Agenda packet, regular meeting — Banning City Council, January 13, 2026 (part 3 of 4)

493
PASSED, APPROVED AND ADOPTED this 22nd day of October 2024 .

ATTEST:

Caroline Patton , Admin·
City of Banning
APPROVED AS TO FORM:

Serita~~-----
Richards, Watson & Gershon
Resolution 2024-170

Page 2 of 4 ends

Alberto Sanch;
1 z1 ay r
City of Banniny
494
CERTIFICATION:

I , Caroline Patton , Administrative City Clerk of the City of Banning , California , do hereby certify that the foregoing Resolution 2024- 170 , was duly adopted by the City Council of the City of Banning , California , at a regular meeting thereof held on the 22nd day of October 2024 by the following vote, to wit:

AYES : Flynn , Happe , Sanchez , and Wallace .

NOES :

ABSENT: Minjares .

ABSTAIN :

Resolution 2024- 170

Page 3 of 4 ends

Caroline Patton , Admi • tr tive City Clerk
City of Banning , California
495
Resolution 2024- 170

Page 4 of 4 ends

EXHIBIT A
Reimbursement Agreement
496
Reimbursement Agreement Related to Pipeline Design and Relocation for the Sun Lakes Boulevard Extension Project
THIS REIMBURSEMENT AGREEMENT {" Agreement") is made and entered into as of this __ th day of ____ _, 2024 (" Effective Date"), by and between SFPP, L.P., a Delaware limited partnership {" SFPP"), with an office at 1001 Louisiana Street, Houston, TX 77002, and the City of Banning, a California municipal corporation {" City") whose address is 99 E. Ramsey Street, Banning Ca, 92220.

WHEREAS, City is proposing to construct an extension of Sun Lakes Blvd, hereinafter referred to as the " Project," which will necessitate inspection personnel to be on site during the course of Project and necessitate relocation of SFPP' s LS-111 /112/ 113 petroleum line " SFPP Facility", as shown in the attached Exhibit " A".

WHEREAS, City has agreed to reimburse SFPP for one hundred percent ( 100%) of the total cost of such inspector time and relocation expenses, as described in attached Exhibit " B".

NOW THEREFORE, for and in consideration of the premises and the mutual benefits to all parties, and intending hereby to be legally bound, it is understood and agreed as follows:

1. SFPP will be on site during construction of the Project to inspect, protect and complete the work to relocate the SFPP Facility in a manner that will be sufficient for both SFPP and City, as depicted in in the drawing attached hereto as Exhibit " A", all hereinafter referred to as the " Work." SFPP is hereby granted a right of entry in and upon City' s property as reasonably necessary for SFPP to perform the Work.

All Work performed by SFPP shall comply with any and all applicable laws, statutes, regulations, and orders. Some or all of the Work constitutes " public works" as defined in California Labor Code Section 1720( a). As to that portion of the Work constituting public works, SFPP will comply with Labor Code Sections 1720 through 1861 including paying prevailing wages and otherwise complying with the requirements set forth in Exhibit " C", California Labor Code Compliance" attached hereto and incorporated by reference herein.

2. City will secure and grant easement rights for SFPP sufficient to execute the Work and continued operation and maintenance of the SFPP Facility. Such easement agreements shall be approved by SFPP prior to City purchasing the easement agreements.

3. City shall pay SFPP for one- hundred percent ( 100%) of the actual costs and expenses incurred by SFPP to perform the Work (" Reimbursement Expenses"). SFPP estimates that the Reimbursement Expenses to be incurred by SFPP and paid by City are $ 3,711, 119.

4. City shall prepay SFPP the Reimbursement Expenses in phases necessary to complete the Work in accordance with the scope of work as described in Exhibit " B" attached hereto each payment hereinafter defined as a "Progress Payment"). SFPP to provide City with an estimate for each Progress Payment in the form of a Progress Payment Invoice Invoice") in advance of performing the Work or ordering materials. Such estimate is a 1 497
budgetary estimate only, and shall not in any way constitute a limit upon the amount of the total actual cost of the Work, including overheads and taxes, incurred by SFPP, for which City shall be liable to pay hereunder. Such cost estimate is based on the costs of labor and expenses current at the time of preparation of the estimate, and is subject to revision by and at the discretion of SFPP to reflect any changes in such cost that may occur prior to the completion of the Work. Such cost estimate makes no provision of encountering unforeseen rock, water, bad weather, or any other unforeseen contingencies in connection with the Work and such contingencies will be included and accounted for in the total actual cost of the Work, for which City agrees to reimburse SFPP in full.

Notwithstanding the foregoing, the City shall have the right to terminate this Agreement for any reason at any time within Phase 1 and Phase 2 as shown in Exhibit B by providing SFPP not less that fifteen ( 15) day' s prior, written notice. In such event, City shall pay SFPP for any portion of the Work not yet paid for, but satisfactorily performed.

5. Upon full execution of this Agreement, City shall pay SFPP $ 128,938 as an initial Progress Payment for the first phase of the Work identified in Exhibit " B". SFPP shall be under no obligation to commence any activities relative to the Work until City has fully paid SFPP in accordance with the Invoice and all authorizations and permits, if any, necessary to complete the Work have been received. Upon receipt of the Progress Payment, SFPP will make arrangements to begin the Work as soon thereafter as reasonably possible. SFPP shall be under no obligation to incur any damages or additional expense for any delay to the Work and shall have no liability whatsoever to City for expired permits or additional adjustments necessary to complete the Work if any Progress Payment is delayed or withheld. All payments due hereunder shall be in the form either of a check or a wire transfer.

6. As promptly as reasonably possible, but no sooner than ninety ( 90) days following completion of all phases of the Work, SFPP shall provide City an accounting for any variance between the sum of all Progress Payments and the total Reimbursement Expenses (" Final Accounting"); provided, however, that City shall be obligated to pay SFPP for the total Reimbursement Expenses regardless of whether the Reimbursement Expenses are more or less than the total Progress Payments. The Final Accounting shall include written documentation of all costs incurred by SFPP reflected therein.

In the event City owes SFPP additional payment to cover the Reimbursement Expenses, SFPP will provide a final invoice to City within thirty ( 30) days after the Final Accounting.

Should City fail to make payment of such invoice within ( 60) days after its receipt of the Final Accounting, SFPP shall be entitled to collect from City the amount of said invoice together with interest at a rate equal to the then- applicable Federal Energy Regulatory Commission (" FERC") refund interest rate as specified in Section 154. 501( d) of FERC' s regulations. Such interest shall accrue on unpaid amounts, including on unpaid interest, compounded monthly, beginning on the payment due date of SFPP' s invoice to City and terminating when such invoice is paid. In the event that SFPP owes City a refund of amounts paid, SFPP agrees to make that refund to City within sixty ( 60) days after providing the Final Accounting to City.

7. City agrees to perform the Project in accordance with the drawings for the Project as provided to SFPP and in effect on the date this Agreement is executed and will not make any changes to the Project where the SFPP Facility is involved without prior written notification to SFPP. If changes to the Project are made or future changes are made to City' s development that affect the SFPP Facility such that additional adjustments are 2 498
necessary within SFPP' s currently existing right of way or otherwise affect the property interests of SFPP, then SFPP will provide the City with a new cost estimate. If approved by City, SFPP will provide an invoice for payment thereof to the City and proceed to make the adjustments after receiving payment.

8. SFPP will keep all cost records pertaining to the Work in order to have them readily available for City to audit. City has the right to audit the records during the regular office hours of SFPP for a period of three ( 3) years from the date the Work is completed.

9. SFPP and City acknowledge and agree that nothing in this Agreement shall operate or be construed as a representation or guarantee that the activities of SFPP shall result in the Work being successful or completed, or that the Work will be completed by any specific or anticipated date, and SFPP shall have no liability whatsoever to City for the failure to complete the Work, provided however, while recognizing this is an accommodation without financial incentive to SFPP, SFPP will undertake the Work in its normal course of business. The Work undertaken by SFPP herein shall be provided with NO WARRANTY,

EXPRESS OR IMPLIED, AS IS, WHERE IS, WITH ALL FAUL TS, AND SFPP DISCLAIMS

ALL OTHER WARRANTIES, EXPRESS OR IMPLIED, WITH REGARD TO ITS

ACTIVITIES OR ANY MATTER HEREUNDER, INCLUDING, BUT NOT LIMITED TO,

ANY WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR USE OR PURPOSE, OR CONFORMANCE TO MODELS OR SAMPLES OF MATERIAL. In no event shall SFPP be liable to City with respect to SFPP' s Work or for any losses, costs, liabilities, obligations, or damages arising out of or in connection with such Work, whether arising in contract, tort, ( including, but not limited to, negligence or strict liability) or otherwise. IT IS SPECIFICALLY AGREED THAT SFPP SHALL HAVE NO OBLIGATION

WHATSOEVER FOR, AND CITY EXPRESSLY WAIVES, ANY LOST PROFITS,

CONSEQUENTIAL, INDIRECT, SPECIAL, EXEMPLARY, OR PUNITIVE DAMAGES,

INCLUDING, WITHOUT LIMITATION, DELAY DAMAGES WITH RESPECT TO THE WORK, OR THIS AGREEMENT, REGARDLESS OF HOW CAUSED.

10. By granting its consent to the Project in conjunction with the performance of the Work, it is understood that SFPP does not assume any additional responsibility for the protection, operation, and maintenance of its SFPP Facility because of the Project. In consideration of such consent, City agrees to defend, indemnify, and hold SFPP, its officers, employees, representatives, agents, contractors, and subcontractors harmless, from and against any and all claims, demands, actions, expenses ( including court costs and attorneys' fees), losses, damages, stop notices, liens, causes of action, and liability (" Claims"), whether with respect to the parties hereto or third parties, for damage to property or injury to or death of persons, to the extent arising out of or related to the negligent acts or omissions, or willful misconduct, of the City in connection with the Work or the Project, except to the extent any such Claim is caused by or arises out of the gross negligence or willful misconduct of SFPP or its employees or contractors.

SFPP agrees to defend, indemnify, and hold City, its elected officials, officers, employees, representatives, agents, contractors, and subcontractors harmless, from and against any and all Claims, whether with respect to the parties hereto or third parties, for damage to property or injury to or death of persons, to the extent arising out of or related to the negligent acts or omissions, or willful misconduct, of SFPP in connection with the Work or the Project, except to the extent any such Claim is caused by or arises out' of the negligence or willful misconduct of the City or its employees or contractors. 3 499

11. City and SFPP shall each carry, and cause their contractors and subcontractors to carry, at its and their own expense, with reliable insurance companies authorized to provide insurance within the State of California, insurance to cover their respective obligations and liabilities under this Agreement, including, but not limited to worker' s compensation insurance with employer' s liability coverage, commercial general liability insurance with contractual liability coverage, and automobile liability insurance. To the extent The Work performed by or on behalf of SFPP consists of design professional services, SFPP shall also provide professional liability insurance. The parties further agree that all policies of insurance that are intended to cover any liabilities, expenses, losses, claims, costs including attorneys' fees), suits, and causes of action incurred hereunder shall be properly endorsed to waive the insurer' s rights of subrogation ( except any worker' s compensation and professional liability policies), under any such policies, against the other party. The form and limits of the policies required to be maintained by City' s contractor( s) and SFPP shall be as reasonably established by City' s risk manager. Both parties may satisfy their insurance obligations hereunder through its program of self- insurance.

12. This Agreement shall be effective as of the Effective Date and shall remain in full force and effect thereafter until the date that the Parties' rights and obligations under Sections 4, 5, and 6 of this Agreement, including the right to payment and refund, have been fully satisfied. SFPP shall have the right to terminate this Agreement in the event City has failed to make a timely payment of or toward the Progress Payment in accordance with the payment provisions herein, and/ or City causes the proposed construction described herein to be delayed, such that the Work cannot reasonably be completed within two ( 2) years of the Effective Date.

13. This Agreement shall be construed in accordance with the laws of the State of California, without regard for change of venue rules. Venue shall be the Federal court having jurisdiction within Riverside County, California. The parties hereto agree to waive jury trial for any matters that arise from this Agreement. This Agreement is subject to all valid laws, rules or regulations of any governmental authority having jurisdiction, incorporates the entire agreement between the parties, may only be changed or amended by written agreement of the parties hereto, and shall be binding on the parties hereto as well as their successors and assigns.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their duly authorized representatives as of the date first written above.

CITY OF BANNING
4 500
By:

Doug Schulze, City Manager
ATTEST:

By:

Marie Calderon, City Clerk
APPROVED AS TO FORM:

By:

Serita Young, City Attorney
SFPP, L.P., a Delaware Limited Partnership
By: Kinder Morgan Operating L.P. " D"
By: Kinder Morgan G.P., Inc., its General Partner
By:

Title:
5 501
Exhibit " A"
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Phase
Exhibit " B"
Scope of Work

1. Professional Engineering & Internal Labor

2. Permitting

3. Material and Construction

4. Damage Prevention
7 504

EXHIBIT B I

KINDER MORGAN
PROJECT NAME SFPP LS-111 Sun Lakes Blvd Relocation , City of Banning PUBLISH DATE Oct- 24 OVERHEAD 11 .0 0%
PROJECT MANAGER N icol e Rodri g uez TAX GROSS UP 0. 00% STATE Californ ia PROJECT TYPE R eimbu rsa ble
COUNTY Riverside
Project Scope:

Relocate approx . 1, 600ft of 20· line section LS- 1 11 in two loca tions by open cut and bore due to encroachm ent. T he City of B a nning ( C ity) is p ropos ing a ro ad expa nsion in co nfli ct with K M' s existi ng a lig nm ent. Rel ated to encroachme nt M P220 4068.

Phase 1 Profess io na l En gineering an d Interna l Labo r Phase 3 Material and Constru ctio n Phase 2 Pe rm itti ng Phase 4 Da mag e Preve ntion d uring City co nstruction ESTIMATE SUMMARY Pha se 1 Phase 2 Phase 3 P hase 4 TOTAL MAT ERIA L { IN CL SAL ES TAX) $ 413, 160 $ 413, 160
COMPANY LAB O R CO ST s 87, 560 $ 87,560
P M, ENG, LA ND , EN VIRO - EXP EN S E $ 7,920 $ 7,920
PR IM ARY CONST RU CT IO N CO NTRACT O R $ 2,320, 450 $ 2,320, 450 S ECONDARY CON T RACTOR $ 181, 500 $ 181, 500
PRO FE SS IONAL EN GIN EE RING s 28, 600 $ 28 ,600
IN SPE CTI ON S ERVI C ES $ 116, 930 $ 100, 000 $ 216, 930 RADI OG RAPH Y SERVI C ES $ 2, 860 $ 2, 860
R IG HT OF W AY CO NTRACTO R $ 11, 000 $ 11, 000
S URVEY CON T RAC T OR $ 28,270 $ 28, 270
R OW & DAMAG ES $ 17, 600 $ 17, 600
PE R M IT FEE S $ 27, 500 $ 27, 500
SUBTOTAL s 116, 160 $ 38, 500 $ 3,088, 690 $ 100, 000 $ 3,343, 350 CA PIT A LIZED OV E R HEA D ( BURDEN ) s 12, 778 $ 4,235 s 339, 756 $ 11, 000 $ 367, 769 T AX G ROSS- UP s $ $ $ $
ESTIMATED TOTAL COST $ 128, 938 $ 42,735 $ 3,428, 446 $ 11 1,000 $ 3,711, 119

ASSUMPTIONS
No asbest os coa ti ng.

No confl ict ing uti liti es.

Assuming Developer/ City to provide workspace and laydown area.

Two tie- in locations are adjacent to active road.

Bore under roadway ( eastern relocation).

No Federa lly listed or St ate listed species of special concern wi ll be impacted; no species surveys, reporting, or consu lta tion with USFWS will be required .

No cultural resources will be impacted.

Land dist urbance will be greater than ( 1) acre. Stormwater discharge permit required.

Any necessary building or development permits will be acquired by Project Management of the Contractor .

Estimate she lf life is 6 months from pub lished date.
505

1. 2.

Exhibit " C"

CALIFORNIA LABOR CODE COMPLIANCE
SFPP ("Utility" herein) acknowledges that this contract is subject to the provisions of Division 2, Part 7, Chapter 1 (commencing with Section 1720) of the California Labor Code relating to public works and the awarding public agency ("City"), and agrees to be bound by all the provisions thereof as though set forth in full herein.

This is a public work and requires the payment of prevailing wages for the work or craft in which the worker is employed for any public work done under the contract by Utility or by any subcontractor pursuant to Section 1771 of the Labor Code.

Pursuant to the provisions of Section 1773 of the Labor Code of the State of California, the City has obtained the general prevailing rate of per diem wages and the general rate for holiday and overtime work in this locality for each craft, classification, or type of workman needed to execute this contract from the Director of the Department of Industrial Relations. These rates are on file with the City Clerk or may be obtained at
http://www.dir.ca.gov/OPRUDPreWaqeDetermination. htm .

Utility shall post a copy of such wage rates at the job site and shall pay the adopted prevailing wage rates as a minimum. Utility shall comply with the provisions of Sections 1775, 1776, 1777.5, 1777.6, and 1813 of the Labor Code. Pursuant to the provisions of 1775 of the Labor Code, Utility shall forfeit to the City, as a penalty, not more than $200.00 for each calendar day, or portion thereof, for each laborer, worker, or mechanic employed, paid less than the stipulated prevailing rates for any work done under this contract, by him or by any subcontractor under him, in violation of the provisions of this Agreement.

3. In accordance with Labor Code Sections 1725.5 and 1771.1, and except for projects involving construction, alteration, demolition, installation, or repair work of 25,000 or less, or maintenance work of $ 15,000 or less, no contractor or subcontractor shall be qualified to bid on, be listed in a bid proposal, subject to the requirements of Section 4104 of the Public Contract Code, or engage in the performance of any public work contract unless currently registered and qualified to perform public work pursuant to Section 1725.5 [with limited exceptions for bid purposes, only, pursuant to Labor Code Section 1771.1 (a)].

4. Pursuant to Labor Code Section 1776, Utility shall maintain and make available an accurate record showing the name of each worker and hours worked each day and each week by each worker employed by Utility performing services covered by this Agreement. Utility and its subcontractors shall furnish electronic certified payroll records to the Labor Commissioner in accordance with Labor Code Section 1771.4. The project is subject to compliance monitoring and enforcement by the Department of Industrial Relations. The Utility is responsible for compliance with 8 506
Section 1776 by itself and all of its subcontractors. The Utility shall post job site notices, as prescribed by regulation.

5. Utility shall comply with and be bound by the provisions of Labor Code Sections 1777 .5, 1777 .6 and 1777. 7 and California Code of Regulations Title 8, Section 200 et seq. concerning the employment of apprentices on public works projects. The Utility shall be responsible for compliance with these Sections for all apprenticeable occupations. Before commencing Work on this Project, the Utility shall provide the City with a copy of the information submitted to any applicable apprenticeship program. Within sixty ( 60) Days after concluding Work, Utility and each of its Subcontractors shall submit to the City a verified statement of the journeyman and apprentice hours performed under this Contract.

6. Utility agrees to comply with the provisions of California Labor Code Section 1813 concerning penalties for workers who work excess hours. The Utility shall, as a penalty to the City, forfeit twenty-five dollars ($ 25) for each worker employed in the execution of the contract by the Utility or by any subcontractor for each calendar day during which such worker is required or permitted to work more than 8 hours in any one calendar day and 40 hours in any one calendar week in violation of the provisions of Division 2, Part 7, Chapter 1, Article 3 of the California Labor Code.

7. California Labor Code Sections 1860 and 3700 provide that every contractor will be required to secure the payment of compensation to its employees. In accordance with the provisions of California Labor Code Section 1861, Utility hereby certifies as follows:

I am aware of the provisions of Section 3700 of the Labor Code which require every employer to be insured against liability for workers' compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract."
Date ________ Signature _____________ _

8. Payment Bond. Pursuant to California Civil Code Section 9550, prior to commencing performance, Utility shall provide City with a labor and materials payment) bond guaranteeing payment of prevailing wages, and payment to providers of materials to Utility, in an amount not less than 100% of the contract amount for work to be performed by the Utility.
9 507
Project #06-PS-BAN-1206
AMENDMENT NO. 2 TO TRANSPORTATION UNIFORM MITIGATION FEE

PROGRAM AGREEMENT

SUN LAKES BOULEVARD EXTENSION PROJECT

PA&AD, PS&E AND CONSTRUCTION PHASES
This Amendment No.2 to Transportation Uniform Mitigation Fee Program Agreement between the WESTERN RIVERSIDE COUNCIL OF GOVERNMENTS (“WRCOG”) and City of Banning, a California municipal corporation (“AGENCY”). WRCOG and the AGENCY are sometimes referred to individually as “Party” and collectively as “Parties.”

RECITALS
A. WRCOG and AGENCY have entered into an agreement titled “Transportation Uniform Mitigation Fee Program Agreement” that is dated June 12, 2020 (“Agreement”). The Agreement provides the terms and conditions, scope of work, schedule and funding amount for the construction of the Sun Lakes Boulevard Extension (hereinafter the “Project”).

B. On January 9, 2025, the Parties entered into Amendment No. 1 to the Agreement in order to increase the funding amount.

C. The Parties desire to amend the Agreement, as previously amended, by increasing the funding amount pursuant to Sections 6 and 33 of the Agreement.

D. Funds are being increased for this Project because new funding has become available.

Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 (“Amendment No. 2”) is entered into this ______day of _______________, 2025, by and 508
Project #06-PS-BAN-1206

AGREEMENT
NOW, THEREFORE, in consideration of the mutual covenants and subject to the conditions contained herein, the Parties hereby agree as follows:

1. The Funding Amount contained in Section 2 of the Agreement as amended by Amendment No. 2 is hereby increased by $7,000,000 (SEVEN MILLION DOLLARS) from $13,000,000 (THIRTEEN MILLION DOLLARS) to an amount not to exceed $20,000,000 (TWENTY MILLION DOLLARS).

2. The foregoing increase in the Funding Amount is within the Maximum TUMF Share.

3. Exhibits “A”, “A-1”, and “A-2” of the Agreement, as amended by Amendment No. 2 are hereby replaced in their entirety by Exhibits “A”, “A-1”, and “A-2” of this Amendment No. 2, which are attached hereto and incorporated by reference.

4. The above-stated Recitals are hereby fully incorporated into this Amendment No.

2. 5. Except to the extent specifically modified or amended hereunder, all of the terms, covenants and conditions of the Agreement as amended, shall remain in full force and effect between the Parties hereto.

IN WITNESS WHEREOF, the Parties have caused this Amendment No. 2 to be executed by their duly authorized representatives to be effective on the day and year first written above.

Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 509
Project #06-PS-BAN-1206

WESTERN RIVERSIDE COUNCIL CITY OF BANNING

OF GOVERNMENTS
By: ______________________________ By: ______________________________ Dr. Kurt Wilson, Executive Director Art Vela, Acting City Manager

Approved to Form: Approved to Form:

By: ______________________________ By: ______________________________ Steven C. DeBaun John Pinkney, City Attorney
General Counsel
Attest:

By: ______________________________
Sandra Calderon, Acting
Administrative City Clerk
Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 10/9/2025
10/14/2025
10/14/2025 10/14/2025
10/16/2025
510
Project #06-PS-BAN-1206
Exhibit A

SCOPE OF SERVICES

1. SCOPE OF WORK:

PA&ED and PSE Phases
• Project Management
• Project Development
• Preliminary Engineering Design
• Environmental Documentation
• Final Design Reports and Studies
• Final Design Plans, Specifications, and Estimates
• Permitting
• Bidding/Construction Support
CON Phase
• Construction Management
• Field Inspection
• Materials Testing
• Construction costs, including change order to construction contract o Improvement of 1.01 miles of roadway between Highland Home Road and Sunset Ave
o 4 vehicle lanes (2 in each direction) within a 110 right of way. Scope includes road base, asphalt, concrete median curb, curb and gutter, sidewalk, street lights, signage, and striping
o Drainage improvements to collect and convey stormwater on the roadway to project culverts
o Relocation of non-agency owned utilities
• Construction Inspection
Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 511
Project #06-PS-BAN-1206
EXHIBIT “A-1”

ESTIMATE OF COST
Phase TUMF LOCAL TOTAL
PA&ED $500,000 0 $500,000
PS&E $500,000 0 $500,000
RIGHT OF WAY 0 0 0
CONSTRUCTION $19,000,000 0 $19,000,000
TOTAL $20,000,000 0 $20,000,000
Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 512
Project #06-PS-BAN-1206
EXHIBIT “A-2”

PROJECT SCHEDULE
TIMETABLE:

Phase
Estimated
Completion Date Estimated Cost Comments
PA&ED 12/31/24 $500,000
95% Plans
Complete
PS&E 12/31/24 $500,000
95% Plans
Complete

RIGHT OF WAY N/A N/A
CONSTRUCTION 12/31/27 $30,000,000
Include RCTC
Mara Funding
TOTAL $31,000,000
Docusign Envelope ID: 31110989-AFC1-4FE7-8148-7A6860DF9A27 513
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517
518
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520
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17336.02600\41761101.1 1
Agreement No. 23-72-091-00

AGREEMENT FOR THE FUNDING OF

MEASURE A REGIONAL ARTERIAL IMPROVEMENTS

WITH THE CITY OF BANNING

1. Parties and Date.

1.1 This Agreement is executed and entered into this 30th day of October , 2023, by and between the RIVERSIDE COUNTY TRANSPORTATION COMMISSION (“RCTC”) and CITY OF BANNING (“City”). RCTC and City are sometimes collectively referred to herein as the “Parties”.

2. Recitals.

2.1 RCTC is a county transportation commission created and existing pursuant to California Public Utilities Code Sections 130053 and 130053.5.

2.2 On November 5, 2002 the voters of Riverside County approved Measure A authorizing the collection of a one-half percent (1/2%) retail transactions and use tax to fund transportation programs and improvements within the County of Riverside, and adopting the Riverside County Transportation Improvement Plan (the “Plan”).

2.3 The Plan establishes funding for any improved Regional Arterial System to be funded by a mix of measure A and Transportation Uniform Mitigation Fees (TUMF) revenues.

2.4 Pursuant to Public Utility Code Sections 240000 et seq., RCTC is authorized to allocate the proceeds of the Measure A tax in furtherance of the Plan.

2.5 RCTC intends, by this Agreement, to distribute Measure A Regional Arterial (“MARA”) Funds, subject to the conditions provided herein, and to participate in the joint development of the Project, as defined herein.

3. Terms.

3.1 Description of Work. This Agreement is intended to distribute MARA Funds to the City for the Sun Lakes Extension Project, (“the Work”). The Work, including a timetable and a detailed scope of work, is more fully described in Exhibit “A” attached hereto and, pursuant to Section 3.15 below, is subject to modification as requested by the City and approved by RCTC. The Work shall be consistent with one or more of the defined RCTC Call for Projects phases detailed herein as follows:
1) CONS – Construction
525
17336.02600\41761101.1 2
The Work phase(s) funded pursuant to this Agreement shall be consistent with the City’s Call for Projects Nomination Form submitted to RCTC (“the Project”). The Project is more fully described in Exhibit “B” attached hereto. It is understood and agreed that the City shall expend MARA Funds only as set forth in this Agreement and only for the Work. To this end, any use of funds provided pursuant to this Agreement shall be subject to the review and approval of RCTC.

3.2 RCTC Funding Amount. RCTC hereby agrees to distribute to the City, on the terms and conditions set forth herein, a sum not to exceed Thirteen Million, Five Hundred Thousand Dollars ($13,500,000), to be used exclusively for reimbursing the City for eligible Work expenses as described herein (“Funding Amount”). The City acknowledges and agrees that the Funding Amount may be less than the actual cost of the Work, and that RCTC shall not contribute MARA Funds in excess of the maximum authorized in this section.

3.2.1 Eligible Work Costs. The total Work costs (“Total Work Cost”) may include the following items, provided that such items are included in the scope of work attached as Exhibit “A”: (1) City and/or consultant costs associated with direct Work coordination and support; (2) construction costs, including change orders to construction contract approved by the City; and (3) construction management, field inspection and material testing costs.

3.2.2 Ineligible Work Costs. The Total Work Cost shall not include the following items which shall be borne solely by the Citywithout reimbursement: (1) City administrative costs; (2) City costs attributed to the preparation of invoices, billings and payments; (3) any City fees attributed to the processing of the Work; and (4) expenses for items of work not included within the scope of work in Exhibit “A”.

3.2.3 Increases in Work Funding. The Funding Amount may, in RCTC’s sole discretion, be augmented with additional MARA Funds. Any such increase in the Funding Amount must be approved in writing by RCTC’s Executive Director. No such increased funding shall be expended to pay for any Work already completed. For purposes of this Agreement, the Work or any portion thereof shall be deemed complete upon its acceptance by RCTC’s Executive Director.

3.2.4 Cost Savings. In the event that bids for the Work are lower than anticipated, or there are cost savings for any other reason, the Funding Amount shall be reduced as follows: cost savings shall be applied proportionately to each funding source listed in Exhibit “A” for the Work.

The City shall inform RCTC of any cost savings and the Parties shall amend this Agreement to reflect the revised Funding Amount. RCTC’s Executive Director and the City Manager shall be authorized to execute any such amendment.

3.2.5 No Funding for Temporary Improvements. Only segments or components of the Work that are intended to form part of or be integrated into the Work may be funded by MARA Funds. No improvement which is temporary in nature, including but not limited to temporary roads, curbs, or drainage facilities, shall be funded with MARA Funds except as needed for staged construction of the Work.
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3.3 City’s Funding Obligation to Complete the Work. In the event that the MARA Funds allocated to the Work represent less than the total cost of the Work, the City shall provide such additional funds as may be required to complete the Work as described in Exhibit “A”.

3.3.1 City’s Obligation to Repay MARA Funds to RCTC. In the event that: (i) the City, for any reason, determines not to proceed with or complete the Work; or (ii) the Work is not timely completed, subject to any extension of time granted by RCTC pursuant to Section 3.15; the City agrees that any MARA Funds that were distributed to the City for the Work shall be repaid in full to RCTC. The Parties shall enter into good faith negotiations to establish a reasonable repayment schedule and repayment mechanism which may include, but is not limited to, withholding of Measure A Local Streets and Roads revenues. The City acknowledges and agrees that RCTC shall have the right to withhold any Measure A Local Streets and Roads revenues due the City, in an amount not to exceed the total of the funds distributed to the City, and/or initiate legal action to compel repayment, if the City fails to repay RCTC within a reasonable time period not to exceed 180 days from receipt of written notification from RCTC that repayment is required.

3.3.2 City’s Local Match Contribution. The City shall provide at least Thirteen Million, Five Hundred Thirty-Six Thousand Dollars ($13,536,000) of funding toward the Work, as shown in Exhibit “A” and as called out in the City’s Project Nomination Form submitted to RCTC in response to its Call for Projects.

3.4 Work Responsibilities of the City. The City shall be responsible for the following aspects of the Work, in compliance with state and federal law provided that such items are included in the Project scope of work attached as Exhibit “A”: (i) all aspects of bidding, awarding, and administration of the contracts for the Work; (ii) all construction management of any construction activities undertaken in connection with the Work, including survey and material testing; and (iii) development of a budget for the Work prior to award of any contract for the Work, taking into consideration available funding, including MARA Funds.

3.5 Term/Notice of Completion. The term of this Agreement shall be from the date first herein above written until: (i) the date RCTC formally accepts the Work as complete, pursuant to Section 3.2.3; (ii) termination of this Agreement pursuant to Section 3.9; or (iii) the City has fully satisfied its obligations under this Agreement, “including full repayment of MARA Funds to RCTC as provided herein”. All applicable indemnification provisions of this Agreement shall remain in effect following the termination of this Agreement.

3.6 Representatives of the Parties. RCTC’s Executive Director, or his or her designee, shall serve as RCTC’s representative and shall have the authority to act on behalf of RCTC for all purposes under this Agreement. The City hereby designates Doug Schulze, City Manager, or his or her designee, as the City’s representative to RCTC. The City’s representative shall have the authority to act on behalf of the City for all purposes under this Agreement and shall coordinate all activities of the Work under the City’s responsibility. The City shall work closely and cooperate fully with RCTC’s representative and any other agencies which may have jurisdiction over or an interest in the Work.
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3.7 Expenditure of Funds by City Prior to Execution of Agreement. Nothing in this Agreement shall be construed to prevent or preclude the City from expending funds on the Work prior to the execution of the Agreement, or from being reimbursed by RCTC for such expenditures.

However, the City understands and acknowledges that any expenditure of funds on the Work prior to the execution of the Agreement is made at the City’s sole risk, and that some expenditures by the City may not be eligible for reimbursement under this Agreement.

3.8 Review of Services. The City shall allow RCTC’s Representative to inspect or review the progress of the Work at any reasonable time in order to determine whether the terms of this Agreement are being met.

3.9 Termination. This Agreement may be terminated for cause or convenience as further specified below.

3.9.1 Termination for Convenience.

3.9.1.1 Notice. Either RCTC or the City may, by written notice to the other party, terminate this Agreement, in whole or in part, for convenience by giving thirty (30) days' written notice to the other party of such termination and specifying the effective date thereof.

3.9.1.2 Effect of Termination for Convenience. In the event that the City terminatesthis Agreement for convenience, the City shall, within 180 days, repay to RCTC in full all MARA Funds provided to the City under this Agreement. In the event that RCTC terminates this Agreement for convenience, RCTC shall, within 90 days, distribute to the City MARA Funds in an amount equal to the aggregate total of all unpaid invoices which have been received from the City regarding the Work at the time of the notice of termination; provided, however, that RCTC shall be entitled to exercise its rights under Section 3.14.2, including but not limited to conducting a review of the invoices and requesting additional information. This Agreement shall terminate upon receipt by the non-terminating party of the amounts due it under this Section 3.9.1.2.

3.9.2 Termination for Cause.

3.9.2.1 Notice. Either RCTC or the City may, by written notice to the other party, terminate this Agreement, in whole or in part, in response to a material breach hereof by the other party, by giving written notice to the other party of such termination and specifying the effective date thereof. The written notice shall provide a 30 day period to cure any alleged breach.

During the 30 day cure period, the Parties shall discuss, in good faith, the manner in which the breach can be cured.

3.9.2.2 Effect of Termination for Cause. In the event that the City terminates this Agreement in response to RCTC's uncured material breach hereof, RCTC shall, within 90 days, distribute to the City MARA Funds in an amount equal to the aggregate total of all unpaid invoices which have been received from the City regarding the Work at the time of the notice of termination.

In the event that RCTC terminates this Agreement in response to the City's uncured material breach hereof, the City shall, within 180 days, repay to RCTC in full all MARA Funds provided to the City under this Agreement. Notwithstanding termination of this Agreement by RCTC pursuant to this 528
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Section 3.9.2.2, RCTC shall be entitled to exercise its rights under Section 3.14.2, including but not limited to conducting a review of the invoices and requesting additional information. This Agreement shall terminate upon receipt by the terminating party of the amounts due it under this Section 3.9.2.2.

3.9.3 Cumulative Remedies. The rights and remedies ofthe Parties provided in this Section are in addition to any other rights and remedies provided by law or under this Agreement.

3.10 Prevailing Wages. The City and any other person or entity hired to perform services on the Work are alerted to the requirements of California Labor Code Sections 1770 et seq., which would require the payment of prevailing wages were the services or any portion thereof determined to be a public work, as defined therein. The City shall ensure compliance with these prevailing wage requirements by any person or entity hired to perform the Work. The City shall defend, indemnify, and hold harmless RCTC, its officers, employees, consultants, and agents from any claim or liability, including without limitation attorneys, fees, arising from its failure or alleged failure to comply with California Labor Code Sections 1770 et seq.

3.11 Progress Reports. RCTC mayrequest theCityto provideRCTC with progressreports concerning the status of the Work.

3.12 Indemnification.

3.12.1 City Responsibilities. In addition to the indemnification required under Section 3.10, the City agrees to indemnify and hold harmless RCTC, its officers, agents, consultants, and employees from any and all claims, demands, costs or liability arising from or connected with all activities governed by this Agreement including all design and construction activities, due to any act of the City or its contractors whatsoever, regardless of fault, including negligent acts, errors or omissions or willful misconduct, except that caused by the sole negligence of RCTC. The City will reimburse RCTC for any expenditures, including reasonable attorneys’ fees, incurred by RCTC, in defending against claims ultimately determined to be due to any act of the City or its contractors whatsoever, regardless of fault, including negligent acts, errors or omissions or willful misconduct, except that caused by the sole negligence of RCTC.

3.12.2 Effect of Acceptance. The City shall be responsible for the professional quality, technical accuracy and the coordination of any services provided to complete the Work.

RCTC’s review, acceptance or funding of any services performed by the City or any other person or entity under this agreement shall not be construed to operate as a waiver of any rights RCTC may hold under this Agreement or of any cause of action arising out of this Agreement. Further, the City shall be and remain liable to RCTC, in accordance with applicable law, for all damages to RCTC caused by the City’s performance of this Agreement or supervision of any services provided to complete the Work.

3.13 Insurance. The City shall require, at a minimum, all persons or entities hired to perform the Work to obtain, and require their subcontractors to obtain, insurance of the types and in the amounts described below and satisfactory to the City and RCTC. Such insurance shall be 529
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maintained throughout the term of this Agreement, or until completion of the Work, whichever occurs last.

3.13.1 Commercial General Liability Insurance. Occurrence version commercial general liability insurance or equivalent form with a combined single limit of not less than $2,000,000.00 per occurrence. If such insurance contains a general aggregate limit, it shall apply separately to the Work or be no less than two times the occurrence limit. Such insurance shall:

3.13.1.1 Name RCTC and City, and their respective officials, officers, employees, agents, and consultants as insured with respect to performance of the services on the Work and shall contain no special limitations on the scope of coverage or the protection afforded to these insured;

3.13.1.2 Be primary with respect to any insurance or self insurance programs covering RCTC and City, and/or their respective officials, officers, employees, agents, and consultants; and

3.13.1.3 Contain standard separation of insured provisions.

3.13.2 Business Automobile Liability Insurance. Business automobile liability insurance or equivalent form with a combined single limit of not less than $1,000,000.00 per occurrence. Such insurance shall include coverage for owned, hired and non-owned automobiles.

