Banning City Council
January 13, 2026

RESOLUTION 2026-04

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 39262 (PTM25-0005), A PROPOSAL TO SUBDIVIDE 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 INTO 193 SINGLE-FAMILY RESIDENTIAL LOTS, A 1.19-ACRE LETTERED LOT FOR A PARK, AND TWO LETTERED LOTS TOTALING 16.53 ACRES FOR OPEN SPACE STORMWATER RETENTION

PURPOSES AT THE NORTHEAST CORNER OF HIGHLAND HOME ROAD AND THE SOUTHERN CALIFORNIA EDISON CORRIDOR (APN 408-580-053, -054, - 055, -056, -063, -064)
WHEREAS, Tri Pointe Homes (“Applicant” and “Owner”), has applied for Tentative Tract Map No. 39262, Case No. PTM25-0005, to allow for the subdivision of 68.74 acres (APN 408- 580-042, -051, -052, -053, -054, -055, -056, -063, -064) of land across four (4) Planning Areas, 50A, 51, 74, and 75, in the Low Density Residential (LDR) and Medium Density Residential (MDR) of the Butterfield Specific Plan (Atwell) into 193 single-family residential lots, including a 1.19-acre lot for a Park, and 16.53 acres of open space for drainage detention and stormwater control purposes, to the open space area along the Southern California Edison (SCE) easement 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 form the November 17, 2025, special meeting, the Planning Commission held a duly public hearing on Tentative Tract Map No. 39262, received a staff report, public testimony, and project materials, and voted 2-1 to adopt Resolution 2025-14 recommending the City Council approve the Tentative Tract Map subject to conditions of approval; and
WHEREAS, 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, 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 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 736
Resolution 2026-04

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 TM39262 (PTM25-0005) 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. 39262 (PTM25-0005) 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 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 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 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 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 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. 737
Resolution 2026-04

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 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 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.

SECTION 3. APPROVAL
The City Council hereby approves Tentative Tract Map No. 39262 (PTM25-0005), 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
738
Resolution 2026-04

CERTIFICATION:

I, Sandra Calderon, Acting Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-04, 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
739
Resolution 2026-04

EXHIBIT A
Conditions of Approval
740
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. 39262 – PTM25-0005
SUBJECT: Conditions of Approval (City Council Resolution 2026-04) APPLICANT: Tri Pointe Homes
LOCATION: Northeast corner of Highland Home Road and the Southern California Edison (SCE) Corridor - APNs: 408-580-042, -051, -052, -053, -054, -055, -056, -063, & -064

EXHIBIT A
To City Council Resolution 2026-04
*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 under the California Environmental Quality Act (CEQA),
State Planning and Zoning Law, the Subdivisions Map Act, Informational
741
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
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 PTM25-0005 (TM39262) 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 development or are required to be satisfied in connection with this phase or part of the development.

Informational
742
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
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.39262,
PTM25-0005, 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 TM39262.

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 TM39262.

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
Recordation
PLN.TTM.03 Any common open space, entry features, or landscape areas shown on the Tentative Map shall be landscaped per Prior to
Issuance of
Last Occupancy
743
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
an approved plan prior to final occupancy of the last
dwelling unit within TM39262.

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
Recordation
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
Recordation
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 of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards.

Informational
744
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
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, location, spacing and minimum fire flow. Once plans are signed by Prior to Final
Map
Recordation
745
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
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
746
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
747
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
748
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 PTM25-0005, TTM 39262. 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
749
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 TTM 39262 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-of-way.

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

Informational
PW.General.06
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
750
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 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.

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 unless otherwise agreed to in the current development agreement. 751
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 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 Signing and Striping Plan 1" = 40' For Secondary Highway and Greater
Traffic Signal Plan 1" = 40' if necessary
Traffic Control Plan 1" = 40' if necessary
Storm Drain Improvement Plan 1" = 40' Horiz/
1" = 4' Vertical
Channel Improvement Plan 1" = 40' Horiz/
1" = 4' Vertical
Potable Water Plan 1" = 40' Horiz/
1" = 4' Vertical
Non-Potable Water Plan 1" = 40' Horiz/
1" = 4' Vertical
Sewer Plan 1" = 40' Horiz/
1" = 4' Vertical
MNZ Reservoir Plans As directed
752
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
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
Encroachment Permits
Certifications Grading Certifications
Pad Certifications
Final Map
COA # Condition of Approval Completion
Milestone Status
PW.Map.01
The submittal, approval, and recordation of the Final
Map TM39262 shall be in accordance with the
provisions of the State Subdivision Map Act and Title 16, Subdivisions, of the Banning Municipal Code.

