

ATTEST:

Caroline Patton, Administrative City Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney, Interim City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
301
Resolution 2025-59

CERTIFICATION:

I, Caroline Patton, Administrative City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-59, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of May, 2025 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, Administrative City Clerk
City of Banning, California
302
Resolution 2025-59

EXHIBIT A
Community Development Conditions
303
Resolution 2025-59

EXHIBIT B
Public Works Conditions
304
Resolution 2025-60

RESOLUTION 2025-60

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, CERTIFYING AN ENVIRONMENTAL IMPACT REPORT (“EIR”), ADOPTING FINDINGS AND

A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM (“MMRP”) FOR THE BANNING COMMERCE CENTER PROJECT INVOLVING A DESIGN REVIEW APPLICATION, CASE DR 21-7017, FOR THE CONSTRUCTION OF A 1,320,284-SQUARE FOOT INDUSTRIAL WAREHOUSE BUILDING ON 131.28-ACRES OF LAND GENERALLY LOCATED NORTH OF THE I-10 FREEWAY/E. RAMSEY STREET, EAST OF N. HATHAWAY STREET AND BISECTED BY WILSON STREET, WITHIN THE BUSINESS PARK ZONE.

WHEREAS, Sansone Group submitted applications for a Design Review (Case DR 2021-7017), Tentative Parcel Map (Case TPM 38756), and Development Agreement with the City of Banning, for the development of industrial uses within a proposed 1,320,204-square foot building on a 131.28-acre project site located north of I-10 Freeway/East Ramsey Street, East of N. Hathaway Street, and bisected by Wilson Street on assessor’s parcel numbers (APNs) 532-030-008, 532-030-009, 532-080-008, 532-080- 010, 532-090-026, 532-090-028, 532-090-030, 532-110-015 (collectively, the "Project"); and
WHEREAS, pursuant to Section 17.04.060.A. of the Banning Zoning Ordinance (BZO), the City Council has the authority to review and approve or conditionally approve the subject applications, including determinations on any associated environmental impacts in accordance with the California Environmental Quality Act (CEQA) for the Project; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and State CEQA Guidelines Sections 15064(f)(2) and 15070, the proposal constitutes a project as defined by CEQA and Community Development Department staff has determined that the Project is likely to have a significant effect on the environment; and WHEREAS, based upon the complexity and magnitude of the proposed Project, staff determined that an Environmental Impact Report should be prepared for the Project.

A Notice of Preparation (NOP) was subsequently completed and 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; and
WHEREAS, the State of California Clearinghouse issued a project number for the project, SCH No. 2022090102. The 30-day public comment period extended from September 2 to October 3, 2022. 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 impact; and WHEREAS, the Public Scoping meeting was held in person at the City of Banning Council Chambers and virtually via Zoom on September 20, 2022. Notice of the Public Scoping Meeting was published in the Banning Record Gazette on September 2, 2022 305
Resolution 2025-60

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; and
WHEREAS, the Banning Commerce Center development project would result in construction and operational activities upon a currently undeveloped, vacant site. Such activities could potentially uncover Native American historical or archaeological resources unknown prior to ground disturbing activities; therefore, Native American consultation pursuant to both SB 18 and Assembly Bill 52 (AB 52) was conducted. On September 14, 2022 the City reached out to Native American contacts to formally invite participation in tribal consultation pursuant to AB 52 and SB 18 required for the Project. The City received responses from the Morongo Band of Mission Indians (MBMI) requesting formal consultation with the City regarding the Development Project, and the Yuhaaviatam of San Manuel Nation (formerly known as the San Manuel Band of Mission Indians) with YSMN stating that the development project is outside of their ancestral territory; and WHEREAS, a Notice of Availability (NOA) of the Draft EIR was provided to, responsible and trustee agencies, as well as the organizations, and persons 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 June 17, 2024 to August 2, 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 June 17, 2024 to those parties requesting electronic notification. These emails provided the same weblink leading to the Draft EIR; and
WHEREAS, during the public review and comment period, the City received 14 letters from Resource Agencies, Trustee Agencies, and other interested parties. The City prepared a response to each comment letter received and prepared a Final Environmental Impact Report for the Project; and
WHEREAS, in accordance with the disclosure requirements of CEQA Guidelines Section 15072(g)(5), the Project site is not listed as a hazardous property as designated under Section 65962.5 of the Government Code; and
WHEREAS, in accordance with Government Code Sections 65353, 65854, 65090, and 65091, on February 21, 2025, the City provided public notice by advertisement in the Record Gazette newspaper of a public hearing concerning the Project, and Notice of Intent (NOI) to recommend that the City Council adopt a Final Environmental Impact Report (FEIR) for the Project. The public hearing notice/NOI was also mailed to the owners of the subject properties within 300-feet of the Project boundary on February 20, 2025; and
WHEREAS, in accordance with Government Code Sections 65353 and 65855, on March 5, 2025, the Planning Commission held the duly noticed public hearing at which 306
Resolution 2025-60

interested persons had an opportunity to testify in support of, or opposition to the Project and at which time the Planning Commission considered the entirety of the Project and voted 3-2 to recommend that the City Council approve the subject applications and certify the EIR; and
WHEREAS, in accordance with Government Code Sections 65353, 65854, 65090, and 65091, on May 2, 2025, the City provided public notice by advertisement in the Record Gazette newspaper of a public hearing concerning the Project, and Notice of Intent (NOI) to adopt a Final Environmental Impact Report (FEIR) for the Project. Said public hearing notice/NOI was also mailed to the owners of the subject properties within 300-feet of the Project boundary on May 1, 2025; and
WHEREAS, in accordance with Government Code Sections 65353 and 65855, on May 13, 2025, the City Council held the duly noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to the Project and at which time the City Council considered the entirety of the Project, including the EIR, CEQA Findings, and the Mitigation Monitoring and Reporting Plan.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. RECITALS. The foregoing recitals are true and correct and are incorporated herein by this reference.

SECTION 2. CEQA DETERMINATION. The City Council, based on its independent judgement and analysis, has reviewed and considered the proposed Project and determined, based on the whole record before it, including the EIR, that the proposed Project will have a significant impact on environment, and hereby makes the CEQA Findings, including the approval of a Statement of Overriding Considerations, as set forth in in Exhibit 2, and hereby certifies the EIR as set forth in Exhibit 1, and hereby adopts the MMRP as set forth in Exhibit 3, in full compliance with the requirements of CEQA for the Project.

SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 13th day of May, 2025.

Sheri Flynn, Mayor
City of Banning
ATTEST:
307
Resolution 2025-60

Caroline Patton, Administrative City Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney, Interim City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
308
Resolution 2025-60

CERTIFICATION:

I, Caroline Patton, Administrative City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-60, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of May, 2025 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, Administrative City Clerk
City of Banning, California
309
Resolution 2025-60

EXHIBIT 1
Environmental Impact Report
(This document is on file with the City Clerk and currently available online here:
https://engagebanning.civilspace.io/en/projects/banning-commerce-center )
310
Resolution 2025-60

EXHIBIT 2
Statement of Overriding Considerations
(Currently available online here:
https://www.banningca.gov/DocumentCenter/View/14674/Banning-Commerce-CenterProject_FOF-and-SOOC_20241025 Final resolution to include this document)
311
Resolution 2025-60

Exhibit 3
Mitigation Monitoring and Reporting Program
(Currently available online here:
https://www.banningca.gov/DocumentCenter/View/14675/Banning-Commerce-CenterProject_MMRP Final resolution to include this document.)
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99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 PROJECT: DR 21-7017, TPM 38756
SUBJECT: Conditions of Approval (City Council Resolution 2025-59) APPLICANT:Sansone Group
LOCATION: TTM 38756 (North of I-10 Freeway/East Ramsey Street, east of N. Hathaway Street, and bisected by Wilson Street on Assessor’s Parcel Numbers (APNs) 532-030-008, 532-030- 009, 532-080-008, 532-080-010, 532-090-026, 532-090-028, 532-090-030, 532110-015)

EXHIBIT A
City Council Resolution 2025-59
*All fair share agreements, covenant agreements and agreements subject to recordation will be subject to review and approval by the City Attorney and will include appropriate enforcement provisions by the City and be properly securitized.

Community Development Department

1. The construction and operation of the Banning Commerce Center Project (“Project”) shall always comply with all federal, state, County and City laws, codes, regulations, and standards, including those that relate to hazardous materials.

2. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the Project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Sections 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action.

3. Approval of these entitlements shall not waive compliance with any sections of the CA Government Code, Banning Municipal Code (BMC), or other applicable City ordinances, in effect at the time of building permit issuance.
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99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100

4. A copy of the signed Resolution of approval and these conditions of approval imposed on the Banning Commerce Center development project and TPM 38756 shall be reproduced in legible form on the improvement plans submitted for review and approval as required by the reviewing department.

5. Prior to any occupancy/use of the Project site, or business activity being commenced thereon, the applicant shall complete these conditions of approval to the satisfaction of the Community Development Director.

6. The subject property shall be operated and maintained in accordance with the site plans stamped approved by the City and on file in the Planning Division, the conditions contained herein, and the applicable regulations within the BMC.

7. The Applicant shall complete any/all improvements to the site contained in the Subdivision Improvement Agreement for TM 38756, unless otherwise stated in the Development Agreement.

8. The Applicant shall be responsible for completion of all Performance and Labor and Material Bonds under the approval for TM 38756.

9. Prior to release of performance bonds, the developer shall complete all public improvements including street widening, sidewalks, connections to sidewalks and trails within the development, providing ease of access to common open spaces and amenities.

10.The Applicant shall provide evidence that the fully executed Development Agreement for the project has been recorded, and a perfected copy of the recorded documents shall be provided to the Community Development Department, Planning Division.

11.The Planning Division shall prepare and present to the City Council an annual performance report for the Development Agreement to ensure that project milestones have been completed pursuant to the terms of the Development Agreement.

12.All phases of site preparation, grading, construction, and operations shall adhere to the Mitigation Measures contained within the Mitigation Monitoring and Reporting Program.

The following mitigation measures are deemed feasible and are made binding through the MMRP.

Imposition of these mitigation measures will reduce potentially significant impacts to less than significant and included as conditions of approval for the project as follows:

13.MM BIO-1 MSHCP Burrowing Owl 30-Day Preconstruction Surveys In order to avoid Project-related impacts to burrowing owls potentially occurring on or in the vicinity of the Project site and violation of the Burrowing Owl Protocol and the California Fish and Game Code 3503, 3503.5, and 3513, a 30-day preconstruction survey presence/absence survey for burrowing owl within the Impact Site (and 500-foot survey buffer) in accordance with the March 2006 Burrowing Owl Survey Instructions for the Western Riverside County MSHCP Area shall be conducted by a qualified prior to initial ground disturbing activities (e.g., vegetation clearing, clearing and grubbing, grading, tree removal, site watering, equipment staging) to ensure that no owls have colonized the site in the days or weeks preceding the ground disturbing activities. In addition, a preconstruction survey for burrowing owl shall be conducted within 3 days prior to initiation of Project activities and reported to CDFW.
314
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 If no burrowing owls are observed during the survey, site preparation and construction activities may begin. If burrowing owls have colonized the project site prior to the initiation of grounddisturbing activities, the project proponent will immediately stop work and inform the City of Banning and the Wildlife Agencies (California Department of Fish and Wildlife [CDFW] and US Fish and Wildlife Service [USFWS]). In consultation with the Wildlife Agencies additional avoidance and minimization measures shall be undertaken including the possibility of preparing a Burrowing Owl Protecting and Relocation Plan, prior to initiating ground disturbance. CDFW shall be sent written notification within 48 hours of detection of burrowing owls. If active nests are identified on an implementing Project site during the pre-construction survey, the Project applicant shall not commence activities until no sign is present that the burrows are being used by adult or juvenile owls or following CDFW approval of a Burrowing Owl Plan as described below. If owl presence is difficult to determine, a qualified biologist shall monitor the burrows with motion-activated trail cameras for at least 24 hours to evaluate burrow occupancy. The on-site qualified biologist will verify the nesting effort has finished according to methods identified in the Burrowing Owl Plan.

The qualified biologist and Project Applicant shall coordinate with the City, CDFW, and USFWS to develop a Burrowing Owl Plan to be approved by the City, CDFW, and USFWS prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan. The City will implement the Burrowing Owl Plan following CDFW and USFWS review and approval.

If active burrowing owl burrows are detected within Impact Site(s) during Project implementation and construction, the Project applicant shall notify CDFW immediately in writing within 48 hours of detection. A Burrowing Owl Plan will be submitted to CDFW for review and approval within two weeks of detection and no Project activity will continue within 1,000 feet of the burrowing owls until CDFW approves the Burrowing Owl Plan. The City shall be responsible for implementing appropriate avoidance and mitigation measures, including burrow avoidance, passive or active relocation, or other appropriate mitigation measures as identified in the Burrowing Owl Plan. A final report shall be prepared by a qualified biologist documenting the results of the burrowing owl surveys and detailing avoidance, minimization, and mitigation measures. The final report will be provided to City of Banning and CDFW within 30 days of completion of the survey and burrow monitoring for mitigation monitoring compliance record keeping.

14.MM BIO-2 Nesting Bird Preconstruction Surveys
Regulatory requirement for potential direct/indirect impacts to nesting common and sensitive bird species will require compliance with the Migratory Bird Treaty Act and California Fish and Game (CDFG) Code Section 3503, 3503.5, and 3513. Site preparation activities (such as ground disturbance, construction activities, and/or removal of trees and vegetation) should be conducted, to the greatest extent possible, outside of the peak nesting season. Regardless of the time of year, a qualified biologist shall conduct a nesting bird survey within three days prior to any disturbance of the site, including disking, vegetation grubbing, and grading.

The survey(s) will focus on identifying any bird nests that would be directly or indirectly affected by construction activities. The survey area will include the Project impact footprint and a 500-foot buffer where legal access is granted around the disturbance footprint. Within 72 hours of the 315
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 nesting bird survey, all areas surveyed by the biologist will be cleared by the Contractor or a supplemental nesting bird survey is required. The survey results shall be provided to the City’s Planning Department. The Project Applicant shall adhere to the following:

1. Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures.

2. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities.

Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts.

If no nesting birds are observed during the survey, site preparation and construction activities may begin. If active nests or nesting birds (including nesting raptors) are identified during the nesting bird survey, avoidance buffers shall be implemented as determined by a qualified biologist and approved by the City of Banning, based on their best professional judgement and experience. The buffer areas shall be avoided until the Project biologist determines the young have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The buffer shall be of a distance to ensure avoidance of adverse effects to the nesting bird by accounting for topography, ambient conditions, species, nest location, and activity type. All nests shall be monitored as determined by the qualified biologist until nestlings have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The Designated Biologist shall monitor the nest at the onset of Project activities, and at the onset of any changes in such Project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. The qualified biologist will serve as a construction monitor during those periods when construction activities occur near active nest areas to ensure that no inadvertent impacts on these nests occur. The qualified biologist shall halt all construction activities within proximity to an active nest if it is determined that the activities are disturbing the nest and may result in nest abandonment or take. The qualified biologist shall also have the authority to require implementation of avoidance measures related to noise, vibration, or light pollution if indirect impacts are resulting in harassment of the nest. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a final monitoring report of the findings, prepared by a qualified biologist, will be submitted to the City of Banning documenting compliance with the CDFG Code.

15.MM BIO-3 USACE/CDFW/RWQCB Riverine Resources
Prior to the issuance of a grading permit, the Project applicant will obtain a USACE Section 404 Nation Wide Permit, RWQCB Section 401 Water Quality Certificate, and CDFW Section 1602 Streambed Alteration Agreement. The Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources and obtain a CDFWexecuted Lake and Streambed Alteration (LSA) Agreement authorizing impacts to Fish and Game Code section 1602 resources associated with the Project. 316
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 The notification to CDFW should provide the following information:

1. A stream delineation including the bed, bank, and channel;

2. Linear feet and/or acreage of streams and associated natural communities that would be permanently and/or temporarily impacted by the Project. This includes impacts as a result of routine maintenance and fuel modification. Plant community names should be provided based on vegetation association and/or alliance per the Manual of California Vegetation (Sawyer et al 2009);

3. A discussion as to whether impacts on streams within the Project site would impact those streams immediately outside of the Project site where there is hydrologic connectivity.

4. Potential impacts such as changes to drainage pattern, runoff, and sedimentation should be discussed; and 4. A hydrological evaluation of the 100-year storm event to provide information on how water and sediment is conveyed through the Project site.