3.13.3 Professional Liability Insurance. Errors and omissions liability insurance with a limit of not less than $1,000,000.00 Professional liability insurance shall only be required of design or engineering professionals.

3.13.4 Workers’ Compensation Insurance. Workers’ compensation insurance with statutory limits and employers’ liability insurance with limits of not less than $1,000,000.00 each accident.

3.14 Procedures for Distribution of MARA Funds to City.

3.14.1 Initial Payment by the City. The City shall be responsible for initial payment of all the Work costs as they are incurred. Following payment of such Work costs, the City shall submit invoices to RCTC requesting reimbursement of eligible Work costs. Each invoice shall be accompanied by detailed contractor invoices, or other demands for payment addressed to the City, and documents evidencing the City’s payment of the invoices or demands for payment. The City shall submit invoices not more often than monthly and not less often than quarterly.

3.14.2 Review and Reimbursement by RCTC. Upon receipt of an invoice from the City, RCTC may request additional documentation or explanation of the Work costs for which reimbursement is sought. Undisputed amounts shall be paid by RCTC to the City within thirty (30) days. In the event that RCTC disputes the eligibility of the City for reimbursement of all or a portion of an invoiced amount, the Parties shall meet and confer in an attempt to resolve the dispute. If the meet and confer process is unsuccessful in resolving the dispute, the City may appeal RCTC’s 530
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decision as to the eligibility of one or more invoices to RCTC’s Executive Director. The City may appeal the decision of the Executive Director to the full RCTC Board, the decision of which shall be final. Additional details concerning the procedure for the City’s submittal of invoices to RCTC and RCTC’s consideration and payment of submitted invoices are set forth in Exhibit “C”, attached hereto.

3.14.3 Funding Amount/Adjustment. If a post Work audit or review indicates that RCTC has provided reimbursement to the City in an amount in excess of the maximum MARA Funds provided for in section 3.2 of this Agreement, or has provided reimbursement of ineligible Work costs, the City shall reimburse RCTC for the excess or ineligible payments within 30 days of notification by RCTC.

3.15 Work Amendments. Changes to the characteristics of the Work, including the deadline for Work completion, and any responsibilities of the City or RCTC may be requested in writing by the City and are subject to the approval of RCTC’s Representative, which approval will not be unreasonably withheld, provided that extensions of time for completion of the Work shall be approved in the sole discretion of RCTC’s Representative. Nothing in this Agreement shall be construed to require or allow completion of the Work without full compliance with the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; “CEQA”) and the National Environmental Policy Act of 1969 (42 USC 4231 et seq.), but the necessity of compliance with CEQA and NEPA shall not justify, excuse, or permit a delay in completion of the Work.

3.16 Conflict of Interest. For the term of this Agreement, no member, officer or employee of the City or RCTC, during the term of his or her service with the City or RCTC, as the case may be, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

3.17 Limited Scope of Duties. RCTC’s and the City’s duties and obligations under this Agreement are limited to those described herein. RCTC has no obligation with respect to the safety of any Work performed at a job site. In addition, RCTC shall not be liable for any action of City or its contractors relating to the condemnation of property undertaken by City or construction related to the Work.

3.18 Books and Records. Each party shall maintain complete, accurate, and clearly identifiable records with respect to costs incurred for the Work under this Agreement. They shall make available for examination by the other party, its authorized agents, officers or employees any and all ledgers and books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or related to the expenditures and disbursements charged to the other party pursuant to this Agreement. Further, each party shall furnish to the other party, its agents or employees such other evidence or information as they may require with respect to any such expense or disbursement charged by them. All such information shall be retained by the Parties for at least three (3) years following termination of this Agreement, and they shall have access to such information during the three-year period for the purposes of examination or audit.

3.19 Equal Opportunity Employment. The Parties represent that they are equal opportunity employers and they shall not discriminate against any employee or applicant of reemployment 531
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because of race, religion, color, national origin, ancestry, sex or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.

3.20 Governing Law. This Agreement shall be governed by and construed with the laws of the State of California. Venue shall be in Riverside County.

3.21 Attorneys’ Fees. If either party commences an action against the other party arising out of or in connection with this Agreement, the prevailing party in such litigation shall be entitled to have and recover from the losing party reasonable attorneys’ fees and costs of suit.

3.22 Time of Essence. Time is of the essence for each and every provision of this Agreement.

3.23 Headings. Article and Section Headings, paragraph captions or marginal headings contained in this Agreement are for convenience only and shall have no effect in the construction or interpretation of any provision herein.

3.24 Notification. All notices hereunder and communications regarding interpretation of the terms of the Agreement or changes thereto shall be provided by the mailing thereof by registered or certified mail, return receipt requested, postage prepaid and addressed as follows:

CITY OF BANNING RCTC
99 East Ramsey Street Riverside County Transportation Commission Banning, CA 92220 4080 Lemon Street, 3rd Floor
Mailing address: P.O. Box 12008
Riverside, CA 92501
ATTN:City Manager ATTN: Executive Director
Any notice so given shall be considered served on the other party three (3) days after deposit in the U.S. mail, first class postage prepaid, return receipt requested, and addressed to the party at its applicable address. Actual notice shall be deemed adequate notice on the date actual notice occurred regardless of the method of service.

3.25 Conflicting Provisions. In the event that provisions of any attached appendices or exhibits conflict in any way with the provisionsset forth in this Agreement, the language, terms and conditions contained in this Agreement shall control the actions and obligations of the Parties and the interpretation of the Parties’ understanding concerning the performance of the Services.

3.26 Contract Amendment. In the event that the Parties determine that the provisions of this Agreement should be altered, the Parties may execute a contract amendment to add any provision to this Agreement, or delete or amend any provision of this Agreement. All such contract amendments must be in the form of a written instrument signed by the original signatories to this Agreement, or their successors or designees.
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3.27 Entire Agreement. This Agreement constitutes the entire agreement between the Parties relating to the subject matter hereof and supersedes any previous agreements or understandings.

3.28 No Waiver. Failure of RCTC to insist on any one occasion upon strict compliance with any of the terms, covenants or conditions hereof shall not be deemed a waiver of such term, covenant or condition, nor shall any waiver or relinquishment of any rights or powers hereunder at any one time or more times be deemed a waiver or relinquishment of such other right or power at any other time or times.

3.29 Validity of Agreement. The invalidity in whole or in part of any provision of this Agreement shall not void or affect the validity of any other provision of this Agreement.

3.30 Independent Contractors. Any person or entities retained by the City or any contractor shall be retained on an independent contractor basis and shall not be employees of RCTC. Any personnel performing services on the Work shall at all times be under the exclusive direction and control of the City or contractor, whichever is applicable. The City or contractor shall pay all wages, salaries and other amounts due such personnel in connection with their performance of services on the Work and as required by law. The City or consultant shall be responsible for all reports and obligations respecting such personnel, including, but not limited to: social security taxes, income tax withholding, unemployment insurance and workers’ compensation insurance.

3.31 Survival. All rights and obligations hereunder that by their nature are to be performed after any expiration or termination of this Agreement shall survive any such expiration or termination.

3.32 No Third Party Beneficiaries. There are no intended third party beneficiaries of any right or obligation assumed by the Parties.

3.33 Counterparts. This Agreement may be signed in counterparts, each of which shall constitute an original.

3.34 Electronically Transmitted Signatures; Electronic Signatures. A manually signed copy of this Agreement which is transmitted by facsimile, email or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original executed copy of this Agreement for all purposes. This Agreement may be signed using electronic signatures. [Signatures on following page]
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SIGNATURE PAGE
TO

AGREEMENT FOR THE FUNDING OF

MEASURE A REGIONAL ARTERIAL IMPROVEMENTS

RIVERSIDE COUNTY CITY OF BANNING

TRANSPORTATION COMMISSION
By: By:

Anne Mayer, Executive Director Alberto Sanchez, Mayor
ATTEST:

By:

Caroline Patton, City Clerk
APPROVED AS TO FORM: APPROVED AS TO FORM:

By: By:

Best, Best & Krieger
Counsel to the Riverside County
Transportation Commission
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EXHIBIT “A”

SCOPE OF WORK,

FUNDING AND TIMETABLE
SCOPE OF WORK: Construct new 1.02-mile section of Westward Avenue from Sunset Avenue to Highland Home Road. Will include two eastbound and two westbound lanes, comprised of a 12-foot inner lane and a 14-foot outer lane in each direction; a raised 18-foot wide median; 8-foot-wide Class 2 bike lanes in each direction; 8-foot-wide sidewalks; associated road striping, drainage, and street light improvements.

FUNDING:

PHASE MARA Fund LOCAL TOTAL
CONSTRUCTION $13,500,000 $13,536,000 $27,036,000
TOTAL $13,500,000 $13,536,000 $27,036,000
TIMETABLE: Provide at a minimum the beginning and ending dates for each phase of work including major milestones within a phase.

PHASE START DATE END DATE COMMENTS
Construction 3/2025 8/2026 360 Working Days
Exhibit A
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17336.02600\41761101.1
EXHIBIT “B”

PROJECT LOCATION MAP
Exhibit B
536
Exhibit C
17336.02600\41761101.1
EXHIBIT “C”

PROCEDURES FOR SUBMITTAL, CONSIDERATION AND PAYMENT OF INVOICES

1. RCTC recommends that the City incorporate Exhibit “C-1” into its contracts with any contractors to establish a standard method for preparation of invoices by contractors to the City and ultimately to RCTC for reimbursement of City contractor costs.

2. Each month the City shall submit an invoice for eligible Work costs incurred during the preceding month. The original invoice shall be submitted to RCTC’s Executive Director with a copy to RCTC’s Project Coordinator. Each invoice shall be accompanied by a cover letter in a format substantially similar to that of Exhibit “C-2”.

3. Each invoice shall include documentation from each contractor used by the City for the Work, listing labor costs, subcontractor costs, and other expenses. Each invoice shall also include a monthly progress report and spreadsheets showing the hours or amounts expended by each contractor or consultant for the month and for the entire Work to date. A sample progress report is attached as Exhibits “C-4”. All documentation from the City’s contractors should be accompanied by a cover letter in a format substantially similar to that of Exhibit “C-3”.

4. If the City is seeking reimbursement for direct expenses incurred by City staff for eligible Work costs, the City shall detail the same level of information for its labor and any expenses in the same level of detail as required of contractors pursuant to Exhibit “C” and its attachments.

5. Charges for each task and milestone listed in Exhibit “A” shall be listed separately in the invoice.

6. Each invoice shall include a certification signed by the City Representative or his or her designee which reads as follows:
“I hereby certify that the hours and salary rates submitted for reimbursement in this invoice are the actual hours and rates worked and paid to the consultants or contractors listed.

Signed
Title
Date
537
Exhibit C
17336.02600\41761101.1
Invoice No.

7. RCTC will pay the City within 30 days after receipt by the Commission of an invoice. If RCTC disputes any portion of an invoice, payment for that portion will be withheld, without interest, pending resolution of the dispute, but the uncontested balance will be paid.

8. The final payment under this Agreement will be made only after: (i) the City has obtained a Release and Certificate of Final Payment from each contractor or consultant used on theWork; (ii) the City has executed a Release and Certificate of Final Payment; and (iii) the City has provided copies of each such Release to RCTC.
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Exhibit “C-1”
17336.02600\41761101.1
EXHIBIT “C-1”

ELEMENTS OF COMPENSATION
For the satisfactory performance and completion of the Work under this Agreement, City will pay the Consultant compensation as set forth herein. The total compensation for this service shall not exceed ( INSERT WRITTEN DOLLAR AMOUNT ) ($ INSERT NUMERICAL DOLLAR AMOUNT ) without written approval of City’s City Engineer (“Total Compensation”).

1. ELEMENTS OF COMPENSATION.

Compensation for the Work will be comprised of the following elements: 1.1 Direct Labor Costs; 1.2 Fixed Fee; and 1.3 Additional Direct Costs.

1.1 DIRECT LABOR COSTS.

Direct Labor costs shall be paid in an amount equal to the product of the Direct Salary Costs and the Multiplier which are defined as follows:

1.1.1 DIRECT SALARY COSTS
Direct Salary Costs are the base salaries and wages actually paid to the Consultant's personnel directly engaged in performance of the Work under the Agreement. (The range of hourly rates paid to the Consultant's personnel appears in Section 2 below.)

1.1.2 MULTIPLIER
The Multiplier to be applied to the Direct Salary Costs to determine the Direct Labor Costs is , and is the sum of the following components:

1.1.2.1 Direct Salary Costs

1.1.2.2 Payroll Additives
The Decimal Ratio of Payroll Additives to Direct Salary Costs. Payroll Additives include all employee benefits, allowances for vacation, sick leave, and holidays, and company portion of employee insurance and social and retirement benefits, all federal and state payroll taxes, premiums for insurance which are measured by payroll costs, and other contributions and benefits imposed by applicable laws and regulations.
539
Exhibit “C-1”
17336.02600\41761101.1

1.1.2.3 Overhead Costs
The Decimal ratio of Allowable Overhead Costs to the Consultant Firm's Total Direct Salary Costs. Allowable Overhead Costs include general, administrative and overhead costs of maintaining and operating established offices, and consistent with established firm policies, and as defined in the Federal Acquisitions Regulations, Part 31.2.

Total Multiplier
(sum of 1.1.2.1, 1.1.2.2, and 1.1.2.3)

1.2 FIXED FEE.

1.2.1 A Fixed Fee of shall be paid to Consultant for Consultant’s complete and satisfactory performance of this Agreement and all Services required.

The Fixed Fee shall be paid in monthly installments based upon the percentage of the Services completed at the end of each billing period, as determined in the sole discretion of the City. Consultantshall not be entitled to and shall forfeit any portion of the Fixed Fee not earned as provided herein.

1.2.2 A pro-rata share of the Fixed Fee shall be applied to the total Direct Labor Costs expended for services each month, and shall be included on each monthly invoice.

1.3 ADDITIONAL DIRECT COSTS.

Additional Direct Costs directly identifiable to the performance of the services of this Agreement shall be reimbursed at the rates below, or at actual invoiced cost.

Rates for identified Additional Direct Costs are as follows:

ITEM REIMBURSEMENT RATE
[ insert charges ]
Per Diem $ /day
Car mileage $ /mile
Travel $ /trip
Computer Charges $ /hour
Photocopies $ /copy
Blueline $ /sheet
LD Telephone $ /call
Fax $ /sheet
Photographs $ /sheet
Travel by air and travel in excess of 100 miles from the Consultant's office nearest to City’s 540
Exhibit “C-1”
17336.02600\41761101.1
office must have City’s prior written approval to be reimbursed under this Agreement.

2. DIRECT SALARY RATES
Direct Salary Rates, which are the range of hourly rates to be used in determining Direct Salary Costs in Section 1.1.1 above, are given below and are subject to the following:

2.1 Direct Salary Rates shall be applicable to both straight time and overtime work, unless payment of a premium for overtime work is required by law, regulation or craft agreement, or is otherwise specified in this Agreement. In such event, the premium portion of Direct Salary Costs will not be subject to the Multiplier defined in Paragraph 1.1.2 above.

2.2 Direct Salary Rates shown herein are in effect for one year following the effective date of the Agreement. Thereafter, they may be adjusted annually to reflect the Consultant's adjustments to individual compensation. The Consultant shall notify City in writing prior to a change in the range of rates included herein, and prior to each subsequent change.

POSITION OR CLASSIFICATION RANGE OF HOURLY RATES
[ sample ]
Principal $ .00 - $ .00/hour
Project Manager $ .00 - $ .00/hour
Sr. Engineer/Planner $ .00 - $ .00/hour
Project Engineer/Planner $ .00 - $ .00/hour
Assoc. Engineer/Planner $ .00 - $ .00/hour
Technician $ .00 - $ .00/hour
Drafter/CADD Operator $ .00 - $ .00/hour
Word Processor $ .00 - $ .00/hour

2.3 The above rates are for the Consultant only. All rates for subconsultants to the Consultant will be in accordance with the Consultant's cost proposal.

3. INVOICING.

3.1 Each month the Consultant shall submit an invoice for Work performed during the preceding month. The original invoice shall be submitted to City’s City Engineer with two (2) copies to City’s Project Coordinator.
541
Exhibit “C-1”
17336.02600\41761101.1

3.2 Charges shall be billed in accordance with the terms and rates included herein, unless otherwise agreed in writing by City’s Representative.

3.3 Base Work and Extra Work shall be charged separately, and the charges for each task and Milestone listed in the Scope of Work, shall be listed separately. The chargesfor each individual assigned by the Consultant under this Agreement shall be listed separately on an attachment to the invoice.

3.4 A charge of $500 or more for any one item of Additional Direct Costs shall be accompanied by substantiating documentation satisfactory to City such as invoices, telephone logs, etc.

3.5 Each copy of each invoice shall be accompanied by a Monthly Progress Report and spreadsheets showing hours expended by task for each month and total project to date.

3.6 Each invoice shall indicate payments to DBE subconsultants or supplies by dollar amount and as a percentage of the total invoice.

3.7 Each invoice shall include a certification signed by the Consultant's Representative or an officer of the firm which reads as follows:

I hereby certify that the hours and salary rates charged in this invoice are the actual hours and rates worked and paid to the employees listed.

Signed
Title
Date
Invoice No.

4. PAYMENT

4.1 City shall pay the Consultant within four to six weeks after receipt by City of an original invoice. Should City contest any portion of an invoice, that portion shall be held for resolution, without interest, but the uncontested balance shall be paid.

The final payment for Work under this Agreement will be made only after the Consultant has executed a Release and Certificate of Final Payment.
542
EXHIBIT “C-2”
Exhibit “C-2”
17336.02600\41761101.1
Sample Cover Letter to RCTC
Date
Ms. Anne Mayer
Executive Director
Riverside County Transportation Commission
4080 Lemon Street, 3rd Floor
Riverside, CA 92501
ATTN: Accounts Payable
Re: Project Title - Invoice #
Enclosed for your review and payment approval is the City of ’s invoice for professional and technical services that was rendered by our contractors in connection with the Agreement No. effective (Month/Day/Year). The required support documentation received from each contractor is included as backup to the invoice.

Invoice period covered is from Month/Date/Year to Month/Date/Year.

Total Authorized Agreement Amount: $0,000,000.00
Total Invoiced to Date: $0,000,000.00
Total Previously Invoiced: $0,000,000.00
Balance Remaining: $0,000,000.00
Amount due this Invoice: $0,000,000.00
===========
I certify that the hours and salary rates charged in this invoice are the actual hours and rates worked and paid to the contractors listed.

By:

Name
Title
cc:
543
EXHIBIT “C-3”
17336.02600\41761101.1
Sample Letter from Contractor to City/County
Month/Date/Year
Attn: Accounts Payable Invoice #
For [type of services] rendered by [contractor name] in connection with [name of project] Thisis per agreement No. XX-XX-XXX effective Month/Date/Year.

Invoice period covered is from Month/Date/Year to Month/Date/Year.

Total Base Contract Amount: $000,000.00
Authorized Extra Work (if Applicable) $000,000.00
TOTAL AUTHORIZED CONTRACT AMOUNT: $000,000.00
Total Invoice to Date: $000,000.00
Total Previously Billed: $000,000.00
Balance Remaining: $000,000.00
Amount Due this Invoice: $000,000.00
==========
I certify that the hours and salary rates charged in this invoice are the actual hours and rates worked and paid to the employees listed,
By:

Name
Title
Exhibit “C-3”
544
17336.02600\41761101.1
EXHIBIT C-4
Sample Progress Report
REPORTING PERIOD: Month/Date/Year to Month/Date/Year
PROGRESS REPORT: #1
A. Activities and Work Completed during Current Work Periods TASK 01 – 100% PS&E SUBMITTAL

1. Responded to Segment 1 comments from Department of Transportation

2. Completed and submitted Segment 1 final PS&E
B. Current/Potential Problems Encountered & Corrective Action Problems Corrective Action
None None
C. Work Planned Next Period
TASK 01 – 100% PS&E SUBMITTAL

1. Completing and to submit Traffic Signal and Electrical Design plans

2. Responding to review comments
Exhibit C-4
545
Agreement No. 23-72-091-00
Final Audit Report 2023-11-01
"Agreement No. 23-72-091-00" History
Document created by Shirley Gooding ([email protected]) 2023-10-30 - 4:55:24 PM GMT- IP address: 47.44.7.2
Document emailed to Anne Mayer ([email protected]) for signature 2023-10-30 - 4:56:04 PM GMT
Email viewed by Anne Mayer ([email protected])
2023-11-01 - 3:49:36 PM GMT- IP address: 104.47.73.254
Document e-signed by Anne Mayer ([email protected])
Signature Date: 2023-11-01 - 3:49:45 PM GMT - Time Source: server- IP address: 172.250.142.88 Agreement completed.
2023-11-01 - 3:49:45 PM GMT
Created: 2023-10-30
By:

Status:

Transaction ID:

Shirley Gooding ([email protected])
Signed
CBJCHBCAABAARnaXq7H7PFEkCk0XFrb7wXAydQHFxxuQ
546
Line Item Description Quantity UOM Unit Cost Total
1 Mobilization/Demobilization of Construction Equipment and facilities for civil and electric improvements (Including Preliminary Construction Schedule, Bonds, Insurance,
Permits and not to Exceed 5% of Total Project Cost).
1 LS $1,045,000.00 $1,045,000.00
2 SWPPP Preparation, Erosion Control Implementation and Maintenance 1 LS $250,000.00 $250,000.00
3 Dust Control 1 LS $500,000.00 $500,000.00
4 Regional Water Quality Control Board (RWQCB) Fees
(Please enter $19,767.00) 1 FA $19,767.00 $19,767.00
5 California Department of Fish and Wildlife (CDFW) Fees (Please enter $19,741.50) 1 FA $19,741.50 $19,741.50
6 Project Signs (Funding Awareness) 1 LS $15,000.00 $15,000.00 7 Develop Water Supply 1 LS $170,000.00 $170,000.00
8 Construction Staking and Surveying 1 LS $250,000.00 $250,000.00 9 Materials Testing (Soils, Concrete Strength, Base and Asphalt Compaction Testing) 1 LS $350,000.00 $350,000.00 10 Traffic Control 1 LS $150,000.00 $150,000.00
11 Clearing and Grubbing 1 LS $590,000.00 $590,000.00
12 Potholing All Existing Utilities 1 LS $200,000.00 $200,000.00 13 Remove and Dispose Existing Asphalt Pavement, Base, and Subgrade 5900 SF $1.75 $10,325.00
14 Embarkment 59900 CY $9.50 $569,050.00
15 Earthwork (Import) 105200 CY $9.27 $975,204.00
16 Remove And Dispose Existing Chain-link Fence 970 LF $8.00 $7,760.00 17 Remove and Dispose Concrete (Pad, Driveway) 710 SF $4.00 $2,840.00 18 Remove and Dispose of Existing Curb and Gutter 130 LF $18.00 $2,340.00 19 Remove and Dispose of Existing Sidewalk 1100 SF $3.00 $3,300.00 20 Remove and Dispose of Existing Bollards 21 EA $205.00 $4,305.00 21 Remove and Dispose of Existing Guard Rail 36 LF $30.00 $1,080.00 22 Relocate Air-Vac per City of Banning Std. No. W-15 3 EA $6,500.00 $19,500.00 23 Relocate Mailbox 9 EA $2,200.00 $19,800.00
24 Adjust Existing Storm Drain Manhole to Grade Per RCFCD Std. Dwg. No. MH 256 1 EA $1,600.00 $1,600.00
25 Adjust Sewer Manhole to Grade Per City of Banning Std.

No. S-5 6 EA $2,500.00 $15,000.00
26 Adjust Water Valve to Grade Per City of Banning Std. No.

W-20 2 EA $1,000.00 $2,000.00
27 Grind Existing Pavement (0.17') 2200 SF $3.20 $7,040.00 28 Sawcut Existing Pavement/Sidewalk 1400 LF $3.00 $4,200.00 29 Construct Type "B" (8") Curb and Gutter per City of
Banning Std. No. 201 10700 LF $27.00 $288,900.00
30 Construct Type "A" (6") Curb and Gutter per City of
Banning Std. No. 200 110 LF $70.00 $7,700.00
31 Construct A.C. Pavement (6") 16300 TON $107.80 $1,757,140.00 32 Construct A.B. Class II (12") 16100 CY $55.50 $893,550.00 33 Construct a Driveway per Caltrans Std. Plan A87A 360 SF $25.00 $9,000.00 34 Construct Access Ramp Type I per City of Banning Std. No. 214 4 EA $10,000.00 $40,000.00
35 Construct Access Ramp Type II per City of Banning Std. No. 215 4 EA $5,000.00 $20,000.00
36 Construct Curb Ramp per Caltrans 2024 Std. Plan No. RSP A88B, Case CM Modified 1 EA $7,500.00 $7,500.00
37 Construct Type "D" Curb per City of Banning Std. No. 203 9900 LF $18.50 $183,150.00 38 Construct 4" PCC Sidewalk per City of Banning Std. No. 213 (W=8') 84500 SF $5.50 $464,750.00
39 Construct Cross Gutter per City of Banning Std. No. C-211 4600 SF $15.00 $69,000.00 40 Construct 6" D.G. Over Native 8900 SF $4.25 $37,825.00 41 Construct Caltrans Retaining Wall Type 5(Case 2) as Shown on Std. Plan B3-4B 3250 SF $142.00 $461,500.00
42 Construct 6" AC Dike per City of Banning Std. No. C-204 16 LF $200.00 $3,200.00 43 Construct Curb Transition per Curb Transition Detail on Sheet 3 10 LF $200.00 $2,000.00
44 Construct Dike Transition per Dike Transition Detail on Sheet 3 10 LF $200.00 $2,000.00
45 Construct Chain Link Fence per SPPWC Std. Plan No. 600-3 100 LF $115.00 $11,500.00 46 Construct Gutter Depression per Standard No. 311 4 EA $3,500.00 $14,000.00 47 Install A.C. Overlay (0.17') 30 TONS $107.80 $3,234.00 48 Install Street Light Type 15D Double Luminaire Mast with 8’ Projected Length per Caltrans Std. Plan ES-6D 18 EA $14,000.00 $252,000.00 49 Signing and Striping 1 LS $100,000.00 $100,000.00
Sun Lakes Boulevard Extension Project (Civil Improvements) Riverside Construction Company, Inc. 547
50 Install 4” PVC (Schedule 40) Sleeve 36” Below Finish Grade 1200 LF $35.00 $42,000.00 51 Install 18” RCP 47 LF $226.00 $10,622.00
52 Install 24" RCP 360 LF $400.00 $144,000.00
53 Install 36" RCP 570 LF $310.00 $176,700.00
54 Install 48" RCP 30 LF $790.00 $23,700.00
55 Install 60" RCP 33 LF $1,000.00 $33,000.00
56 Construct Concrete Box Culvert per Caltrans Std D-81 (Including Steel) 8700 CY $585.00 $5,089,500.00
57 Construct Concrete Collar per RCFC&WCD Std M803 6 EA $10,000.00 $60,000.00 58 Construct Cable Railing per Caltrans Std B11-47 1670 LF $44.00 $73,480.00 59 Class "B" Concrete, Typical Gutter per Caltrans Std B3-6 31 CY $2,500.00 $77,500.00 60 Class "A" Concrete, Headwall and Wingwall and Retaining Wall Around D/S Aprons 1250 CY $1,412.00 $1,765,000.00
61 Class "A" Concrete Aprons 313 CY $1,315.00 $411,595.00 62 Class "A" Concrete, Pier Nose Extensions 15 CY $7,500.00 $112,500.00 63 Class "A" Concrete, Trapezoidal Channel 215 CY $1,700.00 $365,500.00 64 Class "A" Concrete, Swales 165 CY $1,500.00 $247,500.00 65 Construct Maintenance Ramp per RCFC&WCD Std CH331 3 EA $50,000.00 $150,000.00 66 Construct Catch Basin per RCTD Std 300 4 EA $20,000.00 $80,000.00 67 Construct Curbside Grating Catch Basin Per SPPWC Std.

Plan 303-3 with Type 24-18 Bicycle Friendly 3 Grates Each 1 EA $18,000.00 $18,000.00 68 Install 1/4 Ton Rip Rap 730 CY $140.00 $102,200.00
69 Install Backing No. 1 400 CY $180.00 $72,000.00
70 Install Backing No. 2 35 CY $280.00 $9,800.00
71 Mirafi 1100 N Filter Fabric 741 SY $30.00 $22,230.00 72 Construct MH No. 1 per RCFC&WCD Std MH251 1 EA $20,000.00 $20,000.00 73 Construct JS No.1 per RCFC&WCD Std JS226 1 EA $10,000.00 $10,000.00 74 Construct JS No.3 per RCFC&WCD Std JS228 2 EA $10,000.00 $20,000.00 75 Construct TS No.3 per RCFC&WCD Std TS303 1 EA $10,000.00 $10,000.00 76 Construct 7.5' Cut Off Wall 130 CY $793.00 $103,090.00 77 Construct Wing and U Type Headwall Per San Diego
Regional Std D-34, Detail J 1 LS $20,000.00 $20,000.00
78 Install Trash Rack per SPPWC Std 361-2 1 EA $10,000.00 $10,000.00 79 Install Trash Rack per SPPWC Std 360-2 (Modified to
Remain Vertical) 6 EA $15,000.00 $90,000.00
80 Hydroseeding 1 LS $50,000.00 $50,000.00
81 Potholing All Existing Utilities 1 LS $50,000.00 $50,000.00 82 Permits and Licensing 1 LS $2,500.00 $2,500.00
83 Traffic Control 1 LS $50,000.00 $50,000.00
84 Sawcut and Remove Existing Pavement 485 LF $28.00 $13,580.00 85 Trench Excavation and Native Backfill for Primary Joint Trench (36” minimum cover depth) per City of Banning
Std. SD600-01
3825 LF $46.00 $175,950.00
86 Trench Excavation and Native Backfill for Secondary
Trench with minimum 24” cover depth 5665 LF $9.00 $50,985.00 87 Installation of All 6” Conduit (Conduit and Spacers Only) 20404 LF $24.50 $499,898.00 88 Installation of All 4” Conduit (Conduit and Spacers Only) 8817 LF $23.00 $202,791.00 89 Installation of All 2” Conduit (Conduit and Spacers Only) 5780 LF $3.50 $20,230.00 90 Slurry Backfill (price adjustment) * Review note in the header above. 760 CY $205.00 $155,800.00
91 Installation of 10” x 15” Streetlight Handhole per City of Banning Std. SD600-40 18 EA $367.00 $6,606.00
92 Installation of Sch. 80 PVC Risers at Poles per City of Banning Std. SD600-03 300 LF $40.00 $12,000.00
93 Installation of Single-Phase Transformer Pad per City of Banning Std. SD600-61 2 EA $2,500.00 $5,000.00
94 Installation of 24” x 36” Concrete Handhole per City of Banning Std. SD600-44 3 EA $6,000.00 $18,000.00
95 Installation of Manhole Vault per City of Banning Std.

SD600-57 & 58 5 EA $48,000.00 $240,000.00
96 Installation of Large Vault per City of Banning Std. SD600- 55 & 56 3 EA $18,000.00 $54,000.00
97 Installation of Pad-mount Switch Vault per City of Banning Std. SD600-70 3 EA $30,000.00 $90,000.00
98 Installation of Fiber Optic Communication Vault Spec. 2 EA $8,500.00 $17,000.00 99 Installation of Protective Barriers per City of Banning Std.

SD600-06 28 EA $400.00 $11,200.00
100 Installation of Removable Protective Barriers per City of Banning Std. SD600-06 6 EA $1,000.00 $6,000.00
101 Concrete Sidewalk and Pavement Restoration at 4” Depth 225 SF $15.00 $3,375.00 Sun Lakes Boulevard Extension Project (Electric Improvements) 548
102 Asphalt Concrete Pavement Restoration per SD600-01, at 6” Thick 57 TON $230.00 $13,110.00
103 Class II Aggregate Base Course per SD600-01, at 12” Thick 60 CY $100.00 $6,000.00 104
Grind and Overlay up to 2” Thick (Street) Asphalt Concrete Cap per SD600-01 90 TON $445.00 $40,050.00
Total $20,996,793.50
549

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Nate Smith, Deputy Director of Public Works/City Engineer MEETING DATE: January 13, 2026
SUBJECT: Consideration of Resolution 2026-14, to Authorize the City Manager to Execute Amendment No. 2 to Cooperative Agreement Between Riverside County Transportation Commission, City of Banning and City of Beaumont for the Management of the I-10/Highland Springs Avenue Interchange Project Study Report and to Include Project Approval and Environmental Document (PA/ED) Phase
RECOMMENDATION:

Approve Resolution 2026-14
BACKGROUND:

On September 10, 2019, the City Council adopted Resolution 2019-114 to enter into a cooperative agreement with the Riverside County Transportation Commission (RCTC), the City of Banning, and the City of Beaumont for RCTC to manage the Project Study Report for the Highland Springs Interchange Project. This was funded with $2,000,000 provided by the Western Regional Council of Governments (WRCOG) Transportation Uniform Mitigation Fee (TUMF) program by a separate funding agreement between RCTC and WRCOG.

A subsequent amendment to the agreement was made on May 21, 2021 with City Council Resolution 2021-43 that allowed RCTC to continue to manage the project into the Project Approval/Environmental Document (PA/ED) phase and authorize moving unspent funding of about $1,500,000 from the PSR phase to the PA/ED phase. The funding agreement between RCTC and WRCOG was updated to reflect this direction, and to allocate an additional $2,000,000 of TUMF money for the PA/ED phase. Total funding at this stage was $3,500,000
This Amendment No. 2 memorializes recent additional funding that was approved by WRCOG of $2,000,000 in additional TUMF funding for the interchange project to continue with the PA/ED phase, bringing the total authorized funding to $5,500,000. This additional funding was necessary based on comments and new analyses required by Caltrans that was discussed at a June 24, 2025 City Council workshop. A copy of that staff report and presentation is included as an attachment to this report.

JUSTIFICATION:

Approval of this Amendment will allow RCTC to continue to process the Highland Springs Interchange Plans through Caltrans to complete the PA/ED phase at the end of 2027, based on current estimates and the additional Caltrans requirements.

FISCAL IMPACT:

None to the City of Banning. Funding is through the WRCOG TUMF program, with fees previously 550
collected from new development.

ALTERNATIVES:

Do not approve Resolution 2026-14 and provide alternate direction to staff.

BUDGETED?:

No
CONTRACT/AGREEMENT:

Yes
ATTACHMENTS:

1. Reso_2026-14_-_HSA_RCTC_Coop_Agreement_Amendment_No._2 (1).docx

2. Reso 2026-14 Exhibit A - Amendment No. 2 to 3 Party Cooperative Agreement No. 20-31-008-02.pdf

3. CC Resolution No. 2019-114.pdf

4. 2019_0910 Agreement 20-31-008-00 - HSA Interchange.pdf

5. CC Resolution No. 2021-043.pdf

6. 2021_0521 Agreement 20-31-008-00 Amend 1 - HSA Interchange.pdf

7. 2025_0624 RCTC HSA Presentation.pdf
551
Resolution 2026-14

Page 1 of 4 ends

RESOLUTION 2026-14

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE AMENDMENT NO. 2 TO COOPERATIVE

AGREEMENT BETWEEN RIVERSIDE COUNTY TRANSPORTATION COMMISSION, CITY OF BANNING AND CITY OF BEAUMONT FOR THE MANAGEMENT OF THE I-10/HIGHLAND

SPRINGS AVENUE INTERCHANGE PROJECT STUDY REPORT AND TO INCLUDE

APPROVAL AND ENVIRONMENTAL DOCUMENT (PA/ED) PHASE
WHEREAS, the Highland Springs Avenue Interchange (“interchange”), which is located within the jurisdictional boundaries of the Cities of Banning and Beaumont, has been impacted by the increase in traffic related to the development along the Highland Springs Corridor and is in need of improvements; and
WHEREAS, the City Council authorized a Cooperative Agreement with the Riverside County Transportation Commission to manage the interchange project with Resolution 2019-114 through the Project Study Report (PSR) phase of the project; and WHEREAS, the first amendment to the Cooperative Agreement permitted the Riverside Transportation Commission to continue management of the interchange project through the Project Approval/Environmental Document (PA/ED) phase of the project on May 21, 2021; and WHEREAS, the second amendment to the Cooperative Agreement will memorialize additional funding received by the Riverside Transportation Commission to continue processing the project through the PA/ED phase; and
WHEREAS, the Riverside Transportation Commission has entered into, or will amend existing agreements, a separate Funding Agreement with the Western Riverside Council of Governments for total project funding of $5,500,000 from the Transportation Uniform Mitigation Fee (TUMF) program for the PSR and PA/ED phases of the interchange project; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. The City Council authorizes the City Manager to sign Amendment No. 2 to Cooperative Agreement Between Riverside County Transportation Commission, City of Banning, and City of Beaumont For The Management Of The I-10/Highland Springs Avenue Interchange Project Study Report And To Include Approval and Environmental Document (PA/ED) Phase.

SECTION 2. 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 January, 2026.