Informational
753
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 COA # Condition of Approval Completion
Milestone Status
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-ofway 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
when the design vehicle is likely to use outriggers or
other means of load stabilization.

Informational
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
Informational
754
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
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.

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 approved easement shall be furnished to the City
Engineer.

Informational
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
755
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
PW.Map.14
The applicant shall offer for dedication on the Final
Map, within Final Map boundaries, all public street rightof-way 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
Engineer/Land Surveyor and as approved by the City
Engineer
Securities for the public improvements shall be on file with the City Clerk prior to scheduling the final map for approval by City Council. Unit prices for bonding
estimates shall be those specified or approved by the
City Engineer.

Prior to Final
Map Recordation
PW.Map.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
756
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
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
referenced by a licensed Land Surveyor before any
streets or highways are reconstructed or relocated. The corner record(s) of the references are filed with the
County Surveyor.
• Monuments are reset in the surface of the new
construction and a corner record is filed with the County Surveyor before recording of a Certificate of Completion for the project.

Prior to Release
of Surety
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
757
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 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
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
758
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.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 and excavation activities in accordance with the approved mitigation program.

Prior to
Issuance of a
Grading Permit
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.

Prior to
Issuance of a
Grading Permit
759
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
• 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.

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
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
760
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 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 criteria is exceeded,
additional drainage facilities shall be designed and
constructed.

Informational
PW.Storm.03
The proposed drainage improvement plans shall be
designed such that drainage facilities will maintain or reduce the 100-year peak runoff rates presently exiting all Project boundaries. The Project will use on-site
detention basins to reduce the storm water flows to or
below the existing condition flows prior to their discharge to areas located downstream of the project. The project shall be designed to 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 Informational
761
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
increase in flood levels during the occurrence of the base flood discharge.

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
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
762
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.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.

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

Informational
PW.Street.02
All street designs shall provide pavement and lane
transitions per City of Banning and Caltrans standards for transitions to existing street sections.

Informational
PW.Street.03
Any public improvements 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
763
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
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 County Standards (Plates 114, 821, et al). Horizontal curve design speeds along with the related geometric data shall be tabulated on the improvement drawing sheets where the curves occur.
• Horizontal and vertical sight distances shall be maintained even if such compliance results in reconfigured lots and/or a reduction in the lot count shown on the approved tentative map. City of Banning Ordinances shall be met while
achieving the required safety requirements.

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

Informational
PW.Street.12
Parking areas shall be designed and improved with grades not to exceed five percent slope. All applicable ADA
standards will be adhered to.

Informational
PW.Street.13 The street improvement plans shall include details for all ADA ramps, indicating elevations and grades in accordance Informational 764
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
with City of Banning standard drawings at a scale of 1”=10’ or larger if necessary.

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
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
765
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.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 plansCity 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 39262. 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.

Lighting and/or reflective striping/warning shall be included on the interim street to the satisfaction of the City Engineer Prior to
Certificate of
Occupancy
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
766
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
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
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
Prior to
Recordation of
Final Map
767
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
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.

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
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
768
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.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
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
769
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.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
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 issuance of first Certificate of Occupancy.

Prior to first
Certificate of
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
770
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.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 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.

Informational
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 Informational
771
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
Banning, Water Operations Division, prior to the
installation.

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 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.

Prior to Final
Map
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
772
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
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 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
773
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.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
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.04
Construction debris shall be disposed of at a certified recycling site. It is the responsibility of the developer to contact the City’s franchised solid waste hauler, Waste Informational
774
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
Management of the Inland Valley, at 1-800-423-9986 for
disposal of construction debris.