Currently, the impacted drainages and overall watershed are not within a service area of an approved mitigation bank. Depending on the timing of impacts and issuance of regulatory permits, should a mitigation bank become approved for the Whitewater River watershed, at minimum 2.67- acres of habitat creation credits from an approved bank will be purchased. However, since at this time no mitigation bank is approved for the whitewater watershed, it is assumed at minimum 2.67- acres of on-site creation is required as outlined below. If it is determined that on-site mitigation is not feasible, creation of non-wetland waters at an off-site location would be required. The off-site location would be required to have a conservation easement or deed restriction placed over the mitigation area to ensure the site remains mitigation in perpetuity. Additionally, whether on or offsite, the mitigation site will require long-term maintenance and management by a qualified conservancy, including payment of a non-wasting endowment to fund the long-term maintenance.

To meet the criteria of a biologically equivalent or superior alternative, the applicant will offset permanent impacts to a minimum 0.54-acre of MSHCP Section 6.1.2 riverine resources (CDFW jurisdictional resource) as follows including the preparation of an MSHCP DBESP. • Permanent impacts to a minimum of 0.54-acres of jurisdictional features will be mitigated at a minimum of a 5:1 ratio (2.67 acres) through the creation of in-kind habitat on-site along the eastern and northern most Project boundary. If it is determined that onsite mitigation or off-site is not feasible, additional alternatives could include, payment into an acceptable an approved mitigation bank should one become available at the time of impacts and permitting. • A Habitat Mitigation and Monitoring Plan for the creation of in kind habitat will be prepared, reviewed and approved by the City of Banning, USACE, RWQCB and CDFW. The created habitat will be monitored by the Project proponent for a minimum of 5 years; monitoring reports shall be provided to the City of Banning and appropriate regulatory agency on an annual basis. The restoration area must meet standardized success criteria as described in a Habitat Mitigation and Monitoring Plan, which will be required as part of the permit process and approved by the Resource Agencies.
• A DBESP will be also prepared, reviewed and approved by the City of Banning and MSHCP wildlife agencies prior to the issuance of grading permits.

16.MM CUL-1 Prior to the issuance of a grading permit, an archaeological resource monitoring plan shall be developed by a qualified archaeologist. This plan shall include a grading observation schedule, to be maintained when initial mass grading occurs in upper soils, to identify and further evaluate any cultural resources that may be discovered in the Project area. A qualified archaeologist and/or Native American monitor(s) from Consulting Tribe(s) shall be retained to attend pre-grading meetings and to monitor earthmoving activities, including clearing, grubbing, cutting, and trenching at the site. The archaeologist and/or Native American monitor(s) from 317
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 Consulting Tribe(s) shall carefully inspect these areas to assess the potential for significant prehistoric or historic remains. If potential archaeological and historical resources are uncovered, the construction contractor shall cease grading operations in the vicinity of the find until further evaluation is undertaken to assess the discovery. Further subsurface investigation may be needed if the resource is determined unique or important for its prehistoric or historic information.

17.MM CUL-2 If archaeological remnants are discovered during monitoring, the archaeologist and/or Native American monitor(s) from Consulting Tribe(s) shall have the authority to divert construction in order to assess the significance of the find. Remnants shall be properly evaluated, documented, and deposited as applicable, consistent with State and local protocols.

18.MM CUL-3 If previously unknown cultural resources, including human remains, are identified during grading activities, a qualified archaeologist shall be retained to assess the nature and significance of the find. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner shall be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 24 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials.

19.MM GEO-1 The Project would comply with the grading guidelines and all recommendations provided in the Geotechnical Investigation prepared for the Project.

20.MM GEO-2 The Applicant will submit a Paleontological Resources Impact Mitigation Program (PRIMP) prepared by a qualified paleontologist to the City’s Community Development Director, or designee, prior to the issuance of a grading permit to reduce impacts to sensitive paleontological resources during construction activities, and all other surface-disturbance activities. The PRIMP would include the following:
• The PRIMP shall be prepared by a Qualified Paleontologist, based on Society of Vertebrate Paleontology (SVP) guidelines, and meet all regulatory requirements. The qualified paleontologist shall have a Master’s Degree or Ph.D. in paleontology, shall have knowledge of the local paleontology, and shall be familiar with paleontological procedures and techniques. • The PRIMP shall include a site-specific investigation that will identify construction impact areas of ranging sensibility and approximate depths at which those resources are likely to be encountered. The Plan shall define monitoring procedures and methodology, and shall specify that sediments of undetermined sensitivity shall be monitored on a part-time basis (as determined by the Qualified Paleontologist).
• The PRIMP shall state which resources will be avoided and which shall be recovered for their data potential. Where possible, recovery is preferred over avoidance in order to mitigate the potential for looting of paleontological resources. The Plan shall also detail methods of recovery, preparation and analysis of specimens, final curation of specimens at a federally accredited repository, data analysis, and reporting.

21.MM GEO-3 A qualified paleontologist will attend preconstruction meetings to consult with the grading and excavation contractors concerning planned depths, excavation schedules, paleontological field techniques, and safety issues. In addition, all on-site construction personnel 318
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 will receive Worker Education and Awareness Program (WEAP) training prior to the commencement of excavation work. All ground-disturbing activities associated with Project construction occurring within previously undisturbed fossil bearing formations will be monitored by a qualified paleontologist or qualified paleontological monitor. A paleontological monitor is defined as an individual who has experience in the collection and salvage of fossil materials and works under the direction of a qualified paleontologist. If fossils are discovered, the paleontologist (or paleontological monitor) will recover them. In most cases, this fossil salvage can be completed in a short period of time; however, some fossil specimens, such as a complete large mammal skeleton, may require an extended salvage period. In these instances, the paleontologist (or paleontological monitor) will be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains, such as isolated mammal teeth, it may be necessary to set up a screenwashing operation on site.

22.MM GEO-4 Fossil remains collected during the monitoring and salvage portion of the program will be cleaned, repaired, sorted, and catalogued.

Prepared fossils, along with copies of all pertinent field notes, photos, and maps, will be deposited (as a donation) in a scientific institution with permanent paleontological collections located within Riverside County (or, if no repository is available, adjacent Counties). A final data recovery report will be completed that outlines the results on the paleontological monitoring program. This report will include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, and significance of recovered fossils. The report will be submitted to the City’s Community Development Director, or designee, upon completion.

23.MM TCR-1 Native American Treatment Agreement. Prior to the issuance of grading permits, the applicant shall enter into a Tribal Monitoring Agreement with the Morongo Band of Mission Indians for the project. The Tribal Monitor shall be on-site during all ground disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind). The Tribal Monitor shall have the authority to temporarily divert, redirect, or halt the ground-disturbing activities to allow identification, evaluation, and potential recovery of cultural resources.

24.MM TCR-2 Retention of Archaeologist. Prior to any ground disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post replacement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind) and prior to the issuance of grading permits, the Applicant shall retain a qualified archaeologist who meets U.S. Secretary of the Interior Standards (SOI). The archaeologist shall be present during all ground disturbing activities to identify any known or suspected archaeological and/or cultural resources. The archaeologist will conduct a Cultural Resource Sensitivity Training, in conjunction with the Tribe[s] Tribal Historic Preservation Officer (THPO) and/or designated Tribal Representative. The training session will focus on what the archaeological and tribal cultural resources that may be encountered during ground disturbing activities, and the procedures to be followed in such an event.

25.MM TCR-3 Cultural Resource Management Plan. Prior to any ground disturbing activities the project archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing and responsibility of all archaeological and cultural resource activities that occur on the project site.

This Plan shall be written in consultation with the consulting Tribe[s] and shall include the following:
approved Mitigation Measures (MM)/Conditions of Approval (COA), contact information for all 319
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 pertinent parties, parties’ responsibilities, procedures for each MM or COA, and an overview of the project schedule.

26.MM TCR-4 Pre-Grade Meeting. The retained qualified archeologist and Consulting Tribe[s] representative shall attend the pre-grade meeting with the grading contractors to explain and coordinate the requirements of the monitoring plan.

27.MM TCR-5 On-site Monitoring. During all ground-disturbing activities the qualified archaeologist and the Native American monitor shall be on-site full-time. The frequency of inspections shall depend on the rate of excavation, the materials excavated, and any discoveries of Tribal Cultural Resources as defined in California Public Resources Code Section 21074. Archaeological and Native American monitoring will be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. The qualified archaeologist, in consultation with the Native American monitor, shall be responsible for determining the duration and frequency of monitoring.

28.MM TCR-6 Inadvertent Discovery of Cultural Resources. In the event that previously unidentified cultural resources are unearthed during construction, the qualified archaeologist and the Native American monitor shall have the authority to temporarily divert and/or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. Isolates and clearly non-significant deposits shall be minimally documented in the field and collected so the monitored grading can proceed.

If a potentially significant cultural resource(s) is discovered, work shall stop within 60-feet of the discovery and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed.

All work shall be diverted away from the vicinity of the find, so that the find can be evaluated by the qualified archaeologist and Tribal Monitor[s]. The archaeologist shall notify the Lead Agency and consulting Tribe[s] of said discovery. The qualified archaeologist, in consultation with the Lead Agency, the consulting Tribe[s] and the Native American monitor, shall determine the significance of the discovered resource. A recommendation for the Tribal Cultural Resource’s treatment and disposition shall be made by the qualified archaeologist in consultation with the Tribe[s] and the Native American monitor[s] and be submitted to the Lead Agency for review and approval. Below are the possible treatment and dispositions of significant cultural resources in order of CEQAs preference:
• Full avoidance.
• If avoidance is not feasible, Preservation in place.
• If Preservation in place is not feasible, all items shall be reburied in an area away from any future impacts and reside in a permanent conservation easement or Deed Restriction. • If all other options have been proven to be infeasible, data recovery through excavation and curated in a Curation Facility that meets the Federal Curation Standards (CFR s79.1).

29.MM TCR-7 Inadvertent Discovery of Human Remains. The Morongo Band of Mission Indians requests the following specific conditions to be imposed in order to protect Native American human remains and/or cremations. No photographs are to be taken except by the coroner, with written approval by the consulting Tribe[s].

Should human remains and/or cremations be encountered on the surface or during any and all ground-disturbing activities (i.e., clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all water supply, electrical, and irrigation lines, and landscaping phases of any kind), work in the immediate vicinity of the discovery shall immediately stop within 100-feet of the discovery. The area shall be 320
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 protected, project personnel/observers restricted. The County Coroner is to be contacted within 24 hours of discovery. The County Coroner has 48 hours to come to his/her determination pursuant to State and Safety Code Section 7050.5. and Public Resources Code (PRC) Section 5097.98.

In the event that the human remains and/or cremations are identified as Native American, the Coroner shall notify the Native American Heritage Commission within 24 hours of determination pursuant to subdivision (c) of HSC Section 7050.5.

The Native American Heritage Commission shall immediately notify the person or persons it believes to be the Most Likely Descendant (MLD). The MLD has 48 hours, upon being granted access to the Project site, to inspect the site of discovery and make their recommendation for final treatment and disposition, with appropriate dignity, of the remains and all associated grave goods pursuant to PRC Section 5097.98.

If the Morongo Band of Mission Indians has been named the Most Likely Descendant (MLD), the Tribe may wish to rebury the human remains and/or cremation and sacred items in their place of discovery with no further disturbance and reside in perpetuity. The place(s) of reburial will not be disclosed by any party and is exempt from the California Public Records Act (California Government Code Section 6254[r]). Reburial location of human remains and/or cremations will be determined by the Tribes Most Likely Descendant (MLD), the landowner, and the City Planning Department.

30.MM TCR-8 Final Report. The final report[s] created as a part of the project (AMTP, isolate records, site records, survey reports, testing reports, etc.) shall be submitted to the Lead Agency and Consulting Tribe[s] for review and comment. After approval from all parties, the final reports are to be submitted to the Eastern Information Center, and the Consulting Tribe[s].

31.MM FIRE-1 Fire Safety Requirements. The Project shall be required to comply with all Fire Safety Requirements as identified in Section 5 of the Fire Protection Plan prepared for the Project (Appendix M1). Conformance with these requirements shall be verified by the City of Banning Community Development Department during design review prior to the issuance of building and grading permits.

The Final Environmental Impact Report contains findings regarding environmental impacts that remain significant and unavoidable. To reduce these impacts to the maximum extent feasible, the following mitigation measures are required:

32.MM AQ-1
The Project shall utilize “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC content than what is required) put forth by SCAQMD’s Rule 1113 for all architectural coatings. Super-compliant low VOC paints shall be no more than 10g/L of VOC. Prior to issuance of a building permit, the City Building and Safety Department shall confirm that plans include the following specifications:
• All architectural coatings will be super-compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil based paints.
• Keep lids closed on all paint containers when not in use to prevent VOC emissions and excessive odors.
• For water-based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center (www.cleanup.org). 321
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 • Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paintand solvent-laden rags in sealed containers to prevent VOC emissions. • Contractors shall construct/build with materials that do not require painting and use pre-painted construction materials to the extent practicable.
• Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency.

33.MM AQ-2
Prior to issuance of tenant occupancy permits, the tenant/facility operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool, and transit. The TDM shall include, but is not limited to the following:
• Provide a transportation information center and on-site TDM coordinator to educate employers, employees, and visitors of surrounding transportation options. • Provide on-site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a vehicle of a different type than they use day-to-day.
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride matching service.
• Incorporate incentives for using alternative travel modes, such as preferential carpool/vanpool parking or others.
• Each building shall provide preferred parking for electric, low emitting and fuel-efficient vehicles equivalent to at least eight percent of the required number of parking spaces.

This mitigation measure applies only to tenant occupancy and not the building shell approvals.

34.MM AQ-3
Prior to the issuance of a building permit for the Shell Design, the Planning Department shall confirm that the Project is designed to include the following:
• The Project buildings’ electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site.
• Conduit should be installed from the electrical room to tractor trailer parking spaces in a logical location(s) on the site determined by the Project Applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric-powered engines.

This mitigation measure applies only to building shell approvals and not the tenant improvements.

35.MM AQ-4
Prior to the issuance of a tenant occupancy permit, the Planning Department shall confirm that all truck access gates and loading docks within the Project site shall have a sign posted that states:
• Truck drivers shall turn off engines when not in use. • Truck drivers shall shut down the engine after two minutes of continuous idling operation (pursuant to Title 13 of the California Code of Regulations, Section 2485). Once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged. • Telephone numbers of the building facilities manager and CARB to report violations. • Signs shall also inform truck drivers about the health effects of diesel particulates, the California Air Resources Board diesel idling regulations, and the importance of being a good neighbor by not parking in residential areas.
322
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 This mitigation measure applies only to tenant improvements and not the building shell approvals.

36.MM AQ-5
Prior to the issuance of a tenant occupancy permit, the Planning Department shall confirm that the Project plans and specifications shall include requirements (by contract specifications) that vendor trucks for the industrial buildings include energy efficiency improvement features through the Carl Moyer Program— including truck modernization, retrofits, and/or aerodynamic kits and low rolling resistance tires—to reduce fuel consumption.

This mitigation measure applies only to tenant improvements and not the building shell approvals.

37.MM AQ-6
The Project shall include the necessary charging stations for cargo handling equipment. Prior to the issuance of a tenant occupancy permit, the Planning Department shall confirm that the Project plans and specifications show that all outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) are zero emission/powered by electricity. Note that SCAQMD Rule 2305 (Warehouse Indirect Source Rule) Warehouse Actions and Investments to Reduce Emissions (WAIRE) points may be earned for electric/zero emission yard truck/hostler usage.

This mitigation measure applies only to tenant improvements and not the building shell approvals.

38.MM GHG-1
Prior to issuance of tenant occupancy permits, the Project shall be required to install a solar photovoltaic (PV) system or otherwise acquire energy from the local utility that has been generated by renewable sources, sufficient to power the anticipated initial improvements for the warehouse (i.e., the Title 24 electricity demand and the plug-load). The final PV generation facility size requires approval by Southern California Edison (SCE). SCE’s Rule 21 governs operating and metering requirements for any facility connected to SCE’s distribution system. Should SCE limit the off-site export, the proposed Project may utilize a battery energy storage system (BESS) to lower off-site export while maintaining on-site renewable generation to off-set consumption. The building shall include an electrical system and other infrastructure sufficiently sized to accommodate the PV arrays. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage. In addition, to ensure that the Project’s electrical room(s) is sufficiently sized to accommodate the potential need for additional electrical panels, either (1) a secondary electrical room shall be provided in the building, or (2) the primary electrical room shall be sized 25 percent larger than is required to satisfy the service requirements of the building or the electrical gear shall be installed with the initial construction with 25 percent excess demand capacity.