Richard Royce, Mayor
City of Banning
552
Resolution 2026-14

Page 2 of 4 ends

ATTEST:

Sandra Calderon, Acting Deputy City Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney, City Attorney
553
Resolution 2026-14

Page 3 of 4 ends

CERTIFICATION:

I, Sandra Calderon, Acting Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2026-14, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of January, 2026 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Acting Deputy City Clerk
City of Banning, California
554
Resolution 2026-14

Page 4 of 4 ends

EXHIBIT A
Amendment No. 2 to Cooperative Agreement Between Riverside County Transportation Commission, City of Banning, and City of Beaumont For The Management Of The I-10/Highland Springs Avenue Interchange Project Study Report And To Include Approval and Environmental Document (PA/ED) Phase
555
17336.00030\40865652.2
Agreement No. 20-31-008-02
1 AMENDMENT NO. 2 TO COOPERATIVE AGREEMENT BETWEEN RIVERSIDE

COUNTY TRANSPORTATION COMMISSION, CITY OF BANNING AND CITY OF BEAUMONT FOR THE MANAGEMENT OF THE I-10/HIGHLAND SPRINGS AVENUE

INTERCHANGE PROJECT STUDY REPORT AND TO INCLUDE APPROVAL AND

ENVIRONMENTAL DOCUMENT (PA/ED) PHASE

1. Parties and Date. This Amendment No. 2 to the Cooperative Agreement is made and entered into this ____ day of ______________, 2026, by and between the Riverside County Transportation Commission (RCTC), City of Banning (Banning) and City of Beaumont (Beaumont).

2. Recitals.

2.1 RCTC and the Cities of Banning and Beaumont (collectively, Cities) have entered into an agreement entitled “Cooperative Agreement Between Riverside County Transportation Commission, City of Banning, and City of Beaumont for the Preparation of the Highland Springs Interchange Project Study Report” dated September 10, 2019 (Master Agreement).

2.2 The Master Agreement established RCTC as the lead agency for the preparation of the Project Study Report (PSR) for the Highland Springs Interchange (Project) to be funded with $2,000,000 in funds allocated by Western Riverside Council of Governments (WRCOG).

2.3 WRCOG allocated the above referenced funding amount pursuant to a prior Funding Agreement No. 20-72-018-00, dated January 15, 2020, between WRCOG and RCTC (“Prior Funding Agreement”).

2.4 WRCOG approved reallocation of the funds remaining from the PSR phase (approximately $1,500,000) to the Project Approval and Environmental Document (PA/ED) phase of the Project. WRCOG and RCTC entered into an amendment to the Prior Funding Agreement, dated August 10, 2021, allocating approximately $1,5000,000 for the PA/ED phase of the Project.

2.5 The Cities of Banning and Beaumont requested that RCTC be the lead agency for the preparation and management of the PA/ED phase of the Project, and RCTC agreed to act as the lead agency for the PA/ED phase of the Project.

2.6 The Parties entered into Amendment No. 1 to the Master Agreement on May 25, 2021 to memorialize the funding reallocation approved by WRCOG for the PA/ED phase, and to include the PA/ED phase under the Master Agreement.

2.7 WRCOG and RCTC entered into a subsequent Funding Agreement, Agreement No. 20-72-018-02, dated February 21, 2024, for reallocating $1,500,000 of remaining TUMF Program funding from the prior Funding Agreement to the PA/ED phase 556
17336.00030\40865652.2
Agreement No. 20-31-008-02
2 of the Project and for adding an additional $2,000,000 in TUMF Program funding, for a total sum of $3,500,000 for the PA/ED phase (“PA/ED Funding Agreement”).

2.8 RCTC spent approximately $500,000 of TUMF Program funding for the Project PSR.

2.9 WRCOG and RCTC have or will enter into an amendment to the PA/ED Funding Agreement, Agreement No. 20-72-018-03, to add an additional $2,000,000 in TUMF Program funding for the Project PA&ED phase, for a new total sum of $5,500,000 for the PA/ED phase.

2.7 The Parties now desire, pursuant to this Amendment No. 2, to memorialize the additional funding approved by WRCOG for the PA/ED phase.

3. Terms.

3.1 Capitalized terms used in the Master Agreement and not otherwise defined in this Amendment No. 2 shall have the meanings as set forth in the Master Agreement.

3.2 The Parties agree that the additional Four Million Dollars ($4,000,000) ) in funds allocated by WRCOG for the PA/ED phase of the Project under the PA/ED Funding Agreement, as amended, shall be utilized by RCTC to administer the PA/ED work, in accordance with the terms of the Master Agreement, as previously amended.

3.3 The term of the Master Agreement, as set forth in Section 3.2, shall be extended, for purposes of completion of the PA/ED work, through December 2027, or until written agreement by the Parties that the PA/ED work has been completed, unless earlier terminated as provided in the Master Agreement.

3.4 This Amendment No. 2 is in all respects governed by California law and venue for any dispute shall be in Riverside County.

3.5 The recitals set forth above are true and correct and are incorporated by reference into this Amendment No. 2 as though fully set forth herein.

3.6 Except as amended by this Amendment No. 2, all provisions of the Master Agreement, including without limitation the indemnity provisions, shall remain in full force and effect and shall govern the actions of the Parties under this Amendment No. 2.

3.7 This Amendment No. 2 may be signed in counterparts, each of which shall constitute an original.

3.8 A manually signed copy of this Amendment No. 2 which is transmitted by facsimile, email or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original executed copy of this Amendment No. 2 for all purposes. This Amendment No. 2 may be signed using an electronic signature. 557
17336.00030\40865652.2
Agreement No. 20-31-008-02
3 [Signatures on following page]
558
17336.00030\40865652.2
Agreement No. 20-31-008-02
4 SIGNATURE PAGE
TO
AMENDMENT NO. 2

COOPERATIVE AGREEMENT
FOR THE MANAGEMENT OF THE I-10/HIGHLAND SPRINGS AVENUE

INTERCHANGE PROJECT STUDY REPORT

AND TO INCLUDE

APPROVAL AND ENVIRONMENTAL DOCUMENT (PA/ED) PHASE
IN WITNESS WHEREOF, the parties hereto have executed this Amendment No. 2 as of the date first set forth above.

RIVERSIDE COUNTY

TRANSPORTATION COMMISSION
By: _________________________
Aaron Hake, Executive Director
APPROVED AS TO FORM:

By: _________________________
Best Best & Krieger LLP
Counsel to the Riverside County
Transportation Commission

559
17336.00030\40865652.2
Agreement No. 20-31-008-02
5 CITY OF BANNING
By: _________________________
Title: City Manager
APPROVED AS TO FORM:

By: _________________________
Title: City Attorney
ATTEST:

By: _________________________
Title: Deputy City Clerk
560
17336.00030\40865652.2
Agreement No. 20-31-008-02
6 CITY OF BEAUMONT
By: __________________________
Title: _________________________
APPROVED AS TO FORM:

By: __________________________
Title: City Attorney
ATTEST:

By: __________________________
Title: City Clerk
561
RESOLUTION 2019- 14

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

AUTHORIZING THE CITY MANAGER TO EXECUTE A COOPERATIVE AGREEMENT

BETWEEN THE CITY OF BANNING, CITY OF BEAUMONT AND RIVERSIDE COUNTY

TRANSPORTATION COMMISSION FOR THE PREPARATION OF THE HIGHLAND

SPRINGS INTERCHANGE PROJECT STUDY REPORT
WHEREAS, the Highland Springs Avenue Interchange ( the " Interchange"), which is located within the jurisdictional boundaries of the Cities of Banning and Beaumont, has been greatly impacted by the increase in traffic related to development along the Highland Springs Avenue corridor and is in need of improvements; and WHEREAS, one of the initial studies required for interchange improvements projects is the development of a Project Study Report ( PSR), which is required in order to gain Caltrans approval prior to moving to the Project Approval and Environmental Document ( PA& ED) phase; and
WHEREAS, Riverside County Transportation Commission ( RCTC) RCTC has extensive experience in the improvement of interchange projects, has the available resources for the preparation of the PSR and has committed to taking the lead in the development of the PSR; and
WHEREAS, Western Riverside Council of Governments ( WRCOG) has allocated 2, 000,00 in Transportation Uniform Mitigation Fee ( TUMF) program funds to the Highland Springs Avenue interchange project and which is sufficient to cover the full cost, estimated at $ 600, 00, for the preparation of the PSR.

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

SECTION 1. The City Council adopts Resolution 2019- 14 authorizing the City Manager to execute a Cooperative Agreement between the City of Banning, City of Beaumont and Riverside County Transportation Commission for the preparation of the Highland Springs Interchange Project Study Report.

SECTION 2. 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 10th day of September 2019.

Arthur L. Wo h, Mayor
City of Banning
1 562
ATTEST:

Daryl Betarretw, uDputy City Clerk
City of Banning

APPROVED AS TO FORM AND
LEGAL CONTENT:

Kevin G. Ennis, City Attorney
Richards, Watson & Gershon
2 563
U1A5 YID. dO1\9
I, , Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2019- 114, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 10th day of September 2019, by the following vote, to wit:

CERTIFICATION:

AYES:

NOES:

ABSTAIN:

ABSENT:

ALIAAO ,
Deputy Ci y Clerk
City of Banning, California
3 564
565
566
567
568
569
570
571
RESOLUTION NO. 2021- 43

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING APPROVING AMENDMENT 1 TO THE COOPERATIVE AGREEMENT BETWEEN THE RIVERSIDE

COUNTY TRANSPORTATION COMMISSION, CITY OF BANNING AND CITY OF BEAUMONT FOR THE 1-0 HIGHLAND SPRINGS AVENUE INTERCHANGE WHEREAS, the Highland Springs Avenue Interchange ( the " HSA Interchange"), which is located within the jurisdictional boundaries of the Cities of Banning and Beaumont, has been greatly impacted by the increase in traffic related to residential and commercial development along the Highland Springs Avenue corridor. The HSA Interchange is in need of improvements to mitigate the current congestion as well as to provide additional capacity for future developments such as Tri Pointe Homes' Atwell development and projects within Beaumont' s
city limits; and
WHEREAS, in order to facilitate the improvements to the HSA Interchange, the City of Banning, City of Beaumont and Riverside County Transportation Commission RCTC") agreed that RCTC would take the lead in the development of the project. The phases for the project include the Project Study Report ( PSR); Project Approval and Environmental Document ( PA/ ED); Plans, Specifications and Estimates ( PS& E); and Construction ( CONST); and
WHEREAS, on September 10, 2019, City Council approved Resolution 2019- 114, authorizing the City Manager to execute a Cooperative Agreement between the City of Banning, City of Beaumont and RCTC for the preparation of the Highland Springs Interchange PSR (" Cooperative Agreement"); and
WHEREAS, RCTC is nearing the completion of the PSR phase as required by the Cooperative Agreement; and
WHEREAS, Amendment 1 to the Cooperative Agreement will allow for the delivery of the PA/ ED phase.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BANNING HEREBY FINDS AND RESOLVES AS FOLLOWS:

Section 1. The City Council finds that the recitals above are true and correct.

Section 2. Based upon all the findings contained herein, the City Council hereby approves Amendment 1 to the Cooperative Agreement between the Riverside County Transportation Commission, City of Banning and City of Beaumont for the 1-0 Highland Springs Avenue Interchange adding the Project Approval and Environmental Document Phase, attached hereto as Attachment 1.

Section 3. The City Council authorizes the City Manager to execute the Amendment 1 on behalf of the City and to take other actions necessary to implement the terms of Amendment 1.
1 1 303- 00 1 4125326 1 7v2. d oc
572
Section 4. The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED AND ADOPTED this 25th day of May, 2021.

Colleen Wallace, ayor
City of Banning
ATTEST:
4 A'
Caroline Patton,
City of Banning
ty City Clerk

APPROVED AS TO FORM AND
LEGAL CONTENT:
c -- b-, .•
Kevin G. Ennis, City Attorney
Richards, Watson & Gershon
Resolution 2021- 43

Page 2 of 4 ends

573
CERTIFICATION:
1, Caroline Patton, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2021- 43, was duly adopted by the City Council of the City of Banning, California, at a
regular meeting thereof held on the 25th day of May,
2021 by the following vote, to wit:

AYES: Council Members Hamlin, Happe, Pingree, Sanchez, and Mayor Wallace.

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, e uty City Clerk
City of Banning, California
Resolution 2021- 43

Page 3 ends

Attachment 1
Amendment 1 to the Cooperative Agreement between the Riverside County Transportation Commission, City of Banning and City of Beaumont for the 1-0 Highland Springs Avenue Interchange adding the Project Approval and Environmental Document Phase
Resolution 2021- 43

Page 4 of 4 ends

575
576
577
578
579
580
581

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Nate Smith, Deputy Director of Public Works/City Engineer Art Vela, Director of Public Works
MEETING DATE: June 24, 2025
SUBJECT: Presentation from the Riverside County Transportation Commission (RCTC) on the Current Design Efforts of the Highland Springs Interchange Improvement Project
RECOMMENDATION:

Receive and File
BACKGROUND:

The Cities of Banning and Beaumont entered into an agreement with the Riverside County Transportation Commission (Resolution 2019-114) to provide project management services for the Project Study Report (PSR) and Project Alternative/Environmental Documentation (PA/ED) phases of the Highland Springs Interchange Improvement Project. This project would make interim improvements to the Highland Springs Interchange with a design requirement through 2050.

The current Highland Springs Interchange was constructed with Interstate 10 in a tight diamond configuration in the late 1950's. Subsequent improvements expanded the footprint of the bridge between the eastbound and westbound lanes, and again for the addition of a 4th eastbound and westbound lane, and the construction of the grade separation with the Union Pacific Railroad reconfigured portions of Highland Springs Avenue. The ramps themselves have not had significant change or upgrade since the initial construction of the freeway.

With development in the City of Beaumont and the City of Banning, traffic delay on both Highland Springs Ave and the ramps themselves has increased to unacceptable levels. Under the agreement with RCTC, the PSR has already been completed and the project is in the PA/ED Phase. Future phases include the Plans, Specification, and Estimates (PSE) phase, and the construction (CON) phase.

Staff from RCTC and the design consultant will provide details of the project status, alternatives, and future direction and schedules.

JUSTIFICATION:

N/A
FISCAL IMPACT:

The PA/ED phase is being funded through the Wester Riverside Council of Governments (WRCOG) Transportation Uniform Mitigation Fee (TUMF) program. This program assesses a transportation impact fee on new development within the Pass Zone. Allocations from the Pass Zone have been made in previous years to ensure that funding is available for the project to continue through this phase. 5821
ALTERNATIVES:

N/A
BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. RCTC Presentation.pdf
5832
I-10 HIGHLAND SPRINGS AVENUE

INTERCHANGE PROJECT
Banning City Council Meeting
June 24, 2025
David Lewis, RCTC Capital Projects Manager
Darin Johnson, Mark Thomas Project Manager
5843
Overview
• RCTC/Cities conducting engineering/environmental studies • Improve safety, traffic flow
• High traffic volumes
• Main link to Banning & Beaumont
5854
Background
• Project Study Report approved in December 2021
• 2 hook ramps and 2 diverging diamond
interchange (DDI) options were evaluated in PSR
• Preliminary engineering and environmental phase
commenced in October 2022
• Coordination with Caltrans on technical studies and
engineering plans
5865
Project Summary
• Several alternatives have been removed from further
consideration over the last 2 years
• DDI’s removed in January 2024 – design life failure
• Hook Ramps removed in 2025 – geometric/operations concerns • Caltrans requested new alternatives be developed and
evaluated in 2024
• Proceeding with build Alternative 5 - 2025
5876
Anticipated Schedule
Schedule dates subject to change * If funding can be secured 5887
5898
Initial Design Options Studied

1. No Build

2. Hook Ramps:
• Option A
• Option B

3. Diverging Diamond Interchange with crossover before UP Railroad

4. Diverging Diamond Interchange with crossover after UP Railroad Options 2, 3, 4 include merging lanes on eastbound, westbound I-10 5909
59110
Diverging Diamond Alternatives –
Removed From Further Consideration

1. Do not meet the Project Purpose & Need due to the following

1. Provides a useful operating lifespan of less than 5 years beyond opening year

2. Requires closure of multiple private parcel driveways on Highland Springs Avenue

3. Requires substantial right of way acquisition including full acquisition of Highland Fuel Station

2. Removed during January 23, 2024 PDT Meeting
59211
59312
59413
Hook Ramp Alternatives –
Removed From Further Consideration

1. Removed during May 28, 2025 Caltrans Meeting due to the following

1. Operations of the Joshua Palmer Way/Highland Springs intersection

2. Long EB Off-Ramp

3. Geometric deficiencies with EB Hook On-Ramp

2. Formal removal will occur during June 24, 2025 PDT Meeting 59514
59615
Alternative Options

1. Initiated in December 2024 Caltrans Meeting

2. Caltrans wanted to provide other potential options that would provide improved operations for the system.

3. Caltrans Concerns/Suggestions

1. Convert Joshua Palmer Way to a right-in/right-out intersection

2. Eliminate the SB Highland Springs left turn at Joshua Palmer Way

3. Realign a portion of Joshua Palmer Way north of the current location

4. EB off-ramp too long – drivers will tend to drive too fast

5. EB Hook on-ramp geometry deficiencies

4. Identified Alternative 5 as a viable alternative that meets purpose and need
59716

QUESTIONS
59817

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Mary Yaryan, Associate Planner
MEETING DATE: January 13, 2026
SUBJECT: Introduction and First Reading of Ordinance No. 1615, A Zone Text Amendment to Banning Municipal Code Title 17, Chapter 17.88, Section

17.88.020 (Non-Conforming Structures and Uses)
RECOMMENDATION:

Introduce and Waive full reading, direct the City Clerk to read the ordinance by title only, and introduce Ordinance No. 1615, entitled:

An Ordinance of the City Council of the City of Banning, California, amending Section 17.88.020 of Chapter 17.88 (Non-Conforming Structures and Non-Conforming Uses) of Title 17 (Zoning) of the Banning Municipal Code to provide greater flexibility for the repair and reconstruction of legally established non-conforming residential structures.

BACKGROUND:

On August 6, 2025, the Planning Commission directed staff to initiate a Zone Text Amendment to Banning Municipal Code (BMC) Section 17.88.020 to address limitations on the reconstruction of legally established non-conforming residential structures that are damaged or destroyed by catastrophe. The direction was prompted by a recent case involving a property owner whose home, located in the Airport Industrial (AI) zoning district, was destroyed by fire and could not be rebuilt under the current code due to its non-conforming status.

However, similar situations may arise throughout the City where legally established homes exist in zoning districts that no longer permit residential use. To address this broader issue and preserve the City’s existing housing stock, staff drafted an amendment to Section 17.88.020 (Non-Conforming Structures and Non-Conforming Uses) of the Banning Zoning Ordinance. The proposed changes would allow legally established non-conforming residential structures to be reconstructed to their original size, placement, and density, regardless of current zoning, and would remove the two-year time limit for reconstruction.

Pursuant to the requirements of BMC Chapter 17.116 (Zoning Ordinance Amendments), the amendment was processed as Application No. PZTA25-0001 and brought before the Planning Commission for consideration. At a special meeting on November 17, 2025, the Planning Commission voted 4-0 to adopt Resolution No. 2025-017, recommending City Council approval of the proposed ordinance.

The amendment supports Housing Element Goal 1.0 of the City’s General Plan by promoting the maintenance and preservation of the existing housing supply, particularly in cases where legally established homes are lost due to unforeseen disasters. 599
JUSTIFICATION:

The proposed amendment to BMC Section 17.88.020 is intended to provide greater flexibility for the repair and reconstruction of legally established non-conforming residential structures that are damaged or destroyed by catastrophe. Under current code, such structures cannot be rebuilt if damage exceeds 50% of replacement cost, even if they were originally permitted. Enforcement of this restriction can result in the permanent loss of housing stock, especially in locations where residential uses are no longer permitted by current zoning.

While the amendment was prompted by a recent case in the Airport Industrial (AI) zoning district, legally established non-conforming residences exist in multiple zoning districts citywide. The amendment supports Goal 1.0 of the City’s Housing Element, which promotes the maintenance and preservation of existing housing, and aligns with Program 5, which identifies the need to preserve non-conforming homes in non-residential zones.

Allowing these structures to be rebuilt to their original size, placement, and density, and by removing the two-year reconstruction deadline, the ordinance ensures fairness for affected property owners and helps preserve Banning’s housing stock.

FISCAL IMPACT:

There is no direct fiscal impact to the City associated with the adoption of this ordinance.

ALTERNATIVES:

1. Approve Ordinance No. 1615 as recommended.

2. Modify the proposed ordinance and approve as amended.

3. Deny the proposed ordinance.

BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. ORDINANCE 1615 ZTA25-0001.pdf

2. Exhibit A - Ch 17.88 Legislative Revisions.pdf

3. Exhibit B - Ch 17.88 Updated.pdf

4. PC Resolution No. 2025-17 Signed.pdf
600
Ordinance 1615

Page 1 of 5 ends

ORDINANCE NO. 1615

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
BANNING, CALIFORNIA, AMENDING SECTION 17.88.020 OF CHAPTER

17.88 (NON-CONFORMING STRUCTURES AND NON-CONFORMING
USES) OF TITLE 17 (ZONING) OF THE BANNING MUNICIPAL CODE TO

PROVIDE GREATER FLEXIBILITY FOR THE REPAIR AND

RECONSTRUCTION OF LEGALLY ESTABLISHED NON-CONFORMING

RESIDENTIAL STRUCTURES
WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the City of Banning is authorized to adopt and enforce ordinances and regulations not in conflict with the general laws to protect the public health, safety, and welfare; and WHEREAS, Chapter 17.88 of the Banning Municipal Code regulates nonconforming structures and non-conforming uses within the City; and WHEREAS, Section 17.88.020 currently limits the repair and reconstruction of legally established non-conforming residential structures that are damaged or destroyed by catastrophe; and
WHEREAS, the City has identified the need to provide greater flexibility for the repair and reconstruction of legally established non-conforming residential structures in order to preserve existing housing stock within the City, including housing located in zoning districts where residential uses are no longer permitted; and WHEREAS, on August 6, 2025, the Planning Commission directed staff to initiate a Zone Text Amendment to Chapter 17.88 of the Banning Municipal Code; and WHEREAS, the proposed Zone Text Amendment was processed as Application No. PZTA25-0001; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on November 17, 2025, to consider the proposed Zone Text Amendment; and WHEREAS, following the public hearing, the Planning Commission voted 4-0 to adopt Resolution No. 2025-017, recommending that the City Council approve the amendment to Chapter 17.88 of the Banning Municipal Code; and WHEREAS, the City Council finds that the proposed amendment is consistent with the goals and policies of the City of Banning General Plan, including Housing Element Goal 1.0, which promotes the maintenance and preservation of the City’s existing housing stock; and
WHEREAS, the City Council further finds that the proposed amendment is internally consistent with the Banning Zoning Ordinance and supports orderly development while protecting the public health, safety, and welfare; and 601
Ordinance 1615

Page 2 of 5 ends

WHEREAS, the City Council has independently reviewed and considered the requirements of the California Environmental Quality Act (CEQA) and finds that the proposed amendment is not subject to CEQA pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines, as the amendment will not result in a direct or reasonably foreseeable indirect physical change in the environment and is not a “project” as defined in Section 15378 of the CEQA Guidelines.

NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BANNING, RIVERSIDE COUNTY, STATE OF CALIFORNIA AS FOLLOWS:

SECTION 1. INCORPORATION OF RECITALS.

The recitals reflected above are true and correct and incorporated herein by this reference as the cause, purpose, and foundation for the action taken by the City Council through this Ordinance.

SECTION 2. ENVIRONMENTAL DETERMINATION.

The City Council finds that adoption of this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because the Ordinance will not result in a direct or reasonably foreseeable indirect physical change in the environment and is not a “project” as defined in Section 15378 of the CEQA Guidelines
SECTION 3. APPROVAL.

The City Council hereby approves Ordinance No. 1615 amending the City of Banning Municipal Code.

SECTION 4. AMENDMENT TO THE BANNING MUNCICPAL CODE.

Section 17.88.020 of Chapter 17.88, Title 17 (Zoning) of the Banning Municipal Code is hereby amended as set forth in Exhibit A, attached hereto and incorporated herein by this reference.

SECTION 5. PROSECUTION OF PRIOR ORDINANCES.

Neither the adoption of this Ordinance nor the repeal of any other ordinance of this City shall in any manner affect the prosecution of any violation of any City ordinance or provision of the City of Beaumont Municipal Code, committed prior to the effective date hereof, nor be construed as a waiver of any penalty or the penal provisions applicable to any violation thereof.
602
Ordinance 1615

Page 3 of 5 ends

SECTION 6. SEVERABILITY.

The City Council hereby declares that if any provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid or unconstitutional by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, such invalidity shall not affect the other provisions, sections, paragraphs, sentences, or words of this Ordinance, and to this end the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any particular portion thereof and intends that the invalid portions should be severed, and the balance of the Ordinance enforced.

SECTION 7. CERTIFICATION AND PUBLICATION.

The Mayor shall sign and the City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Banning’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 8. EFFECTIVE DATE.

This Ordinance will become final and effective thirty (30) days following its passage and adoption by the City Council.

INTRODUCED AND READ for the first time and ordered posted at a regular meeting of the City Council of the City of Banning, California, held on the 13th day of January 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council of the City of Banning, California, held on the 27th day of January 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
603
Ordinance 1615

Page 4 of 5 ends

Richard Royce, Mayor
City of Banning
ATTEST:

Sandra Calderon, Acting Deputy City
Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney, City Attorney
Slovak, Baron, Empey, Murphy &
Pinkney, LLP
604
Ordinance 1615

Page 5 of 5 ends

CERTIFICATION:

I, Sandra Calderon, Acting Deputy City Clerk of the City of Banning, California, do hereby certify that Ordinance 1615 was duly introduced at a regular meeting of the City Council of the City of Banning, held on the 13th day of January, 2026, and was duly adopted at a regular meeting of said City Council on the 13th day of January, 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Acting Deputy City Clerk
City of Banning, California
605

EXHIBIT A
Title 17 - ZONING
Division IV. - ADMINISTRATION
Chapter 17.88 NON-CONFORMING STRUCTURES AND NON-CONFORMING USES

Page 1 of 3 ends

Chapter 17.88 NON-CONFORMING STRUCTURES AND NON-CONFORMING USES

17.88.010 Purpose.

A. These provisions provide for the orderly termination of non-conforming structures and uses to promote the public health, safety, and general welfare, and to bring these structures and uses into conformity with the goals and policies of the General Plan. The intent of this chapter is to prevent the expansion of nonconforming structures and uses to the maximum extent feasible, to establish the criteria under which they may be continued or possibly expanded, and to provide for the correction or removal of these land use nonconformities in an equitable, reasonable and timely manner.

B. Non-conforming structures and uses within the City are generally detrimental to both orderly and complementary development, and the general welfare of citizens and property. Furthermore, it is the intent of this chapter that non-conforming structures and uses shall be eliminated as rapidly as possible without infringing upon the constitutional rights of property owners.

17.88.020 Non-conforming structures.

Structures which lawfully existed prior to the effective date of this Zoning Ordinance are legal nonconforming structures, and may continue even though they fail to conform to the present requirements of the land use district in which they are located. Legal non-conforming structures may be maintained as follows:

A. Legal non-conforming structures which are damaged up to one-half (½) or more of the replacement cost immediately prior to such damage may be restored only if made to conform to all provisions of the Zoning Ordinance. However, any residential structure(s), including multifamily, in a residential land use district destroyed by a catastrophe, including fire and or earthquake, may be reconstructed up to the original size, placement, and density and not to exceed 100% of the reasonable value of such structure(s) at the time such damage occurred. However, reconstruction shall be substantially completed within two (2) years of the damage or destruction.

B. Necessary repairs and desired alterations may be made to legal non-conforming residential structures located in a residential land use district.

C. Reasonable repairs and alterations may be made to legal non-conforming commercial, institutional, or industrial structures, provided that no structural alterations shall be made which would prolong the life of the supporting members of a structure, such as bearing walls, columns, beams, or girders. Structural elements may be modified or repaired only if the Chief Building Official determines that such modification or repair is immediately necessary to protect the health and safety of the public or occupants of the non-conforming structure, or adjacent property and the cost does not exceed onehalf (½) of the replacement cost limitations, provided that such retrofitting is strictly limited to compliance with earthquake safety standards.

D. Changes to interior partitions or other nonstructural improvements and repairs may be made to a legal non-conforming commercial, institutional, or industrial structure, provided that the cost of the desired improvement or repair shall not exceed one-half (½) of the replacement cost of the non-conforming structure over any consecutive five (5) year period.

E. The replacement cost shall be determined by the Chief Building Official of the City. 606

Page 2 of 3 ends

F. Any additional development of a parcel with a legal non-conforming structure will require that all new structures be in conformance with this Zoning Ordinance.

G. If a structure is permitted but is non-conforming only due to off-street parking or loading standards, expansion of that structure will require that it meet off-street parking or loading standards for the existing structure as well as for the expansion, in conformance with Chapter 17.28, Parking Standards.

H. If the use of a non-conforming structure is discontinued for a period of 6 or more consecutive calendar months, the structure shall lose its legal non-conforming status, and shall be removed or altered to conform to the provisions of this Development code. A use of a legal non-conforming structure shall be considered discontinued when any of the following apply:

1. The Director has determined, by whatever means, that the intent of the owner to discontinue use of the non-conforming structure is apparent.

2. Where characteristic furnishings and equipment associated with the use have been removed and not replaced with equivalent furnishings and equipment during this time, and where normal occupancy and/or use has been discontinued for a period of 6 or more consecutive calendar months.

3. Where there are either no business sales receipts or no business purchase receipts available for the 6 month period.

4. Where there has been no electrical utility bill paid for the property for the 6 month period.

17.88.030 Non-conforming uses.

Non-conforming uses are those which lawfully existed prior to the effective date of this Zoning Ordinance, but which are no longer permitted in the land use district in which they are located. The continuance of legal nonconforming uses are subject to the following:

A. Change of ownership, tenancy, or management of a non-conforming use shall not affect its legal nonconforming status, provided that the use and intensity of use does not increase.

B. If a non-conforming use is discontinued for a period of six (6) or more consecutive calendar months, it shall lose its legal non-conforming status, and the continued use of the property shall be required to conform with the provisions of this Zoning Ordinance.

C. Additional development of any property on which a legal non-conforming use exists shall require that all new uses conform to the provisions of this Zoning Ordinance.

D. If a non-conforming use is converted to a conforming use, no non-conforming use may be resumed.

E. No non-conforming use may be established or replaced by another non-conforming use, nor may any non-conforming use be expanded or changed, except as provided in this chapter.

F. A nonconforming use located in a commercial or industrial zone may be expanded up to but not exceeding 50 percent of the existing floor area provided the expansion conforms to all other requirements of the zone and subject to the approval of a conditional use permit by the planning commission.

17.88.040 Abatement of non-conforming uses.

Legal non-conforming uses shall be discontinued within the following specified time limits, from the effective date of this Zoning Ordinance:
607

Page 3 of 3 ends

Table 17.88.040
Abatement Schedule
1 Non-conforming uses which do not
occupy structures
5 years
2 The non-conforming use of a
conforming structure within any
commercial or industrial land use
district
10 years
3 Non-conforming uses of a
conforming structure within any
residential land use district
15 years

17.88.050 Certificate of occupancy prohibited.

When any non-conforming structure or use is no longer permitted pursuant to the provisions of this chapter, no permit for a structure shall thereafter be issued for further continuance, alteration, or expansion. Any permit issued in error shall not be construed as allowing the continuation of the nonconforming structure or use.

17.88.060 Offers of dedication for right-of-way—No nonconformity.

When a property owner, upon request by the City, offers dedication for right-of-way which results in the reduction of a dimension of the property below the minimum property development requirements in the Zoning Ordinance, Council shall make a finding that such dedication is for public purposes and the reduction in minimum required dimension shall not in and of itself, create a nonconformity, pursuant to this Zoning Code.

17.88.070 Removal of illegal non-conforming structures and uses.

Nothing contained in this chapter shall be construed or implied as to allow for the continuation of illegal nonconforming structures and uses. Said structures and uses shall be removed immediately subject to the provisions of this ordinance regarding the enforcement of provisions, and State Law.

17.88.080 Nonconforming lots.

Any lawfully created lot that becomes nonconforming with regard to lot area, lot width, or lot depth may be developed for a structure that would otherwise be allowed in that zone as long as all development standards are met with the exception of lot size or dimension, or a variance is obtained for any standards that cannot be achieved.
608

EXHIBIT B
Title 17 - ZONING
Division IV. - ADMINISTRATION
Chapter 17.88 NON-CONFORMING STRUCTURES AND NON-CONFORMING USES

Page 1 of 3 ends

Chapter 17.88 NON-CONFORMING STRUCTURES AND NON-CONFORMING USES

17.88.010 Purpose.

17.88.020 Non-conforming structures.

A. Legal non-conforming structures which are damaged up to one-half (½) or more of the replacement cost immediately prior to such damage may be restored only if made to conform to all provisions of the Zoning Ordinance. However, any residential structure(s), including multifamily, destroyed by a catastrophe, including fire or earthquake, may be reconstructed up to the original size, placement, and density and not to exceed 100% of the reasonable value of such structure(s) at the time such damage occurred.

B. Necessary repairs and desired alterations may be made to legal non-conforming residential structures located in a residential land use district.

E. The replacement cost shall be determined by the Chief Building Official of the City.

F. Any additional development of a parcel with a legal non-conforming structure will require that all new structures be in conformance with this Zoning Ordinance. 609

Page 2 of 3 ends

1. The Director has determined, by whatever means, that the intent of the owner to discontinue use of the non-conforming structure is apparent.

3. Where there are either no business sales receipts or no business purchase receipts available for the 6 month period.

4. Where there has been no electrical utility bill paid for the property for the 6 month period.

17.88.030 Non-conforming uses.

A. Change of ownership, tenancy, or management of a non-conforming use shall not affect its legal nonconforming status, provided that the use and intensity of use does not increase.

C. Additional development of any property on which a legal non-conforming use exists shall require that all new uses conform to the provisions of this Zoning Ordinance.

D. If a non-conforming use is converted to a conforming use, no non-conforming use may be resumed.

E. No non-conforming use may be established or replaced by another non-conforming use, nor may any non-conforming use be expanded or changed, except as provided in this chapter.

17.88.040 Abatement of non-conforming uses.

Legal non-conforming uses shall be discontinued within the following specified time limits, from the effective date of this Zoning Ordinance:

Table 17.88.040
Abatement Schedule
610

Page 3 of 3 ends

1 Non-conforming uses which do not
occupy structures
5 years
2 The non-conforming use of a
conforming structure within any
commercial or industrial land use
district
10 years
3 Non-conforming uses of a
conforming structure within any
residential land use district
15 years

17.88.050 Certificate of occupancy prohibited.

17.88.060 Offers of dedication for right-of-way—No nonconformity.

17.88.070 Removal of illegal non-conforming structures and uses.

17.88.080 Nonconforming lots.

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BANNING,

CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ADOPT AN ORDINANCE AMENDING SECTION 17 .88.020 OF CHAPTER 17 .88 ( NONCONFORMING STRUCTURES AND NON- CONFORMING USES) OF THE BANNING ZONING ORDINANCE TO PROVIDE ALLOW ADDITIONAL TIME TO REBUILD NONCONFORMING RESIDENTIAL STRUCTURES.

THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:

A. WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the City of Banning may adopt and enforce ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and
B. WHEREAS, the City of Banning proposes a Zone Ordinance Amendment, Case No. PZTA25- 0001, to amend Section 17.88.020 to provide additional leniency for rebuilding non- conforming residential structures damaged by catastrophe ( the Zoning Ordinance Amendment" and " Amendment"); and
C. WHEREAS, pursuant to Section 17.116. 020 of the Banning Zoning Ordinance BZO), the Planning Commission is authorized to initiate proceedings and recommend amendments to the Zoning Ordinance; and
D. WHEREAS, at a Special Meeting on August 6, 2025, the Planning Commission provided direction to staff to initiate the Amendment; and E. WHEREAS, due notice of a public hearing of the Planning Commission of the City of Banning was given in accordance with applicable law to consider Zone Text Amendment, Case No. PZTA25- 0001; and
F. WHEREAS, at a Special Meeting on November 17, 2025, the Planning Commission conducted a duly noticed public hearing to consider the Zoning Text Amendment, Case No. PZTA25- 0001; and
G. WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the Zoning Text Amendment, including, but not limited to, the staff report, and all written and oral testimony presented; and
H. WHEREAS, the Planning Commission hereby finds that approval of the proposed Zoning Text Amendment would meet required findings pursuant to BZO Section

17.116. 050 as follows:

1. The proposed Amendment is consistent with the goals and policies of the General Plan.
612
Finding of Fact: Housing Element Goal 1.0 states, " Promote the maintenance and preservation of the City' s existing housing stock." Program 5 of the City' s Sixth Cycle Housing Element identifies re-zoning of areas where single- family homes are non- conforming due to underlying zoning designations with the objective of preserving 63 non-conforming homes that are zoned for nonresidential use. The proposed amendment provides a means of preserving non- conforming housing stock in the City by providing an additional opportunity for homeowners to preserve or rebuild their home in a zoning designation that would not otherwise allow said housing to be preserved or rebuilt in the event of a catastrophe. Therefore, the proposed Amendment is consistent with the goals and policies of the General Plan;

2. The proposed Amendment is internally consistent with the Zoning Ordinance.

Finding of Fact: The overall purpose and objectives of the Banning Zoning Ordinance ( BZO) are found in BZO Section 17.04.020, which state, " The Zoning Ordinance ensures the orderly development of all lands within the City' s corporate boundaries to protect the public health, safety and welfare." The proposed Amendment provides a minor revision to non- conforming use and structure criteria, creates an means of protecting non- conforming residential stock in the City, and will continue to ensure orderly development of lands to protect health, safety and welfare by allowing existing homes to be preserved and rebuilt. Consequently, the proposed Amendment is internally consistent with the Zoning Ordinance.

3. That the City Council has independently reviewed and considered the requirements of the California Environmental Quality Act.