PW.Refuse.05
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.06
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.07
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.08
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
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
775
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 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***
776
777
778
2720
2725
2720
2745
2730
2725
2745
2740
2735
2730
2725
2735
2730
2740
2735
2745
2740
2735
2750
2755
2750
2745
2869
2868
2867
2866
2860
2865
2871
2872
2840
2839
2838
2841
2842
2846
2847
2848
2849

TALLOW PLACE

DRIVE 'M'
DRIVE 'L' DRIVE 'E' STREET "S" STREET "T" DR. "F" DR. "H" DR. "I" STREET "O"
DRIVE "M"
DRIVE "L"
DRIVE "K"
DRIVE "J"
STREET "R"
STREET "Q"
DR. "N"
DR. "O"
DR. "P"
STREET "DD"
STREET "BB" STREET "AA" STREET "CC"
STREET "Z"
STREET "W"
STREET "C"
STREET "E"
STREET "G"
STREET "J"
STREET "I"
"A" STREET STREET "K" STREET "H"
STREET "H" STREET "D"
STREET "B" 'F' STREET HIGHLAND HOME ROAD
STREET "B"
1 LOT 'N'
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
49 50
51 59 58 57 56 55 54 53 52
63 62 61 60
64 65 66 67 68 69 70 71 72 73 74
77 76 75
84 83 82 81 80 79 78
85 86
87 88
89 90
91 92
93 94
95 96
97 98 99 100101102103104105 106107108109 110111 112
113
114
115
116
117
118
119
120
121
122
123
124
131130 129128127 126 125
135 134 133132
136
137 138 139140 141142 143144 145146 147 148
149
165164163162161160159158157156155154153 152 151 150
166
167 168 169 170 171 172 173174 175 176 177 178 179 180 181 193 192 191190 189 188187 186 185 184 183 182

LOT 'N'

LOT 'J'

LOT 'H' LOT 'P'

LOT 'G'

LOT 'F'

LOT 'K'

LOT 'I'
PARK

LOT 'P'

EXTENDED DETENTION
BMP BASIN NO. 33

PROPOSED INTERIM DETENTION
BASIN NO. 68-1

LOT 'R'
PARK

LOT 'S'

EXISTING DETENTION
BASIN NO. 'E'

LOT 'Q'

LOT 'C'

LOT 'A'

LOT 'B'

LOT 'D'

LOT 'E'

LOT 'L'

LOT 'M'

LOT 'O'

WILSON STREET HIGHLAND SPRINGS AVENUE HIGHLAND HOME ROAD S.C.E. CORRIDOR

COUNTY OF RIVERSIDE

STARLIGHT
AVENUE

SUNDANCE
DRIVE

OAK VALLEY

PARKWAY

DISCOVERY
WAY
COUGAR
WAY
8TH
STREET

BROOKSIDE
AVENUE CITY OF BANNING CITY OF BEAUMONT APEX ST.

PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR: PREPARED BY: P.A.'s 50A, 51, 74 & 75
5/22/2025 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262
MDS File: 89418-PA4A_1-TENT-01.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 11:59:18 AM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.20.2025 11:36:19 AM Author:---- Last Edit: 05.22.2025 11:18:45 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400

WILSON STREET CHERRY VALLEY

BEAUMONT
INTERSTATE 10
RAMSEY STREET HIGHLAND SPRINGS AVE. BOULEVARD HIGHLAND HOME RD.

COUNTY OF

RIVERSIDE

BANNING
8TH STREET
6TH STREET
SUN LAKES BLVD.

WESTWARD AVE.

BROOKSIDE AV.

DUTTON STREET BELLFLOWER AV.

SUNSET AV.

LINCOLN ST. PENNSYLVANIA AV. SAN GORGONIO AV. N HARGRAVE ST.

MORONGO RD.

E GEORGE ST. INTERSTATE 10
OAK VALLEY PKWY.PALM AV. BEAUMONT AV.

LAMB
CANYON RD.
60 VICINITY MAP
10 22ND
ST.