39.MM GHG-2
Prior to the issuance of a building permit, the Project Applicant or successor in interest shall provide documentation to the City of Banning demonstrating that the Project is designed to achieve Leadership in Energy and Environmental Design (LEED) standards or meet or exceed CALGreen Tier 2 standards in effect at the time of building permit application.

40.MM GHG-3
The development shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certificate of tenant occupancy permits, a recyclables collection and load area shall be constructed in compliance with County standards for Recyclable Collection and Loading Areas, and the facility’s operator shall be required to provide the City with a copy of the Project’s recycling 323
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 program. This mitigation measure applies only to tenant permits and not the building shell approvals.

41.MM GHG-4
Prior to issuance of tenant occupancy permits, the Planning Department shall confirm that tenant lease agreements include contractual language that all landscaping equipment used onsite shall be 100 percent electrically powered. This mitigation measure applies only to tenant permits and not the building shell approvals.

42.MM GHG-5
Conduits for the installation of electrical hookups to allow future electric vehicle (EV) trucks and trucks with auxiliary power units (APU) shall be installed at a ratio of one charging station for every 50 dock high doors.

43.MM TRANS-1
Prior to the issuance of Certificate of Occupancy for future tenants, the future tenant shall demonstrate implementation of reasonable and feasible VMT reduction measures to the satisfaction of the City of Banning Planning Director. Measures to be considered include, but are not limited to VMT strategy reduction measures:

Potential VMT Reduction Strategies
The following are potential VMT reduction measures that could be implemented:
• The Project may implement a Voluntary Commute Trip Reduction (CTR) measure. The purpose of the CTR would be to encourage alternative modes of transportation such as carpooling, which would reduce VMT. A proposed CTR program for this Project could include providing on-site and/or online commute information services including information on available transit and ride coordination for employees.
• The Project could provide designated carpool/vanpool parking in desirable locations on-site, which could encourage employees to carpool/vanpool to work and reduce VMT. • The Project could install end-of-trip facilities such as bicycle parking and lockers which could encourage employees to use alternative modes of transportation and thus reduce VMT. • The Project could increase sidewalks along the Project frontage and provide connections to existing trails (if applicable) in order to improve pedestrian access. This measure could encourage employees to walk to nearby destinations and thus reduce VMT. • The Project could implement employee parking cash-out policies. Cash-out is when employers provide employees with a choice of forgoing their current subsidized/free parking, provided by the employer, in lieu of a cash payment equivalent to or greater than the cost of the parking space.

This encourages employees to use other modes of travel instead of single occupancy vehicles.

Building Department

44.Once submitted for official plan review full architectural and structural drawing plans shall be provided. Structural plans and calculations shall be provided by a California licensed engineer or licensed architect.

45.Please provide the following number of construction plans and documents listed below for the first review of the proposed project. The initial plan review time will take two weeks on most projects.

The applicant will receive an application number at the time plans are submitted for Building & Safety’s plan review. This number is needed to obtain information regarding your project:
324
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 (7) Precise Grading Plans
(7) Plot/Site Plans
(7) Site Disabled Access Plan
(7) Architectural Plans
(7) Structural Plans
(7) Electrical Plans
(7) Electrical Load Calculations
(7) Plumbing Plans/Isometrics
(7) Mechanical Plans
(2) Structural Calculations
(2) Roof and Floor Truss Calculations
(2) Title 24 Energy Calculations
(2) Geology Report
(2) Soils Report
(2) Condition of Approval Packages
(3) Temporary Fence Plan

46.Electronic plan submittal can be provided by building and safety. Please email [email protected] for additional information.

47.All structures shall be designed in accordance with the current version of the California Building Codes, including the California Green Building Standards Code. Design all structures to comply with Seismic Design Category D, basic wind speed should be site specific and determined from ATC at www.atcouncil.org/windspeed with exposure type “C”, and Energy Calculations shall be designed per Climate Zone 10.

48.Where applicable, prior to issuance of building permits, provide a receipt from the appropriate Unified School District stating that all school fees have been paid. (Banning Unified School District)

49.Banning Electric does not release electric meters until final approvals are obtained from all agencies and departments.

50.Construction projects, requiring temporary electrical power, shall obtain an electrical permit from Banning Electric.

51.Construction projects requiring fire permits must apply and submit fire plans prior to the issuance of the building permit, including fire sprinkler submittals.

52.The Developer/Owner is responsible for the coordination of releasing any Deferral of Development Impact Fees or Bonds after such fees have been paid. The Developer/Owner should be aware, once the deferral notice is sent to the Riverside County Recorder’s Office; the release process takes two to three weeks. This process will delay final Certificates of Occupancy.

53.The Developer/Owner is responsible for the coordination of the final occupancy. The Developer/Owner shall request clearances from each department and/or agency at least two weeks prior to requesting a final building inspection from Building and Safety. Each agency may 325
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 sign the Building and Safety Job Card, or provide agency approved signed documentation, and provide a copy of the signatures to Building and Safety at the time the final inspection is requested.

54.A security fence with screening shall protect all construction sites. The fencing and screening shall be maintained at all times to protect pedestrians. All development projects shall submit a construction fencing plan with the construction design plans. Construction projects that have phased occupancy shall be completely separated by a construction fence that is screened and show the adjusted fence locations at each phase.

55.The permittee shall utilize an anti-graffiti coating on trash enclosures and decorative block walls.

56.On site toilet facilities shall be provided for construction workers and such facilities shall be maintained in a sanitary condition. Construction toilet facilities of the non-sewer type shall conform to ANSI ZA.3 and on site per NPDS stormwater requirements.

57.All construction materials, which are not used, shall be recycled pursuant to the requirements per the California Green Building Standards Code. Receipts from the recycle company responsible for picking up the materials shall be kept in the construction office. After the construction is complete and before final occupancy, all trash receipts shall be forwarded to the City.

58.Prior to the issuance of Building Permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Riverside County Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. No flammable construction materials shall be placed on the site without approvals by the Fire Department. All street and access roadways around the project shall be paved for emergency response vehicles before flammable materials are placed on the project.

59.Prior to issuance of building permits, site-grading certifications, compaction reports, and survey report shall be submitted to Building and Safety or to Public Works, as applicable.

60.All construction projects shall comply with the NPDES Stormwater Best Management Program.

Prior to building permit issuance submit copy of the Water Quality Management Program Report. (WQMP)

61.All deferred plan items are to be identified on the cover sheet of the drawing plans.

62.Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel. The accessible route(s) of travel shall be the most practical direct route.

63.Demolition of any onsite structures requires the following information or action. a. Submit copies of the property title at permit submittal. b. Provide copy of the hazardous materials survey (asbestos and lead) for each structure. c. Contact the City of Banning Building & Safety Department for current abatement and documentation requirements prior to performing demolition. 326
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100

64.For the removal of fuel storage tanks, or other excavations involving backfill, a compaction shall be filed with the Building & Safety Department. Fuel storage tank removal will require notification of Riverside County Fire, Hazardous Materials and Riverside County Environmental Health Department.

65.All dead and removed trees and foliage is to be properly removed from the site.

66.The City enforces the State of California provisions of the California Building Code disabled access requirements. The Federal Americans with Disabilities Act (ADA) standards may differ in some cases from the California State requirements; therefore, it is the building owner’s responsibility to be aware of those differences and comply accordingly.

67.Building and Safety inspection requests must be made by 4:00 pm. on the previous City working day to receive a next day inspection. Please contact (951) 922-4820

68.Plan review application approval is valid for a period of 180 days after application date (plan check submittal date)- if the permit is not obtained within that time period the approval expires and becomes null and void. The Building Official may extend the time for action by the applicant for a period of 90 days upon written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. In order to renew action on an application after expiration the applicant shall resubmit plans and pay a new plan review fee.

69.Structural plans and calculations shall be provided by a California licensed engineer or California licensed architect.

70.Clearly identify distance to property lines to all sides of the proposed buildings and between each building.

71.Allowable Area should be in accordance with CBC Table 506.2, and unlimited building areas shall be in accordance with CBC Section 507.

72.Provide occupancy separations per CBC Table 508.4.

73.For new buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project to verify that the building systems and components meet the owner’s or owner representative’s project requirements. Please comply with all the requirements within CGBSC Section 5.410.2. Subject to further review.

74.Provide and identify on the site plan locations of designated parking spaces for any combination of low-emitting, fuel-efficient and car pool/ van pool vehicles per CGBSC Table 5.106.5.2. Provide calculations on the plans for the required number of spaces per CGBSC sec. 5.106.5.2. Lowemitting, fuel-efficient vehicle parking spaces shall be identified with the words “CLEAN AIR / VANPOOL / EV””. The bottom edge of the last word shall align with the end of the stall striping and be visible beneath a parked vehicle. Provide information on the site plans. CGBSC sec.

5.106.5.2.1.
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99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100

75.Construction shall comply with CGBSC Section 5.106.5.3.1 or Section 5.106.5.3.2 to facilitate future installation of electric vehicle supply equipment (EVSE). Provide calculation accordingly for the number of electric vehicle charging stations per CGBSC Table 5.106.5.3.3. Please note per the 2022 California Codes, there are newer requirements for EV Parking Spaces.

76.Long Term: Provide and identify secure bicycle parking for buildings with more than (10) ten employees, or for additions or alterations that add 10 or more tenant vehicular parking spaces as outlined per CGBSC sec. 5.106.4.1.2. Bike rack spaces shall total 5% of vehicle parking spaces with a minimum of one space.

77.Accessible parking spaces and an accessible path of travel shall be provided from the public sidewalk to the main entrance of the office areas.

78.The accessible parking space(s) shall be located on the shortest accessible route of travel serving the accessible entrance. In buildings with multiple accessible entrances, assessable parking spaces shall be dispersed and located closest to the accessible entrances. (CBC Section 11B208.3.1)

79.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. (CBC 11B-206.4.1)

80.Provide a complete accessible path of travel to the street and to the accessible parking space.

Identify all slopes and curb conditions along the accessible path of travel. Walks shall be a minimum of 48 inches in width with a maximum cross slope of 2% and a maximum slope in the direction of travel of 5%. Walks exceeding 5% shall conform to the requirements of a ramp. Curb ramps and truncated domes shall be detailed on the drawing plans. (CBC Section 11B-403.5.1) 328
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 Fire Department

81.Dock loading shall not impede fire department access lanes.

82.Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. a. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

83.Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4 x 2 x 2 (super hydrant). Reference CFC as amended and NFPA 24.

84.Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet in length shall provide an approved turn around. For developments within the SRA and within the LRA VHFHSZ, the minimum required turning radius of a fire apparatus access road is 74 feet outside radius and 50 feet inside radius. See California Code of Regulations Title 14 Section 1273.04. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed

2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

85.Fire Department Access Turn Around - On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 45 feet outside radius and 25 feet inside radius. For development within the SRA and within the LRA VHFHSZ, the bulb turnaround at the terminus shall be 40 feet outside radius and 16 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the T dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards. 329
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100

86.Secondary Access. Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed 660 feet for Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zone areas. 800 feet for Moderate Fire Hazard Severity Zone. 1,320 feet.

Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as possible from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

87.Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

88.Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended.

89.Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review. Reference CFC as amended.

90.Hazardous Vegetation and Fuel Management Plan - Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and the State Responsibility Area Very High, High, and Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. A preliminary plan shall be provided to and approved by the Fire Department prior to any new parcel map recordation. A final plan shall be provided prior to grading permit clearances. Reference CFC as amended.

91.Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and the State Responsibility Area Very High, High, and Moderate Fire Hazard Severity Zones shall comply with Chapter 7A of the California Building Code and California Code of Regulations, Title 14 Fire Safety Regulations.

Reference CFC as amended.

92.Unlimited Area Building - Based upon the building construction type and requirements of the California Building Code (CBC), 60 feet of open space (with some reductions permitted) may be required around the building. Consult with your architect for additional information. Reference CBC.

93.Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.
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99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100

94.Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended and RVC Fire Guideline OFM-01A.

95.Fire Department Access Doors. If high piled storage will be utilized in the building, Fire Department Access Doors may be required every 150 feet along all portions of the interior of the building that are along the fire apparatus access road. Reference CFC as amended.

96.Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval.

Reference CFC as amended.

97.Emergency Responder Communication Coverage Systems - Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

98.Fire Command Center - A fire command center for fire department operations shall be provided in all buildings classified as high-rise buildings by the California Building Code, in buildings greater than 300,000 square feet, and in Group I-2 occupancies with occupied floors more than 75 feet above the lowest level of fire department vehicle access. This fire command center shall comply with Sections 508.1.1 through 508.1.7. Reference CFC as amended.

99.Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref.

CFC 506.1.
100. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01.

Public Works Department
Please see attached Public Works Conditions beginning on next page 331
City of Banning - Public Works Department
Conditions of Approval
General Conditions
1 of 45
COA # Condition of Approval Completion
Milestone Status
PW.General.01
The subject property shall substantially conform to the approved Banning Commerce Center Design Review (DR21-7017), Environmental Impact Report and Mitigation Monitoring and Reporting Program (ENV21-1524), Tentative Parcel Map 38576, and Banning Commerce Center Development Agreement.

The City Engineer may approve minor design modifications to the project plans during the plan check process, if such modifications conform to the provisions of the Banning Municipal Code. Substantial changes shall not be permitted except upon application for, and approval of modification of this entitlement in compliance with all applicable procedures and requirements.

Where conflict exists between these Conditions of Approval and the governing documents listed above, the more strict provision shall prevail.

Informational
PW.General.02
Revisions to the approved Tentative Parcel Map 38576 during plan check process; including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar minor changes that are in substantial compliance with the Tentative Map, or associated Conditions of Approval, shall be administratively approved through the plan check process with the mutual consent and approval of the Developer, the Community Development Director, and the City Engineer. Changes that are not administratively approved, through the process referenced above and herein shall be amended in accordance with the Subdivision Map Act, as amended and codified within the Banning Municipal Code (BMC).

Informational
PW.General.03
All Ordinances, Policy Resolutions, and Standards of the City in effect at the time this project is approved shall be complied with as a condition of this approval.

Informational
PW.General.04
The applicant shall comply with the Tentative Parcel Map, Conceptual Grading Plan, Preliminary Hydrologic and Hydraulic Analysis, Preliminary Water Quality Management Plan, Preliminary Geotechnical Investigations, Traffic Impact Analysis, and other relevant technical documents approved during project entitlement with the Environmental Impact Analysis. Any significant omission to the representation of the site conditions may require the plans to be resubmitted for further review and revision.

Informational
PW.General.05
An Encroachment Permit shall be required prior to commencement of any work within the public right-of-way. The contractor working within the public right-of-way shall submit proof of a Class “A” State Contractor’s License, City of Banning Business License, and Liability Insurance.

Informational
PW.General.06
If a CFD is considered for this Parcel Map, prior to first COO, the applicant shall either demonstrate that the CFD has already been created or that a CFD application has been submitted and accepted as complete by the City of Banning Financial Services Division and shall include all maps, related Engineers report, and the required information (CFD boundary maintenance areas by location and type, etc.) to the satisfaction of the City Engineer.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 332 City of Banning - Public Works Department
Conditions of Approval
General Conditions
2 of 45
COA # Condition of Approval Completion
Milestone Status
PW.General.07
The applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the final map, grading plan, and improvement plans where applicable.

Informational
PW.General.08
Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to the Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act)
Informational
PW.General.09
All future utility systems including gas, electric, telephone, water, sewer, and cable TV, shall be provided for underground (except SCE 115 kV Transmission Faculties), with easements provided as required, and designed and constructed in accordance with City codes and the utility provider.

Telephone, cable TV, and/or security systems shall be pre-wired.

Informational
PW.General.10
Any existing public improvements, or public improvements not accepted by the City that are damaged during construction shall be removed and replaced or repaired as determined by the City Engineer or his/her representative.

Informational
PW.General.11
All weather vehicular access in accordance with Riverside County Fire Department Technical Policy #TP 22-002 shall be maintained at all times to all parts of the proposed subdivision, where construction work is in progress, for emergency vehicles.

Informational
PW.General.12
All precautions shall be taken to prevent washouts, undermining and subsurface ponding, caused by rain or runoff to all surface structures (curbs, gutters, sidewalks, paving, etc.) within the Final Map and required improvement plan limits. The Engineering Division may order repair, removal and replacement, extra compaction tests, load tests, etc. or any combination thereof for any such structure that was damaged or appears to have been damaged. All of the additional work, testing, etc., shall be at the expense of the Applicant.