Finding of Fact: After independent review and consideration of requirements of the California Environmental Quality Act ( CEQA), the City finds that the proposed amendment to the City' s non- conforming ordinance is not subject to CEQA pursuant to Sections 15060( c)(2) and 15060( c)(3) of the CEQA Guidelines, for the following reasons: ( 1) There is no physical change to the environment since the proposed amendment will not result in a direct or reasonably foreseeable indirect physical change in the environment, rather it allows for additional time to rebuild existing non- conforming residential structures that were damaged or destroyed by catastrophe, thereby facilitating the preservation of existing housing stock; ( 2) the Amendment is not a "Project" as defined under CEQA Section 15378 of the CEQA Guidelines, as it does not involve an activity that may cause either a direct physical change in the environment or a reasonably foreseeable indirect physical change; and ( 3) the Amendment is administrative and procedural in nature, as it is intended to clarify and extend timelines for rebuilding, and does not authorize any new development or expansion of use. Therefore, the City finds that the proposed Amendment is not a project under CEQA and no further environmental review is required.

Resolution 2025- 017
November 17, 2025

Page 2 of 4 ends

613

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF BANNING DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. RECITALS: That the findings and determinations reflected above are true and correct, and are incorporated by this reference herein as the cause and foundation for the action taken by the and through this Resolution.

SECTION 2. ENVIRONMENTAL DETERMINATION: That City Council consider determining the Amendment is exempt from the California Environmental Quality Act CEQA), pursuant to Section 15060( c)(2) and 15060( c)(3) of the State Guidelines, because the ordinance will not result in a direct or reasonably foreseeable indirect physical change in the environment and is not a " project," as that term is defined in Section 15378 of the State Guidelines. The proposed ordinance would allow additional time to rebuild existing non- conforming structures, and those future projects would be reviewed for compliance with CEQA as applicable and required by law.

SECTION 3. PLANNING COMMISSION ACTION: That based on the entire record before the Planning Commission, and the findings made in this Resolution, the Planning Commission of the City of Banning hereby recommends that the City Council approve and adopt the Zoning Ordinance Amendment, Case No. PZTA25- 001, as set forth on Exhibit A Exhibit A is attached hereto and incorporated herein by this reference.

PASSED, APPROVED AND ADOPTED this 17th day of November, 2025.

ATTEST:

Sandra Calderon, Recording Secretary
Planning Commission
City of Banning
APPROVED AS TO FORM AND LEGAL CONTENT:

Robert L. Patterson, Assistant City Attorney
Slovak, Baron, Empey, Murphy & Pinkney, LLP
Resolution 2025- 017
November 17, 2025

Page 3 of 4 ends

JI~
Kathleen Dale, Chair
Planning Commission
City of Banning
614
CERTIFICATION:

I, Sandra Calderon, Recording Secretary for the City of Banning Planning Commission, do hereby certify that the foregoing Resolution 2025- 017, was duly adopted by the Planning Commission of the City of Banning, California, at a meeting thereof held on the 17th day of November 2025 by the following vote, to wit:

AYES: Castorena, Dale, Marshall, Phelps, Rodriguez
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 2025- 017
November 17, 2025

Page 4 of 4 ends

Sandra Calderon, Recording Secretary
Planning Commission
City of Banning, California
615

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Mark Staples, Planning Manager
MEETING DATE: January 13, 2026
SUBJECT: Consideration of Resolution 2026-03, Approving a Tentative Tract Map Application (Case No. TTM 39259/PTM25-0004), submitted by Tri Pointe Homes to Subdivide 15 Parcels Totaling 160.02 Acres into 544 SingleFamily Residential Lots and 36 Condominium Lots (for 248 Duplex Condominium Units) Located at the Northwest Corner of Highland Home Road and the Southern California Edison Corridor.

RECOMMENDATION:

Adopt Resolution 2026-03
BACKGROUND:

Project Applicant: Michael Heishman, Tri Pointe Homes
1250 Corona Pointe Court, Ste 600
Corona, CA 92879
Property Owner: Tri Pointe Homes IE-SD Inc.
177 E Colorado Blvd, Ste 500
Pasadena, CA 91105
Planning Commission Recommendation:

At the duly noticed public hearing on December 3, 2025, the Planning Commission considered the subject Tentative Tract Map application, Case No. TTM39259 (PTM25-0004). After receiving the staff presentation, reviewing the project materials, and taking public testimony, the Planning Commission voted 2-1 to adopt Resolution 2025-12, recommending that the City Council approve Case No.

TTM39259 (PTM25-0004), subject to the conditions of approval contained in Exhibit A.

Project Summary:

This is a request to allow the subdivision of fifteen (15) vacant parcels totaling 160.02 acres, into 544 single-family residential lots and 36 condominium lots, including a 1.03-acre Park area, a 5.62-acre Park area, and passive open space/park areas utilized as drainage basins. The single-family residential lots and condominium lots meet the minimum lot size, density, and other development standards of the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield 616
Specific Plan (Atwell).

The subdivision across all Planning Areas will include internal local street access, utility extensions and connections, and flood control drainage improvements are designed in accordance with City standards.

The Park areas and open space lots will be privately maintained and used for recreation and stormwater retention. Other public improvements include the construction of full-width street improvements with curb gutter and sidewalk, which are required as part of the final map and improvement plan submittal process.

Applications Filed:

Tentative Tract Map application, TTM39259 (PTM25-0004) for the subdivision of 160.02 acres into 544 single-family residential lots and 36 condominium lots, two lettered lots for park use, and two lettered lots along the SCE corridor for open space and stormwater retention purposes. The City Council shall review the Tentative Tract Map application for conformance with Section 66474 of the Subdivision Map Act and Banning Municipal Code Title 16.

Related Actions:

The Planning Commission approved a Design Review, at their December 3, 2025, meeting, to allow the construction of 248 duplex condominium units in Planning Area 49A, a 20.75 acre portion of TTM39259, with the landscape design for the Park area in Planning Area 31, along with the front yard and perimeter landscape design for PA 49A, and backbone landscaping along Highland Home Road and Ironwood Way.

DESCRIPTION:

Existing Conditions:

The 160.02-acre vacant site is an undeveloped group of parcels, previously disturbed from regular weed control. The surrounding properties are all vacant land within the Butterfield Specific Plan, with land uses including LDR and MDR land use districts and Park areas with open space buffers to the north and west. The Southern California Edison transmission line corridor aligns east-to-west along the southern edge of the project area. A list of the project Planning Areas, land use districts, acreage, surrounding land uses, and development standards are below.

Tentative Tract Map No. 39259 – Planning Areas:

Planning Area
Land Use
District
Acres Gross Density Min Lot Size Total Lots/Units
46 LDR 28.76 4.6 5,500 sf 132
47A LDR 13.42 5.0 5,000 sf 67
47C MDR 20.77 8.6 2,600 sf 178
48A MDR 14.27 5.0 4,500 sf 71
49A MDR 20.75 11.9 1,800 sf
36 lots/
248 condos
49B LDR 7.12 4.4 5,000 sf 31
53 MDR 11.66 4.7 4,500 sf 65
31 Park 1.03
63A Park 5.62
617
Surrounding Property Existing Land Use Per Chapter 17 Existing Butterfield Specific Plan Land Use Designation
Subject Property Vacant
Low Density Residential
Medium Density Residential
North Vacant
Low Density Residential
Medium Density Residential
Open Space - Parks
South
Vacant – SCE Easement
Atwell Phase 2B Under Construction
Low Density Residential
East
Vacant
Planning Area 50A & 51 (TM39262)
Low Density Residential
Medium Density Residential
West
Vacant
Phase 3A Future Atwell Development
Medium Density Residential
Low Density Residential
Project Compliance with Standards:

Pursuant to the Butterfield Specific Plan, the following development standards apply:

Butterfield SP Development
Standards
Low Density
Residential
PA 46 & 48A
Medium Density
Residential
PA 47A, 47C, 49B, & 53
Medium Density
Residential
PA 49A
Max. Density (Units/Ac.) 5 du/ac 10 du/ac 12 du/ac
Min. Lot Size 5,000 3,500 1,800
Min. Lot Width (Feet)
Interior
Corner
46 51
35 43
30 60
Min. Lot Frontage (Feet) 20 20 --
Min. Front Setbacks (Feet)
· Porch
· Living
· Front Facing Garage
· Swing-In Garage
· Living Over Garage
10 10
20 10
--
10 10
20 5
--
3 3
3 --
1 618
Min. Side Yard Setbacks (Feet)
· Porch
· Living
· Street Side Living to
Sidewalk
· Street Site Porch to
Sidewalk
5 10
--
--
5 10
--
--
--
--
10 5
Min. Rear Yard Setbacks (Feet)
· Living
· Garage/Patio
· Living Over Garage
15 5
10 10
5 10
5 5
--
Max. Building Height 35 Feet 35 Feet 45 Feet
Lot Coverage
50% two-story
70% one-story
70% --
Parking
· Resident
· Guest
2/unit/garage
driveway/street
2/unit/garage
driveway/street
2/unit/garage

0.33/unit
Tentative Tract Map
The proposed subdivision site was created by Tract Map No. 35967, a subdivision of 1,528 acres of the northern portion of the Butterfield Specific Plan, which created the current layout of the Butterfield Specific Plan’s 47 Planning Areas, including parks and open space. This proposed subdivision design establishes an internal local street network extending from the northern extension of Highland Home Road, and a new east-west street, Ironwood Way (F Street), providing access to the residential and park areas. Planning Areas 49A, 49B, and 53 will have primary access off Highland Home Road with secondary access off of Ironwood Way. Planning Areas 46, 47A, 47C, and 48A will have their primary access off of Ironwood Way; Planning Area 47C will have internal streets connecting to 49A; Planning Area 48A will have internal street connections to 49B; Planning 47A will have internal street connections to 48A; with Planning Area 46 only having access to Ironwood Way.

As listed in the tables above, the single-family residential lot size minimums of 5,000 sq. ft. consistent with Table 5-2 of the Low Density Residential (LDR) and lot size minimums ranging from 1,800 s.f. to 3,500 s.f. consistent with Table 5-5 of the Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan.

The Public Works and Fire Departments have conditioned the project to ensure adequate access to each Planning Area is provided prior to building permit or occupancy for the subsequent homes. Ironwood Way bisects the Planning Areas east-west providing secondary access to Highland Springs Ave. Utilities and storm drain improvements will be constructed within the dedicated right of way.

The subdivision also includes future open space and park lots along the edges of the tract to the north and west that will serve initially as stormwater flood control basins. These basins will be interconnected southward to the Southern California Edison (SCE) corridor and then further south to the open 619
space/flood control network being established in the developed section of the Butterfield Specific Plan areas south of the SCE corridor. These lots will be designed to retain and manage on-site drainage in compliance with City stormwater standards.

Mass and Scale:

No homes are proposed at this time on LDR or MDR sites in Planning Areas 46, 47A, 47C, 48A, 49B, or

53. The subdivision will establish lots that are consistent in size and pattern as those south of the SCE corridor in other Atwell neighborhoods. Any future home construction will require separate Design Review approval prior to building permit issuance to ensure compatibility with Butterfield Specific Plan guidelines, surrounding Atwell developed areas, and compliance with LDR and MDR standards.

The Planning Commission approved PDR25-0008, allowing Tri Pointe Homes to increase the density in Planning Area 49A and future Planning Areas from a maximum of 10 du/ac to 12 du/ac, allowing 248 duplex condominium units to be built. Under the prior MDR standards, the project could have built up to 207 units, resulting in an increase of 41 total units.

The Pardee Homes 2017 settlement agreement and amended Butterfield Specific Plan reduced the overall output of residential units from 5,387 to 4,862 units. Tri Pointe Homes has provided a Land Use Summary table that lists all past, current and future Planning Area’s development output to help track compliance with the maximum overall unit count. Calculating Planning Area 49A’s density increased to 12 du/ac, the Atwell/Butterfield Specific Plan is on pace for producing just 4,456 units. The SP development area has sufficient capacity for an additional 406 residential units across the remaining Planning Areas. Furthermore, the increased density and change in housing product (two-story attached) will provide more varied housing options in Banning.

Buffers and Open Space:

The subdivision benefits from existing and new open space and park buffers. The SCE corridor to the south provides a 430-foot-wide open space buffer to the current southern phases of Tri Pointe Homes’ Atwell development. The initial TM35967 subdivision created open spaces west of Planning Areas 46 and 47A and north of 47A, 48A, and 49B planned as drainage control areas around the tract. Park Planning Area 31A is planned to serve the condominium area of 49A and small single-family lots of the MDR subdivision of 47C. Park Planning Area 63A is a regional park area for the area.

Grading and Topography:

The project site is generally flat with a gentle north to south downhill grade and minor contour variations.

The project will involve mass grading for each of the Planning Areas, Park areas, and open spaces to form the drainage basins and flood control areas. All graded areas within the tract and along the perimeter will be designed to manage stormwater runoff, including basins to the norther to protect the future residential lots and within the tract to direct runoff southward across the SCE easement.

JUSTIFICATION:

FINDINGS:

Tentative Tract 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. Staff analyzed the application against these findings for Tentative Tract Map No. 39259 (PTM25-0004) below:

Finding A: The proposed Tentative Tract Map is consistent with the General Plan.

Finding of Fact: The General Plan designates the site as the Butterfield Specific Plan with Low Density 620
Residential (0–5 du/ac) and two Medium Density Residential (MDR) land use districts. The proposed subdivision of 160.02 acres into 544 single-family lots meets the minimum lot size of the LDR and MDR land use districts and maintains a density within the Specific Plan range. Planning Area 49A is proposed to increase density to 12 du/ac with attached condominium units on 1,800 condo lots. The designs of the single-family and condominium units are compatible with surrounding neighborhoods and further the Specific Plan’s policies on neighborhood character and land use compatibility.

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

Finding of Fact: The project meets LDR and MDR land use district development standards consistent with Section 5.0 of the Butterfield Specific Plan and meeting all Public Works development standards providing adequate vehicular, pedestrian, and emergency access. All streets, utilities, and drainage facilities will be constructed to City standards.

Finding C: The site is physically suited for this type of development.

Finding of Fact: The Final Map of TM35967, approved by the City Council and recorded in 2020, established the current master planned layout of the northern half of the Butterfield Specific Plan. The 160.02-acre site is relatively flat with a gentle north to south downhill grade and will be subdivided into 544 single-family, 36 condominium lots for 248 condo units, with parks and open space, that will be graded and developed to be compatible in size to other surrounding properties of the Butterfield Specific Plan.

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

Finding of Fact: The proposed density complies with the LDR (0-05 du/ac) and MDR (0-10 du/ac and 0- 12 du/ac) designations and the proposed lots and total dwelling units do not exceed the total planned units of 4,862 units per the 2017 amendment to the Butterfield Specific Plan.

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: The proposed project was evaluated for potential effects on the environment as required under the California Environmental Quality Act (CEQA) and it was determined that the project is in compliance a previously adopted Environmental Impact Report (EIR) for the Butterfield Specific Plan (SCH No. 2007091194) and pursuant to CEQA Guidelines 15162 (Subsequent EIRs and Negative Declarations) and the proposed project meets or exceeds all development standards, and no further analysis or environmental action is required.

Finding F: The design of the subdivision or type of improvements is not likely to cause serious public health problems.

Finding of Fact: The subdivision design of the seven (7) Planning Areas, two (2) park areas, and future home construction will comply with all applicable City codes, California Building Code requirements, and adopted development and public improvement standards for stormwater management, street improvements, and safety.

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

Finding of Fact: The proposed subdivision will submit for a Final Map review with the Public Works Department, which will ensure that all private lots have access, streets are dedicated, utility easements are located, and any emergency access points are delineated and recorded with the Final Map, ensuring emergency and resident access without impacting surrounding neighborhood. 621
ENVIRONMENTAL DETERMINATION:

The proposed project was evaluated for potential effects on the environment as required under the California Environmental Quality Act (CEQA) and it was determined that the project is in compliance a previously adopted Environmental Impact Report (EIR) for the Butterfield Specific Plan (SCH No. 2007091194) and pursuant to CEQA Guidelines 15162 (Subsequent EIRs and Negative Declarations) no further analysis or environmental action is required. The project is subject to the adopted Mitigation Monitoring and Reporting Program of the Butterfield Specific Plan EIR Addendum found here https://banningca.gov/Archive.aspx?AMID=57&Type=&ADID= and attached to this staff report. A Notice of Determination has been prepared for the project.

PUBLIC COMMUNICATION:

A public hearing notice for Tentative Tract Map No. 39259 (PTM25-0004) was advertised in the Record Gazette newspaper, December 26, 2025. The public hearing notice for the project was mailed to all property owners within 300 feet of the project sites on January 2, 2026, notifying the public that the subject application would be considered by the City Council at the regular meeting on January 13, 2026.

As of the date of this report, staff have not received any written comments for or against the Project.

FISCAL IMPACT:

Approval of Tentative Tract Map No. 39259 (PTM25-0004) will not result in a direct fiscal impact on the City’s General Fund. The applicant is responsible for all costs associated with the subdivision, including design, construction, and installation of required public improvements. Processing costs have been recovered through application fees. Future development of the site will generate property tax revenue and development impact fees, which will offset the cost of municipal services to the new residential lots.

ALTERNATIVES:

1. Adopt Resolution 2026-03 with Modifications. Approve the Tentative Tract Map but direct staff to modify or add conditions of approval as determined by the City Council.

2. Continue the Public Hearing. Continue the item to a date certain or a future meeting to allow time for additional information, analysis, or project modifications.

BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. PTM25-0004_TM39259_CC_Resolution_2026-03.pdf

2. PTM25-0004 TM39259 CC ExA COA 1-13-26.pdf

3. PTM25-0004 TM39259 Vicinity Map.pdf

4. PTM25-0004 TM39259 COMP SITE PLAN.pdf

5. PTM25-0004 TM39259 Project Plans.pdf

6. Butterfield SP - Mitigation Monitoring and Reporting Program and Addendum.pdf

7. PTM25-0004 TM39259 NOD 1-13-26.pdf

8. PTM25-0004 TM39259 PHN Affidavit.pdf

9. PC Minutes_DRAFT_Dec 3 2025.pdf
622
Resolution 2026-03

Page 1 of 5 ends

RESOLUTION 2026-03

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 39259 (PTM25-0004), A PROPOSAL TO SUBDIVIDE 160.02-ACRES OF LAND ACROSS NINE (9) PLANNING AREAS, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, 63A, IN THE LOW

DENSITY RESIDENTIAL (LDR) AND MEDIUM DENSITY RESIDENTIAL (MDR) LAND USE DISTRICTS OF THE BUTTERFIELD SPECIFIC PLAN INTO 544 SINGLE-FAMILY RESIDENTIAL LOTS AND 36 CONDOMINIUM LOTS, A 1.03- ACRE PARK AND A 5.62-ACRE PARK AT THE NORTHWEST CORNER OF

HIGHLAND HOME ROAD AND THE SOUTHERN CALIFORNIA EDISON
CORRIDOR (APN 408-580-027, -032, -033, -034, -035, -036, -039, -040, -041, - 042, -045, -047, -050, -051, -052, -064)
WHEREAS, Tri Pointe Homes (“Applicant” and “Owner”), has applied for Tentative Tract Map No. 39259, Case No. PTM25-0004, to allow for the subdivision of 160.02 acres (APN 408- 580-027, -032, -033, -034, -035, -036, -039, -040, -041, -042, -045, -047, -050, -051, -052, -064) of land across nine (9) Planning Areas, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, and 63, in the Low Density Residential (LDR) and Medium Density Residential (MDR) of the Butterfield Specific Plan (Atwell) into 544 single-family residential lots and 36 condominium lots, including a 1.03-acre lots for a Park, a 5.62-acre lot for a Park, with perimeter Planning Areas utilized for drainage basins and stormwater control to the open space area along the Southern California Edison (SCE) corridor to the south; and
WHEREAS, the Planning Commission has the authority, pursuant to the Subdivision Map Act (Government Code Section 66410 et seq.), Title 16 (Subdivisions) of the Banning Municipal Code, to make a recommendation to the City Council on Tentative Tract Map applications; and WHEREAS, on December 3, 2025, continued from the November 17, 2025, special meeting, the Planning Commission held a duly noticed public hearing on Tentative Tract Map No. 39259, received a staff report, public testimony, and project materials, and voted 2-1 to adopt Resolution 2025-12 recommending the City Council approve the Tentative Tract Map subject to conditions of approval; and
WHEREAS, a public notice for the January 13, 2026, City Council meeting was published in accordance with State law and the Banning Municipal Code, and written notice was mailed to property owners within 300 feet of the project site; and WHEREAS, the City Council has reviewed the staff report, Planning Commission recommendation, environmental documentation, proposed tentative tract map, supporting materials, and public testimony and finds the project in conformance with the requirements of the Subdivision Map Act, the Banning Municipal Code, the City’s General Plan, and the Zoning Ordinance.

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

SECTION 1. ENVIRONEMNTAL DETERMINATION
The proposed project was evaluated for potential effects on the environment as required under the California Environmental Quality Act (CEQA) and it was determined that the project is in 623
Resolution 2026-03

Page 2 of 5 ends

compliance with a previously adopted Environmental Impact Report (EIR) for the Butterfield Specific Plan (SCH No. 2007091194) and pursuant to CEQA Guidelines 15162 (Subsequent EIRs and Negative Declarations) no further analysis or environmental action is required. A Notice of Determination has been prepared for the project.

SECTION 2. REQUIRED FINDINGS FOR TENTATIVE TRACT MAP NO. 39259 (PTM25-0004) 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. Staff analyzed the application against these findings for Tentative Tract Map No. 39259 (PTM25-0004) below:

Finding A: The proposed Tentative Tract Map is consistent with the General Plan.

Finding of Fact: The General Plan designates the site as the Butterfield Specific Plan with Low Density Residential (0–5 du/ac) and two Medium Density Residential (MDR) land use districts.

The proposed subdivision of 160.02 acres into 544 single-family lots meets the minimum lot size of the LDR and MDR land use districts and maintains a density within the Specific Plan range.

Planning Area 49A is proposed to increase density to 12 du/ac with attached condominium units on 1,800 condo lots. The designs of the single-family and condominium units are compatible with surrounding neighborhoods and further the Specific Plan’s policies on neighborhood character and land use compatibility.

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

Finding C: The site is physically suited for this type of development.

Finding of Fact: The Final Map of TM35967, approved by the City Council and recorded in 2020, established the current master planned layout of the northern half of the Butterfield Specific Plan.

The 160.02-acre site is relatively flat with a gentle north to south downhill grade and will be subdivided into 544 single-family, 36 condominium lots for 248 condo units, with parks and open space, that will be graded and developed to be compatible in size to other surrounding properties of the Butterfield Specific Plan.

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

Finding of Fact: The proposed density complies with the LDR (0-05 du/ac) and MDR (0-10 du/ac and 0-12 du/ac) designations and the proposed lots and total dwelling units do not exceed the total planned units of 4,862 units per the 2017 amendment to the Butterfield Specific Plan.

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.

Page 3 of 5 ends

Finding F: The design of the subdivision or type of improvements is not likely to cause serious public health problems.

SECTION 3. APPROVAL
The City Council hereby approves Tentative Tract Map No. 39259 (PTM25-0004), subject to the Conditions of Approval attached hereto as Exhibit A.

SECTION 4. CERTIFICATION
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 13
th day of January, 2026.

Richard Royce, Mayor
City of Banning
ATTEST:

Sandra Calderon, Acting Deputy City Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney, LLP
625
Resolution 2026-03

Page 4 of 5 ends

CERTIFICATION:

I, Sandra Calderon, Acting Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-03, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of January, 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Acting Deputy City Clerk
City of Banning, California
626
Resolution 2026-03

Page 5 of 5 ends

EXHIBIT A
Conditions of Approval
627
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 1 PROJECT: Tentative Tract Map No. 39259 – PTM25-0004
SUBJECT: Conditions of Approval (City Council Resolution 2026-03) APPLICANT: Tri Pointe Homes
LOCATION: Northwest corner of Highland Home Road and Southern California Edison (SCE) Corridor - APNs: 408-580-027, -032, -033, -034, -035, -036, 039, -040, -041, - 042, -045, -047, -050, -051, -052, -064

EXHIBIT A
To City Council Resolution 2026-03
*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
The Department of Community Development provides the Conditions of Approval listed herein for the above-mentioned project. Unless otherwise stated, all conditions shall be completed by the applicant at no cost to any government agency. The Applicant may contact the Planning Division at (951) 922-3125 for compliance with the following conditions.

Planning Division
COA # Condition of Approval Completion
Milestone Status
PLN.General.01 The project shall always comply with all federal, state, County and City laws, codes, regulations, and standards. Informational PLN.General.02
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 Informational
628
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 2 COA # Condition of Approval Completion
Milestone Status
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.

PLN.General.03
The City and Developer are parties to a Development
Agreement, recorded on July 17, 2012, as document
number 2012-0332888 (“DA”). In the event of any direct
inconsistency or conflict between these Conditions of
Approval and the DA, the DA shall control. The Developer shall indemnify the City as described in the DA.

Informational
PLN.General.04
Approval of this entitlement 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.

Informational
PLN.General.05
The Project permitted under PTM25-0004 (TM39259) shall
run with the term of the DA and shall commence operation within two (2) years from the date of this approval. The Community Development Director may, upon a written
application being filed 30 days prior to expiration and for good cause, grant an extension not to exceed 12 months.

Upon granting of an extension, the Community
Development Director shall ensure that the Tentative Tract Map complies with all current provisions of BMC Title 16 and Subdivision Map Act.

Informational
PLN.General.06
Unless approved otherwise by City, the developer shall
comply with all applicable conditions of City Council
Ordinance No. 1450 approving the Butterfield Specific Plan and conditions of City Council Resolution No. 2017-07
approving Minor Modifications to the Butterfield Specific Plan.

Informational
PLN.General.07
All mitigation measures required by the Butterfield Specific Plan Environmental Impact Report Mitigation Monitoring
and Reporting Program (MMRP), as modified pursuant to
the approved Addendum, and conditions of the project’s
Settlement Agreement shall be implemented if those
measures/conditions relate to this phase or part of the Informational
629
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 3 COA # Condition of Approval Completion
Milestone Status
development or are required to be satisfied in connection with this phase or part of the development.

PLN.General.08
A copy of the signed Resolution of Approval or Community Development Director’s letter of approval, along with all conditions of approval and any applicable mitigation
measures imposed on Tentative Tract Map No.39259,
PTM25-0004, shall be reproduced in legible form on all
grading, building, construction, improvement, landscape, and irrigation plans submitted for review and approval as required by the reviewing department.

Informational
PLN.General.09
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.

Informational
PLN.General.10
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.

Informational
PLN.General.11
The Applicant shall submit a perimeter landscape plan for review and approval by the Community Development
Department. Landscaping shall be used to soften the visual impact of fencing and integrate the project with surrounding properties, consistent with Amended Butterfield Specific Plan.

All required landscaping shall be installed prior to final occupancy of the last dwelling unit within TM39259.

Submit Plans
Prior to
Issuance of
Building Permits
Installation Prior
to Last
Occupancy
PLN.General.12
The Applicant shall submit a detailed perimeter fencing plan for review and approval by the Community
Development Department. Fencing shall be designed in a
manner that is compatible with adjacent properties and
consistent with the Amended Butterfield Specific Plan.

All required fencing shall be installed prior to final
occupancy of the last dwelling unit within TM39259.

Submit Plans
Prior to
Issuance of
Building Permits
Installation Prior
to Last
Occupancy
PLN.General.13
All residential and commercial neighborhoods and public facilities shall require Design Review approval by the
Community Development Director.

Informational
PLN.TTM.01
The subdivision shall be developed in substantial
conformance with the approved Tentative Tract Map, the
associated exhibits, and these Conditions of Approval.

Informational
PLN.TTM.02
All lots shall meet or exceed the minimum lot size, width, depth, and other dimensional requirements of the Banning Municipal Code at the time of Final Map recordation.

Prior to Final
Map
630
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 4 COA # Condition of Approval Completion
Milestone Status
PLN.TTM.03
Any common open space, entry features, or landscape
areas shown on the Tentative Map shall be landscaped
per an approved plan prior to final occupancy of the last dwelling unit within TM39259.

Prior to
Occupancy
PLN.TTM.04
If common areas, open space, or private streets are
proposed, the applicant shall establish a Homeowners’
Association (HOA) or other mechanism acceptable to the
City to ensure ongoing maintenance.

Informational
PLN.TTM.05
Covenants, Conditions, and Restrictions (CC&Rs)
Supplemental Declarations shall be submitted to the
Planning Department for review to ensure they address
maintenance of any common areas, landscaping, and
private improvements.

Informational
PLN.TTM.06
The applicant shall coordinate with the Community
Development Department for the addressing of all lots prior to recordation of the Final Map.

Prior to Final
Map
PLN.TTM.07
Prior to approval of the Final Map, all conditions requiring the provision or proposed project facilities and subdivision improvements for the area covered by the Tentative Map
must be satisfied either through performance or through the provision of suitable security prior to recordation of the Final Map.

Prior to Final
Map
PLN.TTM.08
Prior to commencement of development within the tract,
the Developer shall provide a written Phasing Plan
specifying when the lots within the subdivision will be developed and when all appropriate public infrastructure within the subdivision will be constructed.

Prior to
Issuance of
Building Permits
Office of the Fire Marshal
COA # Condition of Approval Condition
Milestone Status
Fire.01
BLUE DOT REFLECTORS- Blue retro-reflective pavement
markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Banning Office of the Fire Marshal.

Informational
Fire.02
FIRE PROTECTION WATER SUPPLES/HYDRANTS - The
minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection Informational
631
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 5 COA # Condition of Approval Condition
Milestone Status
of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards.

The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review by Banning Office of the Fire Marshal and Public Works. Hydrant spacing shall be whichever is more restrictive, Fire or Public Works. Reference CFC as amended.

Fire.03
POTENTIAL FIRE FLOW- 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 the Fire Department 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. Reference CFC as amended.

Informational
Fire.04
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.

Informational
Fire.05
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 as prescribed in the specific plan 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 Banning Office of the Fire Marshal and/or Riverside County Fire Department Policies and Standards.

Informational
Fire.06
Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal.

Informational
Fire.07
Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and High Fire Hazard Severity Zones shall comply with Chapter 3, R337 of the California Residential Code and California Code of Regulations Title 14 Fire Safety Regulations.

Reference CFC as amended.

Informational
Fire.08
The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, Prior to Final
Map
Recordation
632
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 6 COA # Condition of Approval Condition
Milestone Status
location, spacing and minimum fire flow. Once plans are signed by local water company, the originals shall be presented to the Fire Department for signature.

Fire.09
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 practical 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 Banning Office of the Fire Marshal/Riverside County Fire Department Policies and Standards
Prior to Final
Map
Recordation
Fire.10
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 shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road shall be as prescribed in the specific plan. . Additional turnaround designs may be acceptable as approved by the Fire Department 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 14 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 Banning Office of the Fire Marshal/Riverside County Fire Department Policies and Standards.
a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Banning Office of the Fire Marshal/Riverside County Fire Department Standards.

Prior to Final
Map
Recordation
Fire.11
Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended.

Prior to Final
Map
Recordation
633
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 7 COA # Condition of Approval Condition
Milestone Status
Fire.12

HAZARDOUS VEGETATION AND FUEL MANAGEMENT -
Projects in the Local Responsibility Area, Very High and High Fire Hazard Severity Zone shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. A preliminary plan shall be approved by the Fire Department prior to any new parcel map recordation Reference CFC as amended.

Prior to Final
Map
Recordation
Fire.13
MAP- HFA REVIEW – Final Hazardous vegetation and fuel
management plans shall be submitted and approved by the Fire Department to review and approve building setbacks, water and access for new single-family dwellings that are in a hazardous fire area.

Prior to
Issuance of
Grading Permit
Fire.14
TRACT WATER VERIFICATION – An approved temporary or final water system, including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Office of the Fire Marshal prior to any combustible building material placed on an individual lot. Contact the Banning Office of the Fire Marshal to inspect the required fire flow, street signs, all weather surface, and all access and/or secondary. Approved temporary or final water plans must be at the job site. Fire will allow models and production with no secondary access. First production Certificate of Occupancy will require secondary access to be completed.

Prior to Building
Permit Issuance
Fire.15
Projects in the Local Responsibility Area Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be
reviewed and approved by the Fire Department.

Prior to Building
Permit Issuance
Fire.16
SECONDARY/ALTERNATE ACCESS- In the interest of Public
Safety, the project shall provide An Alternate or Secondary Access(s). Said Alternate or Secondary Access(s) shall have concurrence and approval of both the Public Works Department and the Banning Office of the Fire Marshal/Riverside County Fire Department. Alternate and/or Secondary Access(s) shall be approved, constructed, useable, and inspected per approved plans prior to the issuance of the first structure permit. Fire will allow models and production with no secondary access. First production Certificate of Occupancy will require secondary access to be completed.

Prior to Building
Permit Issuance
Fire.17
Fire Maps will come into effect July 22, 2025, therefore structures in those areas will be required to comply with Chapter 3377A requirements.

Prior to Building
Permit Issuance
Fire.18
WATER VERIFICATION – The approved final water system,
including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Office of the Fire Marshal prior to first certificate of occupancy. Contact the Banning Office of the Prior to first
Building
Certificate of
Occupancy
634
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 8 COA # Condition of Approval Condition
Milestone Status
Fire Marshal to inspect the required fire flow. Approved water plans must be at the job site.

Fire.19
VERIFICATION INSPECTION- Prior to Certificate of Occupancy, Developer shall contact the Banning office of the Fire Marshal to schedule an inspection for items that were shown at building permit issuance (ie Access, Addressing, Water System and/or Fuel Modification).

Prior to Final
Inspection
Fire.20
RESIDENTIAL FIRE SPRINKLER - Residential fire sprinklers are required in all one and two family dwellings per the California Residential code, California Building Code and the California Fire Code. Plans must be submitted to the Fire Dept. for review and approval prior to installation.

Prior to Final
Inspection
Banning Electric Utility
The Department of Banning Electric Utility provides the Conditions of Approval listed herein for the above-mentioned project. Unless otherwise stated, all conditions shall be completed by the applicant at no cost to any government agency. The Applicant may contact the Banning Electric Division at (951) 922-3160 for compliance with the following conditions.

Electric Engineering Division
COA # Condition of Approval Completion
Milestone Status
BEU.ENG.01
The City of Banning Electric Utility (Utility) will require adequate easements needed to service the project.

Easements may be needed on all neighborhood entrance
streets and areas along the perimeter and interior City Utility Facilities, School sites, and Parks for vaults, conduits, streetlights and pad mounted transformers and switches depending on the use of each site.

Informational
BEU.ENG.02
The developer will be required to install underground
conduits, vaults, and pad-mounted equipment from the
Utility’s Sunset Substation throughout the development for electrical distribution. Coordination with the Utility will be required to identify the location of existing conduits near the substation.

Informational
BEU.ENG.03
Easements will be required for Local Streets to serve
residential lots and street lighting. 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
Informational
635
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 9 COA # Condition of Approval Completion
Milestone Status
include the installation of electric distribution facilities within all common areas.

BEU.ENG.04
The developer shall be responsible for facilitating any easement agreements necessary for any
overhead/underground electrical infrastructure placed either temporary or permanently.

Informational
BEU.ENG.05
All streetlights to be installed on the major thoroughfares, arterial streets, and local streets are assumed to be publicly owned and maintained by the Utility.

Informational
BEU.ENG.06
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 follows the Electric Utility Maps &
Records requirement (per attachment). This will allow the utility to assist with the completion of a distribution plan and provide a cost estimate to service the project.

Informational
BEU.ENG.07
The Developer shall execute an agreement with the Utility providing for the installation, construction, improvement and dedication of the utility system following recordation of final map.

Informational
Public Works Department
The Department of Public Works provides the Conditions of Approval listed herein for the above-mentioned project. Unless otherwise stated, all conditions shall be completed by the applicant at no cost to any government agency. The Applicant may contact the Engineering Division at (951) 922-3130 for compliance with the following conditions.

General Conditions
COA # Condition of Approval Completion
Milestone Status
PW.General.01
The subject property shall substantially conform to the approved PTM25-0004, TM 39259. 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.

Informational
636
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 10 COA # Condition of Approval Completion
Milestone Status
PW.General.02
Revisions to the approved TM 39259 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 approved site plan, the preliminary grading plan, the preliminary WQMP
(pWQMP), preliminary Drainage Study, and other
relevant documents approved during project entitlement.

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-ofway. The contractor working within the public right-ofway shall submit proof of a Class “A” State Contractor’s License, City of Banning Business License, and Liability Insurance.

Informational
PW.General.06
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.07
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.08
All future utility systems including electric, telephone, water, sewer, and cable TV, except for temporary utility systems as defined under the development agreement
shall be provided for underground, 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
637
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 11 COA # Condition of Approval Completion
Milestone Status
PW.General.09
Any existing public improvements, or public
improvements not accepted by the City that are
damaged during construction shall be removed and
replaced as determined by the City Engineer or his/her
representative.

Informational
PW.General.10
All weather vehicular access 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.11
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.). 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.12
Prior to the release of surety and upon completion of
construction, the Applicant shall furnish the City with reproducible record drawings in electronic form or 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
Plans and Clearances
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.

All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist. Registered Professional Landscape Architect or Registered Professional Surveyor in the State of California and submitted to the Public Works Department for review and approval.
638
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 12 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.

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.

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 beyond the project limits, 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.

All plans shall be complete, to the satisfaction of the City Engineer, prior to final map recordation and determination of surety estimates.