NOT TO SCALE
10 KEY MAP
SCALE: 1"=1500'
ATWELL
TTM 39262
1 SCALE: 1"=250'

SHEET INDEX MAP

SOUTHERN CALIFORNIA EDISON CORRIDOR
( IN FEET )
1 inch = ft. 250

GRAPHIC SCALE
250 0 125 250 500 1000
PA 50A
SHEET 1 TITLE SHEET / SHEET INDEX
SHEET 3 STREET SECTIONS
SHEET 4 AREA SUMMARIES
SHEETS 5 - 9 MAP SHEETS
SHEETS 10 -11 EASEMENT DISPOSITION MAPS

SHEET INDEX
SHEET 2 NOTES

LOT INDEX
LOTS 1 - 84
LOTS 85 - 193
SHEETS 7, 8
SHEETS 5, 6, 7
(PA 51)
(PA 50A)
LOTS 'A' - 'S' (OPEN SPACE) SHEETS 5, 6, 7, 8

PROJECT
SITE

PROJECT
SITE
(PH 4A-1)
LEGEND

TENTATIVE TRACT MAP BOUNDARY

PLANNING AREA BOUNDARY

SHEET MATCH LINE
SHEET 5 SHEET 6
SHEET 7
SHEET 8
SHEET 9
PA 51

FUTURE DETENTION
BASIN NO. 'C'

PROPOSED INTERIM
DETENTION BASIN NO. 68-2

PROPOSED INTERIM
DETENTION BASIN NO. 68-3

PROPOSED MOUNTAIN

NORTH ZONE POTABLE

WATER RESERVOIR SITE
PROPOSED STAGE-2

DRAINAGE CHANNEL 'E'

EXISTING POTABLE WATER FOOTHILL

WEST ZONE RESERVOIR

PROPOSED MOUNTAIN NORTH ZONE

POTABLE WATER BOOSTER STATION
EXISTING STAGE-1

DRAINAGE CHANNEL 'E'

EXISTING ELECTRICAL SUBSTATION
A.P.N. 531-080-013
(CITY OF BANNING)
PA 74
PA 75
779
PROPOSED TENTATIVE TRACT 39262

GROSS AREA
(ACRE)

LAND USE
(TYPE)
NUMBER
LOTS
(DU)
GROSS

DENSITY
(DU/AC)

PLANNING
AREA
(No.)

RESIDENTIAL
AREA
(ACRE)

STREETS
(ACRE)

LOT SIZE
(MIN)

PAD SIZE
(MIN)

LOT AREA
MIN
(SQ. FT.)

LOT AREA
MAX
(SQ. FT.)
19,410

LOT AREA
AVG
(SQ. FT.)
7,583
LEGEND

LDR LOW DENSITY RESIDENTIAL

MDR MEDIUM DENSITY RESIDENTIAL

OS OPEN SPACE

PARK PARK - RECREATION
14,933 7,506
51 MDR 18.47 84 4.2 5.22 47' x 100' 4,700
50A LDR 24.56 109 4.4

14.62 18.78 6.21 50' x 100' 5,000
47' x 100'
50' x 100'
NOTE:

LOT 'S' IS NOT A PART OF A PLANNING AREA. *
PARK 1.19
SPECIFIC PLAN, 2017

GROSS AREA
(ACRE)