Informational
PW.General.13
Prior to the release of surety and upon completion of construction, the Applicant shall furnish the City with reproducible record drawings on Mylar film of all improvement plans that were approved by the City Engineer. Each sheet shall be clearly marked "As-Built" or "As-Constructed" and shall be stamped and signed by the engineer or surveyor certifying the accuracy and completeness of the drawings. The applicant shall have all AutoCAD files submitted to the City, revised to reflect the “As-Built” conditions.

Informational
PW.General.14
A Mitigation and Monitoring Reporting Program has been established for this project. All conditions in the MMRP shall be implemented with sign off and approvals by the milestones required in the MMRP.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 333 City of Banning - Public Works Department
Conditions of Approval
Improvement Plans, Maps,
Reports, Agreements and Certifications
3 of 45
Permit Type Plan Set Scale Notes
Grading Rough Grading Plan 1" = 40'
Precise Grading Plan 1" = 20'
Borrow Plan 1" = 40' If Necessary
Stockpile Plan 1" = 40' If Necessary
Retaining Walls 1" = 40' May be included with any grading plan Haul Route 1" = 100' May be included with any grading plan Clearing Plan 1" = 100' May be included with any grading plan Demolition Plan 1" = 100' May be included with any grading plan Erosion and Sediment Control 1" = 40' Shall be included with any grading plan Encroachment Street Improvement Plan 1" = 40' Horiz/ 1" = 4' Vertical Signing and Striping Plan 1" = 40'
Traffic Signal Plan 1" = 40'
Traffic Control Plan 1" = 40'
Storm Drain Improvement Plan 1" = 40' Horiz/ 1" = 4' Vertical Channel Improvement Plan 1" = 40' Horiz/ 1" = 4' Vertical Potable Water Plan 1" = 40' Horiz/ 1" = 4' Vertical
Non Potable Water Plan 1" = 40' Horiz/ 1" = 4' Vertical Sewer Plan 1" = 40' Horiz/ 1" = 4' Vertical
Other Improvements TBD As pre-approved by City Engineer Final Maps Final Map 1" = 40'
Easement Dedications
Corner Records
All plans shall be complete, to the satisfaction of the City Engineer, prior to final map recordation and determination of surety estimates.

All off-site plan and profile, street improvement plans, and signing and striping plans shall show all existing improvements for a minimum distance of 200 feet longitudinally along the centerline of the street and within the existing right of way, and to a distance sufficient to show any required design transitions.

An index map shall be provided on the title sheet of all plan sets showing the overall view of the entire work area.

The design of private grading and improvements outside of public right of way shall comply with the City of Banning Grading Manual, Title 18 of the City of Banning Municipal Code, California Building Code, State Water Resources Control Board orders, rules, and regulations, and City of Banning standards and practices.

The following is a non-inclusive list of items that may be required by the Public Works Department. Unless otherwise authorized in writing by the City Engineer, plans shall utilize the minimum scale specified and shall be drawn on 24”x36” sized paper. Plans should be drawn at a larger scale if additional detail and/or clarity is desired (Note: The applicant may be required to prepare other improvement plans not listed here pursuant to improvement required by other agencies and utility purveyors). Other engineered improvement plans prepared for City approval that are not listed herein shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.

The design of public infrastructure elements shall conform to the requirements of these Conditions of Approval, City General Plan, City/Regional Master Plans, City of Banning Grading Manual, City of Banning codes/standards, Standard Specifications for Public Works Construction (current edition), and Caltrans Standards and Specifications at no cost to any governmental agency as required by the City Engineer.

Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 334 City of Banning - Public Works Department
Conditions of Approval
Improvement Plans, Maps,
Reports, Agreements and Certifications
4 of 45
Records of Survey
Technical Geotechnical Report
Studies Hydrologic and Hydraulic Report
LOMR (as required by FEMA)
Water Quality Management Plan (WQMP)
Potable Water Hydraulic Assessment
Sewer Lift Station Study
Dust Control and Prevention Plan (PM10)
Compaction Report
Permits and Permission to Grade
Agreements Construction Agreements
BMP Agreement
Landscape Maintenance Agreement
Improvement Agreement
Performance Bonds
Labor and Material Bond
Maintenance Bond
Non-Interference Letter
Regional Water Quality Control Board Permits
USFWS/CDFW Permits
Certifications Grading Certifications
Pad Certifications
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 335 City of Banning - Public Works Department
Conditions of Approval
Mapping/Survey
5 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Map.01
The submittal, approval, and recordation of the Final Map shall be in accordance with the provisions of the State Subdivision Map Act and Title 16, Subdivisions, of the Banning Municipal Code.

Informational
PW.Map.02
The Final Map shall have adequate reservations for public ingress and egress as well as public and/or private utility easements and abandonment of existing utility easements to the satisfaction of the City Engineer. The applicant shall be responsible for contacting all utility providers to establish appropriate easements required to provide services to each development area.

Informational
PW.Map.03
The applicant shall file an Environmental Constraint Sheet. An Environmental Constraint Sheet means a duplicate of the final map on which are shown the Environmental Constraint Notes. This sheet shall be filed with the County Surveyor simultaneously with the final map and labeled ENVIRONMENTAL CONSTRAINT SHEET in the top margin. Applicable items will be shown under a heading labeled Environmental Constraints Notes.

The Environmental Constraint Sheet shall contain the statement:

THE ENVIRONMENTAL CONSTRAINT INFORMATION SHOWN ON THIS MAP

SHEET IS FOR INFORMATIONAL PURPOSES DESCRIBING CONDITIONS AS OF

THE DATE OF FILING, AND IS NOT INTENDED TO AFFECT RECORD TITLE INTEREST. THIS INFORMATION IS DERIVED FROM PUBLIC RECORDS OR

REPORTS, AND DOES NOT IMPLY THE CORRECTNESS OR SUFFICIENCY OF THOSE RECORDS OR REPORTS BY THE PREPARER OF THIS MAP SHEET.

As required by the City Engineer, the sheet shall delineate constraints involving, but not limited to, any of the following that are conditioned by the Advisory Agency: archaeological sites, geologic hazard mapping, grading, building, building setback lines, flood hazard zones, seismic lines and setbacks, fire protection, water availability, sewage disposal, environmental easements, environmental reservations.

Informational
PW.Map.04
Prior to issuance of any permit(s), the applicant shall acquire or confer property rights necessary for the construction or proper functioning of the proposed project/development. Conferred rights may include right-of-way dedications, irrevocable offers to dedicate or grant of easements to the City for emergency services, maintenance, utilities, storm drain facilities, or temporary construction purposes including the reconstruction of essential improvements as directed by the City Engineer. All costs associated with acquiring rights-of-way or easements shall be borne by the applicant.

Informational
PW.Map.05
In the event that the applicant in unsuccessful in acquiring necessary property rights outside the project/development, the City will consider and potentially act on the option to acquire through eminent domain. Permits (or portions of permits) that are not affected by ROW acquisition will not be held up during the property acquisition or eminent domain process.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 336 City of Banning - Public Works Department
Conditions of Approval
Mapping/Survey
6 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Map.06
During the improvement plan checking process, turning radius template checks shall be submitted for access to all storm drain facilities, open space, and other utility easements that are accessed from a publicly accessible paved street. These templates shall clearly show that the easements are sufficient for full access under emergency conditions. The City of Banning's review of the easements shall include appropriateness of the vehicle turning radius, easement slopes and easement widths. Additional easement widths shall be required when the design vehicle is likely to use outriggers or other means of load stabilization.

Informational
PW.Map.07
Any public right-of-way or streets to be vacated from public use, pursuant to Street and Highway Codes Sections 8300 through 8363, shall conform to the complete vacation procedure and show specific circulation alternative, where required. All street vacations shall be shown on the final map.

Informational
PW.Map.08
All public facilities including sewer, water, and drainage shall be located in a public right of way or public utility easement. All final maps shall include appropriate easements per the approved tentative map and as required by the City Engineer and/or other agency maintaining public facilities. All easements shall meet minimum width and access requirements as mandated by the City or governing agency.

Informational
PW.Map.09
Submit a copy of the title report, closure calculations, and any separate instruments or necessary right-of-way documents to the Engineering Division prior to final map approval.

Informational
PW.Map.10
A map of the proposed subdivision drawn at 1”=200’ showing the outline of the streets including street names shall be submitted to the City to update the city atlas map.

Informational
PW.Map.11
The Applicant shall be responsible for research on private utility lines (Gas, Edison, Telephone, Cable, Internet, etc.) to ensure there are no conflicts with site development. All existing on-site utility lines that conflict with this project shall be relocated, removed, or sealed to the satisfaction of the City Engineer.

Informational
PW.Map.12
The applicant shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer of dedication to the City of Banning unless such easements are expressly made subordinate to the easements to be offered for dedication to the City or unless such easements do not conflict with the City’s intended purposes or uses. Prior to granting any of said easements, the applicant shall furnish a copy of the proposed easement to the City Engineer for review and approval. Further, a copy of the approved easement shall be furnished to the City Engineer prior to the issuance of any certificate of use and/or occupancy.

Informational
PW.Map.13
The applicant, at its sole expense, shall obtain all right of way or easement acquisitions necessary to implement any portion of condition of this project, including public improvements, off-site grading and construction, offsite street requirements, offsite public utility requirements, storm drain improvements, or any other requirement of these conditions.

Prior to Final
Map
Recordation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 337 City of Banning - Public Works Department
Conditions of Approval
Mapping/Survey
7 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Map.14
The applicant shall provide an easement over, across, and which provides ingress and egress to all private water quality, stormwater, drainage basins, public water facilities, public sewer facilities, public electric facilities, and fire department access to be dedicated to the City, for ingress, egress, and right to inspect, repair, remove, and replace unless otherwise directed by the City Engineer.

Prior to Final
Map
Recordation
PW.Map.15
The applicant shall offer for dedication on the Final Map, within Final Map boundaries, all public street right-of-way and public utility easements in conformance with project entitlement documents. The City may leave the dedications open for future acceptance when all required public street improvements for the map are installed by the applicant in the rights of way.

Prior to Final
Map
Recordation
PW.Map.16
The Applicant shall dedicate right-of-way or provide temporary easements beyond Parcel Map boundary with adjacent property owner(s) as required to provide utility service, public and/or emergency vehicular ingress and egress access to the nearest paved and publicly maintained street along the proposed Nicolet Street
Prior to Final
Map
Recordation
PW.Map.17
The Applicant shall offer to the City of Banning Lot C as shown on the Tentative Parcel Map for electrical utility purposes as defined in the project Development Agreement to the City of Banning.

Prior to Final
Map
Recordation
PW.Map.18
The Applicant shall offer to the City of Banning Lot D as shown on the Tentative Parcel Map for a sewer lift station necessary for the site to provide sewer service as defined in the project Development Agreement to the City of Banning.

Prior to Final
Map
Recordation
PW.Map.19
The applicant shall offer to dedicate to the City of Banning additional Right of Way as defined within the Final Map improvement limits as necessary to provide the total right of way described below:

Wilson Street - 55' to 110' Right of Way (West of O'Donnell Street) Wilson Street - 110' Right of Way (East of O'Donnell Street) O'Donnell Road - Min. 39' Half Width Right of Way
Cottonwood Road (South of Wilson Street ) - 110' Right of Way All offers of dedication shall include the corner cut-back at all intersections.

Corner cutbacks at intersections that will be utilized by trucks shall include truck turn templates to verify cutback dimensions.

Additional right of way may be required for intersection configurations or roadway transitions as indicated on the TPM. Additional right of way shall be offered on the final map at no cost to the City of Banning. Where additional right of way is necessary, improvement plans shall be reviewed and approved showing these requirements prior to Final Map recordation.

Prior to Final
Map
Recordation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 338 City of Banning - Public Works Department
Conditions of Approval
Mapping/Survey
8 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Map.20
Security for the construction of public improvements in accordance with Government Code Section 66499 shall be as follows:

Faithful Performance Bond 100% of estimated cost
Labor and Material Bond 100% of estimated cost
Monumentation Bond - In the amount as supplied by the Record Engineer/Land Surveyor and as approved by the City Engineer Securities for the public improvements shall be on file with the City Clerk prior to scheduling the final map for approval by City Council. Unit prices for bonding estimates shall be those specified or approved by the City Engineer.

Prior to Final
Map
Recordation
PW.Map.21
The City and the applicant are to enter into a Public Improvement Agreement to guarantee the construction of the public improvements as listed in the Conditions of Approval and as shown on the approved plans.

Prior to Final
Map
Recordation
PW.Map.22
The applicant shall obtain approval from the Fire Marshall in consultation with the City Engineer, for a conceptual fuel modification plan and program, unless the City of Banning Fire Marshall (“Fire Marshall”) finds in writing to the City that such plan and program are not required for development of the property within the boundaries of this Final Map. Prior to the issuance of the first certificate of occupancy, within the lots affected by said fuel modification plans, the fuel modification shall be installed and completed under the supervision of the Fire Marshall with an approved plant palette.

The CC&Rs or other approved documents shall contain provisions for maintaining the fuel modification zones, including the removal of all dead and dying vegetation.

Prior to Issuance
of any
Construction
Permit
PW.Map.23
The applicant shall verify and/or set all property corners, r/w corners, and centerline monuments. Subsequently, the applicant shall cause the surveyor to file the appropriate documents and records to the County of Riverside.

Prior to Release
of Surety
PW.Map.24
Public improvements shall be completed and accepted by City of Banning prior to release of Faithful Performance Bond and Labor and Material Bond for such improvements. Faithful Performance Bond for applicable public improvements shall be reduced to 10% once City accepts improvements into maintenance period. Final 10% to serve as the maintenance bond for the 1- year maintenance period.

Prior to Release
of Surety
PW.Map.25
The Applicant shall comply with Assembly Bill 1414, which was enacted on January 1, 1995, and amended Section 8771 of the Business and Professions Code of the Land Surveyors Act. Assembly Bill 1414 requires that two (2) corner records be filed when:
- Monuments exist that control the location of subdivisions or tracts, streets or highways; or provides survey control. The monuments are located and referenced by a licensed Land Surveyor before any streets or highways are reconstructed or relocated. The corner record(s) of the references are filed with the County Surveyor.
- Monuments are reset in the surface of the new construction and a corner record is filed with the County Surveyor before recording of a Certificate of Completion for the project.

Prior to Release
of Surety
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 339 City of Banning - Public Works Department
Conditions of Approval
Mapping/Survey
9 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Map.26
Permanent survey monuments shall be set at the intersection of street centerlines, beginning, and end of curves in centerlines, and at other locations designated by the Director of Public Works and City Engineer. All other centerline monuments shall be placed in accordance with standard survey practice. A complete set of street centerline ties shall be submitted to the Engineering Division upon completion of improvements or prior to release of the monumentation bond.

Prior to Release
of Surety
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 340 City of Banning - Public Works Department
Conditions of Approval
Grading
10 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.01
The applicant shall comply with Title 18 of the Banning Municipal Code “Grading, Erosion, and Sediment Control”, the City of Banning Grading Manual, California Building Code related to excavation and grading, and State Water Resources Control Board orders, rules, and regulations.

Informational
PW.Grade.02
Grading work shall be balanced on-site, wherever possible. If import or export is required as a result of the final grading plan, then measures will be taken to be in compliance with the applicable City of Banning Ordinances at time of final grading plan approval.

Informational
PW.Grade.03
The project grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage areas, outlet points and outlet conditions. Otherwise, a drainage easement shall be obtained for the release of concentrated or diverted storm flows. The project shall accept and convey storm flows from the adjacent property within the property boundaries, or within drainage devices and easements obtained by the applicant.

Informational
PW.Grade.04
Rough grading plans shall include perimeter walls with top of wall and top of footing elevations shown. All footings shall have a minimum of 1-foot of cover, and/or sufficient cover to clear any obstructions. The Applicant shall submit design calculations and obtain permits for all perimeter and retaining walls from the Building and Safety Department.

Informational
PW.Grade.05
Impacts to jurisdictional streams, creeks and drainages shall be reviewed and approved by the appropriate regulatory agencies with jurisdiction in this area and will require the appropriate required permits issued. Long term regular maintenance and operation of drainage improvements, such as detention basins, shall be included in the initial regulatory permitting applications. Proof of permits shall be provided to the Public Works Department prior to the issuance of any grading permit.

Prior to Issuance
of a Grading
Permit
PW.Grade.06 A Grading Plan and Erosion Control Plan shall be submitted to the City Engineer for review and approval.

Prior to Issuance
of a Grading
Permit
PW.Grade.07
The grading plan shall identify existing easements within the development area. If any grading work impacts easements outside of the City of Banning jurisdiction, a copy of the encroachment permit for the easement holder shall be provided to the City Engineer and noted on the grading plan.