Permit
Type Plan Set Scale Notes
Grading Mass Grading Plan 1" = 100'
Rough Grading Plan 1" = 40'
Precise Grading Plan 1" = 20'
Borrow Pan 1" = 40' If applicable
Stockpile Plan 1" = 40' If applicable
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
Improvement
Plans Street Improvement Plan 1" = 40' Horiz/1" = 4' Vertical May be included with any
grading plan
Signing and Striping Plan 1" = 40' May be included with any grading plan
Traffic Signal Plan 1" = 40' Shall be included with any grading plan
Traffic Control Plan 1" = 40' May be included with any
grading plan
Storm Drain Improvement Plan 1" = 40' Horiz/
1" = 4' Vertical
May be included with any
grading plan
639
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 13 Permit
Type Plan Set Scale Notes
Channel Improvement Plan 1" = 40' Horiz/
1" = 4' Vertical
Shall be included with any
grading plan
Potable Water Plan 1" = 40' Horiz/
1" = 4' Vertical
May be included with any
grading plan
Non-Potable Water Plan 1" = 40' Horiz/
1" = 4' Vertical
May be included with any
grading plan
Sewer Plan 1" = 40' Horiz/
1" = 4' Vertical
Shall be included with any
grading plan
MNZ Reservoir Plans As directed May be included with any grading plan
Final Maps Final Map 1" = 40'
Easement Dedications
Corner Records
Records of Survey
Technical
Studies Geotechnical Report
Compaction Report
Hydrologic and Hydraulic Report
Flood Hazard Report

CLOMR/LOMR
Water Quality Management Plan
(WQMP)
Water Supply Verification
Permits and
Agreements Permission to Grade
Construction Agreements
BMP Agreement
Landscape Maintenance
Agreement
Subdivision/Improvement
Agreement
Performance Bonds
Labor and Material Bond
Maintenance Bond
Non-Interference Letter
Encroachment Permits
Certifications Grading Certifications
Pad Certifications
640
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 14 Final Map
COA # Condition of Approval Completion
Milestone Status
PW.Map.01
The submittal, approval, and recordation of the Final
Map TM39259 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
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.04
In the event that the applicant is 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
PW.Map.05
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
Informational
641
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 15 COA # Condition of Approval Completion
Milestone Status
when the design vehicle is likely to use outriggers or
other means of load stabilization.

PW.Map.06
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.07
All public facilities including sewer, water, non-potable 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.08
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.09
A map of the proposed subdivision showing the outline
of the streets including street names shall be submitted to the City to update the city atlas map.

Informational
PW.Map.10
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.11
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 RCFCD or unless such easements do not conflict with
the City’s or RCFCD’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 Informational
642
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 16 COA # Condition of Approval Completion
Milestone Status
approved easement shall be furnished to the City
Engineer.

PW.Map.12
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
PW.Map.13
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.14
The applicant shall offer for dedication on the Final Map, within Final Map boundaries, all public street right-ofway and public utility easements in conformance with project entitlement documents. The City may reject the
dedications and leave them 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.15
The Applicant shall dedicate right-of-way or provide
temporary easements beyond either the phased
construction and/or tract boundary required to provide
utility service, public and/or emergency vehicular ingress and egress access to the nearest paved and publicly
maintained street as shown of the Tentative Map. All
offers of dedication shall include the corner cut-back at all intersections.

Prior to Final
Map Recordation
PW.Map.16
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
Prior to Final
Map Recordation
643
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 17 COA # Condition of Approval Completion
Milestone Status
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.

PW.Map.17
The City and the applicant are to enter into a Subdivision 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.18
The applicant shall submit a list of street names and
addresses in Microsoft Excel spread sheet format for
review and approval. The house number system shall be
in accordance with Section 12.32 of the Banning
Municipal Code. A reduced copy of the subdivision map
shall be included with the submittal.

Prior to Final
Map Recordation
PW.Map.19
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 Issuance
of any
Construction
Permit
PW.Map.20
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.21
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.22
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
Prior to Release
of Surety
644
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 18 COA # Condition of Approval Completion
Milestone Status
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.

PW.Map.23
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
Grading
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 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
645
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 19 COA # Condition of Approval Completion
Milestone Status
PW.Grade.04
Rough grading plans shall include retaining walls with top of wall and top of footing elevations shown. All footings shall meet minimum Building and Safety department
requirements have a minimum of 6"-inch 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.

Informational
PW.Grade.06
A detailed Grading Plan and Erosion Control Plan shall be submitted to the City Engineer for review and approval.

Prior to
Recordation of
a Final Map
PW.Grade.07
Detailed grading plans shall be prepared and approved
by the City prior to any on-site grading for the project.

Prior to
Issuance of a
Grading Permit
PW.Grade.08
Prepare an erosion control plan that provides the
developed phases with the required flood protection.

Flood protection shall be determined by the size of the undeveloped areas and the flow patterns.

Prior to
Issuance of a
Grading Permit
PW.Grade.09
Temporary basins shall be designed and 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
PW.Grade.10
Within park areas or areas accessible to the public,
detention/retention basins will be protected from public entry as required where required by CBC.

Prior to
Issuance of a
Grading Permit
PW.Grade.11
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.12 The applicant shall retain a qualified archeologist, paleontologist, and biologist for observation of grading Prior to
Issuance of a
Grading Permit
646
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 20 COA # Condition of Approval Completion
Milestone Status
and excavation activities in accordance with the approved mitigation program.

PW.Grade.13
A grading permit shall be obtained from the Public Works Department and in accordance with the project
Development Agreement.

Prior to
Issuance of a
Grading Permit
PW.Grade.14
For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the
applicant shall be required to submit a Storm Water
Pollution Protection Plan (SWPPP) and file a Notice of
Intent (NOI) with the Regional Water Quality Control
Board (RWQCB). The applicant shall provide proof that
the SWPPP has been approved by the RWQCB prior to
issuance of any permits. The applicant shall ensure that the required SWPPP is available for inspection at the
project site at all times through and including acceptance of all improvements by the City. The applicant’s SWPPP
shall include provisions for all of the following Best
Management Practices (“BMPs”):
• Temporary Soil Stabilization (erosion control).
• Temporary Sediment Control.
• Wind Erosion Control.
• Tracking Control.
• Non-Storm Water Management.
• Waste Management and Materials Pollution Control.

All erosion and sediment control BMPs proposed by the
applicant shall be designed using the CASQA BMP
handbook and approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. The approved SWPPP and BMPs shall remain in effect for the
entire duration of project construction until all
improvements are completed and accepted by the City.

Prior to
Issuance of a
Grading Permit
PW.Grade.15
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
647
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 21 COA # Condition of Approval Completion
Milestone Status
PW.Grade.16
The grading plan shall conform with all required
mitigation measures identified in the Mitigation Monitoring and Reporting Plan, and obtain clearance from the
Planning Department prior to plan approval.

Prior to
Issuance of a
Grading Permit
PW.Grade.17
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 precise
grading activity.

Prior to
Issuance of a
Building Permit
PW.Grade.18
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.19
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
Stormwater/Water Quality
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 Informational
648
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 22 COA # Condition of Approval Completion
Milestone Status
criteria is exceeded, additional drainage facilities shall be designed and constructed.

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 detain 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. 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
PW.Storm.05
If the site is located in a Flood Area as identified in a Flood Insurance Rate Map (most current published date)
the applicant is responsible for providing a certification by a registered professional engineer or architect
demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.

Informational
PW.Storm.06
The design of the development shall not cause any
increase in flood boundaries, levels or frequencies in any area outside the development. Applicant shall provide a copy of the approved FEMA CLOMR with a rough
grading application.

Informational
PW.Storm.07
Prior to issuance of any grading or building permit, the applicant shall install trash filters on newly constructed storm drain systems that are not tributary to any onsite water quality/detention basin in compliance with the
Trash Amendment as amended and approved in
accordance with the California Regional Water Quality
Control Board Colorado River Basin Region Order No.

R7-2013-0011.

Informational
PW.Storm.08
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
Recordation of a
Final Map
649
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 23 COA # Condition of Approval Completion
Milestone Status
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
If this project includes areas within a designated Federal Emergency Management Agency (FEMA) National Flood
Insurance Program (NFIP) Special Flood Hazard Zone, a
conditional letter of map revision (CLOMR) shall be
processed through FEMA and provided to the City
Engineer.

Prior to the
Issuance of a
Grading Permit
PW.Storm.12
If this project includes areas within a designated Federal Emergency Management Agency (FEMA) National Flood
Insurance Program (NFIP) Special Flood Hazard Zone, a
letter of map revision (LOMR) shall be processed through FEMA and provided to the City Engineer prior to
occupancy of affected lots.

Prior to
Certificate of
Occupancy
PW.Storm.13
Upon As-Builts being accepted all tests and inspections of improvements shall be verified as complete in
concurrence of final sign off from City Inspectors unless otherwise directed by the City Engineer.

Prior to Release
of Surety
Streets and Traffic
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.

Informational
650
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 24 COA # Condition of Approval Completion
Milestone Status
Any standard drawing other than City of Banning standards shall be included on the improvement plan set as reference.

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 within the map boundary 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 at least 2 lifts. For intract roadways, final lift shall be a 0.15-foot cap completed after onsite construction is completed.

Informational
PW.Street.08
A minimum of 32’ of asphalt pavement are required for all new roadways. For LOCAL, COLLECTOR, DIVIDED
COLLECTOR, and SECONDARY HIGHWAYS, applicant
shall provide additional pavement opposite the street
centerline of the project to meet the 32’ pavement
requirement.

Informational
PW.Street.09
A minimum width of 20 feet for a paved or all weather
emergency access. Informational
PW.Street.10
Applicant shall provide horizontal and vertical site distance calculations per Riverside County transportation and
Caltrans Standards 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 Informational
651
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 25 COA # Condition of Approval Completion
Milestone Status
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.

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”=10’ or larger if necessary.

Informational
PW.Street.14
All streets shall have a maximum grade of 15 percent.

Wherever feasible street grades should be kept to 12
percent or less.

Informational
PW.Street.15
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.16
Commercial driveway grades shall not exceed eight percent unless approved by the City Engineer. Informational
PW.Street.17
Residential driveway grades shall not exceed twelve percent unless approved by the City Engineer. Informational
PW.Street.18
Traffic improvements shall adhere to the phasing criteria shown in the approved Traffic Verification Memo. Informational PW.Street.19
Signing and Striping Plans shall show the following at a minimum: stop signs, limit lines and legends, no parking signs, reflective 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 33 kV in accordance with Ordinance 1500.

Informational
652
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 26 COA # Condition of Approval Completion
Milestone Status
PW.Street.21
Applicant shall submit and obtain approval from the City Fire Marshall for the street improvement 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. 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.22
The applicant shall provide estimates to construct, improve, or finance the proposed public improvements to the City Engineer for review and approval. The estimate shall
differentiate between public improvements within the
property boundaries of the tentative map, improvements
outside the project boundaries and public improvements
which abut the boundary of the property to be subdivided.

Prior to
Recordation of
Final Map
PW.Street.23
Prior to map recordation for any subsequent development phases, detailed phasing plans shall be submitted for review and approval by the Community Development Director and
City Engineer. Each phasing plan shall identify construction access, public access and emergency access routes. The
City Engineer reserves the right to modify any phasing plan.

Prior to
Recordation of
Final Map
PW.Street.24
A Traffic Control Plan shall be submitted for review and approval by the City Engineer. For roadways classified as Secondary Highway or greater, the Traffic Control Plan shall be prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation.

WATCH manual may be used for lower classification roads.

Prior to
Encroachment
Permit
PW.Street.25
Applicant shall prepare and process a Street Improvement Plan for approval by the City Engineer. Streets shall be designed in accordance with City Standards and cross
sections as shown in the project entitlement documents.

Prior to
Encroachment
Permit
PW.Street.26
Street lights shall be depicted on the street improvement plan and submitted for review and approval by the City’s Electric Department and City Engineer. Street lights shall be installed in accordance with the approved plans 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 Tr 39259. The plan shall indicate style, illumination,
location, height and length of mast arm. A photometric study shall be submitted to justify street light locations.

Prior to
Encroachment
Permit
PW.Street.27
Applicant shall include the temporary "F" Street alignment with the Street Improvement Plans. With a minimum 32' AC within a 96' easement as shown on the tentative map.

Prior to
Certificate of
Occupancy
653
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 27 COA # Condition of Approval Completion
Milestone Status
Lighting and/or reflective striping/warning shall be included on the interim street to the satisfaction of the City Engineer PW.Street.28
Applicant shall provide any offsite roadways required to comply with Conditions of Approval from other departments, including emergency access. Applicant shall include
easements and/or rights of way as necessary to comply with Conditions of Approval.

Prior to
Certificate of
Occupancy
PW.Street.29
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.30
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
PW.Street.31
Applicant shall install all street name signs, striping, and related signage as shown on the approved plans to the
satisfaction of the City Engineer.

Prior to
Certificate of
Occupancy
PW.Street.32
Applicant shall make pavement repairs necessary to mitigate the impacts of project construction traffic on all affected existing streets within the map boundary. City of Banning accepted streets within the Specific Plan. The condition does not apply to Highland Springs Avenue or Wilson Street,
where due to the regional nature of these facilities, it would be impossible to validate the amount of pavement damage cause by ongoing construction activities.

Prior to
Release of
Surety
PW.Street.33
Upon As-Builts being accepted all tests and inspections of improvements shall be verified as complete in concurrence of final sign off from City Inspectors unless otherwise directed by the City Engineer.

Prior to
Release of
Surety
Landscaping
COA # Condition of Approval Completion
Milestone Status
PW.LS.01
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
654
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 28 COA # Condition of Approval Completion
Milestone Status
PW.LS.02
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 an HOA or to individual property owners. This includes ensuring that irrigation systems are operating properly, the clearing of debris, and regular weed removal.

Informational
PW.LS.03
Landscape and irrigation plans for all required facilities shall be submitted for approval. The final design of the parkways, walls, landscaping, and sidewalks (as applicable) shall be included in the plans and shall be subject to approval by the Community Development Director and City Engineer.

Informational
PW.LS.04
All landscape improvements within public right of way shall be compliant with the City of Banning MWELO guidelines. Informational PW.LS.05
A homeowners’ association shall be established and the
applicable Conditions, Covenants & Restrictions (CC & R’s), shall be prepared for review and approval of the City
Engineer at the time set forth in the DA providing for
maintenance of the parkway on-site lighting and
landscaping, slopes adjacent to public rights-of-way, onsite private parking/roadway, any debris basins, BMPs
referenced in the approved WQMP, and median island
landscaping. The developer shall appoint the initial members of the Board of Directors of the homeowners’ association or take such other steps as may be reasonably necessary to assure that members have been appointed or elected to
such Board of Directors, until under the terms of the
applicable CC & R's individual lot owners have the power to elect the members of the Board of Directors in accordance with the CC & R's.

Prior to
Recordation of
Final Map
PW.LS.06
The conditions, covenants, and restrictions shall contain provisions which prohibit dissolution of the homeowners’ association unless another entity has agreed to assume the operation and maintenance responsibilities of the
homeowners’ association. The conditions, covenants and
restrictions shall contain provisions that prohibit the developer and his/her successors-in-interest from amending said covenants, conditions and restrictions to conflict with these Conditions of Approval.

Prior to
Recordation of
Final Map
655
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 29 COA # Condition of Approval Completion
Milestone Status
PW.LS.07
An automatic sprinkler system and landscaping shall be
installed, prior to certificate of occupancy for the portion of the project for which certificates of occupancy are
requested, within the common areas including perimeter
slopes and the interior collector 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
Occupancy
PW.LS.08
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
Potable Water
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 showing
proposed water service connection sizes and locations,
including separate laterals for irrigation and fire
protection. Irrigation water services will require the
installation of a RP backflow protection device.

Informational
656
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 30 COA # Condition of Approval Completion
Milestone Status
PW.Wat.06
All main water lines 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.07
Fire hydrants shall be installed within the tract boundaries as required in FIRE.02. Informational
PW.Wat.08
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.09
Detailed water demand calculations shall be submitted to justify meter sizing and to determine annual water
demands, both for indoor and outdoor use at community
facilities and landscape meters.

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
All water mains shall be looped whenever feasible, and
dead-end water mains shall be provided with fire
hydrants and auto-flush systems or as directed by the
City Engineer.

Informational
PW.Wat.12
As required by the City Engineer and prior to recordation of the final tract map, the City shall prepare at Applicant's expense a Water Verification Memo. The Water
Verification Memo shall include but not be limited to
identifying well production facility locations, treatment requirements, define on/off site transmission facilities, location and volume of system storage, define system
points of connection and booster or reducing stations.

The report must verify that water pipeline sizes and
pressures meet all required water flow rates and identify offsite system improvements and phase in which they
shall be constructed.

Prior to
Recordation of
Final Map
PW.Wat.13
Prior to recordation of the final tract map, improvement plans for water facilities shall be prepared by a Licensed Engineer and submitted for review and approval by the
City Engineer. The Applicant is required to design and
construct all those water facilities identified in the
approved Focused Water Study and in accordance with
the phasing plan selected and approved by the City
Engineer. All the proposed new waterlines shall connect into the City’s water supply and be designed and
constructed to City Standards.

Prior to
Recordation of
Final Map
657
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 31 COA # Condition of Approval Completion
Milestone Status
PW.Wat.14
Submit Water Improvement Plans to the City Engineer for review and approval. Design and construct water lines
throughout and to property boundaries to tract as
needed. The proposed new water lines shall connect to
the City’s water system as needed.

Prior to
Building Permit
PW.Wat.15
The applicant shall not construct or make operable any
water line unless the applicant can successfully
demonstrate that the water pressure is at a minimum 40 psi.

Prior to
Occupancy
PW.Wat.16
The construction of the Mountain North Reservoir shall be completed/made operable by the developer and accepted
by the City prior to first Certificate of Occupancy.

Prior to First
Certificate
Occupancy
PW.Wat.17
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
Occupancy
PW.Wat.18
Prior to park and open space occupancy release, an RP
backflow device must be installed on all irrigation water connections. The backflow device must be in compliance
with the Title 17 and 22 California Code of Regulations.

Prior to
Occupancy
PW.Wat.19
The applicant shall perform pressure testing, flushing, and Bac-T testing approved by the City Inspector prior to surety release and acceptance of water improvements.

Prior to
Release of
Surety
PW.Wat.20
Upon As-Builts being accepted all tests and inspections of improvements shall be verified as complete in
concurrence of final sign off from City Inspectors unless otherwise directed by the City Engineer.

Prior to
Release of
Surety
Non-Potable Water
COA # Condition of Approval Completion
Milestone Status
PW.NPW.01
All public non-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.NPW.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.NPW.03
Submit non-potable water Improvement Plans to the City
Engineer for review and approval. Design and construct
non-potable water lines to parks, schools, and other large Informational
658
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 32 COA # Condition of Approval Completion
Milestone Status
irrigation areas and to tie-in points at the tract boundary as agreed to in the Development Agreement by the
Developer, and the City of Banning.

PW.NPW.04
All non-potable water lines to be constructed within the Public right-of-way shall be a minimum of 8-inches in
diameter DIP. Final sizes shall be approved by the City Engineer based on hydraulic calculations provided by the design engineer. Where non-potable water line
easements are necessary, they shall be a minimum of 20
feet wide if improvements are installed outside of right-ofway or public utility easements.

Informational
PW.NPW.05
All non-potable water lines shall be Ductile Iron Pipe
(DIP) Class 350, with restrained joints conforming to
DIPRA design guidelines where required. All non-potable water DIP mains shall be protected with purple-colored
V-Bio polyethylene encasement.

Informational
PW.NPW.06
Prior to occupancy release, a backflow device must be
installed on each irrigation water connection; and in
compliance with the State of California Department of Health Regulations Title 17 and 22. Contact the City of Banning, Water Operations Division, prior to the installation.

Informational
PW.NPW.07
The non-potable water plans shall include appropriate
signage for the irrigation of publicly-accessible areas with non-potable water as required by the California Code of Regulations.

Informational
PW.NPW.08
Submit Non-Potable Water Improvement Plans to the City
Engineer for review and approval. Design and construct
non-potable water lines to property boundaries to tract as needed. The proposed new non-potable water lines shall
connect to the City’s non-potable water system as needed.

Prior to
Building Permit
PW.NPW.09
As required by the City Engineer and prior to recordation of the final tract map, applicant shall prepare and City shall approve a supplemental Focused Recycled Water
Study (may be combined with the Focused Water Study)
to define system components and shall include a phasing plan for all recycled water facilities. Prior to map
recordation, recycled water plans shall be submitted to the City for review and approval and shall be
substantially complete to the satisfaction of the City
Engineer. Design and installation of recycled water
facilities shall be in accordance with the requirements and specifications of the State Division of Drinking Water, Riverside County Environmental Health, and the City of
Banning. If interim use of potable water is required until Recycled water becomes available, a potable-to-nonpotable above ground connection shall be designed, with Prior to Final
Map
659
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 33 COA # Condition of Approval Completion
Milestone Status
a reduced pressure backflow preventor. The number of
potable-to-non-potable connections shall be kept to a
minimum, and are subject to approval by the State
Division of Drinking Water.

PW.NPW.10
The applicant shall perform testing approved by the City Inspector prior to surety release and acceptance of nonpotable water improvements.

Prior to Release
of Surety
PW.NPW.11
Upon As-Builts being accepted all tests and inspections of improvements shall be verified as complete in
concurrence of final sign off from City Inspectors unless otherwise directed by the City Engineer.

Prior to Release
of Surety
Sewer
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-ofway shall be extra strength Vitrified Clay Pipe (VCP) or Polyvinyl Chloride (PVC) SDR 26 Pipe. 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-of-way or public utility easement.

Informational
PW.Sew.04
Each residential unit shall have its own sewer lateral and shall be PVC SDR 26. Informational
PW.Sew.05
Any pad with an elevation lower than the nearest
upstream manhole rim elevation shall require a
backwater valve.

Informational
660
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 34 COA # Condition of Approval Completion
Milestone Status
PW.Sew.06
Sewer mains shall maintain a straight alignment from
manhole to manhole whenever feasible. Bends in PVC
pipe shall not be allowed. 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.07
Applicant shall fill out and submit an Industrial User
Survey form and an Industrial Waste Permit application. (i.e. commercial/community kitchen)
Prior to
Encroachment
Permit
PW.Sew.08
Submit Sewer Improvement Plans to the City Engineer for review and approval. The phasing plan shall identify all required sewer infrastructure (e.g. sewer mains, lift stations, treatment facilities, manholes, etc.) required to meet the demands of the tract map. A hydraulic analysis will need to be prepared and submitted that demonstrates the maximum discharge that can be accommodated by the existing
collections system before a new trunk line is needed.

Design and construct sewer lines throughout and to
property boundaries of this tract. The proposed new sewer lines shall connect into the City’s sewer system.

Prior to
Encroachment
Permit
PW.Sew.09
As required by the City Engineer and prior to recordation of the final tract map, the applicant shall submit a redline revised copy of the previously approved Specific Plan
Sewer Study with updates to reflect the final built
condition through this phase and demonstrate that the
current buildout is substantially consistent with the
approved sewer study.

Prior to
Recordation of
Final Map
PW.Sew.10
Prior to recordation of the final tract map, associated improvement plans for sewer facilities shall be submitted to the City for review and approval and of the City Engineer.

Prior to
Recordation of
Final Map
PW.Sew.11
All required sewer lines and sewer laterals shall be
installed and made operable before any building permits are issued. This may be done in phases at the discretion of the City Engineer.

Prior to
Building Permit
PW.Sew.12
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.13
Upon As-Builts being accepted all tests and inspections of improvements shall be verified as complete in
concurrence of final sign off from City Inspectors unless otherwise directed by the City Engineer.

Prior to
Release of
Surety
Refuse
661
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 35 COA # Condition of Approval Completion
Milestone Status
PW.Refuse.01
Effective January 1, 2022, all residential, single-family units shall subscribe to City’s three-container (trash, recycling, organics), Collection Services per Banning
Municipal Code, Title 8.28, “Garbage Collection and
Disposal”. 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?nodeId=TIT8HESA_CH8.28SOWACODI
Informational
PW.Refuse.02
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.03
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.04
Applicants are encouraged to review the referenced
sections in the 2022 California Green Building Standard Code: https://codes.iccsafe.org/content/CAGBC2022P3
Informational
PW.Refuse.05
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 2022
California Green Building Standards Code (CALGreen)
Prior to
Certificate of
Occupancy
PW.Refuse.06
Applicants shall submit a Construction and Demolition
Waste Diversion Plan to the City’s Environmental
Program Coordinator prior to commencement of
construction or demolition. Contact
[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
Applicants shall submit a Construction and Demolition
Waste Diversion Reporting Form to the City’s
Environmental Waste Program Coordinator upon
completion of the project to obtain diversion approval prior to final sign-off. Contact the Environmental Program
Coordinator at [email protected] or 951.922.3193 for further details and to obtain a report form template.

Prior to
Certificate of
Occupancy
PW.Refuse.08
For any alley loaded and multi-family project, the applicant shall supply a Trash Management Plan indicating where bin placement will occur on the specified trash collection day.

Appropriate signage shall be required to restrict parking in trash collection zones on collection day, and the 24-hour Prior to
Certificate of
Occupancy
662
City of Banning
Community Development Department
Conditions of Approval
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 36 COA # Condition of Approval Completion
Milestone Status
period prior to and after collection day. Striping and signage may be shown on the signing and striping plan.

Fees
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 and in accordance with the DA.

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 at that time and in accordance with the DA.

Prior to Building
Final/C of O
PW.Fees.09
Traffic Impact fees shall be paid in accordance with the fee schedule in effect at that time at that time and in accordance with the DA.

Prior to Building
Final/C of O
***END***
663
664
2732
2731
2731
27 31
2735
2734
273
2732

CITY OF BANNING CITY OF BANNING

SCE CORRIDOR
K NI GSWEL AVE. THOMPSON AVE.

WILSON STREET HIGHLAND SPRINGS AVENUE DRIVE

LANDMARK WAY

LANDMARK WAY
APEX STREET APEX ST. WAY MARIAN

SUNDANCE STARLIGHT
8TH

HIGHLAND HOME ROAD

COUGAR WAY

AVENUE HIGHLAND HOME ROAD

IRONWOOD WAY MEADOWLINE WAY
STRE T

DISCOVERY WAY
APEX
WAY

DRIVE AVENUE STREET

BROOKSIDE

GILMAN STREET HOFFER STREET CREEKSIDE AVENUE MEADOWLINE

ATWELL OAK VALLEY PARKWAY RAINTREE PLACE

IRONWOOD WAY

SUNCREST DRIVE

HIGHLAND HOME ROAD HIGHLAND SPRINGS AVENUE

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 1 OF 1
ATWELL
MDS File: 89400 ATWELL EXH-COMP SITE.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 120'
Plot Date: 08.26.2025 1:18:57 PM By: aaoigan
MDS Proj. Data: I:\89400\PLANNING\Exhibits\Site Plans
Created: 08.26.2025 09:53:34 AM Author: MDS
Last Edit: 08.26.2025 09:53:34 AM By: Aaoigan
PREPARED BY:

PA 42A & 43

ALTERNATE SITE PLAN

BEAUMONT

COUNTY OF

RIVERSIDE

BANNING
E GEORGE ST.
60 10

NOT TO SCALE
10 PROJECT
SITE
DATE PREPARED: AUGUST 26, 2025
1 2 5 0 C o r o n a Po i n t e C o u r t
S u i t e 6 0 0
C o r o n a , C A 9 2 8 7 9
( 9 5 1 ) 4 2 8 - 4 4 0 0
PREPARED FOR:

PHASE
1A
TOTAL

DWELLING UNITS
479
4,456

DWELLING UNIT SUMMARY

SUBTOTAL
11 4 (& 9B)
49A (DUPLEX)
15A

LAND-USE SUMMARY

13.28 20.75

ACREAGE PRODUCT TYPE UNITS

24.63 15.04

20.75 44 X 70 (AVE. W=43.5')
30 X 60 UNIT

PLANNING AREA
5A
2A
14 48A
45 (& 47B)
53 SUBTOTAL
13 (& 5B)
12 41 (& 42B)
42A
50A
47A
55B (& 56B)
52A
58 SUBTOTAL 186.70 840
1A
6 (& 2B)
43 9A
46 44A
56A

SUBTOTAL
1B
7 (& 50B)
10 (& 9C)
40 (& 44B)
57 SUBTOTAL 123.77 499

OPEN SPACE
PARKS

COMMERCIAL

SCHOOL SITES

BACKBONE ROW
TOTAL AREA 1523.36
45 X 100
45 X 100
47 X 75
45 X 100
45 X 100
45 X 100
60 X 100
55 X 100
60 X 100
55 X 100
47 X 75
60 X 100
55 X 100
47 X 75
55 X 100
55 X 100
45 X 100
60 X 100
55 X 100
50 X 100
55 X 100
50 X 100
60 X 100
55 X 100
50 X 100
50 X 100
50 X 100
50 X 100
50 X 100

20.40 19.13

25.64 35.09

14.27 11.66

12.12 13.04

29.67 21.86

13.42 24.56

27.36 21.61

22.69 19.21

22.60 18.68

21.34 22.38

28.76 15.74

12.65 27.21

24.02 32.69

22.04 120
100
71 79
85 67
109
86 106
84 132
57 112
94 142
101
135
56 108
198
102
103
91 97
68 82
165
15B 16.29

GRAND TOTAL
54 (& 55A) 30.73 147 45 X 100
52B 5.16 19 60 X 100
107
174
248
78 117
248
3 16.49 47 X 75 109
59 21.70 98 55 X 100
SUBTOTAL 67.29 438
8A (& 8B) 26.21 47 X 100 137
SUBTOTAL 44.70 221
SUBTOTAL 73.72 576
44 X 74 (AVE. W=43.5')
44 X 74 (AVE. W=43.5')
50 X 100
1B 355
2A 616
2B 530
3A 576
3B 792
4A 418
4B 690
NOTE:

SIZES FOR MNZ AND ZONE 1A
ARE SUBJECT TO CHANGE.

LEGEND:

PHASE BOUNDARY

PLANNING AREA

BOUNDARY

PHASE NUMBER

MODEL LOTS
16B 16.55 72
186.96 844
16A (& 48B) 20.33 98
151.61 790
855.50 4,456

73.45 32.97

35.87 85.66
439.91
47C 20.77 178 44 X 65 (AVE. W=43.5')
49B 50 X 100 7.12 31
51 18.49 47 X 100 84

POTABLE WATER RESERVOIR
53 50 X 100 2.12 9
665
P=2677.50 P=2673.50 P=2673.0 P =2671.0 P =26 7.0 P=2673.50 P=2673.00 P=26 3. 0 2732 2731 2731 2731 2735 2734 2733 2732 "F" STREET545 546 547548549 550551 552 553 554 557 556 555 558 559 560 561 562 563 564 565 567 566 568 569 571 570 572 573 575 574 576 577 579 578 580 499 500 502 501 503 505 504 506 508 507 509 511 510 512 514 513 515 517 516 518 520 519 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536 537 538 539 540 541 542 543544 235236 237 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 274 275 276 277 278 279 280 281 282 283 284 285 286 287 288 289 290 291 292 319 320 321 322 323 324 325 326 327 328 329 330 331 343 342 366 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 26 25 24 23 22 21 20 19 18 17 27 28 2930 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 51 50 49 48 47 46 53 52 54 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 787980818283868788 89 100 99 98 97 96 95 94 93 92 91 90 101 102 139 140 141 142 143144 154 155156157158 159160161 162 167 168 169 170 171 172 179 187 198 188 163164165 166 224 223 219 220 221 222 218 217 216 215 214 213 212 211 210 209 208 207 206 205 204 203 202 201 234 226 225 HIGHLAND SPRINGS AVENUE HIGHLAND HOME ROAD GUAVA LANE GUAVA LANE DOGWOOD PLACE LEMON LANE DOGWOOD PLACE POPLAR LANE CORK PLACE CAROB PLACE LINDEN PLACE TALLOW PLACE REDWOOD LANE DRIVE 'N' DRIVE 'M' DRIVE 'L' DRIVE 'K' DRIVE 'F' DRIVE 'J' DRIVE 'G' DRIVE 'C' DRIVE 'D' DRIVE 'E' STREET "K" STREET "P" STREET "T" STREET "U" STREET "H" STREET "C" STREET "I" STREET "A" STREET "I" STREET "W" DR. "A" DR. "B" DR. "C" DR. "D" DR. "E" DR. "F" DR. "H" DR. "I" STREET "O" DRIVE "M" DRIVE "L" DRIVE "K" DRIVE "J"STREET "S" STREET "R" DR. "N" DR. "O" COMMON DR. "P" STREET "O" STREET "M" STREET "L" STREET "J" STREET "N" STREET "G" STREET "E" STREET "D" STREET "B" STREET "Y" STREET "X" STREET "V" STREET "Y" STREET "X" STREET "V" EX SI T NI G SM TI H CREEK STREET "EE" STRE T "C " STREET "BB" STREET "DD" STREET "AA" STRE T "X" DRAGONFLY STREET CRESCENT WAY UMBRA ROAD SPRUCE PARK HORIZON AVENUE MERCURY AVENUE EXTENDED DETENTION BASIN BMP NO. 23 EXTENDED DETENTION BASIN BMP NO. 26 EXTENDED DETENTION BASIN BMP NO. 21A EXTENDED DETENTION BASIN BMP NO. 27 EXTENDED DETENTION BASIN BMP NO. 25 EXISTING INTERIM SMITH CREEK DETENTION BASIN "F" STREET EXTENDED DETENTION BASIN BMP NO. 33 EXISTING SMITH CREEK EXISTING DETENTION BASIN NO. 24 LOT "K" LOT "F" LOT "KK" LOT "FF" LOT "QQ" LOT "PP" LOT "LL" LOT "MM" LOT "JJ" LOT "L" LOT "M" LOT "B" LOT "C" LOT "NN" LOT "R" LOT "Q" LOT "UU" LOT "T" LOT "AA" LOT "P" LOT "N" LOT "II" LOT "HH" LOT "GG" LOT "Z" LOT "S" LOT "E" LOT "G" LOT "H" LOT "I" LOT "OO" LOT "Y" LOT "EE" LOT "X" LOT "W" LOT "CC" LOT "V" LOT "O" LOT "U" LOT "BB" DETENTION BASIN NO. 'C' 8584 199 200 STREET "Q" 55 STREET "Z" STREET "DD" DRIVE "G" STREET "C" STREET "E" STREET "G" STREET "J" STREET "B" STREET "I" "A" STREET PROPOSED PORTION OF ULTIMATE ROAD BETWEEN HIGHLAND SPRINGS AVENUE AND PHASE 3B CITY OF BANNING PROPOSED SMITH CREEK EXISTING SMITH CREEK EXISTING INTERIM SMITH CREEK DRAINAGE DIVERSION PROPOSED EAST BRANCH DRAINAGE HIGHLAND HOME ROAD MASS GRADING PER PHASE 4A-1 LOT "A" LOT "D" LOT "J" LOT "DD" LOT "TT" LOT "SS" PROPOSED SMITH CREEK FUTURE PLANNING AREA LINE WITH PHASE 3A FUTURE PLANNING AREA LINE WITH PHASE 3A FUTURE PLANNING AREA LINE WITH PHASE 3A FUTURE PLANNING AREA LINE WITH PHASE 4B PA 35DPA 35D PA 35E LOT "RR" S.C.E. CORRIDOR COUNTY OF RIVERSIDE CITY OF BEAUMONT CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PHASE 3B / TENTATIVE TRACT NO. 39259 SHEET OF 16 MDS File: 89414-PA6-TENT-01.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 3:23:54 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 10.30.2025 03:49:52 PM Author: MDS Last Edit: 10.31.2025 03:22:29 PM By: Ssandoval PHASE 3B - TENTATIVE TRACT MAP NO. 39259 P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 SCALE: 1"=300' SCALE: 1"=1500' SHEET 7 PA 46 PA 47C SHEET 9 SHEET 8 SHEET 10 PA 48A SHEET 11 PA 47A PA 49B SHEET 12 PA 53 PA 49A 1 P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A TENTATIVE TRACT MAP BOUNDARY PLANNING AREA BOUNDARY SHEET MATCH LINE BEAUMONT COUNTY OF RIVERSIDE E GEORGE ST. 60 NOT TO SCALE 10 BANNING PROJECT SITE 10 SHEET 13 SHEET 14 PA 63A PARK SOUTHERN CALIFORNIA EDISON CORRIDOR PA 31 PA 36 PA 37 PA 35D PA 35E PA 35C PA 35E 666
PROPOSED TENTATIVE TRACT NO. 39259 SPECIFIC PLAN, 2017 PER BUTTERFIELD 2 PROPOSED PUBLIC SEWER AND STORM DRAIN EASEMENT PROPOSED PUBLIC SEWER EASEMENT 123 PROPOSED PUBLIC STORM DRAIN EASEMENT P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 PROPOSED WATER AUTO-FLUSH SYSTEM AT TERMINUS OF MAIN SS NPW-MNZ W-MNZ SD SD X SS X W-FWZ X W-MNZ X E X (2705.0) 2605.0 100 580 1.00% HIGH POINT POINT OF INTERSECTION HPPI SD STORM DRAIN DW DOMESTIC WATER NO. NUMBER DELTA RADIUS LOW POINT RLSS SANITARY SEWER MIN MINIMUM ST STREET TOP OF CURB LPPA PLANNING AREA SQ. FT. SQUARE FEET DU DWELLING UNIT TCGB GRADE BREAK FL FLOWLINE EX. EXISTING MAX MAXIMUM RCW NON-POTABLE WATER RW RETAINING WALL R/W RIGHT OF WAY LENGTH ΔAVG. AVERAGE AC ACREAGE NPW-FWZ X FO XFH HOA HOMEOWNER'S ASSOCIATION 2605.0 SHEET MATCH LINE PLANNING AREA BOUNDARY TENTATIVE TRACT MAP BOUNDARY PROPOSED MEANDERING DECOMPOSED GRANITE TRAIL STREET CENTERLINE PROPOSED STREET ELEVATION AT CENTERLINE PROPOSED FIRE HYDRANT EXISTING FIBER OPTIC EXISTING NON-POTABLE WATER (FOOTHILL WEST ZONE) EXISTING ELECTRIC EXISTING POTABLE WATER (FOOTHILL WEST ZONE) EXISTING POTABLE WATER (MOUNTAIN WEST ZONE) EXISTING SANITARY SEWER EXISTING STORM DRAIN PROPOSED NON-POTABLE WATER (MOUNTAIN WEST ZONE) PROPOSED POTABLE WATER (MOUNTAIN WEST ZONE) PROPOSED SANITARY SEWER PROPOSED STORM DRAIN PLANNING AREA DESIGNATION PROPOSED STREET GRADE RESIDENTIAL LOT NUMBER EXISTING CURB & GUTTER HIGHEST RESIDENTIAL LOT NUMBER DAYLIGHT LINE PAD ELEVATION FLOWLINE EXISTING STREET ELEVATION AT CENTERLINE PROPOSED CURB & GUTTER PROPOSED EASEMENT (TYPE PER PLAN) ROCK RIP RAP SIDEWALK PROPOSED PUBLIC UTILITY EASEMENT LINE PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-02.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 3:26:05 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 10.10.2025 11:35:26 AM Author:---- Last Edit: 10.30.2025 05:33:44 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 PROPOSED PUBLIC STREET PROPOSED PRIVATE COMMON DRIVE STREET "B" DRIVE "B" AGGREGATE MAINTENANCE ACCESS ROAD PROPOSED WATER AUTO-FLUSH SYSTEM PROPOSED RETAINING WALL PROPOSED RETAINING WALL HEIGHT 60' LOT MIDPOINT DIMENSION 4 EXISTING INTERIM DETENTION BASIN TO BE REMOVED. 5 EXISTING INTERIM SMITH CREEK DIVERSION CHANNEL TO BE REMOVED. 667
PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-03.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.30.2025 4:26:02 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 09.09.2025 07:56:53 AM Author:---- Last Edit: 10.22.2025 06:48:24 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 3 STREET "O", "S", "T" & "U" STREET "A", "I" & "R" (PUBLIC) "F" STREET P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A STREET "B"-"E", "G"-"H", "K"-"O", "V"-"Z", & "AA"-"EE" STREET "J", "P" & "Q" HIGHLAND HOME ROAD (PUBLIC) STREET "X" (PUBLIC) 668

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SS SS SS SS SS W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS SS SS W-MNZ W-MNZ W-MNZ NPW-MNZ NPW-FWZ NPW-FWZ LOT LINE OR CONDOMINIUM OWNERSHIP INE (TYP.) LOT LINE OR CONDOMINIUM OWNERSHIP LINE (TYP.) (WHERE OCCURS)

PUBLIC STREET COMMON DRIVE (PRIVATE) CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT CONDOMINIUM UNIT

PARKING HIGHLAND HOME ROAD (PUBLIC)

SD SD SD SD SD SD W-MNZ W-MNZ W-MNZ W-MNZ

SS SS SS SS SS W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS NPW-MNZ NPW-MNZ NPW-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS PL (TYP.) PL (TYP.)