LAND USE
(TYPE)
MDR

PLANNING
AREA
(No.)
51 50A LDR
NUMBER
LOTS
(DU)
102

PER BUTTERFIELD

34.4 21.3
157
*
74 OS
75 OS
1 4.6

4.4 1
74 OS 8.28

8.25 PORTION OS OF 75
LOT 'S' IS NOT A PART OF A PLANNING AREA.

LEGEND

TRACT BOUNDARY

STREET CENTERLINE

SIDEWALK

PROPOSED CURB & GUTTER

PROPOSED STREET

FLOWLINE

PAD ELEVATION

DAYLIGHT LINE

PROPOSED STORM DRAIN

PROPOSED SANITARY SEWER

PROPOSED POTABLE WATER

PROPOSED NON-POTABLE WATER

HIGHEST SINGLE-FAMILY

EXISTING CURB & GUTTER

LOT NUMBER

AT CENTERLINE

RESIDENTIAL LOT NUMBER

PROPOSED STREET GRADE

EXISTING STORM DRAIN

EXISTING POTABLE WATER

EXISTING SANITARY SEWER
SS
NPW
W
SD 2605.0
2605.0
100
264

PROPOSED RETAINING WALL

PROPOSED RETAINING

WALL HEIGHT

1.00%
60' LOT MIDPOINT DIMENSION

2.0' RW

ABBREVIATIONS

HIGH POINT

POINT OF INTERSECTION
HP
PI

SD STORM DRAIN

DW DOMESTIC WATER
NO. NUMBER
DELTA
RADIUS

LOW POINT
R
L

SS SANITARY SEWER

MIN MINIMUM

ST STREET

TOP OF CURB
LP

PA PLANNING AREA
SQ. FT. SQUARE FEET

DU DWELLING UNIT
TC

GB GRADE BREAK

FL FLOWLINE
EX. EXISTING

MAX MAXIMUM
G GAS

RCW NON-POTABLE WATER

RW RETAINING WALL

R/W RIGHT OF WAY
LENGTH
Δ
AVG. AVERAGE

AC ACREAGE

THIS TENTATIVE TRACT MAP HAS BEEN DESIGNATED AS LYING WITHIN

ZONE 'X' ON THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)

FLOOD INSURANCE RATE MAP, COMMUNITY PANEL NUMBERS
060246-0808G, 060246-0808G, MAP NUMBER 06065C0808G.

ZONE 'X' BEING DEPICTED AS “AREAS DETERMINED TO BE OUTSIDE THE

0.2% ANNUAL CHANCE FLOODPLAIN”.

FLOOD ZONE NOTE
THE BEARINGS FOR THIS SURVEY ARE BASED ON THE LINE BETWEEN STATIONS "TRAK" AND "MATH" (PORTIONS PER NATIONAL GEODETIC SURVEY, NAD 83, EPOCH 1995.5), AS SHOWN ON THE MAP FILED IN BOOK 102, PAGES 50 THROUGH 65 OF RECORDS OF

SURVEY, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA, BEING NORTH 52° 49' 02.84" EAST.

UTILITIES BASIS OF BEARINGS
WATER

CITY OF BANNING
99 EAST RAMSEY STREET
BANNING, CA. 92220
(951) 922-3185
SEWER

CITY OF BANNING
99 EAST RAMSEY STREET
BANNING, CA. 92220
(951) 922-3185

ELECTRIC

CITY OF BANNING
99 EAST RAMSEY STREET
BANNING, CA. 92220
(951) 922-3185
GAS

SOUTHERN CALIFORNIA GAS COMPANY
1981 WEST LUGONIA AVENUE
REDLANDS, CA. 92374
(909) 335-3928
TRASH

CITY OF BANNING
99 EAST RAMSEY STREET
BANNING, CA. 92220
(951) 922-3185

TELEPHONE
280 SOUTH LOCUST STREET
POMONA, CA. 92363
(909) 397-0042
CABLE

SPECTRUM CABLE
3317 WEST RAMSEY STREET
BANNING, CA. 92220
(866) 417-1039

STORM DRAIN

CITY OF BANNING
99 EAST RAMSEY STREET
BANNING, CA. 92220
(951) 922-3185
c/o WASTE MANAGEMENT

FRONTIER COMMUNICATION

ASSESSORS PARCEL NUMBERS

LEGAL DESCRIPTION

BENCHMARK
408-580-053, 408-580-054, 408-580-055 AND PORTIONS OF 408-580-042, 408-580-051, 408-580-052, 408-580-056, 408-580-061 AND 408-580-064

ELEVATIONS AS SHOWN HEREON ARE IN TERMS OF THE NATIONAL GEODETIC VERTICAL DATUM OF NAVD 88 BASED LOCALLY UPON THE FOLLOWING BENCH MARK: 3-1/4" STANDARD ALUMINUM MWD DISK, FLUSH, LOCATED IN BANNING, 0.6 MILES SOUTH

ALONG HIGHLAND SPRINGS AVENUE FROM THE INTERSECTION OF HIGHLAND SPRINGS AVENUE AND THE SOUTHERN PACIFIC RAILROAD BRIDGE, 17.5 FEET EAST OF THE

CENTERLINE OF HIGHLAND SPRINGS AVENUE AT THE NORTHWEST CORNER OF CATCH BASIN AT THE TOP OF CURB, 0.5 FEET EAST OF FACE OF CURBS.

LOTS 20, 24, 47, T, U AND PORTIONS OF LOTS 19, 23, 25, D AND R, OF TRACT MAP NO. 35967, FILED IN BOOK 474 OF MAPS, PAGES 1 THROUGH 14, INCLUSIVE, IN THE OFFICE OF THE RECORDER OF RIVERSIDE COUNTY, CALIFORNIA.

PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-02.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 1:40:25 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 01:03:59 AM Author:---- Last Edit: 05.22.2025 11:39:58 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 2
NOTES

PLANNING AREA BOUNDARY
PA 51 PLANNING AREA DESIGNATION

MATCHLINE

LAND USE SUMMARY
LOTS
1-193

LAND USE

SINGLE-FAMILY RESIDENTIAL

ACREAGE

33.41 AC
PERCENT (%)

48.58%
'A'-'P' OPEN SPACE 11.08 AC

MAJOR HIGHWAY

LOCAL STREETS
GROSS ACREAGE 68.77 AC 100%

5.73 AC

11.30 AC

16.11%

8.33%

16.43%
TENTATIVE TRACT NO. 39262
NUMBER OF LOTS: TOTAL 193
SINGLE FAMILY RESIDENTIAL 193
PARKS 1
OPEN SPACE 17
GROSS ACREAGE: 68.77 AC
CONTROL INTERVAL: 1 FOOT
DATE: MAY 22, 2025
LOCAL STREETS 11

STREET AREA SUMMARY
STREET

HIGHLAND HOME ROAD

ACREAGE

5.73 AC
"A" STREET
TOTAL ACREAGE 17.03 AC
"B" STREET
"C" STREET
"D" STREET
"G" STREET
"H" STREET
"I" STREET
"J" STREET
"K" STREET

1.35 AC

1.72 AC

1.00 AC

0.32 AC

1.12 AC

1.78 AC

0.85 AC

1.17 AC

0.32 AC
"E" STREET 1.47 AC

OPEN SPACE AREA SUMMARY

LOTS ACREAGE
MAJOR HIGHWAY 1

LOT 'A'

LOT 'B'

LOT 'C'

LOT 'D'

LOT 'E'

LOT 'F'

LOT 'G'

LOT 'H'

LOT 'I'

LOT 'J'

LOT 'K'

LOT 'L'

LOT 'M'

LOT 'N'

LOT 'O'

LOT 'P'

0.09 0.01

0.06 0.10

0.41 0.51

0.90 1.25

0.32 0.70

0.05 0.01

0.08 1.03

4.40 1.14
TOTAL ACREAGE 11.08 AC

1. EXISTING LAND USE: VACANT / POTABLE WATER RESERVOIR /

DETENTION BASIN

2. EXISTING ZONING: BUTTERFIELD SPECIFIC PLAN

3. EXISTING GENERAL PLAN: BUTTERFIELD SPECIFIC PLAN

4. PROPOSED LAND USE:

SINGLE -FAMILY RESIDENTIAL
PARK

OPEN SPACE

5. PROPOSED ZONING: BUTTERFIELD SPECIFIC PLAN

6. PROPOSED GENERAL PLAN: BUTTERFIELD SPECIFIC PLAN

7. ADJACENT LAND USES:

NORTH: VACANT / FUTURE SINGLE-FAMILY RESIDENTIAL
EAST: VACANT
SOUTH: EXISTING SCE CORRIDOR & EXISTING SINGLE-FAMILY RESIDENTIAL WEST: VACANT / FUTURE OPEN SPACE & SINGLE-FAMILY RESIDENTIAL

8. PARK REQUIREMENTS TO BE MET BY THE DEDICATION AND CONSTRUCTION OF PARKS.

9. SCHOOL DISTRICTS:

ELEMENTARY: BANNING UNIFIED SCHOOL DISTRICT
MIDDLE SCHOOL: BANNING UNIFIED SCHOOL DISTRICT
HIGH SCHOOL: BANNING UNIFIED SCHOOL DISTRICT

10. PAD ELEVATIONS SHOWN HEREON MAY BE ADJUSTED PLUS OR MINUS 3 FEET.

11. MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA GOVERNMENT CODE.

12. THIS TENTATIVE TRACT MAP IS WITHIN THE APPROVED BUTTERFIELD SPECIFIC PLAN.

13. ALL PROPOSED MANUFACTURED SLOPES SHALL BE A MAXIMUM OF 2:1, UNLESS OTHERWISE NOTED ON THE TENTATIVE TRACT MAP.

14. PRELIMINARY EARTHWORK QUANTITIES (ADJUSTED):

CUT: 882,862 CY FILL: 1,344,021 CY
EXPORT: 461,159 CY

15. GEOTECHNICAL/SOILS INVESTIGATION REPORT WAS PREPARED BY GEOCON WEST, INC., DATED MARCH 17, 2021.

16. THERE ARE NO HABITABLE STRUCTURES WITHIN THE BOUNDARIES OF THIS TENTATIVE TRACT MAP.

17. HIGHLAND HOME ROAD AND STREET "A" WITHIN THIS TENTATIVE TRACT ARE PUBLIC AND SHALL BE MAINTAINED BY THE CITY OF BANNING.