Prior to Issuance
of a Grading
Permit
PW.Grade.08
The grading plan shall identify environmental mitigation areas on the plan.

Proof of permits from Army Corps of Engineers, California Department of Fish and Wildlife, and Regional Water Quality Control Board shall be provided prior to any grading work and noted on the grading plan.

Prior to Issuance
of a Grading
Permit
PW.Grade.09
Temporary basins shall be constructed to meet detention requirements and earthen channels/berms shall be used to divert and convey flows during construction.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 341 City of Banning - Public Works Department
Conditions of Approval
Grading
11 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.10 The applicant shall submit a PM10 Management Plan for construction operations to the City Engineer and/or SCAQMD for review and approval.

Prior to Issuance
of a Grading
Permit
PW.Grade.11
If Import or Export is required, the applicant shall submit a construction haul route plan to the City Engineer for review and approval. Deviation during construction from the approved plan shall constitute a violation of the conditions of the grading permit.

Prior to Issuance
of a Grading
Permit
PW.Grade.12
A soils report and geotechnical study shall be submitted in conjunction with the grading plan with further analyses of on-site soil conditions and appropriate measures to control erosion and dust. Any issues or recommendations provided in the report shall be addressed to the satisfaction of the City Engineer. The responsible geotechnical engineer shall sign and stamp all grading plans indicating the plan complies with the recommendations of the comprehensive soils and geotechnical report.

Prior to Issuance
of a Grading
Permit
PW.Grade.13 A grading permit shall be obtained from the Public Works Department prior to the commencement of any grading work.

Prior to Issuance
of a Grading
Permit
PW.Grade.14
Construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment and the cleanliness of construction equipment stored or driven beyond the limits of the construction work area. Construction equipment shall be parked and staged within the project site. Staging areas shall be screened from view from adjacent properties. Vehicles shall be kept clean and free of mud and dust before leaving the development site. Surrounding streets shall be swept daily and maintained free of dirt and debris.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 342 City of Banning - Public Works Department
Conditions of Approval
Grading
12 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.15
As required in MMRP MM BIO-1:

In order to avoid Project-related impacts to burrowing owls potentially occurring on or in the vicinity of the Project site and violation of the Burrowing Owl Protocol and the California Fish and Game Code 3503, 3503.5, and 3513, a 30-day preconstruction survey presence/absence survey for burrowing owl within the Impact Site (and 500-foot survey buffer) in accordance with the March 2006 Burrowing Owl Survey Instructions for the Western Riverside County MSHCP Area shall be conducted by a qualified prior to initial ground disturbing activities (e.g., vegetation clearing, clearing and grubbing, grading, tree removal, site watering, equipment staging) to ensure that no owls have colonized the site in the days or weeks preceding the ground disturbing activities. In addition, a preconstruction survey for burrowing owl shall be conducted within 3 days prior to initiation of Project activities and reported to CDFW.

If no burrowing owls are observed during the survey, site preparation and construction activities may begin. If burrowing owls have colonized the project site prior to the initiation of ground-disturbing activities, the project proponent will immediately stop work and inform the City of Banning and the Wildlife Agencies (California Department of Fish and Wildlife [CDFW] and US Fish and Wildlife Service [USFWS]). In consultation with the Wildlife Agencies additional avoidance and minimization measures shall be undertaken including the possibility of preparing a Burrowing Owl Protecting and Relocation Plan, prior to initiating ground disturbance. CDFW shall be sent written notification within 48 hours of detection of burrowing owls. If active nests are identified on an implementing Project site during the preconstruction survey, the Project applicant shall not commence activities until no sign is present that the burrows are being used by adult or juvenile owls or following CDFW approval of a Burrowing Owl Plan as described below:

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 343 City of Banning - Public Works Department
Conditions of Approval
Grading
13 of 45
COA # Condition of Approval Completion
Milestone Status
If owl presence is difficult to determine, a qualified biologist shall monitor the burrows with motion-activated trail cameras for at least 24 hours to evaluate burrow occupancy. The on-site qualified biologist will verify the nesting effort has finished according to methods identified in the Burrowing Owl Plan. The qualified biologist and Project Applicant shall coordinate with the City, CDFW, and USFWS to develop a Burrowing Owl Plan to be approved by the City, CDFW, and USFWS prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan.

The City will implement the Burrowing Owl Plan following CDFW and USFWS review and approval. f active burrowing owl burrows are detected within Impact Site(s) during Project implementation and construction, the Project applicant shall notify CDFW immediately in writing within 48 hours of detection. A Burrowing Owl Plan will be submitted to CDFW for review and approval within two weeks of detection and no Project activity will continue within 1,000 feet of the burrowing owls until CDFW approves the Burrowing Owl Plan.

The City shall be responsible for implementing appropriate avoidance and mitigation measures, including burrow avoidance, passive or active relocation, or other appropriate mitigation measures as identified in the Burrowing Owl Plan. A final report shall be prepared by a qualified biologist documenting the results of the burrowing owl surveys and detailing avoidance, minimization, and mitigation measures. The final report will be provided to City of Banning and CDFW within 30 days of completion of the survey and burrow monitoring for mitigation monitoring compliance record keeping.

Prior to Issuance
of a Grading
Permit
PW.Grade.15
(cont'd)
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 344 City of Banning - Public Works Department
Conditions of Approval
Grading
14 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.16
As required in MMRP BIO-2:

Regulatory requirement for potential direct/indirect impacts to nesting common and sensitive bird species will require compliance with the Migratory Bird Treaty Act and California Fish and Game (CDFG) Code Section 3503, 3503.5, and 3513. Site preparation activities (such as ground disturbance, construction activities, and/or removal of trees and vegetation) should be conducted, to the greatest extent possible, outside of the peak nesting season. Regardless of the time of year, a qualified biologist shall conduct a nesting bird survey within three days prior to any disturbance of the site, including disking, vegetation grubbing, and grading.

The survey(s) will focus on identifying any bird nests that would be directly or indirectly affected by construction activities. The survey area will include the Project impact footprint and a 500-foot buffer where legal access is granted around the disturbance footprint. Within 72 hours of the nesting bird survey, all areas surveyed by the biologist will be cleared by the Contractor or a supplemental nesting bird survey is required. The survey results shall be provided to the City’s Planning Department. The Project Applicant shall adhere to the following:

1. Applicant shall designate a biologist (Designated Biologist) experienced in:
identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 345 City of Banning - Public Works Department
Conditions of Approval
Grading
15 of 45
COA # Condition of Approval Completion
Milestone Status

2. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities.

Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If no nesting birds are observed during the survey, site preparation
and construction activities may begin. If active nests or nesting birds (including nesting raptors) are identified during the nesting bird survey, avoidance buffers shall be implemented as determined by a qualified biologist and approved by the City of Banning, based on their best professional judgement and experience. The buffer areas shall be avoided until the Project biologist determines the young have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The buffer shall be of a distance to ensure avoidance of adverse effects to the nesting bird by accounting for topography, ambient conditions, species, nest location, and activity type. All nests shall be monitored as determined by the qualified biologist until nestlings have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The Designated Biologist shall monitor the nest at the onset of Project
activities, and at the onset of any changes in such Project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. The qualified biologist will serve as a construction monitor during those periods when construction activities occur near active nest areas to ensure
that no inadvertent impacts on these nests occur. The qualified biologist shall halt all construction activities within proximity to an active nest if it is determined that the activities are disturbing the nest and may result in nest abandonment or take. The qualified
biologist shall also have the authority to require implementation of avoidance measures related to noise, vibration, or light pollution if indirect impacts are resulting in harassment of the nest. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a final monitoring report of the findings, prepared by a qualified biologist, will be submitted to the City of Banning documenting compliance with the CDFG Code.

PW.Grade.16
(cont'd)
Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 346 City of Banning - Public Works Department
Conditions of Approval
Grading
16 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.17
As required in MMRP MM BIO-3:

Prior to the issuance of a grading permit, the Project applicant will obtain a USACE Section 404 Nation Wide Permit, RWQCB Section 401 Water Quality Certificate, and CDFW Section 1602 Streambed Alteration Agreement. The Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources and obtain a CDFW-executed Lake and Streambed Alteration (LSA) Agreement authorizing impacts to Fish and Game Code section 1602 resources associated with the Project. The notification to CDFW should provide the following information:

1. A stream delineation including the bed, bank, and channel;

2. Linear feet and/or acreage of streams and associated natural communities that would be permanently and/or temporarily impacted by the Project. This includes impacts as a result of routine maintenance and fuel modification.

Plant community names should be provided based on vegetation association and/or alliance per the Manual of California Vegetation (Sawyer et al 2009);

3. A discussion as to whether impacts on streams within the Project site would impact those streams immediately outside of the Project site where there is hydrologic connectivity. Potential impacts such as changes to drainage pattern, runoff, and sedimentation should be discussed; and

4. A hydrological evaluation of the 100-year storm event to provide information on how water and sediment is conveyed through the Project site.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 347 City of Banning - Public Works Department
Conditions of Approval
Grading
17 of 45
COA # Condition of Approval Completion
Milestone Status
Currently, the impacted drainages and overall watershed are not within a service area of an approved mitigation bank. Depending on the timing of impacts and issuance of regulatory permits, should a mitigation bank become approved for the Whitewater River watershed, at minimum 2.67-acres of habitat creation credits from an approved bank will be purchased. However, since at this time no mitigation bank is approved for the whitewater watershed, it is assumed at minimum 2.67-acres of on-site creation is required as outlined below. If it is determined that on-site mitigation is not feasible, creation of non-wetland waters at an off-site location would be required. The off-site location would be required to have a conservation easement or deed restriction placed over the mitigation area to ensure the site remains mitigation in perpetuity. Additionally, whether on or off-site, the mitigation site will require long-term maintenance and management by a qualified conservancy, including payment of a non-wasting endowment to fund the long-term maintenance.

To meet the criteria of a biologically equivalent or superior alternative, the applicant will offset permanent impacts to a minimum 0.54-acre of MSHCP Section 6.1.2 riverine resources (CDFW jurisdictional resource) as follows including the preparation of an MSHCP DBESP.
• Permanent impacts to a minimum of 0.54-acres of jurisdictional features will be mitigated at a minimum of a 5:1 ratio (2.67 acres) through the creation of in-kind habitat on-site along the eastern and northern most Project boundary. If it is determined that on-site mitigation or off-site is not feasible, additional alternatives could include, payment into an acceptable an approved mitigation bank should one become available at the time of impacts and permitting.
• A Habitat Mitigation and Monitoring Plan for the creation of in-kind habitat will be prepared, reviewed and approved by the City of Banning, USACE, RWQCB and CDFW. The created habitat will be monitored by the Project proponent for a minimum of 5 years; monitoring reports shall be provided to the City of Banning and appropriate regulatory agency on an annual basis. The restoration area must meet standardized success criteria as described in a Habitat Mitigation and Monitoring Plan, which will be required as part of the permit process and approved by the Resource Agencies.
• A DBESP will be also prepared, reviewed and approved by the City of Banning and MSHCP wildlife agencies prior to the issuance of grading permits.

Prior to Issuance
of a Grading
Permit
PW.Grade.17
(cont'd)
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 348 City of Banning - Public Works Department
Conditions of Approval
Grading
18 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.18
As required in MMRP MM CUL-1, please include the following note on Grading Plans:

Prior to the issuance of a grading permit, an archaeological resource monitoring plan shall be developed by a qualified archaeologist. This plan shall include a grading observation schedule, to be maintained when initial mass grading occurs in upper soils, to identify and further evaluate any cultural resources that may be discovered in the Project area. A qualified archaeologist and/or Native American monitor(s) from Consulting Tribe(s) shall be retained to attend pre-grading meetings and to monitor earthmoving activities, including clearing, grubbing, cutting, and trenching at the site. The archaeologist and/or Native American monitor(s) from Consulting Tribe(s) shall carefully inspect these areas to assess the potential for significant prehistoric or historic remains. If potential archaeological and historical resources are uncovered, the construction contractor shall cease grading operations in the vicinity of the find until further evaluation is undertaken to assess the discovery. Further subsurface investigation may be needed if the resource is determined unique or important for its prehistoric or historic information.

Prior to Issuance
of a Grading
Permit
PW.Grade.19
As required in MMRP MM CUL-2, please include the following note on Grading Plans:

If archaeological remnants are discovered during monitoring, the archaeologist and/or Native American monitor(s) from Consulting Tribe(s) shall have the authority to divert construction in order to assess the significance of the find. Remnants shall be properly evaluated, documented, and deposited as applicable, consistent with State and local protocols.

During
Excavation
PW.Grade.20
As required in MMRP MM CUL-3, please include the following note on Grading Plans:

Prior to the issuance of grading permits, the applicant shall enter into a Native American monitoring agreement with one of the Consulting Tribes for the Development Project. The Native American Monitor shall be on site during all initial ground-disturbing activities, including clearing, grubbing, vegetation removal, grading, and trenching, within native soils. The Native American Monitor shall have the authority to temporarily divert, redirect, or halt the ground-disturbing activities in accordance with MM CUL-5 to allow identification, evaluation, and potential recovery of cultural resources.

The applicant shall meet and confer with the Tribe on the consideration of a “Sensitivity Workshop” training on possible things that could come up in case a Native American Monitor is not on site to monitor at certain times.

Agreement Date:

Prior to Issuance
of a Grading
Permit
PW.Grade.21
As required in MMRP MM GEO-1:

The Project would comply with the grading guidelines and all recommendations provided in the Geotechnical Investigation prepared for the Project.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 349 City of Banning - Public Works Department
Conditions of Approval
Grading
19 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.22
As required in MMRP MM GEO-2:

The Applicant will submit a Paleontological Resources Impact Mitigation Program (PRIMP) prepared by a qualified paleontologist to the City’s Community Development Director, or designee, prior to the issuance of a grading permit to reduce impacts to sensitive paleontological resources during construction activities, and all other surface-disturbance activities. The PRIMP would include the following:
• The PRIMP shall be prepared by a Qualified Paleontologist, based on Society of Vertebrate Paleontology (SVP) guidelines, and meet all regulatory requirements. The qualified paleontologist shall have a Master’s Degree or Ph.D. in paleontology, shall have knowledge of the local paleontology, and shall be familiar with paleontological procedures and techniques.
• The PRIMP shall include a site-specific investigation that will identify construction impact areas of ranging sensibility and approximate depths at which those resources are likely to be encountered. The Plan shall define monitoring procedures and methodology, and shall specify that sediments of undetermined sensitivity shall be monitored on a part-time basis (as determined by the Qualified Paleontologist).
• The PRIMP shall state which resources will be avoided and which shall be recovered for their data potential. Where possible, recovery is preferred over avoidance in order to mitigate the potential for looting of paleontological resources. The Plan shall also detail methods of recovery, preparation and analysis of specimens, final curation of specimens at a federally accredited repository, data analysis, and reporting.

Prior to Issuance
of a Grading
Permit
PW.Grade.23
As required in MMRP MM GEO-3:

A qualified paleontologist will attend preconstruction meetings to consult with the grading and excavation contractors concerning planned depths, excavation schedules, paleontological field techniques, and safety issues. In addition, all on-site construction personnel will receive Worker Education and Awareness Program (WEAP) training prior to the commencement of excavation work. All ground-disturbing activities associated with Project construction occurring within previously undisturbed fossil bearing formations will be monitored by a qualified paleontologist or qualified paleontological monitor. A paleontological monitor is defined as an individual who has experience in the collection and salvage of fossil materials and works under the direction of a qualified paleontologist. If fossils are discovered, the paleontologist (or paleontological monitor) will recover them. In most cases, this fossil salvage can be completed in a short period of time; however, some fossil specimens, such as a complete large mammal skeleton, may require an extended salvage period. In these instances, the paleontologist (or paleontological monitor) will be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains, such as isolated mammal teeth, it may be necessary to set up a screen-washing operation on site.

Prior to Issuance
of a Grading
Permit and
excavation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 350 City of Banning - Public Works Department
Conditions of Approval
Grading
20 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.24
As required in MMRP MM GEO-4:

Fossil remains collected during the monitoring and salvage portion of the program will be cleaned, repaired, sorted, and catalogued. Prepared fossils, along with copies of all pertinent field notes, photos, and maps, will be deposited (as a donation) in a scientific institution with permanent paleontological collections located within Riverside County (or, if no repository is available, adjacent Counties). A final data recovery report will be completed that outlines the results on the paleontological monitoring program. This report will include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, and significance of recovered fossils. The report will
be submitted to the City’s Community Development Director, or designee, upon completion.