PUBLIC STREET COMMON DRIVE (PRIVATE) RESIDENTIAL LOT RESIDENTIAL LOT RESIDENTIAL LOT RESIDENTIAL LOT RESIDENTIAL LOT RESIDENTIAL LOT "F" STREET (PUBLIC) PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-04.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 3:37:22 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 10.30.2025 05:04:33 PM Author:---- Last Edit: 10.30.2025 05:04:33 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 4 P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A COMMON DRIVE "G" (PRIVATE) COMMON DRIVES "A"-"E" & "H"-"P" (PRIVATE) COMMON DRIVE "F-1" (PRIVATE) COMMON DRIVE "F-2" (PRIVATE) INTERIM "F" STREET (PUBLIC) FUTURE "F" STREET, ATWELL PHASE 3A (PUBLIC) TYPICAL DUPLEX CONDOMINIUM COMMON DRIVE IN PA 49A TYPICAL COMMON DRIVE IN PA 47C 1 PROPOSED NON-POTABLE WATER (MNZ) PROPOSED SEWER PROPOSED PUBLIC WATER (MNZ) PROPOSED WATER (MNZ) PROPOSED PUBLIC SEWER PROPOSED WATER (MNZ) PROPOSED STORM DRAIN PROPOSED SEWER PROPOSED SEWER PROPOSED WATER (MNZ) PROPOSED STORM DRAIN PROPOSED PUBLIC WATER (MNZ) PROPOSED PUBLIC SEWER PROPOSED WATER (MNZ) PROPOSED NON-POTABLE WATER (FWZ)PROPOSED NON-POTABLE WATER (MNZ) FH FH FH PROPOSED 4" WEDGE CURB & GUTTER PROPOSED TRANSITIONAL CURB R/WR/W DUPLEX (TYP.) DUPLEX (TYP.) R/W R/W PROPOSED SEWER LATERAL PROPOSED WATER SERVICE (TYP.) W/ CLEANOUT (TYP.) PROPOSED SEWER LATERAL (TYP.) PROPOSED WATER SERVICE (TYP.) PUE PUE PUE PUE PROPOSED 6" CURB & GUTTER PROPOSED 6" WEDGE CURB & GUTTER COMMON DRIVEWAY APPROACH PER CITY STD. CONDOMINIUM UPPER FLOOR OVERHANG (TYP.) CONDOMINIUM UPPER FLOOR OVERHANG (TYP.) PORCH PORCH PROPOSED PUBLIC STORM DRAIN PROPOSED AREA DRAIN TO STORM DRAIN (TYP.) PROPOSED AREA DRAIN TO STORM DRAIN (TYP.) 3' TRANSITION 0" TO 4" WEDGE CURB AND GUTTER PROPOSED LOOPED WATER CONNECTION (WHERE OCCURS) GRAPHIC SCALE 669
2875 2875 2880 2885 2890 2825 2830 2835 2835 2840 2840 2845 2845 2845 2850 2850 2850 285 285 2855 2855 2860 2860 2860 2860 2865 2865 2865 2870 2870 2880 28 0 2885 PA 49B 2875 2875 2870 2865 2860 2855 2850 2845 2840 2835 287 2 5 870 2865 287 2 5 87 2 0 865 2880 28652870 2840 2845 2850 2855 2860 2855 2895 2890 2895 PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-05.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 3:46:54 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 10.30.2025 05:15:26 PM Author:---- Last Edit: 10.31.2025 03:46:39 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 5 P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A AT PUBLIC STREET NTS MINIMUM PAD/LOT WIDTH PA 53 = 45' 18' 10'

4.5' 0.5'
S/W
5'
2' 2:1 SLOPE PL 1'
2:1 SLOPE R/W 6" WEDGE CURB & GUTTER STREET CL BACK OF WEDGE CURB & GUTTER 2:1 SLOPE 1' PL
MINIMUM PAD/LOT DEPTH TYPICAL PAD DETAIL PUE PA 46 = 55' PA 47A = 50' PA 48A = 45' PA 49B = 50' PA 46 = 100'
PA 53 = 100'
PA 47A = 100'
PA 48A = 100'
PA 49B = 100' PL TYPICAL REAR-YARD SLOPE SECTION TYPICAL SIDE-YARD SLOPE SECTION SECTION "A" 7,8A TB PER PLAN PAD 2' VARIES 22'± - 45'± VARIES 11' - 22.5' 6' PA's 46 / 47C / 49A TTM NO. 39259 2:1 SLOPE MAX SCE CORRIDOR PROPOSED PERIMETER WALL INSERT "A" SEE SHEET NO. 12 DETENTION BASIN NO. "C" FUTURE PUBLIC PEDESTRIAN TRAIL / MAINTENANCE VEHICLE ACCESS AT PUBLIC STREET NTS MINIMUM PAD/LOT WIDTH 18' 10'

4.5' 0.5'
S/W
5' 2:1 SLOPE 1'
2:1 SLOPE R/W 6" WEDGE CURB & GUTTER STREET CL BACK OF WEDGE CURB & GUTTER 2:1 SLOPE 1' PL
MINIMUM LOT DEPTH PA 47C TYPICAL PAD DETAIL PUE PA 47C = 40' PA 47C = 65' PL

MINIMUM PAD DEPTH
PA 47C = 60' AT COMMON DRIVE NTS MINIMUM PAD/LOT WIDTH
13' 2:1 SLOPE 1'
2:1 SLOPE STREET CL
2:1 SLOPE 1' PL
MINIMUM LOT DEPTH PA 47C TYPICAL PAD DETAIL PUE PA 47C = 40' PA 47C = 69' PL

MINIMUM PAD DEPTH
PA 47C = 64' BACK OF FLUSH CURB OR WEDGE CURB & GUTTER MASS GRADING OF FUTURE HIGHLAND HOME ROAD WITH PHASE 4A-1 DAYLIGHT LINE EXISTING GROUND 2' PL
2' PL SECTION "AA" SECTION "BB" 5BB 5AA5BB 2770.3 55 5BB 5AA5BB 2770.3 55 5BB 5AA5BB 2770.3 55 RESIDENTIAL LOT NUMBER PAD ELEVATION RESIDENTIAL LOT NUMBER PAD ELEVATION RESIDENTIAL LOT NUMBER PAD ELEVATION 5BB 5AA 10'± EXISTING SCE DIRT ACCESS ROAD & PROPOSED PRIVATE PEDESTRIAN TRAIL VARIES GRAPHIC SCALE 670
204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 5,798 5,764 8,931 10,725 12,820 13,128 6,954 9,203 8,891 5,952 5,332 9,400 8,165 6,156 9,261 7,873 5,847 5,410 6,891 10,881 224 225 226 227 228 229 230 231 232 233 234 10,704 10,787 6,662 6,645 5,924 5,765 5,820 6,708 6,171 5,875 9,468 5,689 5,764 8,932 10,725 11,630 10,260 5,896 6,856 6,957 5,952 5,332 9,400 7,037 5,586 7,433 7,258 5,847 5,410 6,682 9,603 8,770 9,588 6,126 5,956 5,303 5,241 5,296 6,175 5,681 5,341 7,082 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 7,552 11,389 9,333 6,185 6,325 6,325 6,325 6,325 6,325 6,325 6,325 6,325 7,572 7,599 5,976 12,010 15,109 7,851 7,604 7,718 8,824 7,608 7,591 7,621 7,628 7,686 7,686 7,686 7,407 6,520 13,646 6,443 7,019 8,208 9,592 12,072 6,308 6,347 7,966 10,482 275 276 277 278 279 280 281 282 283 284 285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 11,077 10,492 8,245 8,061 7,015 7,015 7,015 7,015 7,130 7,868 8,495 7,945 7,861 7,984 7,347 7,038 7,038 7,038 9,404 6,930 6,875 6,875 6,875 6,875 6,902 6,958 6,985 6,985 6,985 6,985 9,148 7,486 5,610 5,610 5,610 5,610 5,638 5,692 5,720 5,720 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 354 5,720 5,720 5,665 7,691 9,926 7,260 7,260 7,260 7,228 7,173 7,150 7,150 7,150 7,150 7,150 7,150 8,988 7,635 5,720 5,720 5,720 5,720 5,720 5,720 5,692 5,638 5,610 5,610 9,770 9,196 7,275 7,275 7,275 7,275 7,275 7,275 7,275 7,275 7,275 7,275 355 356 357 358 359 360 361 362 363 364 365 366 9,147 10,218 5,555 5,555 5,555 5,555 5,555 5,555 5,555 5,555 5,555 9,052 7,552 11,389 9,333 6,185 6,325 6,325 6,325 6,325 6,325 6,325 6,325 6,325 7,572 7,599 5,976 12,010 13,029 6,329 5,998 6,121 7,197 6,236 6,272 6,375 6,443 6,593 6,768 6,768 6,775 6,520 11,393 6,125 6,206 7,238 8,508 9,865 5,671 5,599 6,020 8,995 10,118 9,907 7,471 7,304 6,190 6,190 6,186 6,163 6,151 6,822 7,288 6,679 6,866 7,103 6,490 6,181 6,159 6,187 7,259 5,905 5,830 5,791 5,764 5,731 5,736 5,753 5,753 5,720 5,714 5,742 6,753 6,103 5,610 5,610 5,610 5,610 5,638 5,692 5,720 5,720 5,720 5,720 5,665 6,114 6,858 5,728 5,745 5,751 5,730 5,691 5,675 5,679 5,686 5,708 5,738 5,775 6,212 6,216 5,720 5,720 5,720 5,720 5,720 5,720 5,692 5,637 5,610 5,610 8,154 6,182 5,702 5,686 5,664 5,643 5,613 5,599 5,569 5,575 5,637 5,694 6,135 8,424 5,555 5,555 5,555 5,555 5,555 5,555 5,555 5,555 5,555 7,414 139 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 6,611 5,590 5,590 5,614 8,749 13,100 5,143 4,688 4,995 6,191 6,718 6,428 5,600 5,598 5,686 9,517 12,609 6,806 5,939 5,899 5,899 5,921 5,876 5,952 7,054 6,506 7,573 7,358 7,539 7,563 7,793 7,844 6,259 9,428 12,265 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 8,038 7,306 7,485 7,071 6,850 12,118 7,226 5,116 5,132 5,852 6,355 6,114 6,512 6,579 10,331 7,577 7,274 6,891 6,308 6,284 6,609 7,555 6,928 6,613 9,196 9,109 6,315 6,315 6,315 6,178 5,926 4,933 4,937 5,011 8,199 13,100 5,143 4,688 4,643 5,808 6,320 6,428 5,600 5,598 5,358 9,097 12,105 5,938 4,979 4,959 4,959 4,962 4,959 5,952 6,229 6,004 6,952 6,900 7,280 6,290 6,379 6,443 5,250 6,146 6,648 6,057 5,557 5,664 5,385 5,248 8,134 5,145 4,622 4,660 5,361 5,785 5,513 5,828 5,844 6,484 5,548 5,434 5,201 4,803 4,764 5,091 5,888 4,863 4,804 5,887 6,303 5,572 5,572 5,572 5,551 6869707172737475767778798081828384858687888990919293949596979899 100 101 102 103 5,830 4,635 4,635 4,635 4,635 4,635 4,635 4,636 4,575 7,697 14,824 10,315 6,939 6,930 6,975 8,033 10,985 6,846 6,587 5,784 11,302 13,933 6,461 5,017 4,950 4,763 4,725 4,725 4,725 4,725 4,725 4,864 5,481 5,481 5,338 9,220 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 4,590 4,590 4,590 4,590 4,590 4,590 4,590 6,915 9,312 5,985 5,985 5,985 5,985 5,985 5,985 5,985 9,430 7,115 4,590 4,590 4,590 4,590 4,590 4,590 4,590 7,115 9,571 6,075 6,075 6,075 6,075 6,075 6,075 6,075 8,568 5,809 4,635 4,635 4,635 4,635 4,635 4,635 4,636 4,575 7,697 12,961 7,584 5,072 5,121 5,164 5,907 7,426 5,277 5,324 5,060 9,117 12,289 6,461 5,017 4,950 4,763 4,725 4,725 4,725 4,725 4,725 4,864 5,481 5,481 5,338 7,582 4,590 4,590 4,590 4,590 4,590 4,590 4,590 5,943 5,546 4,594 4,598 4,607 4,611 4,616 4,629 4,634 6,050 5,431 4,590 4,590 4,590 4,590 4,590 4,590 4,590 5,998 6,162 4,749 4,744 4,735 4,735 4,726 4,712 4,699 5,168 1234567891011121314151617181920212223242526272829303132333435 9,067 5,595 5,811 5,687 5,530 5,484 5,470 5,397 5,150 5,150 5,150 5,150 5,150 5,150 5,150 6,565 10,779 6,700 6,699 6,664 6,614 6,564 6,516 6,500 6,732 6,905 6,899 6,830 10,568 7,284 5,500 5,528 5,937 5,841 5,350 3637383940414243444546474849505152535455565758596061626364656667 5,325 5,275 5,225 5,175 5,150 5,150 7,458 12,255 7,156 7,339 6,520 5,830 5,200 5,200 5,614 5,733 5,244 5,414 8,441 6,951 6,337 6,242 5,788 5,250 5,551 5,890 5,250 5,250 6,406 6,253 5,250 5,355 9,067 5,595 5,811 5,687 5,530 5,484 5,470 5,397 5,150 5,150 5,150 5,150 5,150 5,150 5,150 6,544 6,855 5,189 5,222 5,235 5,249 5,283 5,331 5,415 5,774 6,029 6,084 6,024 8,454 5,899 5,500 5,528 5,937 5,841 5,350 5,325 5,275 5,225 5,175 5,150 5,150 5,800 9,238 7,156 7,339 6,520 5,830 5,200 5,200 5,614 5,733 5,244 5,414 7,166 6,951 6,337 6,242 5,788 5,250 5,551 5,890 5,250 5,250 6,406 6,253 5,250 5,355 367 368 369 370 371 372 373 374 375 376 377 378 379 380 381 382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 411 2,822 3,080 2,800 3,080 2,800 3,220 3,080 2,800 3,220 3,080 2,800 3,220 3,080 2,800 3,850 4,122 3,388 3,542 3,080 3,388 3,080 3,619 3,311 3,388 3,080 3,388 3,542 3,080 3,388 5,101 3,852 2,600 2,990 2,860 2,665 2,990 2,860 2,600 3,055 2,860 2,600 2,990 2,860 2,600 4,242 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 4,369 3,436 3,070 3,388 3,619 3,388 3,311 3,773 3,157 3,388 3,542 3,080 3,388 3,542 4,200 4,132 3,055 2,665 2,925 3,055 2,730 2,990 2,665 3,120 2,990 3,055 2,925 2,714 5,276 3,939 3,085 3,388 3,542 3,388 3,157 3,850 3,388 3,388 3,542 3,157 3,388 3,542 3,080 4,430 3,924 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 2,860 2,665 2,990 2,860 2,600 2,990 2,600 2,860 2,665 2,990 2,860 2,665 3,060 3,017 6,012 3,887 3,362 3,772 3,280 3,854 4,018 3,690 3,280 3,772 3,690 3,280 3,772 5,783 5,310 2,665 2,990 2,665 3,250 2,600 2,925 2,600 2,990 2,665 2,860 2,990 2,600 4,530 3,701 3,174 4,528 502 503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536 537 538 539 540 541 542 543 544 4,552 3,312 4,098 4,209 3,312 4,483 4,838 3,337 4,047 4,179 3,243 3,981 4,134 3,408 4,198 3,910 3,174 4,792 5,157 3,075 4,133 4,994 3,420 3,117 3,786 3,361 3,179 2,871 3,360 3,500 3,140 3,532 3,426 3,136 3,560 3,426 3,140 3,632 3,569 3,212 3,555 5,524 6,182 2,822 3,080 2,800 3,080 2,800 3,220 3,080 2,800 3,220 3,080 2,800 3,220 3,080 2,800 3,850 3,158 2,719 2,809 2,420 2,669 2,435 2,871 2,633 2,706 2,465 2,720 2,854 2,489 2,744 3,729 3,205 2,600 2,990 2,860 2,665 2,990 2,860 2,600 3,055 2,860 2,600 2,990 2,860 2,600 3,640 3,217 2,806 2,497 2,758 2,934 2,753 2,695 3,067 2,559 2,751 2,878 2,501 2,750 2,875 3,059 3,467 3,055 2,665 2,925 3,055 2,730 2,990 2,665 3,120 2,990 3,055 2,925 2,714 4,698 2,798 2,458 2,743 2,878 2,753 2,558 3,130 2,751 2,752 2,879 2,559 2,744 2,876 2,504 3,248 3,314 2,860 2,665 2,990 2,860 2,600 2,990 2,600 2,860 2,665 2,990 2,860 2,665 3,060 3,017 4,321 2,882 2,658 2,975 2,593 3,049 3,176 2,911 2,589 2,973 2,908 2,585 2,980 4,218 4,386 2,665 2,990 2,665 3,250 2,600 2,925 2,600 2,990 2,665 2,860 2,990 2,600 3,955 3,154 2,950 3,101 3,471 3,312 3,535 3,547 3,312 3,639 3,922 3,036 3,167 3,610 3,243 3,613 3,302 3,361 3,703 3,256 3,174 3,966 3,063 2,659 3,199 2,927 3,114 2,801 3,499 3,171 3,179 2,871 3,079 3,220 2,855 3,276 3,141 2,866 3,304 3,141 2,855 3,376 3,284 2,927 3,555 5,524 6,182 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 26,320 27,349 11,099 10,313 11,016 10,312 16,462 12,201 18,180 12,093 13,042 15,952 17,711 12,856 27,161 25,027 25,222 14,513 27,712 11,712 11,590 12,920 13,056 11,520 11,400 12,730 12,864 11,520 11,400 12,730 12,864 11,520 11,400 13,299 13,439 22,037 PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 RESIDENTIAL LOT SUMMARY 6 LOT AREA SUMMARY LOTS 235 - 366 LOT AREA SUMMARY LOTS 1 - 67 LOT AREA SUMMARY LOTS 367 - 544 LOT AREA SUMMARY LOTS 68 - 138 LOT AREA SUMMARY LOTS 545 - 580 LOT AREA SUMMARY LOTS 139 - 194 P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A LOT AREA SUMMARY LOTS 195 - 234 671
2710
2710
2715
2715
270
2700
2700
2705
2705
2705 2674.60 2671.00 2678.60 2675.72 2682.60 2680.00
2675
267
2680
5 2680
2680
3:1
3:1
3:1
2658
2658
2650
3:1
2665
2670
2675
26 5
2670
2680
26 26 0 WS
26 0 WS

3.5:1
3:1
2685
2690
2685 2710 2705 2700
2795
2710
2705
2700
2683
2682
2682

W-MNZ W-MNZ W SS SS

SS SS SS SS

W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS SS

SS SS SS SS SS SS

W-MNZ W-MNZ W-MN SS SS

W-MNZ W-MNZ SS SS SS SS SS SS SS SS SS SS
SS SS

W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ

SS SS SS SS SS
SS
2720
2715
2715
2715
2710
2705
2700
2705
2700
2705
2705
2710
2710 2715
2710
2715 2715 2725
2720 2725 2725
2720
2720
2715 2685 2685
2687
2688
2685
2684
2685
2686
2683
2680
2682 38 2684.3 37 2683.8 35 36 34 2683.4 33 2683.9 32 2683.8 31 2683.3 27 2680.6 28 2680.2 29 2679.8 30 2679.2 31 2678.7 12677.8
32676.8
42676.3
52675.9
62675.4
72675.0
82674.6
92674.1 10 2673.9
22677.2 SD SD SD

SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD X

SD X SD X

SD X SD X SD X
SD X
5A
5A 367 2715.2 368 2715.7 369 2716.0 370 2716.5 371 2716.9 5' 26' 41' 70' 44' 44' 70' 40' 40'
70' 44' 44'
70' 40' 40' 70' 372717
46' 46'
70' 39271 392 2717.0 393 2716.5 394 2716.1 395 2715.7 396 2715.2 40' 40'
44'44'
46'46'
40' 40'
44'44'
73' 35' 397 2721.1 398 2721.6 399 2722.1 400 2722.6 401 2723.1 402 2723.7 421 2723.6 422 2723.1 423 2722.6 424 2721.6 425 2721.6 426 2721.1 427 2727.1 428 2727.7 429 2728.2 430 2728.7 431 2729.2 43272 450 2729.6 451 2729.0 452 2728.5 453 2728.0 454 2727.5 455 2727.046' 49' 61'
65' 11'77' 40'40' 65' 44' 77' 46'46'
65' 40' 77' 44' 44' 65' 46' 77' 41'41'
65' 44' 77' 46'46' 40'
44' 44'
46' 46'
77' 40' 40' 77' 44' 44' 77' 46' 46'
77' 56'
62' 41'
77' 50' 50' 65' 65' 47' 47'
65' 41' 41'
65' 45' 45'
65' 47' 47' 65' 42' 42'
41' 46'
77' 44' 77' 46'
77'
40' 77'
62' 44' 77' 534 2727.9 535 2726.5 536 2725.2 537 2723.7 538 2722.2 539 2720.9 540 2719.4 541 2717.9 542 2716.1 543 2715.5 544 2715.2 5' 44' 70'
48' 5'
40' 70' 44' 4'
46' 70' 50' 5'
44' 70'
48' 5'
40' 70' 44' 4'
47' 70'
51' 5'
46' 70' 50' 5' 70' 10' 35' 68' 60' 70' 16' 29'
37' 101' 121' 4 ' 117' 66' LOT 'T' 0.05 AC OPEN SPACE
9' 12'
9' 24' 70' 11' 1.12 AC
21' 21' 21' 21' 56 235 ' 2703.0236 2703.4 237 2703.5 238 2704.1 239 2704.5 240 2705.1 241 2705.6 242 2706.2 243 2706.7 244 2707.3 245 2707.8 246 2708.4 247 2709.0 248 2710.3 249 2710.6 250 2711.1 251 2711.4 252 2712.5 253 2714.6 254 2717.1 255 2719.9 256 2722.4 257 2724.8 288 2714.8 289 2712.3 290 2709.8 291 2707.2292 2704.6 293 2704.1 295 2705.1 296 2705.6 297 2706.2 298 2706.7 299 2707.3 300 2707.8 302 2708.9 303 2709.5 304 2710.0 305 2710.6 306 2720.3 307 2720.3 308 2719.8 309 2719.0 310 2718.2 311 2717.3 315 2714.0 317 2712.4 318 2711.6 319 2711.6 320 2712.5 321 2713.3 322 2714.1 323 2714.9 324 2715.8 325 2716.6 326 2717.4 327 2718.2 328 2719.1 329 2719.9 330 2720.4 331 2720.5 23'
76' 11' 112' 31' 50'
141' 119'
46' 10'
52' 63' 108' 18' 7'
31' 55'
115' 55'
55' 115' 55'
55' 115' 55'
55' 115' 55'
55' 115' 55'
55' 115' 55'
55' 115' 55' 55'
115' 55' 55'
115' 78' 54'
117' 61 17' ' 54'
114' 14' 41' 1' 55' 105'
48'
160'
114' 6'
46' 170' 23'
161'
1 17'
4' 18' 33' 108' 11' 41' 28'
61' 113' 12'29'
62' 115' 10'
20' 39' 17'
71' 117' 7' 1'
28'
61' 118' 8'29' 1'
61' 119' 5'
12'
78' 115' 61' 21'
27' 40' 115' 40'
61' 115' 61'
61' 115'
61'
61' 115'
61'
102' 35' 52'
127' 16' 39'
55' 125' 52' 3'
55' 125' 55' 125' 55' 125' 55'
125'
126' 55'
127' 127' 55' 127' 55' 127' 55'
127' 49' 35'
102' 21' 59'74'
87'
55' 55' 102'
55' 55'
102' 55' 55'
102' 55' 55'
102' 55' 55' 102'
55' 55' 103'
55' 55' 104'
55' 55' 104'
55' 55' 104'
55' 55' 104' 55' 55'
104' 62'
21' 87' 77'
102' 55'
132' 55'
132' 55'
132' 55' 131' 55' 130' 55' 130' 55' 130' 55' 130' 55' 130' 55' 130' 55' 130' 55' 21' 115' LOT 'N' 0.11 AC OPEN SPACE LOT 'P' 0.07 AC OPEN SPACE 18' 7'
42' 110' 18'
8' 19' 0.93 AC 1.06 AC LOT 'SS' 16.08 AC PARK
1,629'
430'
1,629' 301 2708.4 312 2716.5 313 2715.7 314 2714.9 316 2713.2 294 2704.5 115' 112' 21' 66' 132' LOT 'O' 0.14 AC OPEN SPACE LOT 'U' 0.05 AC OPEN SPACE 30' 78' 117'
15' 15' 38' 67'
55' 55'
SD X
SD X
SD X
SD X
SD X

SD X SD X
SD X 177 175 176 73 2681.5 2681.9 3.3 2682.7 174 FH
812'
285' 43' R=400' L=120' 812'
33' 252' 290'
656' R= 300' L=75' R=300' L=99'
92' 198' 198'
635'
746' PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SCALE 1"=60' SHEET OF 16 7 SEE SHEET NO. 8 SEE SHEET NO. 9
3 2 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60
0 30 60 120 240
2 2 60' LOT MIDPOINT DIMENSION
3 5
4 2 PROPOSED PUBLIC SEWER EASEMENT3 PROPOSED PUBLIC STORM DRAIN EASEMENT4 EXISTING INTERIM DETENTION BASIN TO BE REMOVED. 5 EXISTING INTERIM SMITH CREEK DIVERSION CHANNEL TO BE REMOVED. 672
2690
2695
2720 2725 2720 2740 2735
2715
270
2705
2710
2715
2695
2700
2705
2710
2710
2700
2700
2705
2705
10 2715
2720
2720
2720
2725
2730
2705 2695 2690 2685
2690
2685 2695 2690 2685 2680 2695 2690 2685 2695 2690 2685 2690 2685 2690 2685 2690 2685 2685 2680 2696
2697
2695
2694
2695
2692
2690
2691
2689
2687
2688
2693
2720
2715
2710
2720
2715
2710 2720 2715 2720 2715
2720
2715
2710

MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS

SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ

SS SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS
-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS

W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ
2731
2731
2720
2730
2725
2730
2730
2725
2725
2720
2725
2725
2720 2725
2730
2725
2733
2732 41 2683.540 2683.8 39 2684.3 38 2684.3 37 2683.8 36 2683.5 352683.1 34 2683.4 33 2683.9 38392682.1 40 2682.3 41 2683.0 42 2683.0 43 2682.4 44 2682.245 W-FWZ X W-FWZ X W-FWZ X WW-FWZ X

SS X SS X SS X SS X SS X SS X SS X

NPW-FWZ X NPW-FWZ X NPW-FWZ X NPW-FWZ X NPW-FWZ X
SS X
SD X

W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD

SD SD SD
SD

SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD

NPW-FWZ

NPW-FWZ
SS
SS
SS
W-MNZ
W-MNZ
W-MNZ
W-MNZ
SS
SS
W-MNZ
W-MNZ
SS
SS
SS
SS
SS
SS

NPW-MNZ

NPW-MNZ
SS
SS

NPW-FWZ

NPW-FWZ
SS
SS
SS
W-MNZ
W-MNZ
W-MNZ
W-MNZ
SS
SS
W-MNZ
W-MNZ
SS
SS
SS
SS
SS
SS

NPW-MNZ

NPW-MNZ
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
SD X
2748.76
2751.06
2753.36
2747.78
LP
2749.17
2754.30
2755.45
2756.45
2749.46
2748.4

1.0 0
%
6 2756.33
P

1.00%
I
2755.18
2747.43
2748.91

2.30%
2752.09
W-FWZ X W-FWZ X W-FWZ X WW-FWZ X

W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X W-FWZ X E X E X E X

E X E X E X E X E X E X
E X
E X

E X E X
E X 22 2681.0 23 2680.6 24 25 2681.2 26 2681.0 27 2680.8 28 2679.9 29 2679.7 30 2680.0 31 2680.1 322680.1 33 2680.0 34 2679.8 35 2679.5 36 2680.0 372680.1 38 2680.3 39 2680.5 402680.1 41 2679.9 42 2679.7 2757.4 92 2756.2 93 2755.0 94 2753.8 95 2752.6 96 2751.4 97 2749.7 98 2749.9 99 2750.2 100 2750.7 101 2751.2 1 134 2751.3 135 2750.7 136 2750.1137 2757.4 138 2757.9 139 2758. 2758.2 EX. FH
EX. FH 656' 746'
635'
198' 87' R=300' L=97' R=300' L=97' 213'
213' 266' 176' 154'
153'
438'
438'
337' L
=10
3' R
=
3 0
0'
158' 135' 43' R=300' L=92'
49' 104' 177' 2732.92

2.00%
2726.76
2726.17

1.00% 2731.29 2729.29

1.50%
2724.32 PI
2727.05
2726.02
2723.02
2724.02
2725.02

2.17%
2725.01

1.00% 2728.22
PI

4.00% 1.50% 2728.92
2734.79
2 2722.02
721.02
2722.80
2727.17 2730.55 2726.66 2733.19 2629.37 2730.58 2730.42 2733.29 2734.76

0.50%

1.00%

0.50% 1.00%

0.50%
5A
5A
5 6' 2
8' 2
8' 368 2715.7 369 2716.0 370 2716.5 371 2716.9
70' 44' 44'
70' 40' 40' 70' 44' 44' 70' 40' 40'
70' 372 2717.4 373 2717.8 374 2718.2 375 2718.7 376 2719.1 377 2719.5 378 2720.0 379 2720.4 380 2720.8 381 2721.2 46' 46' 7 70'
0' 44' 44' 70' 40' 40'
70' 46' 46' 70' 44' 44' 70' 40' 40'
70' 46' 46' 70' 44' 44' 70' 40' 40'
70' 44' 22' 44' 73' 382 2721.2 383 2720.8 384 2720.4 385 2719.9 386 2719.5 387 2719.1 388 2718.7 389 2718.2 390 2717.8 391 2717.4 392 2717.0 393 2716.5 394 2716.1 395 2715.7 55' 40'
21' 62' 44'44'
46' 46'
40' 40' 44'44'
40' 40' 47'47' 43'43'
44' 44'
40' 40' 44'44' 46'46'
40' 40'
44'44' 398 2721.6 399 2722.1 400 2722.6 401 2723.1 402 2723.7 403 2724.2 404 2724.7 405 2725.2 406 2725.8 407 2726.3 408 2726.8 409 2727.3 410 2727.4 411 2727.4 412 2727.5 415 2726.9 416 2726.3 417 2725.8 418 2725.3 419 2724.7 420 2724.1 421 2723.6 422 2723.1 423 2722.6 424 2721.6 425 2721.6 428 2727.7 429 2728.2 430 2728.7 431 2729.2 432 2729.7 433 2730.2 434 2730.8 435 2731.3 436 2731.9 437 2732.5 438 2733.0 442 2733.4 443 2733.3 444 2732.8 445 2732.3 446 2731.7 447 2731.2 448 2730.6 449 2730.1 450 2729.6 451 2729.0 452 2728.5 453 2728.0 454 2727.5 11'77' 40'40' 65' 44' 77' 46'46'
65' 40'
77' 44' 44' 65' 46' 77' 41'41' 65' 44' 77' 46'46' 65' 40' 77' 44' 44'
65' 44' 77' 40' 40' 65' 43'
77' 47'47' 65' 47'
77' 44'44' 65' 40' 77' 40' 40' 65' 44'
77' 46'46' 65' 40'
77' 44' 44' 65' 46' 77' 40' 40' 65' 44'
77' 52' 67' 50' 62'
29' 14' 61' 25' 40'
44' 44' 77' 47' 47'
77' 44' 44'
77'
43' 43' 77' 49' 49'
77' 41' 41'
77' 44' 44'
77' 46' 46' 77' 40' 40' 77' 44' 44'
77' 46' 46' 77' 47' 47' 65' 41' 41' 65' 45' 45' 65' 47' 47' 65' 42' 42' 65' 46' 46' 65' 41' 41' 65' 48' 48' 65' 46' 46' 65' 47' 47' 65' 45' 45' 65' 41' 41' 44' 77' 46'
77' 44'
77' 41' 77'
50' 77'
44' 77'
44' 77' 46'
77' 41'
77' 44' 77'
46' 77' 40'
77' 0.49 AC 0.89 AC 0.88 AC 0.85 AC 2721.9 2722.5 2723.1 2723.7 2724.3 2724.9 2725.5 2726.1 2726.7 2727.3 2728.0 2729.1 2731.8 2732.7 2736.0 2736.3 2731.2 2730.9 2731.5 2731.2 2730.9 2730.6 2728.7 2728.4 2728.1 2728.4 2728.1 2727.8 2723.3 2722.1 2722.7 2724.6 2725.1 2725.7 2726.3 2726.9 2727.8 2728.0 2728.6 2729.2 2729.8 2730.4 2731.0 2728.4 2729.0 2729.6 2730.2 2730.8 2731.4 2730.7 2731.3 2731.9 2732.5 2733.1 2733.7 2731.0 2731.6 2732.2 2732.8 2733.4 2734.0 2733.0 2733.6 2734.2 2734.8 2735.4 2736.0 10'
13' 29' 30' 31' 5'
41' 12' 49'
28' LOT 'V' 0.15 AC OPEN SPACE LOT 'W' 0.02 AC OPEN SPACE LOT 'X' 0.03 AC OPEN SPACE LOT 'Y' 0.11 AC OPEN SPACE LOT 'BB' 0.07 AC OPEN SPACE LOT 'CC' 0.14 AC OPEN SPACE 32' 5' 30'
338'
14' 11'
81' 4'
21' 2' 11' 102'
5 32' 116'
24' 68'
20' 18' 41' 41' 65'
72'
69 30' 69 LOT 545 LOT 546 LOT 547 LOT 548 LOT 549 LOT 560 LOT 561 LOT 562 LOT 563 LOT 564 LOT 565 LOT 567 LOT 566 LOT 568 LOT 569 LOT 571 LOT 570 LOT 572 LOT 573 0.15 AC 0.93 AC 0.95 AC 1.09 AC LOT 'TT' 7.14 AC PARK 92'
725'
723'
338'
430' 0.09 AC 0.11 AC 0.11 AC 0.23 AC 0.23 AC
70'
365' 387' 213' 22' 9' 41'
76' 37'
18'
76' 362'
66'
133' 7' 73' 16' 49' 41'
49'
16'
13' 6' 56' 149'
13' 10'8'28' 13' 119'
153'
67'
185' 26' 185' 60'
195' 154'
68'
185' 26' 185' 60'
195' 60'
21' 180'
75'
44' 32' 53' 294' 21' 59'
382' 190' 61' 192' 61'
61' 190'
68' 192'
68' 192' 68' 190' 190' 60'
60' 190' 60' 192' 67' 192'
67' 192' 67' 190' 190' 441 2733.3 18' 22' 78' 9' 41' 2' 64' 439 2733.4 440 2733.4 414 2727.3 413 2727.5
27' 58' 6' 67' 74' 14' 42' 0.23 AC PARK OT 'U' 05 AC EN SPACE 73' 46'
83' 67'
37' LOT 'AA' 0.11 AC OPEN SPACE 192'
60'
190' 60'
60' 192' 45'
75' 45'
21' 44' 17' 105' 15' 53' 195' 125' LINE TABLE LINE # BEARING DISTANCE PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SCALE 1"=60' SHEET OF 16 P.A.'s 36, 37, 47C, 49A 8 SEE SHEET NO. 10
SEE SHEET NO. 7
3 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60
0 30 60 120 240
3 60' LOT MIDPOINT DIMENSION
3 PROPOSED PUBLIC STORM DRAIN EASEMENT
673
2730
2690
2695
270
2705
2710
2715
2720
2725
2690
2695
2700
2705
2710
2715
2715
2725
2730
2735
2740
2735
2730
2725
2720
2740
2735
2730
2735
2740
2745
2735
2725
2720
2730
2740
2745
2725
2720
2715
2710
2725
2705
2720
2725
2730
2735
274
2743
2742
2741
2740
2739
2738
2737
274
2743
2742
2741
2740
2739
2738
2737
2736
2735
2734
273
2732
2726
2727
2728
2729
2730
2731
2732
273
2720
2715
2715
2710
2720
2720
2710
2705
2705 2710
2720
2723
2715
2710
2720
2738
2739
2740
2741
2741
2740
2739
2738
2731
2730
2725
2724
2736
2730
2735
2740
2735
2740 2740
2745
2750
2710
2720
2740
2740
2745
2745
2745
2745
2750
2750
2750
2750
2750
275
2755
2700
2705
2705