During
excavation
PW.Grade.25
As required in MMRP MM TCR-1:

Native American Treatment Agreement: Prior to the issuance of grading permits, the applicant shall enter into a Tribal Monitoring Agreement with the Morongo Band of Mission Indians for the project. The Tribal Monitor shall be on-site during all ground-disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind). The Tribal Monitor shall have the authority to temporarily divert, redirect, or halt the grounddisturbing activities to allow identification, evaluation, and potential recovery of cultural resources.

Prior to Issuance
of a Grading
Permit
PW.Grade.26
As required in MMRP MM TCR-2: Retention of Archaeologist:

Prior to any ground-disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post replacement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind) and prior to the issuance of grading permits, the Applicant shall retain a qualified archaeologist who meets U.S. Secretary of the Interior Standards (SOI). The archaeologist shall be present during all ground disturbing activities to identify any known or suspected archaeological and/or cultural resources.

The archaeologist will conduct a Cultural Resource Sensitivity Training, in conjunction with the Tribe[s] Tribal Historic Preservation Officer (THPO) and/or designated Tribal Representative. The training session will focus on what the archaeological and tribal cultural resources that may be encountered during ground-disturbing activities, and the procedures to be followed in such an event.

Prior to Issuance
of a Grading
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 351 City of Banning - Public Works Department
Conditions of Approval
Grading
21 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.27
As required in MMRP MM TCR-3: Cultural Resource Management Plan:

Prior to any ground-disturbing activities the project archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing and responsibility of all archaeological and cultural resource activities that occur on the project site. This Plan shall be written in consultation with the consulting Tribe[s] and shall include the following: approved Mitigation Measures (MM)/Conditions of Approval (COA), contact information for all pertinent parties, parties’ responsibilities, procedures for each MM or COA, and an overview of the project schedule.

Prior to Issuance
of a Grading
Permit
PW.Grade.28
As required in MMRP MM TCR-4: Pre-Grade Meeting:

The retained qualified archeologist and Consulting Tribe[s] representative shall attend the pre-grade meeting with the grading contractors to explain and coordinate the requirements of the monitoring plan.

Prior to Issuance
of a Grading
Permit
PW.Grade.29
As required in MMRP MM TCR-5: On-site Monitoring:

During all ground-disturbing activities the qualified archaeologist and the Native American monitor shall be on-site full-time. The frequency of inspections shall depend on the rate of excavation, the materials excavated, and any discoveries of Tribal Cultural Resources as defined in California Public Resources Code Section 21074. Archaeological and Native American monitoring will be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. The qualified archaeologist, in consultation with the Native American monitor, shall be responsible for determining the duration and frequency of monitoring.

During
Excavation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 352 City of Banning - Public Works Department
Conditions of Approval
Grading
22 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.30
As required in MMRP MM TCR-6: Inadvertent Discovery of Cultural Resources:

In the event that previously unidentified cultural resources are unearthed during construction, the qualified archaeologist and the Native American monitor shall have the authority to temporarily divert and/or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. Isolates and clearly non-significant deposits shall be minimally documented in the field and collected so the monitored grading can proceed. If a potentially significant cultural resource(s) is discovered, work shall stop within 60-feet of the discovery and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed. All work shall be diverted away from the vicinity of the find, so that the find can be evaluated by the qualified archaeologist and Tribal Monitor[s]. The archaeologist shall notify the Lead Agency and consulting Tribe[s] of said discovery. The qualified archaeologist, in consultation with the Lead Agency, the consulting Tribe[s] and the Native American monitor, shall determine the significance of the discovered resource. A recommendation for the Tribal Cultural Resource’s treatment and disposition shall be made by the qualified archaeologist in consultation with the Tribe[s] and the Native American monitor[s] and be submitted to the Lead Agency for review and approval. Below are the possible treatment and dispositions of significant cultural resources in order of CEQAs preference:
• Full avoidance.
• If avoidance is not feasible, Preservation in place.
• If Preservation in place is not feasible, all items shall be reburied in an area away from any future impacts and reside in a permanent conservation easement or Deed Restriction.
• If all other options have been proven to be infeasible, data recovery through excavation and curated in a Curation Facility that meets the Federal Curation Standards (CFR s79.1)
During
Excavation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 353 City of Banning - Public Works Department
Conditions of Approval
Grading
23 of 45
COA # Condition of Approval Completion
Milestone Status
MM TCR-7: Inadvertent Discovery of Human Remains: The Morongo Band of Mission Indians requests the following specific conditions to be imposed in order to protect Native American human remains and/or cremations. No photographs are to be taken except by the coroner, with written approval by the consulting Tribe[s]. Should human remains and/or cremations be encountered on the surface or during any and all grounddisturbing activities (i.e., clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all water supply, electrical, and irrigation lines, and landscaping phases of any kind), work in the immediate vicinity of the discovery shall immediately stop within 100-feet of the discovery. The area shall be protected, project personnel/observers restricted. The County Coroner is to be contacted within 24 hours of discovery. The County Coroner has 48 hours to come to his/her determination pursuant to State and Safety Code Section 7050.5. and Public Resources Code (PRC) Section 5097.98. In the event that the human remains and/or cremations are identified as Native American, the Coroner shall notify the Native
American Heritage Commission within 24 hours of determination pursuant to subdivision (c) of HSC Section 7050.5. The Native American Heritage Commission shall immediately notify the person or persons it believes to be the Most Likely Descendant (MLD). The MLD has 48 hours, upon being granted access to the Project site, to inspect the site of discovery and make their recommendation for final treatment and disposition, with appropriate dignity, of the remains and all associated grave goods pursuant to PRC Section 5097.98. If the Morongo Band of Mission Indians has been named the Most Likely Descendant (MLD), the Tribe may wish to rebury the human remains and/or cremation and sacred items in their place of discovery with no further disturbance and reside in perpetuity. The place(s) of reburial will not be disclosed by any party and is exempt
from the California Public Records Act (California Government Code Section 6254[r]). Reburial location of human remains and/or cremations will be determined by the Tribes Most Likely Descendant
(MLD), the landowner, and the City Planning Department.

PW.Grade.32
A precise grading plan shall be submitted to the City Engineer for review and approval. A grading permit shall be obtained prior to commencement of any grading activity.

Prior to Issuance
of a Building
Permit
PW.Grade.33
The applicant shall provide a lot pad certification. The pad certification shall include an elevation and compaction certification. The elevation certification shall be stamped and signed by a licensed civil engineer or land surveyor and shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. The compaction certification shall list the relative compaction of the pad soil and shall be certified by a licensed geotechnical engineer.

Prior to Issuance
of a Building
Permit
PW.Grade.31 During
Excavation
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 354 City of Banning - Public Works Department
Conditions of Approval
Grading
24 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Grade.34
The applicant shall provide a Final Grade Certification. The certification shall be stamped and signed by a licensed civil engineer or land surveyor and shall show actual building setbacks, swales, drainage devices, and other items shown in conformance with the approved Precise Grading Plan.

Prior to
Certificate of
Occupancy
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 355 City of Banning - Public Works Department
Conditions of Approval
Stormwater/Water Quality
25 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Storm.01
The applicant shall comply with Chapter 13.24 “Stormwater Management Systems” of the Banning Municipal Code. Informational
PW.Storm.02
The applicant shall submit a Drainage Study with hydrologic and hydraulic analysis for developed and undeveloped (existing) conditions to the Engineering Division for review and approval. The study and analysis shall be prepared by a civil engineer licensed by the State of California. Drainage design shall be in accordance with Banning Master Drainage Plan adopted by Riverside County Flood Control and Water Conservation District (RCFCD), RCFCD Hydrology Manual, and standard plans and specifications. The 10- year storm flow shall be contained within the street curbs, and the 100-year storm shall be contained within the street right-of-way; when this criteria is exceeded, additional drainage facilities shall be designed and constructed.

Informational
PW.Storm.03
The proposed drainage improvement plans shall be designed such that drainage facilities will maintain or reduce the 100-year peak runoff rates presently exiting all Project boundaries. The Project will use on-site detention basins to reduce the storm water flows to or below the existing condition flows prior to their discharge to areas located downstream of the project. The project shall be designed to retain the 100 year 3 hour storm.

Detention facilities shall have a maximum draw down time of 72 hours.

Informational
PW.Storm.04
Applicant shall submit drainage improvement plans for the proposed subdivision with the accompanying hydrology and hydraulic analysis and shall be designed per the RCFC&WCD Hydrology Manual and the City of Banning flood control standards. Finalized studies shall verify the size of flood control facilities. Drainage facilities shall be in accordance with the approved tentative map and specific plan. Plans shall be submitted to RCFC&WCD and/or the City of Banning for review and approval for facilities that are to be owned and/or maintained by RCFC&WCD.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 356 City of Banning - Public Works Department
Conditions of Approval
Stormwater/Water Quality
26 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Storm.05
Trash Capture Devices are designed to keep trash, sediment, and debris from entering the City’s storm sewer system including its’ curb and gutters. The proposed project is in a “Priority Land Use” area (defined as: high-density residential areas (starting from 10 dwellings units/acre), Industrial areas (manufacturers, storage warehouses, distribution centers, junkyards), Commercial areas (populated consumer areas where goods and services are exchanged), Mixed-use areas (areas where high-density residential, industrial, and commercial intermix), and Public Transportation areas (property drains to or from bus stops)). Therefore, the developer shall install, operate, and maintain a “Full Capture” trash treatment control device for all storm drain systems (catch basins, inlets, etc.) on the property that capture runoff from the Priority Land Use area to comply with Trash Amendments/Provisions as defined by the SWRCB. The full capture system/device shall be selected from the SWRCB’s approved Certified “Full Capture Systems” list and shall also be approved by the City Engineer. If the project does not require a WQMP but is in a “Priority Land Use” area, a BMP Maintenance Agreement shall be prepared and executed with the City to ensure proper operation and maintenance of the full capture system/device and an annual self-inspection report shall be submitted to the Engineering Division.

Informational
PW.Storm.06
Stormwater basins within the development shall be privately maintained.

Any public storm drain with connection to a private stormwater basin shall include easements for public access and maintenance of the drainage device.

Informational
PW.Storm.07
Any stormwater basin outlet pipe without a direct connection to a City of Banning accepted storm drain or culvert shall be privately maintained. Informational PW.Storm.08
Easements to the City of Banning over storm drain basins and outlets shall be provided in accordance with the Stormwater Facilities Management Agreement.

Informational
PW.Storm.09
The applicant shall prepare a Final Water Quality Management Plan in accordance with the California Regional Water Quality Control Board Colorado River Basin Region Order No. R7-2013-0011. The WQMP shall identify if the project meets the criteria of a Priority Development Project and identify project Site Design BMP’s and Treatment Control BMP’s as applicable. The WQMP shall be reviewed and approved by the City Engineer.

Prior to the
Issuance of a
Grading Permit
PW.Storm.10
The applicant shall execute a Stormwater Management Facilities Agreement on terms agreed to by the parties guaranteeing the maintenance of stormwater pollution controls. Said agreement shall be recorded with the Riverside County Recorder and run with the land.

Prior to the
Issuance of a
Grading Permit
PW.Storm.11
The applicant shall file a LOMR as required by FEMA to remove the project site from the mapped floodplain in accordance with the preliminary floodplain studies prepared during project entitlement.

Prior to the
Issuance of a
Grading Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 357 City of Banning - Public Works Department
Conditions of Approval
Stormwater/Water Quality
27 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Storm.12
The applicant shall identify and include in its improvement plans structural and non-structural Best Management Practices (BMP’s) as outlined in the Final Water Quality Management Plan (WQMP).

Prior to the
Issuance of a
Grading Permit
PW.Storm.13
Drainage easements, as necessary, shall be shown and dedicated to the City of Banning on the Final Map.

Prior to
Recordation of
Final Map
PW.Storm.14
As required in MMRP MM BIO-3:

Prior to the issuance of a grading permit, the Project applicant will obtain a USACE Section 404 Nation Wide Permit, RWQCB Section 401 Water Quality Certificate, and CDFW Section 1602 Streambed Alteration Agreement. The Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources and obtain a CDFW-executed Lake and Streambed Alteration (LSA) Agreement authorizing impacts to Fish and Game Code section 1602 resources associated with the Project. The notification to CDFW should provide the following information:

1. A stream delineation including the bed, bank, and channel;

2. Linear feet and/or acreage of streams and associated natural communities that would be permanently and/or temporarily impacted by the Project. This includes impacts as a result of routine maintenance and fuel modification.

Plant community names should be provided based on vegetation association and/or alliance per the Manual of California Vegetation (Sawyer et al 2009);

3. A discussion as to whether impacts on streams within the Project site would impact those streams immediately outside of the Project site where there is hydrologic connectivity. Potential impacts such as changes to drainage pattern, runoff,
and sedimentation should be discussed; and

4. A hydrological evaluation of the 100-year storm event to provide information on how water and sediment is conveyed through the Project site.

Prior to the
Issuance of a
Grading Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 358 City of Banning - Public Works Department
Conditions of Approval
Stormwater/Water Quality
28 of 45
COA # Condition of Approval Completion
Milestone Status
Currently, the impacted drainages and overall watershed are not within a service area of an approved mitigation bank. Depending on the timing of impacts and issuance of regulatory permits, should a mitigation bank become approved for the Whitewater River watershed, at minimum 2.67- acres of habitat creation credits from an approved bank will be purchased.

However, since at this time no mitigation bank is approved for the whitewater watershed, it is assumed at minimum 2.67-acres of on-site creation is required as outlined below. If it is determined that on-site mitigation is not feasible, creation of non-wetland waters at an off-site location would be required. The off-site location would be required to have a conservation easement or deed restriction placed over the mitigation area to ensure the site remains mitigation in perpetuity. Additionally, whether on or off-site, the mitigation site will require long-term maintenance and management by a qualified conservancy, including payment of a non-wasting endowment to fund the long-term maintenance.

To meet the criteria of a biologically equivalent or superior alternative, the applicant will offset permanent impacts to a minimum 0.54-acre of MSHCP Section 6.1.2 riverine resources (CDFW jurisdictional resource) as follows including the preparation of an MSHCP DBESP.
• Permanent impacts to a minimum of 0.54-acres of jurisdictional features will be mitigated at a minimum of a 5:1 ratio (2.67 acres) through the creation of in-kind habitat on-site along the eastern and northern most Project boundary. If it is determined that on-site mitigation or off-site is not feasible, additional alternatives could include, payment into an acceptable an approved mitigation bank should one become available at the time of impacts and permitting.
• A Habitat Mitigation and Monitoring Plan for the creation of in-kind habitat will be prepared, reviewed and approved by the City of Banning, USACE, RWQCB and CDFW. The created habitat will be monitored by the Project proponent for a minimum of 5 years; monitoring reports shall be provided to the City of Banning and appropriate regulatory agency on an annual basis. The restoration area must meet standardized success criteria as described in a Habitat Mitigation and Monitoring Plan, which will be required as part of the permit process and approved by the Resource Agencies. • A DBESP will be also prepared, reviewed and approved by the City of Banning and MSHCP wildlife agencies prior to the issuance of grading permits.

PW.Storm.15
Applicant shall make pipeline repairs necessary within the required improvement limits as identified by the City Engineer or City Inspector for City acceptance of facilities.

Prior to Release
of Surety
PW.Storm.16
Applicant shall provide GIS shape files for all roadway centerlines to the City of Banning Public Works Department for inclusion in the GIS database.

Prior to Release
of Surety
PW.Storm.14
(cont'd)
Prior to the
Issuance of a
Grading Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 359 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
29 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.01
All street designs shall comply with City of Banning standard drawings where available. If no City standard is available applicant may select standards in the following order:
1 - City of Banning Standards
2 - Riverside County Standard Drawings
3 - 'Greenbook' Standard Drawings
4 - Caltrans Standard Drawing
5 - Other published standards, subject to approval from the City Engineer.

Any standard drawing other than City of Banning standards shall be included on the improvement plan set as reference.

Informational
PW.Street.02
All street designs shall provide pavement and lane transitions per City of Banning and Caltrans standards for transitions to existing street sections. Informational PW.Street.03
Any public improvements damaged during the course of construction shall be replaced to the satisfaction of the City Engineer, or his/her designee. Informational PW.Street.04
Grading and excavations in the public right-of-way shall be supplemented with a soils and geology report prepared by a professional engineer or geologist licensed by the State of California.

Informational
PW.Street.05
Applicant’s geotechnical engineer shall provide the design of the pavement section and field measured “R-Values” based upon the Caltrans Method. Informational PW.Street.06
Street pavement design shall take into account the subgrade soil strength, the projected traffic loading, and have a design life of 20 years. Informational PW.Street.07
Minimum AC Thickness for any roadway shall be 4" AC, completed in 2 lifts.

Final lift shall be a 0.15-foot cap completed after onsite construction is completed.

Informational
PW.Street.08
A minimum of 36’ of asphalt pavement are required for all new roadways.

For LOCAL, COLLECTOR, DIVIDED COLLECTOR, and ARTERIAL HIGHWAY S, applicant shall provide additional pavement opposite the street centerline of the project to meet the 36’ pavement requirement.

Informational
PW.Street.09
A minimum width of 20 feet for a paved or all weather emergency access in accordance with Riverside County Fire Department Technical Policy #TP 15- 002.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 360 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
30 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.10
Applicant shall provide horizontal and vertical site distance calculations for review and approval by the City Engineer. Safe horizontal traffic sight distances and vertical curve sight distances shall be maintained regardless of street intersection angles, street grades, landscaping, or the lot configuration shown on the approved tentative tract map, as follows:
- All vertical curve sight line design shall be per the Caltrans Design Manual (Figures 201-latest, Topic 405-latest, et al). The vertical curve design speed along with the requisite vertical curve geometric data shall be shown on the improvement-drawing sheet where the curve occurs.
- All horizontal curve sight line design shall be per Riverside County Standards (Plates 114, 821, et al). Horizontal curve design speeds along with the related geometric data shall be tabulated on the improvement drawing sheets where the curves occur.
- Horizontal and vertical sight distances shall be maintained even if such compliance results in reconfigured lots and/or a reduction in the lot count shown on the approved tentative map. City of Banning Ordinances shall be met while achieving the required safety requirements.

Informational
PW.Street.11
In accordance with the California Building Code, Title 24, and the requirements of the Americans with Disabilities Act (ADA), facilities for disabled persons shall be constructed in locations specified by the City Engineer (i.e., accessible paths of travel, curb ramps, etc.).

Informational
PW.Street.12
Parking areas shall be designed and improved with grades not to exceed five percent slope. All applicable ADA standards will be adhered to. Informational PW.Street.13
The street improvement plans shall include details for all ADA ramps, indicating elevations and grades in accordance with City of Banning standard drawings at a scale of 1”=5’ or larger if necessary.

Informational
PW.Street.14
ADA Ramps shall comply with City of Banning Standards and adopted PROWAG guidelines, whichever is stricter. Informational PW.Street.15
All streets shall have a maximum grade of 15 percent. Wherever feasible street grades should be kept to 10 percent or less. Informational PW.Street.16
Access drives to the public right-of-way shall be restricted to those approved by the City Engineer as shown on the approved plans. Informational PW.Street.17
Commercial/Industrial driveway grades shall not exceed eight percent unless approved by the City Engineer. Informational
PW.Street.18
Traffic improvements shall adhere to the criteria shown in the approved Traffic Impact Analysis, Environmental Impact Report, and Mitigation and Monitoring Reporting Program.

Informational
PW.Street.19
Signing and Striping Plans shall show the following at a minimum: stop signs, limit lines and legends, no parking signs, raised pavement markers (including blue raise pavement markers at fire hydrants), and street name signs.

Informational
PW.Street.20
All existing overhead utility lines located on or adjacent to the site shall be undergrounded prior to public improvement acceptance and surety release, to the satisfaction of the Public Works Director, including but not limited to, electrical distribution, telephone, and cable lines, with the exception of electric utility lines over 55 kV in accordance with Ordinance 1500.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 361 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
31 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.21
Project shall incorporate facilities included the adopted Active Transportation Plan, including bike lane facilities. Informational PW.Street.22
Wilson Street (East of O'Donnell Street): Complete full width street improvements for ARTERIAL HIGHWAY roadway per City of Banning Standard ST101.1 (110' ROW, 86' curb to curb) including the following: Curb and Gutter, AC Pavement, Driveways, Street Lighting, Sidewalk, Parkway Landscaping, Traffic Signs, Roadway Striping, Painted Median, Class 2 Bike Lanes.

Informational
PW.Street.23
Wilson Street (West of O'Donnell Street): Construct half width street improvements for ARTERIAL HIGHWAY roadway per City of Banning Standard ST101.1 (55' half width ROW, 43' curb to curb) including the following: Curb and Gutter, AC Pavement, Driveways, Street Lighting, Sidewalk, Parkway Landscaping, Traffic Signs, Roadway Striping, Painted Median, Class 2 Bike Lane.

Informational
PW.Street.24
O'Donnell Street: Construct partial width street improvements for DIVIDED COLLECTOR roadway per City of Banning Standard ST100 (min. 39' half width ROW, 28' curb to CL) including the following: Curb and Gutter, AC Pavement, Driveways, Street Lighting, Sidewalk, Parkway Landscaping, Traffic Signs, Roadway Striping, Painted Median, Class 2 Bike Lanes
Informational
PW.Street.25
Nicolet Street: Construct Nicolet Street from Hathaway Street to O'Donnell Street as an offsite access road in accordance with Riverside County Fire Department Technical Policy TP22-002 with a minimum 24' AC Paving with a structural section designed to carry project truck traffic. Applicant shall provide right of way or easement rights associated with this offsite roadway improvement.

Informational
PW.Street.26
Cottonwood Ave is designated as an Arterial Highway in the City of Banning Circulation Element, with a future interchange connection to Interstate 10, and shall be designed in such a manner to allow for the ultimate overcrossing of Interstate 10.

Cottonwood Ave: Half width street improvements for ARTERIAL HIGHWAY roadway per City of Banning Standard ST101.1 (110' ROW, 86' curb to curb) including the following: Curb and Gutter, AC Pavement, Driveways, Street Lighting, Sidewalk, Parkway Landscaping, Traffic Signs, Roadway Striping, Painted Median, Class 2 Bike Lanes.

THIS CONDITION SHALL NOT APPLY, BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Informational
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 362 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
32 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.27
Applicant shall submit and obtain written approval from the City Fire Marshall for the plans for all public or private access drives or streets. The plans shall include plan view and sectional views and indicate the grade and width of the road measured from flow-line to flow-line. When a dead end access exceeds 150-feet or when otherwise required, a clearly marked fire apparatus access turnaround must be provided and approved by the City Fire Marshall. Applicable covenant, conditions or restrictions (CC&R’s) or other approved documents shall contain provisions which prohibit obstructions such as speed bumps/humps, control gates, or other modifications within said easement or access road unless prior approval from the Fire Marshall is granted.

Prior to Grading
Permit
PW.Street.28
COTTONWOOD AVE ALIGNMENT STUDY: Applicant shall process an alignment study for the ultimate plan and profile for Cottonwood Ave along the project's frontage that would accommodate the ultimate overcrossing and interchange at I-10. Study shall be concurrently processed by Caltrans and the City of Banning.

THIS CONDITION SHALL NOT APPLY, BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Prior to Grading
Permit
PW.Street.29
Applicant shall prepare plans to fully implement requirements in the Traffic Impact Analysis for the project. Intersection improvements shall be designed for the ultimate condition. Improvement Plans shall indicate any right of way requirements that exceed the minimum City of Banning standards.

THIS CONDITION SHALL BE BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Prior to
Recordation of
Final Map
PW.Street.30
Applicant shall provide proposed development plans to the City of Banning Transit Department for review and consideration of bus routing and bus stops. If a bus stop is required Wilson Street, applicant shall provide a Bus Turnout per Riverside County Standard Plan 814, necessary rights of way, bus shelter, trash receptacles, and signage.

Prior to
Recordation of
Final Map
PW.Street.31
A line item shall be included in the Construction Security Worksheet for the personnel needed for twenty-four hours a day, seven days per week for tending and maintaining all construction signage and safety apparatus. To the best extent possible, a person should be available twenty-four hours a day and seven days a week. The police department and fire department shall have access to the phone number. If there is a public concern, any person can contact the police/fire department who will be able to get a hold of the personnel. The personnel shall be available as on-call and the telephone number for the on-call person shall be publicly available at the Banning Police and Fire Departments. The City of Banning’s construction inspectors shall have the authority to stop the work in progress until the safety signage/lighting has been restored to a condition acceptable to said inspector.

Prior to
Recordation of
Final Map
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 363 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
33 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.32
HARGRAVE STREET AND I-10 WESTBOUND RAMPS:

The project traffic impact analysis indicates that the intersections of Hargrave Street and Interstate-10 will operate below acceptable levels with the additional of project traffic, and that the impact can be mitigated with the installation of a traffic signal.

Applicant shall prepare and process plans with Caltrans for the installation of a traffic signal at this intersection. Issuance of an encroachment permit by Caltrans is required prior to the issuance of a building permit.

Applicant shall construct the traffic signal at this intersection and have it operational prior to a Certificate of Occupancy.

THIS CONDITION SHALL NOT APPLY, BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Prior to Building
Permit
-
Prior to
Certificate of
Occupancy
PW.Street.33
HARGRAVE STREET AND I-10 EASTBOUND RAMPS:

The project traffic impact analysis provides that the project contributes to the ultimate traffic at this intersection, with 32.2% fair share cost for the installation of a traffic signal and 29.5% for the addition of a southbound left turn lane.

Applicant shall prepare and process plans with Caltrans for the installation of a traffic signal and striping at this intersection. Issuance of an encroachment permit by Caltrans is required prior to the issuance of a building permit.

Applicant shall construct the traffic signal at this intersection and have it operational prior to a Certificate of Occupancy. Applicant is eligible for DIF reimbursement for project costs above the stated fair share requirements and may enter into a Reimbursement Agreement with the City of Banning for this work.

THIS CONDITION SHALL NOT APPLY, BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Prior to Building
Permit
-
Prior to
Certificate of
Occupancy
PW.Street.34
FAIR SHARE IMPROVEMENTS:

The project traffic impact analysis provides that the project contributes to the ultimate traffic at Hathaway and Nicolet. The study assumes 67.9% fair share cost for the installation of a traffic signal and 71.6% to restripe the southbound approach to provide one left turn lane and one shared throughright turn lane.

Applicant shall prepare and construct the improvements listed above, and may enter into a reimbursement agreement with the City of Banning for the balance of the project costs to be reimbursed to the developer as other fair share contributions for the intersection are received by the City of Banning.

Prior to
Certificate of
Occupancy
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 364 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
34 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.35
A Traffic Control Plan shall be submitted for review and approval by the City Engineer. The Traffic Control Plan shall be prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation. Traffic control shall be included as a line item in the Engineer's Estimate for bonding purposes. No construction shall be allowed prior to the approval of this plan.

Prior to
Encroachment
Permit
PW.Street.36
Street lights shall be installed in accordance with the City of Banning Electric Department Standards. A detailed lighting plan shall be submitted for review and approval by the City’s Electric Department and City Engineer prior to recordation of Final Maps. The plan shall indicate style, illumination, location, height and length of mast arm.

Prior to
Encroachment
Permit
PW.Street.37

FRONTAGE IMPROVEMENT CONDITIONS FOR COTTONWOOD AVE - THIS

CONDITION SHALL NOT APPLY, BASED ON THE PROJECT DEVELOPMENT AGREEMENT NEGOTIATIONS AND THE PUBLIC BENEFITS PROVIDED THEREIN.

Prior to
Certificate of
Occupancy
PW.Street.38
As required in MMRP GHG-1, please include the following note on Street Improvement Plans:

Prior to issuance of tenant occupancy permits, the Project shall be required to install a solar photovoltaic (PV) system or otherwise acquire energy from the local utility that has been generated by renewable sources, sufficient to power the anticipated initial improvements for the warehouse (i.e., the Title 24 electricity demand and the plug-load). The final PV generation facility size requires approval by Southern California Edison (SCE). SCE’s Rule 21 governs operating and metering requirements for any facility connected to SCE’s distribution system. Should SCE limit the off-site export, the proposed Project may utilize a battery energy storage system (BESS) to lower off-site export while maintaining on-site renewable generation to off-set consumption. The building shall include an electrical system and other infrastructure sufficiently sized to accommodate the PV arrays. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage. In addition, to ensure that the Project’s electrical room(s) is sufficiently sized to accommodate the potential need for additional electrical panels, either (1) a secondary electrical room shall be provided in the building, or (2) the primary electrical room shall be sized 25 percent larger than is required to satisfy the service requirements of the building or the electrical gear shall be installed with the initial construction with 25 percent excess demand capacity.

Prior to
Certificate of
Occupancy
PW.Street.39
All fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street/access driveway as approved by the Fire Marshall and must be maintained in good condition by the property owner until the street is accepted for maintenance.

Prior to
Certificate of
Occupancy
PW.Street.40
All required public improvements for the project shall be completed, tested, and approved by City of Banning and/or other governing agency to the satisfaction of the City Engineer or their designee.

Prior to
Certificate of
Occupancy
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 365 City of Banning - Public Works Department
Conditions of Approval
Streets and Traffic
35 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Street.41
Applicant shall install all street name signs, striping, and related signage as shown on the approved plans to the satisfaction of the City Engineer and Public Works Director.

Prior to
Certificate of
Occupancy
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 366 City of Banning - Public Works Department
Conditions of Approval
Landscaping
36 of 45
COA # Condition of Approval Completion
Milestone Status
PW.LS.01
The applicant shall be required to enter into a Landscape Maintenance Agreement for the perpetual maintenance of landscaping within the public right-of-way fronting the project sites.

Informational
PW.LS.02
Prior to laying of the aggregate base layer for any new streets, all landscaping irrigation services (or sleeves to accommodate said services) shall be installed. Street cut permits may be denied and alternate methods may be required for any construction within a street that was accepted by the City within the prior five years.

Informational
PW.LS.03
The applicant shall plant and maintain trees, shrubs, and ground cover placed in the parkway, slopes adjacent to public rights-of-way, and median islands constructed in connection with the project in accordance with applicable City standards until maintenance of such area is turned over to Property Owners Association. This includes ensuring that irrigation systems are operating properly, the clearing of debris, and regular weed removal.

Informational
PW.LS.04
Landscape and irrigation plans for all required facilities shall be submitted for approval. The final design of the parkways, walls, landscaping, and sidewalks shall be included in the plans and shall be subject to approval by the Community Development Director and City Engineer.

Informational
PW.LS.05
All landscape improvements within public right of way shall be compliant with the City of Banning MWELO guidelines. Informational PW.LS.06
Applicant shall prepare and submit to the City of Banning Public Works Department landscape and irrigation for approval
Prior to
Encroachment
Permit
PW.LS.07
An automatic sprinkler system and landscaping shall be installed, within the common areas including perimeter slopes and perimeter streets. Each system shall include a smart landscape irrigation controller (including remote communication), a separate water meter and electric meter, and plantings as approved by the Community Development Director. Landscaping plans and specifications shall be reviewed and approved by the City Engineer.

Prior to
Certificate of
Occupancy
PW.LS.08
As required in MMRP MM GHG-4, please include the following note on Landscape and Irrigation Plans:

Prior to the to issuance of Certificate of Occupancy, the Planning Department shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on-site shall be 100 percent electrically powered. This mitigation measure applies only to tenant permits and not the building shell approvals.

Prior to
Certificate of
Occupancy
PW.LS.09
Landscape improvements shall be certified by a licensed landscape architect or licensed landscape contractor as having been installed in accordance with the approved detailed plans and specifications. The applicant shall furnish said certification, including an irrigation management report, for each landscape irrigation system and any other required implementation report determined applicable, to the City Engineer for review and approval.

Prior to Surety
Release
PW.LS.10
Applicant shall provide GIS shape files for all irrigation lines and appurtenances including street crossings to the Public Works Department for inclusion in the GIS Database.

Prior to Surety
Release
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 367 City of Banning - Public Works Department
Conditions of Approval
Potable Water
37 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Wat.01
All public potable water improvements shall be constructed per City of Banning Standards and Specifications, Standard Specifications for Public Works Construction, current edition, or as otherwise approved in writing by the City Engineer.

Informational
PW.Wat.02
All private potable water improvement shall be designed and constructed per California Building Code, California Plumbing Code, and California Fire Code, latest editions. All private improvements shall be concurrently reviewed by the Building and Safety Department.

Informational
PW.Wat.03
All private fire suppression systems shall be reviewed and approved by the City Fire Marshall. Informational
PW.Wat.04
Applicant shall install facilities within public rights of way. Where public right of way is not available, applicant shall provide easement rights to the City of Banning covering existing and proposed facilities necessary for the project.

Informational
PW.Wat.05
A water improvement plan shall be submitted, separate from grading or site plans, showing proposed water service connection sizes and locations, including separate laterals for irrigation and fire protection. Both the domestic and irrigation water services will require the installation of a RP backflow protection device.