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

SS SS SS SS

W-MNZ W-MNZ W-MNZ

SS SS SS SS SS SS SS SS SS

W-MNZ W-MNZ W-MNZ SS SS SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
W-MNZ

SS SS SS

W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS SS
W-MNZ

W-MNZ W-MNZ W-MNZ

NPW-MNZ

NPW-MNZ NPW-MNZ NPW-MNZ W-MNZ
W-MNZ
W-MNZ

NPW-MNZ

NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ

NPW-MNZ
W-MNZ

W-MNZ W-MNZ
SS

SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ
W-MNZ
W-MNZ
W-MNZ
SS
W-MNZ

W-MNZ SS SS SS SS SS
W-MNZ

W-MNZ W-MNZ W-MNZ
W

W-MNZ W-MNZ W-MNZ -MNZ
SS
SS
SS

SS SS SS SS
W-MNZ
SS SS
SS
2751
2752
2754
2753 2750
2750
2750
275
2754
2765
2760
2760 2765 2765
2760
2765
2760
2745
2745
2745 2740 2730
2715
2710
2745
2745 2740 2740 2725 2730 2730 2735 2730 2735 2735 2735 2740 2740 2745 2745
2745
2735
2740
2730
2720
2720
2725
2720 2725
2720
2715
2725
2725
275
SD
SD

SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD
SD
SD
SD 427 2727.1 428 2727.7 429 2728.2 430 2728.7 431 2729.2 432 2729.7 433 2730.2 427 442730 449 2730.1 450 2729.6 451 2729.0 452 2728.5 453 2728.0 454 2727.5 455 2727.0 456 2733.0 457 2733.5 458 2734.0 459 2734.6 460 2735.1 461 2735.6 462 2736.1 462736 50' 50' 65'
65' 47' 47'
65' 41' 41'
65' 45' 45'
65' 47' 47' 65' 42' 42'
65' 46' 46'
65' 44' 44' 44' 44'
77' 46' 46' 77' 41' 41' 77' 44' 44'
77' 46' 46'
77' 40' 40' 77'
59' 62' 44'
77' 47'
50' 62'
65' 44' 44'
65' 41' 41' 65' 46' 46'
65' 44' 44' 65' 40' 40' 65' 46' 46'
65' 40' 40' 485 2740.3 486 2741.1 487 2741.7 488 2742.2 489 2742.8 490 2743.3 491 2743.8 512745 512746 512747 514 2744.4 515 2743.7 516 2742.7 518 2743.3 519 2744.1 520 2740.4 523 2740.1 524 2739.5 525 2738.6 529 2735.1 530 2733.7 531 2732.2 532 2730.7 533 2729.4 534 2727.9 535 2726.5 536 2725.2 537 2723.7 45' 45'
82'
40' 40' 82' 46' 46'
82'
45' 45'
82' 40' 40'
82' 46' 46' 82' 72' 13'
54' 21' 57' 82' 59' 32'
45' 88' 65' 41' 41'
65' 46' 46' 65' 41' 41' 65' 50' 50'
65' 40' 40'
65' 45' 45'
65'
43' 13' 10' 60
47' 69'
14' 46' 69' 73' 14' 13' 38' 71' 47' 48' 71' 48' 61' 62' 10' 13' 42' 40' 40'
46' 69'
46' 13'18' 21' 5' 61'
67' 69' 44'
88' 13' 44' 75' 65'
41' 75' 41'
35' 5'
38' 27'
13'
13'21' 89'
62' 76' 41'
45' 76' 45' 46' 70'
7' 5'
47' 70' 14'
45' 70'
9' 9' 27' 17' 41' 70' 24' 48' 70'
48' 50' 70' 50' 5'
40' 70' 44' 4'
46' 70' 50' 5'
44' 70'
48' 5'
40' 70' 44' 4'
46' 70'
50' 5'
44' 48' LOT 'Q' 0.04 AC OPEN SPACE 4'
136' 15' 4'
152'
15' 0.88 AC 1.12 AC 0.88 AC
21' 21' 21' 255 2719.9 256 2722.4 257 2724.8 258 2727.3 259 2729.7 260 2732.1 261 2734.6 262 2737.0 263 2739.5 264 2740.9 265 2741.9 266 2744.1 267 2743.2 268 2742.2 269 2741.3 270 2740.3 271 2739.4 272 2738.4 273 2737.5 274 2744.2 275 2747.7 276 2747.7 277 2745.5 278 2743.4 279 2741.0 280 2738.6 281 2736.2 282 2733.7 283 2731.1 287 2717.4 288 2714.8 289 2712.3 290 2709.8 319 2711.6 320 2712.5 321 2713.3 322 2714.1 323 2714.9 324 2715.8 325 2716.6 326 2717.4 327 2718.2 328 2719.1 329 2719.9 330 2720.4 331 2720.5 332 2731.9 333 2731.9 334 2731.5 335 2730.8 336 2730.1 337 2729.3 338 2728.6 339 2727.8 340 2727.1 341 2726.4 342 2725.6 344 2725.0 345 2725.7 346 2726.4 347 2727.2 348 2727.9 349 2728.6 350 2729.4 351 2730.1 352 2730.9 353 2731.6 354 2732.1 355 2732.1 356 2745.3 357 2745.5 358 2745.4 359 2744.5 360 2743.5 361 2742.6 362 2741.6 363 2740.7 364 2739.7 366 365 17'
71'
28'
61' 118' 8'29' 1'
61' 119' 5'
12' 9'
61' 124' 4'
61' 121' 4'
32' 25'
61' 126' 61'
61' 126' 61'
61' 126' 61'
8'
18' 34' 126' 59'
22' 33' 123' 55'
28' 101'
17'
44'
60' 117' 103'
11' 60' 59'
89' 14'
57'
55' 104'
17'
58'
55' 121' 19'60'
55' 141' 17'64'
109' 43' 13' 55' 55'
115'
100' 21' 55' 115' 66' 1' 168'
63'
45' 62' 13' 147'
39' 36' 1
5' 43' 56' 115'
41' 43'
81' 115' 61' 1'
69' 9' 115' 9' 52'
61' 115' 61'
61' 115' 61'
61' 115' 61'
61' 115' 61'
62' 115' 62'
78' 115' 61' 21'
27' 40' 115' 40'
61'
61'
55 55' 59' 55 55' 55' ' 55 55' 55' ' 62' 55' 55' 55' ' 55' 55' 132' 55' 55'
132' 4' 51' 55'
132' 55' 55'
131' 55' 131' 51'
130' 55' 130' 55' 130' 55'
55' 130' 55'
55' 130' 55'
55' 130' 55'
55' 130' 55'
55' 130' 70'
55' 21' 115' 21' 59'74' 89' 55' 55'
104' 55' 55'
104'
55' 55'
104' 55' 55' 104' 55' 55' 104' 55' 4' 55'
104' 55' 55'
104'
55' 55'
103'
55' 55'
102'
55' 102' 70'
89' 27' 22' 12' 46' 132' 55'
55' 132' 55'
55' 132' 55'
55' 132' 55'
55' 132' 55' 55'
132' 55' 55'
132' 55' 55'
132' 55'55'
132' 55'
55' 132' 55'55'
132' 70' 55'
21' 117'
35' 79' 104' 76' 55'55'
101' 55' 55'
101'
55' 55' 101'
55' 55' 101'
55' 55' 101'
55' 55'
101' 55' 55' 101' 55' 55' 101'
55' 55' 101'
76' 21' 86' 91' 101' 51' 55' LOT 'L' 0.12 AC OPEN SPACE LOT 'M' 0.20 AC OPEN SPACE 6' 3' 57' 39'
21' 63'
153' 3' 6'
50' 21' 22' 18' 41' 45' 1.63 AC 0.86 AC 0.93 AC 1.22 AC 50' 94' 6'
104'
27'
24'
57' 107' 2 ' 14' 14'
57' 108' 50'
5 7' 105' 5
0' 48'
8'103'
5 0' 5
6' 103' 50' 56' 103' 39' 11' 47' 8'103' 50' 50' 103' 50' 50' 103' 50' 50' 103' 50' 50' 103' 50' 50' 103' 50' 50' 103' 50' 50' 103' 64' 50' 15' 98'
29' 24' 57' 84' 62'
21' 10' 50'
50' 134'
11' 39'
50' 134'
50'
50' 134'
50'
50' 133'
50'
50' 132'
11' 40'
50' 131'
50'
50' 130' 48'
37' 18' 130' 19'
4 9'
58' 110'
10'
38'
5 8' 130'
50'
58' 130'
17'
64'
20'
26' 64' 36'
72' 110' 52'
50'
51'
5 9' 58' 50' 50' 50' 50' 50' 50' 50' 74' 1.00 AC LOT 'B' 0.04 AC OPEN SPACE 22' 92' 21'
12757.4
22757.8
32758.4
42758.8
52759.2
62759.2
72759.0
82758.6
92758.1 10 2757.6 11 2757.1 12 2756.6 132756.1 14 2755.6 152755.1 16 2754.617 2754.5 18 2755.0 19 2755.5 20 2756.0 21 2756.5 22 2757.0 23 2757.5 24 2758.0 25 2758.6 262759.1 27 2759.2 28 2759.0 29 2758.5 627 138 2754.6 57
98' 15'
71' 67'
58' 24' 29' 10' 21' 45' LOT 0.04 OPE
21' 5' 92' 22' 2' 6.26 AC LOT 'JJ' 0.48 AC OPEN SPACE LOT 'LL' 0.05 AC OPEN SPACE LOT 'MM' 0.21 AC OPEN SPACE LOT 'NN' 0.27 AC OPEN SPACE 408' 167' 48' 1 3' 63' 3
8 9' 429'
3 ' 33'
90' 23' 2'
33'
191' 3 ' 115'
5'
292' 29' 26 '
33'
429' 156' 29' 181' 339' 94'
15'
3 ' 15' 4.42 AC
162' 55' 2737.8 2738.9
18' 19'
58'
387' 107' 25'
91' 33' 55' 41' 528 2736.1 527 2737.0 517 2742.4 522 2738.8 521 2739.7484 2733.1 483 2733.1 482 2734.1 481 2734.6 480 2735.2 479 2735.7 478 2736.2 41' 76' 7'
34' 285 2724.6 284 2728.3 286 2720.5
31' 30' 115'
44' 31'
47' 17'
115'
17'
68'
69'
115'
69'
16'
58' 115' 46' 343 2724.9
27' 41' 19' 2'
88' 22' 90' 90' 102'
14'39' 112' 21' 66'
132'
167' 55'
16'
136'
31' 526 2737.8 0.16 AC 0.15 AC 0.10 AC 0.62 AC 0.16 AC 0.24 AC 0.30 AC 1 812'
694'
576'
112' R=300' L=141'
144' 202' R=400' L=82'
102' R=400' L=120'
43' 285'
252' 290' 289' 43' R=300' L=56' 71'
L=312' R=1,10 ' 24 ' 143'
162' L
=
2 0
6' R
=1,10
0' 489' 833'
142 129' 127' ' L=103' R=300' 198' 102'
175'
120' R=48' L=28'
36' 198' 635'
632'
262' 202'
480 415' '
293'
L
=
30 2' R
=
80 0' 44' 117' PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SCALE 1"=60' SHEET OF 16 P.A.'s & 63A 9 SEE SHEET NO. 10 SEE SHEET NO. 11 SEE SHEET NO. 7 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240 SEE SHEET NO. 14
3 3 60' LOT MIDPOINT DIMENSION
5 4
5 3 PROPOSED PUBLIC STORM DRAIN EASEMENT4 EXISTING INTERIM DETENTION BASIN TO BE REMOVED. 5 EXISTING INTERIM SMITH CREEK DIVERSION CHANNEL TO BE REMOVED. 674
2765
27 5
2730
2735
2750
2749
2748
2747
2746
2745
274
2743
2742
2741
2740
2739
2738
2735
2740
2755
275
2760
2760
2765
2765
27 0
2770
27 5
2750
2755
2745
2810
2815
2750
2760
27 0
27 5
27 5
2780
2780
2780
2785
2785
2790
2790
2795
2795
2800
2800
2805
2730
2735
2740
2745
2745
2750
2750
2750
2755
2755
2760
2760
2760
2765
2765
2765
2770
27 0
27 0
27 5
2780
2785

SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ

NPW-MNZ NPW-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ SS SS SS

SS SS SS

W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ
SS
W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS

W-MNZ W-MNZ SS SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS

W-MNZ W-MNZ SS

W-MNZSS

W-MNZ SS
W-MNZ

SS SS SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS
SS

NPW-MNZ

NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ NPW-MNZ

NPW-MNZ

W-MNZ W-MNZ
SS
W
SS
-MNZ

SS SS SS
W-MNZ

W-MNZ SS

W-MNZ W-MNZ
SS SS

W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS
SS

SS W-MNZ
W-MNZ

S S W-MNZ W-MNZ
SS
W-MNZ

W-MNZ W-MNZ SS SS
SS

NPW-MNZ NPW-MNZ NPW-MNZ

NPW-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ
W

W-MNZ W-MNZ W-MNZ -MNZ SS SS SS SS SS SS

W-MNZ W-MNZ

SS SS SS SS SS
SS
SS
2732
2731
2731
2731
2790
280
2795
2790
2795
2790
2795
2795
2790
2785
2780
2785
2780
2775
2770
2775
277
2 5
770 2775
2770
2765 2770
2765
2760
2770
2765
2770
2765
2755
2745
2750
2735
2750
2745
2745
2740
2740
2735
2740
2760
2755
2750
2745
2765
2765
2745
2750
275
2760
2745
2750
275
2760
2745
2760
2755
2755
2745 2750
2750
2750
2745
2740
2740
2735
2735
2734
2733
2732
2740
2790
2740 SD SD
SD SD
SD SD
SD
SD
SD

SD SD SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ

NPW-MNZ

NPW-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ
W-MNZ

NPW-MNZ
SS
SS
SS
SS
SS
SS
SS
SS
SS

W-MNZ SS SS

NPW-MNZ

NPW-FWZ
SS
SS
SS
SS

NPW-FWZ

NPW-FWZ SD
SD
SD
SD
SD
SD
SD
SD
12781.422784.732787.942791.252794.562797.772800.7
82802.0
92803.064 2788.6 85 2770.4 862767.1 87 2764.9 88 2762.8 89 2760.7 90 2758.8 91 2757.4 92 2756.2 93 2755.0 167 2767.8 168 2769.8 162772 163 164 165 2758.7 LOT 'U' 0.22 AC PARK 166 2757.6 LOT 'T' 0.97 AC PARK R=73' L=10' R=48' L=29' PI 2756.89
2753.36

3.20%
PI
2765.01

3.52%
PI 2767.33
2754.30
2755.45
2862.46
2764.83
2768.35
2766.04
2765.50
2763.86
2764.19
2768.12
2766.31
2801.0
PI
4 2800.56
2795.64
2798.42
2785.07
2782.40
2792.45
2789.64
2783.64
2771.28 GB
2771.64
2801.73

3.19%
PI
2783.73

6.00%
PI
2755.18

3.80%
2755.66
2758.66
2777.64

2.79%
2%
2%

6.00%
635' R=300' L=97' 632' R=300' L=98' R=300' L=190'
166 138' 129' 127' '
262'
175'
175'
123' 33'
153' 438' 438' 125'
177'
218'
246' R=300' L=58' 70'
44' 109' 49' 104'
153' 213' 70' R=300' L=25' 277' 135'
83' 33' 39' 122' 58' R=300' L=78'
120'
65' 430 431 432 433 434 435 436 437 438 442 2733.4 443 2733.3 444 2732.8 445 2732.3 446 2731.7 447 2731.2 448 2730.6 449 2730.1 450 2729.6 451 2729.0 452 2728.5 459 2734.6 460 2735.1 461 2735.6 462 2736.1 463 2736.6 464 2737.1 465 2737.6 466 2738.2 467 2738.7 468 2739.2 469 2739.8 470 2740.5 45' 47' 42' 46' 41' 48' 46' 47' 45' 41'
44' 44'
77' 46' 46' 77'
44' 44'
77'
41' 41' 77'
50' 50' 77' 44' 44'
77'
44' 44'
77' 46' 46' 77' 41' 41'
77' 44' 44' 77' 46' 46'
65' 44' 44'
65' 40' 40'
65' 46' 46'
65' 40' 40' 65' 44' 65' 41' 65' 46'
65' 44'
65' 41'
65' 8741.7 488 2742.2 489 2742.8 490 2743.3 491 2743.8 492 2744.3 493 2744.8 494 2745.3 495 2745.9 496 2746.4 497 2746.7 498 2746.7 499 2747.0 500 2747.8 501 2748.5 502 2749.6 505 2747.7 506 2748.6 507 2749.4 508 2747.6 511 2745.7 512 2746.6 513 2747.4 514 2744.4 515 2743.7 516 2742.7 47' 47' 82' 41' 41' 82' 46' 46' 82' 40' 40' 82' 47' 47' 82' 49' 49' 82' 45' 45' 82' 40' 40' 82' 46' 46' 82' 45' 45' 8
82'
2' 46'
65' 41' 41' 65' 50' 50' 65' 40' 40' 65' 45' 45' 65' 40' 40' 65' 46' 46' 65' 41' 41' 65' 44' 44' 65' 46' 46'
65' 40' 40' 65' 48' 10'
25' 37' 1'
20'
46' 69' 46' 13' 21' 82'
62' 69' 41' 82' 13'
39' 69' 62' 48' 69'
48'
60' 37' 16'
61' 69'
61' 48' 69'
48' 13' 23'82' 61' 69' 38' 61'
5' 23' 13'
43' 71' 47' 71'
57' 71'
43' 13' 10' 60'
62' 47' 69'
47' 13' 17' 71' 14' 46' 69' 38'
73' 14'
38' 71'
47'
48' 71' 48' 61' 62' 10' 13' 42'
47' 32' 76'
57' 47' 44' 41' 46' 46' 44' 41' Q' CCE LOT 'R' 0.04 AC OPEN SPACE LOT 'S' 0.03 AC OPEN SPACE 4' 136' 15' 4'
152' 15' 5'
29' 35' 13' 18' 0.88 AC 0.88 AC 64' 50'
15' 98' 29' 24' 57' 84' 62'
21' 10'
134' 103' 74'
88' LOT 'B' 0.04 AC OPEN SPACE
22' 92' 21' 2736.0 2736.32736.7 2736.4 2738.3 2738.6 2738.8 2738.7 2739.0 2739.2 2740.6 2740.9 2741.2 2741.6 2741.3 2741.0 2741.9 2741.3 2739.6 2739.8 2739.3 2738.1 2738.4 2738.0 2737.7 2738.6 2738.9 2739.3 2739.02737.7 2737.4 2737.1 2736.1 2735.8 2735.5 2735.7 2735.4 2735.1 2731.2 2730.9 2731.5 2731.0 2731.6 2732.2 2732.8 2733.4 2734.0 2733.0 2733.6 2734.2 2734.8 2735.4 2736.0 2733.3 2733.9 2734.5 2735.1 2735.7 2736.3 2735.3 2735.9 2736.5 2737.1 2737.7 2738.3 2735.6 2736.2 2736.8 2737.4 2738.0 2738.6 2738.8 2742.1 13' 5'
41'
49'
28' 62' 18'
22'
63' 34' 4'
31'
31'
31'
36' 55' 8' 14' 2739.7 2740.7 2741.5 LOT 'X' 0.03 AC OPEN SPACE LOT 'Y' 0.11 AC OPEN SPACE LOT 'Z' 0.02 AC OPEN SPACE LOT 'DD' 0.05 AC OPEN SPACE LOT 'EE' 0.07 AC OPEN SPACE LOT 'FF' 1.44 AC OPEN SPACE LOT 'GG' 0.03 AC OPEN SPACE LOT 'HH' 0.07 AC OPEN SPACE LOT 'II' 0.05 AC OPEN SPACE 10 130'
10'
130'
116'
5' 9' 53' 5'
30' 69' 30' 69'
13' 25' 19' 77' 358' 218' 36'
156' 179'
1 7' 14' 5'
118'
19' 26' 19' 16' 27'
112' 157'
334'
21' 69'
21' 1'
8' 137' 23' 94' 12' 2'
28'
7'
8'
25' 9' 14' 31' 23' 16 2754.617 2754.5 42 2768.4 LOT 548 LOT 549 LOT 551 LOT 552 LOT 553 LOT 554 LOT 557 LOT 556 LOT 555 LOT 558 LOT 559 LOT 560 LOT 571 LOT 570 LOT 572 LOT 573 LOT 575 LOT 574 LOT 576 LOT 577 LOT 579 LOT 578 LOT 580 LOT 550 0.95 AC 0.68 AC 0.93 AC 68 2755.0 69 2756.0 70 2756.9 71 2757.9 72 2758.9 73 2759.9 74 2760.9 75 2761.9 76 2762.7 77 2763.6 78 2764.0 79 2764.8 80 2767.0 81 2769.5 82 2772.0 83 121 2774.6 2768.6 122 2769.5 123 2770.4 124 2771.2 125 2772.1 126 2773.0 127 2773.9 128 2774.8 129 2775.8 130 2762.8 131 2761.5 132 2760.5 133 2759.5 134 2758.6 135 2757.6 136 2756.6 137 2755.6 138 2754.6 57' 98' 15' 43' 103' 45' 45'
103' 45' 45'
103' 45' 45' 103' 45' 45' 103' 45' 45'
103' 45' 45' 103' 5' 33' 7' 45' 103' 41' 4' 45'
100' 41' 106'
40' 129' 81' 21' 78'
14' 31' 129' 23' 99'
13' 9' 27' 116' 21'
51' 112' 26'
51' 119' 19'
45' 120' 18' 48'
87' 71' 102' 45'
102' 45' 102' 45' 102' 45'
102' 45' 102' 45' 102' 45' 102' 71' 87' 75' 5' 45' 29' 29' 62' 45' 135' 45'
135' 45'
135' 45'
135'
45' 135'
45' 135'
45' 135'
67' 58' 24' 29' 10' 21' 45'
135' 0.58 AC 0.84 AC LOT 'C' 0.04 AC OPEN SPACE
21' 5' 92' 22' 139 2782.5 140 2780.5 141 2778.5 142 2776.6 145 2773.1 146 2773.9 147 2774.8 148 2776.0 149 2777.3 157 2788.3 158 2791.5159 2794.6 160 2797.7 161 2800.9 162 2803.9 155 2783.7156 2785.4 170 2794.0 169 2797.1168 2800.2 187 2799.6 186 2797.5 185 184 2795.6 2793.7 183 2791.9 182 2790.1177 2775.5 176 2776.3 172 2787.8 150 2778.6 153 2781.3 154 2782.5 151 2779.6 152 2780.6 49' 110' 45'
6' 45' 110'
50'
6' 45' 110' 6' 44' 18'
6' 45' 110' 23' 9'
10' 41' 4' 26' 20' 105' 37' 8'
45' 103' 48' 48' 103' 10' 50'
5 9' 107'
6 5'
4 9' 9'
111'
17' 22' 9' 5'
114'
52'
52'
113'
52'
52'
113'
52'
52'
113'
52'
52'
113'
52'
22'
113'
44'
49' 132'
1 ' 38'
7'
36' 14' 114'
64'
52'
119'
52'
10' 8'63' 119'
52'
59' 6'
160'
52'
132'
53'
32'
63' 50'
46'6' 130' 46' 6'
124' 60' 5' 117' 58'
106' 46' 16' 30'
37' 28' 20'
25' 25' 111'
39' 40' 4'
4 6' 117' 40' 7' 42'
4 6'
130' 39'
21' 50'
72'
9'
6'
96'
32'
53'
6'
5 5'
54'
112'
6' 41'
7' 53'
102' 48' 82' 43'
50'
50'
112' 1 ' 39'
50'
111'
6' 101'180 2786.3 178 2774.4 45'
6' 101'
86' 22' 16 30'
'
50'
139' 50'
143' 181 2788.2
45' 6' 101' 101'
139'
101' 179 2773.5
30' 53' 57' 30'
62'
134' 143 2774.6144 2773.6
130' 106' 18' 32' 113' 101' 71'
45' 0.71 AC LOT 'F' 0.20 AC OPEN SPACE OPEN SPACE LOT 'KK' 1.07 AC OPEN SPACE LOT 'OO' 0.68 AC OPEN SPACE 3 '
178' 33'
590' 773' 242' 423'
30'
109' 23'
154'
299' 221'
33' 94'
15'
423' 773' 222'
3 ' 15' 94' 325'
97' 30'
26' 185'
61' 195'
63' 80' 209'
10'
41'
49'
13' 6' 56' 149' 13' 10'8'
12'
28' 119' 119'
165' 154' 165' 63' 165'
18'
22' 22' 6' 190' 190' 70' 211' 195' 63'
31' 22' 9' 1' 196' 69'
190'
36' 31'
31'
31'
34' 54'
76' 7' 105' 105'
7 9' 105' 69' 86' 26'
107' 22' 18' 20' 112'
78' 55' 23' 21'
39' 22'
1' 83' 26' 83' 37' 77'
129' 60'
27' 120' 74' 11' 72' 78'
54' 16' 13' 180' 8' 2'
39' 9' 12' 67'
67'
67' 192' 67'
190'
67'
190' 67' 190' 192' 67' 192' 60' 192' 60'
60'
190' 70'
192' 57' 13'192'
13' 57'
190' 190' 40'
40' 32' 323' 32' 171 2790.8 173 2779.0 174 2778.1 175 2777.2 510 2745.9 509 2746.8 503 2748.8 504 2747.9 481 2734.6 480 2735.2 479 2735.7 478 2736.2 477 2736.8 476 2737.4 475 2737.9 474 2738.4 473 2738.9 472 2739.5 471 2740.7 81' 58' 28' 28' 441 2733.3 40' 18' 18' 78' 43' 9' 41' 2' 64' 25' 22' 47'
66' 9' 37' 46' 65' 58' 6' 0.28 AC LOT 'UU' 0.23 AC PARK 4' 15' 16' 195'
60' 106' LOT 'J' 0.13 AC OPEN SPACE
133'
185' 57' 45' 45' 45' 45' 45' 45' 45' 2'
102'
312' 409'
33' 5'
136'
60'
190' 60'
60' 192'
381' 0.16 AC 0.24 AC AC 0.52 AC 0.50 AC LOT 'RR' 0.80 AC PARK 105' 15' 53' 195'
152'
125' 80' 125'
80' R=48' L=28'

1.50%

1.50% 2734.79
2730.42 2731.92 2733.42 2734.92
2736.29
2737.79 2735.49 2731.67 2734.76 2738.83 2737.78
2739.29
2739.71
2740.76
2740.75 2735.01
2736.42
2735.89
2736.98
2737.92
2739.42

1.50%

1.50%
2740.83
2741.31
HP 2737.13
2734.82 2733.96

0.50%

1.00%

0.50%

0.50%
1 1
1 1
1 1
1 5
6' 2
8' 2
8' 156'
489' 833'
L
=
2 3
2' R
=1,0
5 0' 423'
202' 480'
293'
415' L
=
8 5' R
=
3 0
0' L=90' R=300' 192'
182' R=328' L=104' 2
2 4' R=1,000' L=134'
186' R=300' L=103'
247' LINE TABLE LINE # BEARING DISTANCE SHT 10 PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SCALE 1"=60' SHEET OF 16 P.A.'s 31, 10 SEE SHEET NO. 12 SEE SHEET NO. 9 SEE SHEET NO. 8 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240
3 1 60' LOT MIDPOINT DIMENSION
1 PROPOSED PUBLIC SEWER AND STORM DRAIN EASEMENT3 PROPOSED PUBLIC STORM DRAIN EASEMENT 675
2765 2770 2775 2765 27 0 27 5 278 2 0 77 2 5 77 2 0 765 2760 2765 2770 2775 2760 2765 2770 2765 2770 2750 2755 2750 2755 2760 2765 2770 2775 2735 2740 27452735 2740 2745 27 4 27 3 27 2 27 1 2771 2772 2773 2774 2810 2745 2745 2745 2750 2750 2750 275 275 275 2755 2760 2760 2760 2760 2760 2760 2765 2765 2765 27 0 2770 2770 2775 2775 2775 2775 2775 2775 2775 2780 2780 2780 2780 2780 2780 2785 2785 2785 2785 2785 2785 2790 2790 2790 2790 2790 2795 2795 2795 2795 280 2800 2800 2805 2805 2805 SS W-MNZ W-MNZ NPW-MNZ NPW-MNZ NPW-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS W-MNZ W-MNZ W-MNZ SS S SS SS SS SS SS SS W-MNZ SS W-MNZ SS SS W-MNZ S SS SS SS 2751 2752 2754 2753 2750 2750 2750 275 27602765 2760 2759 2758 2757 2756 275 2754 2753 2752 2751 2754 2770 2765 2760 2760 2765 2765 2760 2765 2760 SD SD SD
SD SD SD SD SD SD SD SD 276 2747.7 1 5' 43' 56' 43' 50' 94' 6' 104' 27' 24' 107' 2 ' 14' 14' 108' 50' 50' 50' 50' 39' 11' 50' 50' 50' 50' 50' 50' 50' 64' 29' 24' 57' 84' 62' 21' 10' 50' 50' 134' 11' 39' 50' 134' 50' 50' 134' 50' 50' 133' 50' 50' 132' 11' 40' 50' 131' 50' 50' 130' 48' 37' 18' 130' 19'49' 58' 110' 10' 38' 58' 130' 50' 110'130' 17'64' 20' 20' 64' 36' 110' 14' 41' 20' 89' 52' 110' 50' 50' 110' 3' 47' 51' 110' 50' 59' 109' 1' 49' 58' 107' 50' 50' 107' 50' 50' 106' 50' 50' 105' 50' 50' 104' 50' 50' 103' 50' 50' 103' 50' 50' 103' 21' 58'74'
88' 28' 21' 70' 150' 24' 33' 28' 102' 50' 136' 52' 7' 43' 69' 50' 68' 118' 14' 36' 62' 107' 50' 50' 104' 50' 50' 104' 36' 14' 40' 18' 104' 46' 4'15' 45' 104' 50' 50' 104' 46' 6' 50' 105' 77' 38' 73' 19' 46' 4'106' 67' 5' 9' 36' 105' 18' 34' 8' 32' 18' 105' 50' 50' 105' 17' 33' 33' 23' 105' 37' 13' 49' 13' 105' 50' 50' 105' 50' 50' 105' 15 35' ' 15' 57' 105' 20' 30' 50' 20' 50' 105' 50' 51' 105' 51' 105' 0.91 AC 0.62 AC 0.85 AC 1.00 AC LOT 'A' 0.38 AC OPEN SPACE 20' 21' 49' 111' 93' 409' 21' 22' 12757.4 22757.8 32758.4 4 5 17 2754.5 18 2755.0 19 2755.5 20 2756.0 21 2756.5 22 2757.0 23 2757.5 24 2758.0 25 2758.6 262759.1 27 2759.2 28 2759.0 29 2758.5 30 2765.2 31 2765.7 32 2766.2 33 2766.7 34 2767.2 35 2767.7 36 2768.2 37 2768.7 382769.1 39 2769.3 40 2769.2 41 2768.9 42 2768.4 43 2778.3 44 45 2777.5 2776.9 46 2776.3 47 2775.8 48 2775.2 49 2774.6 50 2774.0 51 2773.4 52 2772.8 53 2772.2 54 2771.6 57 2771.4 58 2772.0 59 2772.6 60 2773.3 61 2774.0 62 2774.7 63 2775.3 64 2776.2 652777.1 66 2777.7 67 2778.3 9278 99 2782.0 100 2781.1 101 102 2780.2 2779.4 103 2782.0 10278 11276 120 2768.6 121 2768.6 12276 137 2755 138 2754.6 57' 4545 11' 37' 8' 37' 105' 59' 45' 105' 59' 45' 105' 40' 16' 105' 16' 30' 105' 36' 57' 23' 25' 59' 21' 57' 102' 454545 64' 50' 21' 56' 133' 56' 21' 87' 71' 102' 45 45' 67' 45' 58' 24' 29' 10' 21' 45' 135' 1.02 AC 21' 5' LOT 'D' 0.07 AC OPEN SPACE 30' 30' LOT 'LL' 0.05 AC OPEN SPACE 90' 23' 2' 33' 3 ' LOT 'QQ' 1.20 AC PARK LOT 'PP' 4.42 AC PARK 324' 162' 324' 162' 55 2770.3 56 2771.0 39' 10' 29' 14' 12' 50' 110' 49 14' ' 16' 36' 110' 18' 19' 187' 41' 14' 80' 29' 113' 79' 285' 260' 58' 387' 91' 33' 55' 41' 119' 85' 180' 213' 45' 948' L=323' R=600' 162' 143' 112' 244' 44' L=302' R=800' 480' 415' 202' 293' 452 513' ' L=98' R=600' 111' R=300' L=45' 41' 117' R=400' L=146' R=400' L=143' 23' R=300' L=155' 101' R=450' L=77' 128' R=300' L=118' 166' L=113' R=300' 450' 72' L=113' R=300' 93' PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SCALE 1"=60' SHEET OF 16 11 SEE SHEET NO. 12 SEE SHEET NO. 9
SEE SHEET NO. 14 P.A.'s & 63A ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240 3 3 2 60' LOT MIDPOINT DIMENSION 5 4 2 PROPOSED PUBLIC SEWER EASEMENT 3 PROPOSED PUBLIC STORM DRAIN EASEMENT 4 EXISTING INTERIM DETENTION BASIN TO BE REMOVED. 5 EXISTING INTERIM SMITH CREEK DIVERSION CHANNEL TO BE REMOVED. 676
2810
2810
2810
2815
2815
2815
2820
2820
2825
2825
2825
2830
2830
2830
2835
2835
2835
2840
2840
2845
2845
2845
2850
2850
2855
2860
2795
2800
2805
2805
2810
2810
2810
2810
2815
2815
2815
2820
2820
2820
2825
2765
2765
2770
2770
2775
2775
27 5
2780
2780
2780
2785
2785
2785
2785 2790
2790
2790
2790
2795
2795
2795
2795
2800
2800
2800
280
2805 2805
2805
2805 SS