Informational
PW.Wat.06
Applicant shall provide detail water demand and hydraulic calculations for use in sizing laterals, meters, backflows, and booster pumps as necessary, and for annual indoor and outdoor usage.

Informational
PW.Wat.07
All water mains and fittings shall be a minimum of 8-inch in diameter and shall be DIP. Water line easements shall be a minimum width of 20 feet if installed outside of right-of-way or public utility easement.

Informational
PW.Wat.08
Fire hydrants shall be installed within the right of way of the Parcel Map boundaries as per approved plans, at a 300-foot maximum spacing. Informational PW.Wat.09
The fire service with require a RPDA backflow protection device. Private fire hydrants shall be painted red, and approval of location and materials to be coordinated with the Fire Department.

Informational
PW.Wat.10
A backflow device must be installed on all common-area buildings and at each irrigation water connection. The backflow device must be in compliance with City of Banning standards and specifications.

Informational
PW.Wat.11
Any utility work associated with the development that disturbs roadways constructed in the previous 5 years shall include full cross section grind and overlay for trench repair tasks.

Informational
PW.Wat.12
Prior to recordation of the final parcel map, associated improvement plans for potable water facilities shall be submitted to the City for review and approval and shall be substantially complete to the satisfaction of the City Engineer.

Prior to
Recordation of
Final Map
PW.Wat.13
Potable water easements, as necessary, shall be shown and dedicated to the City of Banning.

Prior to
Recordation of
Final Map
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 368 City of Banning - Public Works Department
Conditions of Approval
Potable Water
38 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Wat.14
Submit a hydraulic analysis report demonstrating adequate pressures throughout the project’s water system during max day demand (MDD) with fire flow conditions. The hydraulic analysis, based on the City’s latest calibrated water model, shall identify when and if additional facilities would be required to meet Project water demands. The study shall assume that 2 sources of water are necessary, and identify any offsite water improvements required to meet required project flows.

Prior to
Encroachment
Permit
PW.Wat.15
All required water lines and fire hydrants shall be installed and made operable before any building permits are issued. This may be done in phases if the construction work is in progress for emergency vehicles.

Prior to Building
Permit
PW.Wat.16
Applicant shall make pipeline repairs within the required improvement plans necessary as identified by the City Engineer or City Inspector for City acceptance of facilities.

Prior to Release
of Surety
PW.Wat.17
Applicant shall provide GIS shape files for all potable water lines and appurtenances including service laterals to the Public Works Department for inclusion in the GIS Database.

Prior to Surety
Release
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 369 City of Banning - Public Works Department
Conditions of Approval
Sewer
39 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Sew.01
All public sewer improvements shall be constructed per City of Banning Standards and Specifications, Standard Specifications for Public Works Construction, current edition, or as otherwise approved in writing by the City Engineer.

Informational
PW.Sew.02
Applicant shall install facilities within public rights of way. Where public right of way is not available, applicant shall provide easement rights to the City of Banning covering existing and proposed facilities necessary for the project.

Informational
PW.Sew.03
All sewer lines to be constructed within the public right-of-way shall be extra strength Vitrified Clay Pipe (VCP). All sewer mains shall be minimum of 8 inches in diameter. Any sewer main greater than 15-inches (15”) shall be extra strength VCP. Any sewer with more than 15’ cover (FG/FS to top of pipe) shall be extra strength VCP. Final sizes shall be approved by the City Engineer based on calculations submitted by the design engineer accounting for ultimate discharge flows for phase and all upstream areas. Sewer line easements shall be a minimum of 20 feet wide if installed outside of right-ofway or public utility easement.

Informational
PW.Sew.04
Any sewer force main shall be Ductile Iron Pipe with internal epoxy coating.

Sizing to be determined by hydraulic analysis of the proposed lift station. Informational PW.Sew.05
Each developed parcel shall have its own sewer lateral and shall be PVC SDR

26. Informational
PW.Sew.06
A sewer check valve shall be provided for each building with a finish pad elevation lower than the rim elevation of the immediate up-stream sewer manhole.

Informational
PW.Sew.07
Any pad with an elevation lower than the nearest upstream manhole rim elevation shall require a backwater valve. Informational PW.Sew.08
Sewer mains shall maintain a straight alignment from manhole to manhole whenever feasible. The required radius, when necessary, shall be achieved by use of deflection at the joint with VCP pipe, following manufacturer’s guidelines.

Informational
PW.Sew.09
The City of Banning will not permit any forced sewer system maintained by any entity other than the City of Banning within City of Banning rights of way. Private sewer pumps to public force main is not permitted.

Informational
PW.Sew.10
Any utility work associated with the development that disturbs roadways constructed in the previous 5 years shall include full cross section grind and overlay for trench repair tasks.

Informational
PW.Sew.11
Prior to recordation of the final parcel map, associated improvement plans for sewer facilities shall be submitted to the City for review and approval and shall be substantially complete to the satisfaction of the City Engineer.

Prior to
Recordation of
Final Map
PW.Sew.12
Sewer easements within the required improvement plans and as necessary, shall be shown and dedicated to the City of Banning on the Final Map.

Prior to
Recordation of
Final Map
PW.Sew.13
Applicant shall provide plans and capacity studies for a sewer pump station to be located on Lot D as shown on the Tentative Parcel Map. The sewer lift station shall be designed to municipal standards and will be dedicated and operated by the City of Banning Wastewater Utility.

Prior to
Encroachment
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 370 City of Banning - Public Works Department
Conditions of Approval
Sewer
40 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Sew.14
Applicant will construct sewer force main from the proposed sewer lift station to a connection point on the existing City of Banning gravity sewer main.

Prior to
Encroachment
Permit
PW.Sew.15
Applicant shall fill out and submit an Industrial User Survey form and an Industrial Waste Permit application.

Prior to
Encroachment
Permit
PW.Sew.16
Submit Sewer Improvement Plans along with the infrastructure phasing plan to the City Engineer for review and approval.

Prior to
Encroachment
Permit
PW.Sew.17
The applicant shall inspect with CCTV all new public sewer mains and submit to the City for review and approval prior to surety release and acceptance of sewer improvements.

Prior to Release
of Surety
PW.Sew.18
Applicant shall make pipeline repairs within the required improvement plans as identified by the City Engineer or City Inspector for City acceptance of facilities.

Prior to Release
of Surety
PW.Sew.19
Applicant shall provide GIS shape files for all sewer lines and appurtenances including service laterals to the Public Works Department for inclusion in the GIS Database.

Prior to Release
of Surety
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 371 City of Banning - Public Works Department
Conditions of Approval
Electric
41 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Electric.01
The Developer will be responsible for the cost of all electric distribution facilities and related infrastructure needed to serve the development’s project. The Developer may be required to execute one or more line extension agreements with the City of Banning Electric Utility (“Utility”) providing for the installation, construction, improvement, and dedication of the utility system following approval of Tentative Parcel Map.

Informational
PW.Electric.02
Areas/Locations will be required for onsite electric distribution equipment, pad mounted transformer(s), vault(s) & service equipment etc. The areas/locations must be sufficient for safe operation and maintenance of the electric utility equipment. The infrastructure installed shall be adequate to support power delivery to each facility within the project. The Developer shall provide and install all conduits, vaults, and other materials associated with electric utility installations. The Utility will provide pad-mounted equipment, cables, and their terminations at the Developer’s cost.

Informational
PW.Electric.03
All electric utility equipment including but not limited to poles, substructures, transformers, pad mounted switch(es), meter(s) and/or metering equipment shall have adequate working clearances per Utility requirements. Some trees and bushes shown on the landscape plan might be eliminated.

Informational
PW.Electric.04
The Utility own and operates several electric facilities consisting of 69/34.5kV delivery, 12.47kV distribution, and fiber optic communication facilities that surround this project. It will be the Developer’s responsibility to facilitate a design and construction for interconnection, relocation, and undergrounding of these utility assets within the Final Map improvement limits and coordination with the Electric Utility will be required for any said interconnection and relocation to accommodate new building/facility placement or new right-of-way alignment/setback.

Informational
PW.Electric.05
Streetlight and streetlight infrastructure required by Public Works and/or the City shall be installed by the developer, including any necessary metering equipment, and are assumed to be publicly owned and to be maintained by the Utility.

Informational
PW.Electric.06
The Developer will be required to adhere to all requirements and guidelines within the City of Banning Electric Utility General Commercial Service Requirements.

Informational
PW.Electric.07 Prior to the issuance of a grading permit, electric utility infrastructure backbone plans for this project must be completed.

Prior to Grading
Permit
PW.Electric.08
Prior to constructing the Utility’s electric distribution system, the developer shall submit a detailed engineering plan showing design, location and schematics for the utility system to be approved by the Utility. It will also be required that the developer follow the Electric Utility Maps & Records requirements. This will allow the utility to assist with the review of distribution plans completed by the Developer and provide a cost estimate(s) to service the project. Design conditions and requirements to serve the project with electricity shall be discussed and reviewed following approval of the Parcel Map.

Prior to
Encroachment
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 372 City of Banning - Public Works Department
Conditions of Approval
Electric
42 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Electric.09
The Utility will require adequate easements needed to serve the project. An easement is described as an area behind sidewalk and outside of the boundaries of the right-of-way (R/W). Easements will be required for vaults, conduits, streetlights and pad mounted transformers and switches and any other electric distribution equipment outside of the R/W. Adequate easements will be required to serve all parcels of this project. These easements shall be offered for dedication to the City of Banning for public utility purposes. A non-exclusive easement shall be provided to the City of Banning to include the installation of electric distribution facilities within all common areas.

Prior to
Encroachment
Permit
PW.Electric.10
Prior to the issuance of a building permit, electric utility infrastructure (conduits, vaults, etc.) must be completed as well as any temporary or permanent electric infrastructure to supply power to each parcel as constructed. The developer will be required to submit load calculations and execute one or more Electric Service Agreements for each building or parcel.

Prior to Building
Permit
PW.Electric.11 All plans for electric vehicle charging station infrastructure and distributed energy resources must be discussed with the Utility for review and approval.

Prior to Building
Permit
PW.Electric.12
Applicant shall provide GIS shape files for all potable water lines and appurtenances including service laterals to the Public Works Department for inclusion in the GIS Database.

Prior to Surety
Release
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 373 City of Banning - Public Works Department
Conditions of Approval
Solid Waste/Refuse
43 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Refuse.01
Effective January 1, 2022, all businesses shall subscribe to City’s threecontainer (trash, recycling, organics), Collection Services per Banning Municipal Code, Title 8.28, “Garbage Collection and Disposal” unless a City approved exemption is granted. Information on the program is available on the City of Banning website and made available at the following link:
https://library.municode.com/ca/banning/codes/code_of_ordinances.

Informational
PW.Refuse.02 Applicant shall comply with the City of Banning Trash and Recycling Enclosure Design Guide Informational
PW.Refuse.03
Applicants are required to use the City’s exclusive franchise hauler (Waste Management) unless otherwise approved in writing by the Public Works Department.

Informational
PW.Refuse.04
Construction debris shall be disposed of at a certified recycling site. It is the responsibility of the developer to contact the City’s franchised solid waste hauler, Waste Management of the Inland Valley, at 1-800-423-9986 for disposal of construction debris.

Informational
PW.Refuse.05
Applicants are encouraged to review the referenced sections in the 2019 California Green Building Standard Code:

HTTPs://calgreenenergyservices.com/wp/wpcontent/uploads/2019_california_green_code.pdf Informational
PW.Refuse.06
Applicants shall submit a Construction and Demolition Waste Diversion Plan to the City’s Solid Waste Program Coordinator (SWPC) prior to commencement of construction or demolition. Contact the SWPC at [email protected] or 951.922.3193 for further details and to obtain a plan template.

Prior to
Demolition
AND/OR Prior to
Building Permit
PW.Refuse.07
The developer shall participate in the City’s recycling and diversion programs by providing a solid waste enclosure to accommodate necessary solid waste containers.

Prior to Building
Permit
PW.Refuse.08
All new development projects including, but not limited to, industrial and business buildings and facilities, as well as multi-family complexes shall provide a solid waste enclosure to accommodate trash, recycle and organics waste bins and/or containers. Solid waste enclosures for multiple tenant properties, such as a shopping center, must design the enclosure to accommodate all waste containers of the property.

Prior to Building
Permit
PW.Refuse.09 Solid waste enclosures shall be located on the site to be serviced. Prior to Building Permit
PW.Refuse.10 The enclosure shall be designed for the exclusive use of housing solid waste containers including trash, recyclable and organics materials.

Prior to Building
Permit
PW.Refuse.11
Enclosures shall be lockable and/or contain locking bins. Locking mechanisms on enclosures and/or bins shall be approved by the City of Banning Solid Waste Franchise Hauler.

Prior to Building
Permit
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 374 City of Banning - Public Works Department
Conditions of Approval
Solid Waste/Refuse
44 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Refuse.12
As required in MMRP GHG-3, please include the following note on Building Plans:

The development shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certificate of tenant occupancy permits, a recyclables collection and load area shall be constructed in compliance with County standards for Recyclable Collection and Loading Areas, and the facility’s operator shall be required to provide the City with a copy of the Project’s recycling program. This mitigation measure applies only to tenant permits and not the building shell approvals.

Prior to
Certificate of
Occupancy
PW.Refuse.13
As required in MMRP RCM AIR-4, please include the following note on Building Plans:

Materials and Spoils Control. Development Project materials will not be cast from the Development Site, and Development Project related debris, spoils, and trash will be contained daily and removed to a proper disposal facility.

Prior to Building
Permit
PW.Refuse.14
As required in MMRP MM GHG-1, please include the following note on Building Plans:

Provide separate recycling bins within each commercial/industrial building and provide large external recycling collection bins at central locations in the commercial and industrial land uses for collection truck pickup. Provide a commercial recycling/composting program that provides 70 percent diversion of waste for the commercial land uses. Provide an industrial recycling program that provides 80 percent diversion of waste for the industrial land uses.

Prior to Building
Permit
PW.Refuse.15
Pursuant to CAL Green Building Standards Code section code 5.408.

Construction and demolition wastes must be recycled and or salvaged for a reuse minimum of 65% of nonhazardous construction demolition waste materials. All projects require construction waste reduction, disposal and recycling services that comply with the 2019 California Green Building Standards Code (CALGreen) as described in the Non-Residential (5.408).

Prior to
Certificate of
Occupancy
PW.Refuse.16
187. Applicants shall submit a Construction and Demolition Waste Diversion Reporting Form to the City’s Solid Waste Program Coordinator upon completion of the project to obtain diversion approval prior to final sign-off.

Contact the SWPC at [email protected] or 951.922.3193 for further details and to obtain a report form template.

Prior to
Certificate of
Occupancy
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 375 City of Banning - Public Works Department
Conditions of Approval
Fees
45 of 45
COA # Condition of Approval Completion
Milestone Status
PW.Fees.01
All fees must be paid in full at the thresholds identified below. Plan check fees for professional report review and all improvement plan reviews shall be paid at the time of submittal of said documents in accordance with the fee schedule in effect at the time of the submittal.

Informational
PW.Fees.02
Applications submitted without full payment of fees are deemed incomplete.

Plan review will not commence until all fees are paid. Informational PW.Fees.03
Evidence of paid fees to agencies outside the City of Banning is required prior to the issuance of any applicable permit. Informational PW.Fees.04
Public Works Grading Permit fees (including fees for NPDES inspections) shall be paid prior to the issuance of any permits in accordance with the fee schedule in effect at the time of scheduling.

Prior to Grading
Permit
PW.Fees.05
Public Works Encroachment Permit and Inspection fees shall be paid prior to the issuance of any permits in accordance with the fee schedule in effect at the time of scheduling.

Prior to
Encroachment
Permit
PW.Fees.06
Water Meter fees and installation fees shall be paid in full prior to installation of any water meter in accordance with the fee schedule in effect at that time.

Prior to
Installation
PW.Fees.07
Water connection fees shall be paid in accordance with the fee schedule in effect at that time, unless otherwise specified in the Development Agreement.

Prior to Building
Final/C of O
PW.Fees.08
Sewer connection fees shall be paid in accordance with the fee schedule in effect at that time, unless otherwise specified in the Development Agreement.

Prior to Building
Final/C of O
PW.Fees.09
Traffic Impact fees shall be paid in accordance with the Development Impact Fee schedule in effect at that time, unless otherwise specified in the Development Agreement.

Prior to Building
Final/C of O
Banning COC Draft PW PC COA - DR21-7017 Banning Commerce 376 Ordinance 1609