W-MNZ W-MNZ

W-MNZ W-MNZ W-MNZ W-MNZ

SS SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ SS SS SS SS SS

W-MNZ W-MNZ W-MNZ SS SS SS SS
W-MNZ

W-MNZ W-MNZ SS SS
SS

SS W-MNZ
W-MNZ

SS SS SS SS SS SS

W-MNZ W-MNZ W-MNZ W-MNZ W-MNZ

W-MNZ W-MNZ

W-MNZ SS
SS
W-MNZ
W-MNZ
W-MNZ
SS

S S SS SS
SS
SS
SSSS
2815
280
2795
2815
2810
2795
2800
2795
2815
2810
280
2 5
800
2805
2805
2800
2815
2810
2810
2805
2805
280
2800
2795
2790
2790
2795
2795
2790
2785
2795
2790
2785
2780
2785
2780
2775
2785
2780
2785
2780
2775
2780
2775
2770
2770
2775
277
2 5
770
2775
2770
2765 2770
2765
2760
2790
2790
2855
2850
2845
2840
2835
2830
2825
2825
2820
2827
2860
2862
2860
2840
2845
2850
2855
2860
2855
W
W
W
W
W
W
W
NPW
NPW
NPW
NPW
NPW
W
W
W W
W
W
W
S
SS
SS
SS
SS
W
W
W W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD R=400' L=152' R=800' L=57'
' 24' 57' 84' 103' 21' 58'74' 88'
28' 21'
70' 150' 24' 33' 28' 102'
52' 21' 22' 17 2754.5 42 2768.4 43 2778.3 8081 2769.5 82 2772.0 83 2774.6 86 2787.2 87 2788.888 2789.5 89 2789.8 90 91 2789.8 2789.5 92 2788.8 93 2787.8 94 2786.9 95 2785.9 96 2784.9 97 2784.0 98 2783.0 99 2782.0 100 2781.1 101 102 2780.2 2779.4 103 2782.0 104 2783.0 105 2784.0 106 2784.9 107 2785.9 108 2786.8 109 2787.8 110 2788.8 111 2789.5 112 2775.8 113 2774.7 114 2773.9 115 2773.0 116 2772.1 117 2771.2 118 2770.4 119 2769.5 120 2768.6 121 2768.6 122 2769.5 123 2770.4 124 2771.2 125 2772.1 126 2773.0 127 2773.9 128 2774.8 129 2775.8 130 2762.8 131 2761.5 132 2760.5 133 2759.5 134 2758.6 135 2757.6 136 2756.6 137 2755.6 138 2754.6 13' 9' 51' 112' 26'
51' 119' 19'
11' 120' 21' 45' 120' 18' 48' 120' 1'
18' 30'
6' 40' 120' 10' 40'
5' 48'
45' 109' 14' 10'
7' 50' 17
103' 19' '
45' 129' 2 ' 42'
77' 13' 31' 113'
44' 1'
18' 28'
108'
45' 45' 112' 1' 44' 45' 108'
45' 45'
105' 45' 45'
105' 45' 45'
105' 45' 45' 105'
45' 45' 105'
11' 37'
8' 37' 105'
59'
45' 105'
5 9'
4 5' 105'
40' 16' 105'
16'
30' 105' 36' 57' 23' 25' 59' 21' 57' 102' 45' 45'
102' 45' 45'
102' 45' 45' 102' 45' 45' 102' 45' 45' 102' 45' 45'
102' 45' 45' 102' 35' 46' 71' 77' 56' 21' 118' 45'
133'
45' 133'
45' 133' 45'
133'
45' 133'
45' 133'
45' 133'
64' 50' 21' 56' 133' 56'
21' 87' 71' 102' 45' 45'
102' 45' 45'
102' 45' 45'
102' 45' 45' 102' 45' 45' 102' 45' 45' 102' 45' 45'
102' 21' 56'71'
87' 75'
62' 45'
135'
45' 135'
45' 135' 45'
135' 45'
135'
45' 135'
45' 135'
67' 58' 24'
' 135' 1.02 AC 0.81 AC 0.55 AC 0.84 AC 0.15 AC 139 2782.5 140 2780.5 141 2778.5 142 2776.6 163 2811.6 159 2794.6 160 2797.7 161 2800.9 162 2803.9 170 2794.0 169 2797.1168 2800.2 167 2803.5 187 2799.6 186 2797.5 185 184 2795.6 2793.7 183 2791.9 182 2790.1177 2775.5 176 2776.3 209 2800.6 208 2800.6 210 2799.9 211 2799.3 212 2808.5 215 2810.5 214 2809.9 213 2809.4 218 2809.0 217 2809.8216 2810.5 223 2817.8 222 2817.6 221 2817.4 220 2816.4 219 2814.5 205 2799.7 204 2798.9 203 2797.2 202 2795.0 201 2792.8207 2800.6 206 2800.6 21' 98' 11' 49' 110' 45'
6' 45' 110' 50'
6' 45' 110'
6' 44' 18'
6' 45'
9'
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5 4' 7
28'
' 23' 22'
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63' 50' 9' 28' 15'
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46'6' 130'
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4 1'
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106'
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37' 28' 20'
39' 40' 4'
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130' 39'
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15 7' 16'
42' 150'
4' 48' 146'
50'
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20'
78' 28' 59' 25' 20'
27' 13
2' 85' 101' 60' 13'
50' 114'
39'
5 11'
0' 121' 11' 11' 23' 31' 13' 23' 68' 4
9' 58'
47' 5' 130' 50' 10'
2 119'
5' 64' 3' 116'
50' 128'
117
4 '
7' 128' 64' 15' 27' 23' 107'
37 14' '
23' 13' 14' 107'
53'
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26' 35' 158'
50' 127'
10' 40' 118' 6'
47'
23'
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54'
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55'
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150' 1
0' 45' 110'
108' 7' 112' 3'
44'
6' 101180 ' 2786.3 178 2774.4 45'
6' 101' 57' 21' 86' 22' 16 30'
' 139'
143' 181 2788.2
45' 6' 101' 50'
101' 139'
101' 179 2773.5
30' 53' 57' 134' 198 2786.3 197 2788.1 196 2790.0 195 2792.9 194 2795.1 193 2796.9 192 2798.8 191 2800.6 190 2802.4 189 2804.2 188 2805.8 234 2798.8 233 2800.8 232 2802.8 231 2804.6 230 2806.6 229 2808.6 228 2810.6 227 2813.0 226 2815.7 225 2817.6 23'48' 119' 21' 55' 108'
24'31' 14'
50' 109'
22'28' 19' 52'
112' 21' 12' 29'
69' 111' 17'
4 9'
16' 38' 108'
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21' 90' 23' 62' 6' 105' 55' 50'
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6'
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7'
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8' 9' 50'
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5 0' 6' 110' 0.91 AC 0.74 AC LOT 'E' 0.13 AC OPEN SPACE LOT 'G' 0.05 AC OPEN SPACE LOT 'H' 0.02 AC OPEN SPACE LOT 'I' 0.05 AC OPEN SPACE LOT 'K' 0.03 AC OPEN SPACE 30' 224 2817.3 164 2813.3 165 2814.9 166 2816.5
42' 25' 9'16' 15'
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119'
72'
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50'50' 50'
70'
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71' 117' ' 21' 171 173 2779.0 174 2778.1 175 2777.2 200 2790.6 199 2788.4 7' 50' 112' 55' 112' 55'
7' 101' 21' 6584 ' 2782.0 85 2784.6
5'122'
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74'
136' 51' 122' 14' 45'
30' 136' 50' 2'
312'
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5 9' 22'
3 ' 260'
24'
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3 5' 41' 0.30 AC 0.91 AC 0.26 AC 0.06 AC 0.16 AC 0.13 AC 0.18 AC 0.50 AC 0.28 AC R=300' L=21' HP
293' 452'
93' L=113' R=300' 72' 166'
L
=113' R
=
3 0
0' 450' 291' 192'
304'
182'
200' L
=
9 2' R
=
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247' 61' 50' R=300' L=28'
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=
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=
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65' R=300' L=65' 207' R=300' L=65'
121'
149' 296'
513' 27' LINE TABLE LINE # BEARING DISTANCE PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 P.A.'s 12 SEE SHEET NO. 11 SEE SHEET NO. 10 SEE INSERT "A" SHEET NO. 5 SCALE 1"=60' ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240 60' LOT MIDPOINT DIMENSION
677
2735 2740 2740 2745 2745 2750 2750 2750 2755 275 2755 2760 2760 2760 2765 2765 2765 27 0 2770 2770 2775 2775 CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X CATV X E X E X E X E X E X E X E X E X E X E X E X E X E X E X E X E X E X NPW X NPW X NPW X NPW X NPW X W X W X W X W X SD X SD X SD X SD X SD X 2736 2737 2738 2739 2742 2743 2744 2740 2735 2730 2725 2740 2735 2730 2725 2743 274 2745 2745 2745 2745 2740 2740 2740 2740 2740 2760 2755 2750 2755 2750 2745 2745 2750 2760 2770 2765 (2758) 2760 2750 2745 2755 2760 2755 2750 2750 2745 2750 2745 2750 2745 275 2744 2743 2746 2747 2748 2749 2751 2746 2747 2748 2749 2750 2750 2751 2751 2752 2753 2754 275 2753 2 SD SD SD SD SD1,109' R=2,000' L=163' 948' PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 13 SEE SHEET NO. 14 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240 SCALE 1"=60' 678
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55' 141'
17'64'
109' 43' 13' 55' 55'
115'
100' 21' 55'
115' 66' 1' 168'
63'
45' 62' 13' 147' 39' 36' 1
5' 43' 56' 115'
41' 43'
81' 115' 61' 1'
69' 9' 115' 9' 52'
61' 115' 61'
61' 115' 61' 2' LOT 'LL' 0.05 AC OPEN SPACE LOT 'MM' 0.21 AC OPEN SPACE 90' 23' 2'
33'
191' 3 ' 115'
5' LOT 'QQ' 1.20 AC PARK
324'
162'
324' 162'
55'
285'
260' 58'
387'
167' 55' 0.62
1,129' R=2,000' L=163'
948' R=600' L=323'
162' 112' 24 ' 143' R=300' L=141'
144' PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 08.08.2025 10:18:12 AM Author:station118 Last Edit: 09.04.2025 01:33:45 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 P.A.'s 14 SEE SHEET NO. 13
SEE SHEET NO. 11 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240
3 SCALE 1"=60'
5 4
4 679
2697 2696 2695 2695 2694 2692 2690 269 26 1 89 268 2687 2685 2686 2685 2684 2683 2680 2682 2693 2:1 2:1 330' 8A 10' 32' ABC
100' 10' 9 PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-15 (EASEMENT).dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 5:10:54 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 10.10.2025 08:52:11 AM Author:---- Last Edit: 10.31.2025 08:08:59 AM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 15 ( IN FEET ) 1 inch = ft. 200 200 200 800 0 100 400 98 A RIGHT OF WAY FOR DITCHES AND CANALS AS RESERVED BY THE UNITED STATES OF AMERICA IN THE PATENT RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40 OF PATENTS. THE LOCATION OF EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION. AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED MAY 9, 1946 AS BOOK 754, PAGE 84 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED JANUARY 20, 1961 AS INSTRUMENT NO. 5433 OF OFFICIAL RECORDS. IN FAVOR OF: CALIFORNIA ELECTRIC POWER COMPANY, A CORPORATION AN EASEMENT FOR PUBLIC ELECTRIC UTILITY AND INCIDENTAL PURPOSES, RECORDED OCTOBER 13, 2022 AS INSTRUMENT NO. 2022-0428552 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF BANNING, A CALIFORNIA MUNICIPAL CORPORATION, AND ITS SUCCESSORS OR ASSIGNS TO BE ABANDONED. AN EASEMENT FOR PUBLIC STREET AND UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 20, 2022 AS INSTRUMENT NO. 2022-0508418 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF BANNING, A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS OR ASSIGNS DEED TO THE COUNTY OF RIVERSIDE FOR PUBLIC HIGHWAY RECORDED SEPTEMBER 11, 1905 IN BOOK 212, PAGE 190 OF OFFICIAL RECORDS. DEED TO THE COUNTY OF RIVERSIDE FOR PUBLIC HIGHWAY RECORDED DECEMBER 6, 1905 IN BOOK 211, PAGE 251 OF OFFICIAL RECORDS. P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A SOUTHERN CALIFORNIA EDISON CORRIDOR A SEE SHT. NO. 16 BC TTM BOUNDARY EXISTING STOCKPILE TTM BOUNDARY TTM BOUNDARY TTM BOUNDARY GRAPHIC SCALE 680
2687 2685 2686 2685 2684 2683 2680 2682 2:1 2:1
330' 8A
100' 9 PHASE 3B / TENTATIVE TRACT MAP NO. 39259 P L A N N E R S E N G I N E E R S S U R V E Y O R S PREPARED FOR: PREPARED BY: P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A 1 2 5 0 C o r o n a P o i n t e C o u r t S u i t e 6 0 0 C o r o n a , C A 9 2 8 7 9 ( 9 5 1 ) 4 2 8 - 4 4 0 0 PHASE 3B - TENTATIVE TRACT MAP NO. 39259 MDS File: 89414-PA6-TENT-16 (EASEMENT).dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 10.31.2025 5:08:47 PM By: ssandoval MDS Proj. Data: I:\89414\PLANNING\Plans\TTM 37444 Created: 09.08.2025 05:28:37 PM Author:---- Last Edit: 10.31.2025 05:08:03 PM By: Ssandoval CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 16 16 ( IN FEET ) 1 inch = ft. 200 200 200 800 0 100 400 98 A RIGHT OF WAY FOR DITCHES AND CANALS AS RESERVED BY THE UNITED STATES OF AMERICA IN THE PATENT RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40 OF PATENTS. THE LOCATION OF EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION. AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED MAY 9, 1946 AS BOOK 754, PAGE 84 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED JANUARY 20, 1961 AS INSTRUMENT NO. 5433 OF OFFICIAL RECORDS. IN FAVOR OF: CALIFORNIA ELECTRIC POWER COMPANY, A CORPORATION THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "DEVELOPMENT AGREEMENT" RECORDED JULY 17, 2012 AS INSTRUMENT NO. 2012-0332888 OF OFFICIAL RECORDS. P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A EXISTING INTERIM SEE SHT. NO. 15 SMITH CREEK DETENTION BASIN CITY BOUNDARY LINE SOUTHERN CALIFORNIA EDISON CORRIDOR TTM BOUNDARY EXISTING STOCKPILE TTM BOUNDARY TTM BOUNDARY GRAPHIC SCALE 681
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Notice of Determination Appendix D
To: From:

Office of Planning and Research Public Agency: City of Banning U.S. Mail: Street Address: Address: 99 E Ramsey St
P.O. Box 3044 1400 Tenth St. , Rm 113 Banning, CA 92220 Sacramento, CA 92518-3044 Sacramento, CA 95814 Contact: Mark Staples Phone: (951) 922-3122
County Clerk (Address) Lead Agency (if different from above):

County of: Riverside
2724 Gateway Drive Address:

Riverside, CA 92507
Contact:

Phone:

SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.

State Clearinghouse Number (if submitted to State Clearinghouse): 2007091194 (Butterfield Specific Plan) Project Title: Tentative Tract Map No. 39259 (PTN25-0004) Project Applicant: Tri Pointe Homes
Project Location (include county):

Tentative Tract Map No. 39259 (PTM25-0004), Planning Areas, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, 63A, in the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell) APNs 408-580-027, -032, -033, -034, -035, -036, 039, -040, -041, -042, -045, -047, -050, -051, -052, -064, City of Banning, Riverside County.

Project Description:

Tentative Tract Map No. 39259 (PTM25-0004), a proposal to subdivide 160.02-acres of land across nine (9) Planning Areas, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, 63A, in the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell) into 544 single-family residential lots and 36 condominium lots for 248 duplex condominium units; lettered lots for a 1.03-acre and 5.62-acre parks with open space and stormwater drainage areas.

This is to advise that the City of Banning, Lead Agency has approved the above described project on January 13, 2026 and has made the following determinations regarding the above described project.

1. The project ☐ will ☒ will not] have a significant effect on the environment.

2. ☒ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ☐ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA

3. Mitigation measures [ ☒ were ☐ were not] made a condition of the approval of the project

4. A mitigation reporting or monitoring plan [ ☒ was ☐ was not] adopted for this project.

5. A statement of Overriding Considerations [ ☐ was ☒ was not] adopted for this project.

6. Findings [ ☒ were ☐ were not] made pursuant to the provisions of CEQA.

7. The project is in compliance with the previously adopted EIR and pursuant to CEQA Guidelines 15162 (Subsequent EIRs and Negative Declarations) no further analysis or environmental actions are required. The project is subject to the adopted Mitigation Monitoring and Reporting Program of the Butterfield Specific Plan.

This is to certify that the final EIR with comments and responses and record of the project approval, or the Negative Declaration, is available to the General Public at:
https://banningca.gov/Archive.aspx?AMID=57&Type=&ADID=
Signature (Public Agency): Title: Planning Manager
Date: January 13, 2026 Date Received for filing at OPR:

Authority cited: Sections 21083 , Public Resources Code.

Reference: Sections 21000-21174, Public Resources Code.

Revised 2011
720

AFFIDAVIT OF PUBLICATION
Record Gazette
218 N. Murray St., Banning, CA 92220
Proof of Publication
(2015.5 C.C.P.)
PHN PTM25-0004 TM 39259
___________________________________________________
State of California )
County of Riverside ) SS.

I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above matter. I am the principal clerk of the printer and publisher of Record Gazette, a newspaper published in the English language in the City of Banning, County of Riverside, and adjudicated a newspaper of
general circulation as defined by the laws of the state of California by the Superior Court of the County of Riverside, under the date October 14, 1966, Case No. 54737.

That the notice, of which the annexed is a copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:

Dec 26, 2025
Executed on: ____________________
At City of Banning, California
I ceritfy (or declare) under penalty of perjury that the foregoing is true and correct.
___________________________________________________
Signature
PHN PTM25-0004 TM 39259 | Page 1 of 2
December 26th, 2025
721
PHN PTM25-0004 TM 39259 | Page 2 of 2
722
1 MINUTES

PLANNING COMMISSION - REGULAR MEETING

CITY OF BANNING, CALIFORNIA
December 3, 2025 Council Chambers
5:30 p.m. 99 E. Ramsey Street
In Chambers Banning, CA 92220

1. CALL TO ORDER – 5:34 p.m.

1.1 PLEDGE OF ALLEGIANCE

1.2 ROLL CALL

COMMISSIONERS PRESENT ABSENT
Castorena, Chris X
Dale, Kathleen X
Marshall, Al X
Phelps, Gerry X
Rodriguez, Nathaniel X

2. PUBLIC COMMENTS
Chair Dale opened public comments
• Inge Schuler expressed concern about comments made by Commissioner Rodriguez at the last meeting regarding the existence of Sun Lakes and requested an apology. • Frank Connolly reported a property with ongoing conditional use permit violations at San Gorgonio and Lincoln St., urging action before litigation. He also mentioned trash issues at a nearby liquor store.
• Stuart McKenzie thanked the commission for rejecting the Sunset Crossroads project.

Chair Dale closed public comments

3. CONSENT AGENDA

3.1 Approval of the meeting minutes for the September 10, 2025 and November 5, 2025, Planning Commission meetings.

Recommendation: Approve the meeting minutes for the September 10, 2025 and November 5, 2025, Planning Commission meetings.

ACTION: Motion/Second (Phelps/Castorena) to approve the minutes of November 5, 2025 as presented. Motion carried unanimously 5-0.

Chair opened public comments.

No public comments.

Chair closed public comments.
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2 The minutes from September 10th were pulled for discussion due to numerous markups.

Chair Dale noted she had edits on most pages and suggested to provide red-lined version of the minutes to the Commission.

Individual changes should be sent directly to staff for verification against the video recording, with a final version brought back for Commission adoption.

A motion to continue the September 10, 2025 meeting minutes to the January meeting by Chair Dale, seconded by Commissioner Castorena. Motion carried unanimously 5-0.

4. PUBLIC HEARINGS

4.1 CONTINUED FROM NOVEMBER 17, 2025, PLANNING COMMISSION MEETING - Consideration of Applications by Tri Pointe Homes for Tentative Tract Map No. 39259 (PTM25- 0004) and Design Review No. 25-0008 (PDR25-0008) to Subdivide 160.02 Acres into 544 Single-Family Residential Lots and into 36 Condominium Lots for 248 Attached Condominium Units, a 1.03-acre Park, a 5.62-acre Park, within the Atwell Development at the Northwest Corner of Highland Home Road and Southern California Edison (SCE) Corridor.

Recommendation:

Adopt Resolution No. 2025-12 recommending approval to the City Council to make a determination that the Project does not require further environmental review, under Section 15162 (Subsequent EIRs and Negative Declarations) of the California Environmental Quality Act (CEQA) Guidelines and approve Tentative Tract Map No. 39259 (PTM25-0004), a proposal to subdivide 160.02-acres of land across nine (9) Planning Areas, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, 63A, in the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell) into 544 singlefamily residential lots and 36 condominium lots (248 duplex condominium units); and Adopt Resolution No. 2025-13 approving Design Review No. 25-0008 (PDR25-0008), to increase the density to a maximum of 12 du/ac in the Medium Density Residential (MDR) land use district for Planning Area 49A and future planning areas and to allow the construction of 248 duplex condominium units, with common area and perimeter landscaping, and landscaping design for a 1.03-acre Park site for Planning Area 31, located west of the northern most extension of Highland Home Road (the “Project”).

Public Hearing: Tentative Track Map 39259 and Design Review Commissioners Marshall and Rodriguez recused themselves from items 4.1 and 4.2 due to a conflict of interest with the HOA.

Planning Manager Mark Staples presented the staff report detailing the project's history and proposed plans.

The proposed subdivision will subdivide 160 acres across nine different planning areas.

Subdivision Map Act Findings
● Finding A: The proposed tentative map is consistent with the general plan. ● Finding B: The design and improvements are consistent with the zoning district. ● Finding C: The site is physically suited for the development. 724
3 Findings D through G: The subject site is physically suitable for the proposed density; design won't cause environmental damage, health problems, or conflict with public easements Design Review Findings
● Finding A: The proposed use is consistent with the general plan. ● Finding B: The proposed use is consistent with the zoning ordinance.

Finding C and D: The design and layout will not interfere with neighboring properties or create vehicular/pedestrian hazards, and it is compatible with the surrounding neighborhood Public Hearing Notice and Environmental Determination
● Public hearing notice was published on October 31st, 2025, and subsequent notices were mailed on November 5th.
● No comments were received from property owners.

Applicant Presentation
● Michael Heishman from Tri Pointe Homes provided a project update. ● Construction began in 2018; approximately 1,200 homes have been closed.

Commissioner Questions and Discussion
● Commissioner Phelps asked about the estimated completion timeframe. ● Tri Pointe Homes anticipated approximately 15 years to complete the project. ● Commissioner Dale inquired about changes since the 2007 EIR. ● What's the best way for Commissioners to communicate changes? ● What factors might be influencing the unit density?
● Concerns over traffic congestion.
● Commissioner Dale asks Michael Heishman of the Tri Pointe home question to understand when at the rate of 300 homes per year that this will be finished. ● Commissioner Chris inquired about substantive changes to support SAFER's claims. ● Commissioner Phelps reported speaking with Richard Drury, who cited new information regarding construction equipment and project analysis.
● Traffic verification reports and land use plans were mentioned to account for any changes or traffic updates.
● Discussion about the 496 acres of open space.
● Concern that the public is not able to make use of a good portion of it and how it is or is not safe for the community to utilize the areas at night.
● Discussing if areas should be lighted, concerns for Dark Sky ordinance would need to be followed by.
● Questions of the project by engineer and staff were held related to topics discussed ● Continued questions about landscape, open space areas, utilities , traffic, community, etc.

Public Hearing was opened by Chair Dale at 7:12 p.m.
● Inge Schuler raised concerns on safety and traffic in area if more density occurs.

Public Hearing was closed by Chair Dale at 7:14 p.m.
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4 ACTION: Motion/Second (Marshall/Phelps) to Adopt Resolution 2025-12, recommending City Council Approve Tentative Tract Map 39259 and Design Review Application, Case PDR 25-0008, with revised Public Works conditions #15 and #16 as well as Public Works Street #34.

COMMISSIONER YES NO ABSENT ABSTAIN
Castorena, Chris X
Dale, Kathleen X
Marshall, Al X
Phelps, Gerry X
Rodriguez, Nathaniel X
The motion passed with a 2-1-2 vote.

4.2 CONTINUED FROM NOVEMBER 17, 2025, PLANNING COMMISSION MEETING - Consideration of an Application by Tri Pointe Homes for Tentative Tract Map No. 39262 (PTM25- 0005) to Subdivide 68.74 Acres into 193 Single- Family Lots, a 1.19-Acre Lettered Lot for a Park, and Two Lettered Lots Totaling 16.53 Acres for the Southern California Edison (SCE) easement and Park-Open Spaces within the Atwell Development at the northeast corner of Highland Home Road and the SCE Corridor.

Recommendation:

Adopt Resolution No. 2025-14 recommending approval to the City Council to make a determination that the Project does not require further environmental review, under Section 15162 (Subsequent EIRs and Negative Declarations) of the California Environmental Quality Act (CEQA) Guidelines and approve Tentative Tract Map No. 39262 (PTM25-0005), a proposal to subdivide six (6) vacant parcels (APN 408-580-053, -054, -055, -056, -063, - 064) totaling 68.74-acres of land across four (4) Planning Areas, 50A, 51, 74, and 75, in the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell) into 193 single-family residential lots, with minimum lots sizes of 5,000 and 4,500 square feet, respectively, and a 1.19-acre lettered lot for a park between the Planning Areas, and two lettered lots totaling 16.53 acres for the Southern California Edison (SCE) easement and park/open spaces.

Planning Manager Mark Staples presented the staff report for item case number PTM25-0005. Design includes Subdividing 68.74 acres into 193 single-family lots.

Commissioner Questions and Discussion
• Roads will be maintained by a separate HOA
• Discussions about tree canopy coverage and shade
Environmental Determination
● Compliance with Environmental Impact Report for the Butterfield Specific Plan ● No further analysis or environmental action is required.

Traffic and Road Improvements
● Is there any sort of impact on increased traffic flow -The impact fees related to roads have a plan in place -Will contribute to widening high traffic area roads. 726
5 Additional Findings on Safety
● -There are currently plans for a reservoir -New homes must to abide by codes -The developers will modify public spaces to protect the safety of residents.

Subdivision Findings
● Complies with land use designation
● Adequate pedestrian and emergency access will be in place Public Hearing was opened by Chair Dale at 8:08 p.m.
● Frank Connolly asked if the roads are going to be private and maintained by the HOA.

Public Hearing was opened by Chair Dale at 8:10 p.m.

ACTION: Motion/Second (Marshall/Phelps) to Adopt Resolution 2025-14, recommending City Council approve Tentative Tract Map 39262,Case PDR 25-0005, with revised Water conditions No. 15 and 16 and Public Works PW.Street.34..

COMMISSIONER YES NO ABSENT ABSTAIN
Castorena, Chris X
Dale, Kathleen X
Marshall, Al X
Phelps, Gerry X
Rodriguez, Nathaniel X
The motion passed with a 2-1-2 vote

5. DISCUSSION ITEMS
Commissioner Phelps asked about reverting the zoning of the property behind Albertson’s from Industrial to Commercial.

Director Newell advised the request has been forwarded to the City Attorney’s Office and will be reported back to the Commission

6. ANNOUNCEMENTS AND REPORTS

6.1. DIRECTOR'S REPORT
Director Newell reported no updates from City Council and announced his resignation, with last day of December 19.

6.2. COMMISSIONER REPORTS
Commissioner Castorena noted community outreach efforts and announced the Holiday Parade on Saturday the 6th.

7. ITEMS FOR FUTURE AGENDAS

8. ADJOURNMENT
A motion to Adjourn the meeting was made by Commissioner Castorena, seconded by Commissioner Phelps.

Motion carried unanimously 3-0, and the meeting was adjourned at 8:25 pm. 727
6 Minutes prepared by:

Sandra B. Calderon
Recording Secretary
These minutes have been prepared as Summary Minutes in accordance with City Council Resolution 2025-22 and Government Code Sections 36814, 40801, and 54953(c)(2).

The entire discussion of this meeting may be viewed here:
https://banningca.granicus.com/player/clip/270?view_id=1&redirect=true All documents related to this meeting are available here:
https://d3n9y02raazwpg.cloudfront.net/banningca/cc83bdd4-3132-11f0-856f-005056a89546- 38305488-93fe-4918-9dd7-c67857e7b6c7-1764913888.pdf
728

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Mark Staples, Planning Manager
MEETING DATE: January 13, 2026
SUBJECT: Consideration of Resolution 2026-04, Approving a Tentative Tract Map Application (Case No. TTM 39262/PTM25-0005), submitted by Tri Pointe Homes to Subdivide 6 Parcels Totaling 68.74 Acres into 193 SingleFamily Residential Lots, Located at the Northeast Corner of Highland Home Road and the Southern California Edison Corridor
RECOMMENDATION:

Adopt Resolution 2026-04
BACKGROUND:

At the duly noticed public hearing on December 3, 2025, the Planning Commission considered the subject Tentative Tract Map application, Case No. TTM39262 (PTM25-0005). After receiving the staff presentation, reviewing the project materials, and taking public testimony, the Planning Commission voted 2-1 to adopt Resolution 2025-14, recommending that the City Council approve Case No.

TTM39262 (PTM25-0005), subject to the conditions of approval contained in Exhibit A.

Project Summary:

This is a request to allow the subdivision of six (6) vacant parcels totaling 68.74 acres, into 193 singlefamily residential lots, including a 1.19-acre Park area, and 16.53 acres of passive open space/park areas utilized as drainage basins. The single-family residential lots meet the minimum 5,000 square foot lot size, density, and development standards of the Low Density Residential (LDR), and the 4,500 square foot lot size, density, and development standards of the Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell).
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The proposed subdivision will include internal local street access, utility extensions and connections, and flood control drainage improvements designed in accordance with City standards. The Park area and open space lots will be privately maintained and used for recreation and stormwater retention. Other public improvements include the construction of full-width street improvements with curb gutter and sidewalk, which are required as part of the final map and improvement plan submittal process.

Applications Filed:

Tentative Tract Map application, TTM39262 (PTM25-0005) for the subdivision of 68.74 acres into 193 single-family residential lots, a lettered lot for park uses, and a lettered lot for open space and stormwater retention purposes. The City Council shall review the Tentative Tract Map for conformance with Section 66474 of the Subdivision Map Act and Banning Municipal Code Title 16.

Related Actions:

The applicant, Tri Pointe Homes, submitted a Design Review application for the single-family housing product for TTM39262, the landscape design for the Park area on the lettered lot, and the front yard and perimeter landscaping for all of the lots in the TM. The Design Review is tentatively approved by the Planning Department pending approval of PTM25-0005.

DESCRIPTION:

Existing Conditions:

The 68.74-acre vacant site is an undeveloped group of parcels, previously disturbed from regular weed control. The surrounding properties are all vacant land within the Butterfield Specific Plan, with land uses including LDR and MDR land use districts and Park areas with open space buffers to the north, east, and south. The Southern California Edison transmission line corridor aligns east-to-west along the southern edge of the project area. A list of the project Planning Areas, land use districts, acreage, surrounding land uses, and development standards are below.

Tentative Tract Map No. 39259 – Planning Areas:

Planning Area
Land Use
District
Acres Gross Density Min Lot Size Total Lots/Units
50A LDR 24.56 4.4 5,000 sf 109
51 MDR 18.47 4.2 4,700 sf 84
Park Area Park 1.19
74 &
Portion of 75
Open Space 16.53
Surrounding Property Existing Land Use Per Chapter 17
Existing General Plan/ Butterfield
Specific Plan Designation
Subject Property Vacant
Low Density Residential
Medium Density Residential
North Vacant

12.97ac Future School Site
Low Density Residential
Open Space
730
South
Vacant – SCE Easement
Single-Family Residences
Very Low Density Residential
Low Density Residential
East
Vacant – Riverside County
Unincorporated
Ranch/Agriculture - Hillside (10 ac
min.)
West Vacant
Medium Density Residential
Low Density Residential
Project Compliance with Standards:

Pursuant to the Butterfield Specific Plan, the following development standards apply:

Butterfield SP Development
Standards
Low Density Residential
PA 50A
Medium Density
Residential
PA 51
Max. Density (Units/Ac.) 5 du/ac 10 du/ac
Min. Lot Size 5,000 4,500
Minimum Average Lot Size 7,500 7,200
Min. Lot Width (Feet)
Interior
Corner
50 55
45 50
Min. Lot Frontage (Feet) 30 30
Min. Front Setbacks (Feet)
· Porch
· Living
· Front Facing Garage
· Swing-In Garage
10 10
20 12
10 10
20 --
Min. Side Yard Setbacks (Feet)
· Porch
· Living
5 10
5 10
Min. Rear Yard Setbacks (Feet)
· Living
· Garage/Patio
· Living Over Garage
15 5
10 15
5 10
Max. Building Height 35 Feet 35 Feet
Lot Coverage
50% two-story
70% one-story
70%
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Parking
· Resident
· Guest
2/unit/garage
driveway/street
2/unit/garage

As listed in the tables above, the single-family residential lot size minimums range from 4,500 sq. ft. to 5,000 sq. ft., consistent with Table 5-3 of the Low Density Residential (LDR) and Table 5-6 of the Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan.

The Public Works and Fire Departments have conditioned the project to ensure adequate access to each Planning Area is provided prior to building permit or occupancy for the subsequent homes. Ironwood Way, as stated above, provides an east-west secondary access point to the tract to/from Highland Springs Avenue. Utilities and storm drain improvements will be constructed within the dedicated right of way.

An existing water tank is located immediately to the east of the proposed tract in Planning Area 75 and was needed for potable water and adequate pressure for the Tri Point Homes tracts under construction to the south of the SCE easement. An additional water tank is proposed approximately 1,000 feet north of the tract in the northernmost area of Planning Area 75 (APN 408-580-011). The water tank is conditioned to be completed prior to the occupancy of the first sold new home in TM39262 (or TM39259 to the west), in order for there to be sufficient supply and pressure of potable and fire water lines.

The subdivision also includes open space lots along the edges of the tract to the north and east that will serve as stormwater flood control basins. These basins will be interconnected southward to the Southern California Edison (SCE) corridor and then further south to the open space/flood control network being established in the developed section of the Butterfield Specific Plan areas south of SCE. These lots will be designed to retain and manage on-site drainage in compliance with City stormwater standards.

Mass and Scale:

The proposed subdivision will establish single-family residential lots that are consistent in size and pattern with the LDR and MDR land use districts of the Butterfield Specific Plan, and with the adjacent single-family residential neighborhoods to the south and west in the Atwell development. The tentatively approved Design Review (PDR25-0010) was reviewed and approved ensuring compatibility with the surrounding development and in compliance with the development standards of the Butterfield Specific Plan.

Buffers and Open Space:

The subdivision benefits from existing and new open space and park buffers. Similar to TM39259, the SCE corridor to the south provides a 170-foot wide and 1,000-foot+ long open space buffer and further south to an existing Very Low Density Residential (VLDR) non-Tri Point Home development east of Highland Home Road and vacant LDR land. The initial TM35967 subdivision created open spaces east of Planning Areas 50A and 51 planned for a water tank site and as drainage control areas around the 732
tract.

A 1.19-acre park space is proposed as a lettered lot for the tract and its landscape design was included in the submittal for PDR25-0010. Front yard, perimeter, and park landscaping designs along with perimeter fences and walls are included in the design plans, and are conditioned to submit and receive approval for building permits prior to installation.

Grading and Topography:

The project site is generally flat with a gentle north to south downhill grade and minor contour variations.

The project will involve mass rough grading to establish the Planning Areas, Park area, streets, and to form the drainage basins and flood control areas. All graded areas within the tract and along the perimeter will be designed to manage stormwater runoff, including basins to the north and east to protect the future residential lots and within the tract to direct runoff southward across the SCE easement.

JUSTIFICATION:

FINDINGS:

Tentative Tract Map:

Finding A: The proposed Tentative Tract Map is consistent with the General Plan.

Finding of Fact: The General Plan designates the site as the Butterfield Specific Plan with Low Density Residential (0–5 du/ac) and Medium Density Residential (MDR) land use districts. The proposed subdivision of 68.74 acres into 193 single-family lots meets or exceeds the minimum lot size of 5,000 square feet and 4,500 square feet of the LDR and MDR land use districts, respectively, and maintains a density within the Specific Plan range. The design is compatible with surrounding Butterfield neighborhoods and furthers the Specific Plan’s policies on neighborhood character and land use compatibility.

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

Finding C: The site is physically suited for this type of development.

Finding of Fact: The Final Map of TM35967, approved by the City Council and recorded in 2020, established the current master planned layout of the northern half of the Butterfield Specific Plan. The

68.74-acre site is relatively flat with a gentle north to south downhill grade and will be subdivided into 193 single-family lots that will be compatible in size to other surrounding properties of the Butterfield Specific Plan.

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

Finding of Fact: The proposed project consists of 24.56 acres of LDR (0-05 du/ac) and 18.47 acres of MDR (0-10 du/ac) that could permit up to 122 and 185 dwelling units, respectively, for a total of 307 units. The proposed project’s 193 units are less intensive than the maximum allowed. The 733
Butterfield/Atwell project area is currently planned for 4,456 units with a maximum cap of 4,862 units, with a 400+ unit development potential surplus available for the remainder of the Planning Areas.

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 F: The design of the subdivision or type of improvements is not likely to cause serious public health problems.

Finding of Fact: The subdivision design of Planning Areas 50A and 51, a park area, and future home construction are not likely to cause serious public health problems as the project is consistent with the Butterfield Specific Plan and will comply with all applicable City codes, California Building Code requirements, and adopted development and public improvement standards for stormwater management, street improvements, and safety.

Finding of Fact: The proposed subdivision will submit for a Final Map review with the Public Works Department, which will ensure that all lots have access, streets are dedicated, utility easements aligned, and emergency access points delineated and recorded with the Final Map, ensuring emergency and resident access without impacting the surrounding neighborhood.

ENVIRONMENTAL DETERMINATION:

PUBLIC COMMUNICATION:

A public hearing notice for Tentative Tract Map No. 39262 (PTM25-0005) was advertised in the Record Gazette newspaper, December 26, 2025. The public hearing notice for the project was mailed to all property owners within 300 feet of the project site on January 2, 2026, notifying the public that the subject application would be considered by the City Council at the regular meeting on January 13, 2026.

As of the date of this report, staff have not received any written comments for or against the Project.

FISCAL IMPACT:

Approval of Tentative Tract Map No. 39262 (PTM25-0005) will not result in a direct fiscal impact of the City’s General Fund. The applicant is responsible for all costs associated with the subdivision, including design, construction, and installation of required public improvements. Processing costs have been 734
recovered through application fees. Future development of the site will generate property tax revenue and development impact fees, which will offset the cost of municipal services to the new residential lots.

ALTERNATIVES:

1. Adopt Resolution 2026-04 with Modifications. Approve the Tentative Tract Map but direct staff to modify or add conditions of approval as determined by the City Council.

2. Continue the Public Hearing. Continue the item to a date certain or a future meeting to allow time for additional information, analysis, or project modifications.

BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. 7.3a_PTM25-0005_TM39262_CC_Resolution_2026-04.pdf

2. 7.3b PTM25-0005 TM39262 CC COA ExA 1-13-26.pdf

3. 7.3c PTM25-0005 TM39262 Vicinity Map.pdf

4. 7.3d PTM25-0005 TM39262 COMP SITE PLAN.pdf

5. 7.3e PTM25-0005 TM39262 PA 50A-51 Plans.pdf

6. 7.3f Butterfield SP - Mitigation Monitoring and Reporting Program and Addendum.pdf

7. 7.3g PTM25-0005 TM39262 NOD 1-13-26.pdf

8. 7.3h PTM25-0005 TM39262 PHN Affidavit.pdf

9. 7.3i PC Minutes_DRAFT_Dec 3 2025.pdf
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Resolution 2026-04

Page 1 of 5 ends

Banning City CouncilJanuary 13, 2026

Banning City Council
January 13, 2026