18. STREET "B" THROUGH "K" WITHIN THIS TENTATIVE TRACT ARE PRIVATE AND SHALL BE MAINTAINED BY AN APPROVED HOME OWNERS ASSOCIATION.

19. THE DEVELOPER/APPLICANT SHALL RESERVE THE RIGHT TO MERGE LOTS ON THE FINAL MAP.

20. THIS TENTATIVE TRACT MAP HAS BEEN DESIGNATED AS LYING WITHIN ZONE 'X' BY FEMA, FIRM PANEL NUMBERS 060245-0808G AND 060246-0808G, MAP NUMBER 06065C-0808G, DATED AUGUST 28, 2008.

21. THIS TENTATIVE TRACT MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF LAND BEING SUBDIVIDED.

22. TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY DON READ CORPORATION, DATED MAY 10, 2017.

23. THIS TENTATIVE TRACT MAP AREA IS LOCATED IN FIRE HAZARD ZONES.

24. FINAL DESIGN SHALL COMPLY WITH THE N.P.D.E.S. REQUIREMENTS OUTLINED BY THE CITY OF BANNING.

25. PROPOSED OPEN SPACE LOTS 'A'-'P' SHALL BE PRIVATE AND MAINTAINED BY AN APPROVED H.O.A.

26. PROPOSED DETENTION BASIN/DRAINAGE CHANNEL LOT 'Q' SHALL BE MAINTAINED BY RIVERSIDE COUNTY FLOOD CONTROL & WATER CONSERVATION DISTRICT.

27. PROPOSED POTABLE WATER RESERVOIR/BOOSTER STATION LOT 'R' SHALL BE MAINTAINED BY THE CITY OF BANNING.

28. PROPOSED PARK LOT 'S' SHALL BE MAINTAINED BY AN APPROVED H.O.A.

29. ALL PROPOSED RESIDENTIAL LOTS SHALL MAINTAIN MINIMUM GRADE FROM REAR OF THE LOT TO THE STREET IN ACCORDANCE WITH LATEST CALIFORNIA BUILDING CODE.

30. FIRE PROTECTION SHALL BE PROVIDED BY THE CITY OF BANNING.

31. ALL PROPOSED ON-SITE STORM DRAIN FACILITIES , SIZE AND LOCATION ARE PRELIMINARY AND SUBJECT TO FINAL HYDRAULIC CALCULATIONS ACCEPTABLE TO THE CITY OF BANNING.

32. ALL PROPOSED WATER QUALITY BASINS (BMP) SHALL BE MAINTAINED BY AN APPROVED H.O.A.

33. ALL PROPOSED ON-SITE STORM WATER DISCHARGE FROM THIS TENTATIVE TRACT MAP SHALL BE

TREATED BY PERMANENT ON-SITE TREATMENT CONTROL BMP'S FOR TRASH AND DEBRIS OF OFF-SITE AND ON-SITE PRIOR TO DISCHARGE TO ANY EXISTING OR PROPOSED DRAINAGE FACILITY.

34. ALL DIMENSIONS ON THIS TENTATIVE TRACT MAP ARE APPROXIMATE.

35. ALL LANDSCAPING WITHIN EACH INDIVIDUAL RESIDENTIAL LOT SHALL BE MAINTAINED BY THE HOMEOWNER.

36. A NON-EXCLUSIVE EASEMENT SHALL BE PROVIDED TO THE CITY OF BANNING TO INCLUDE THE INSTALLATION OF ELECTRIC DISTRIBUTION FACILITIES WITHIN ALL COMMON AREAS.

37. PLANNING AREA 74 OCCURS IN THIS TENTATIVE TRACT. THE TOTAL APPROXIMATE AREA PROPOSED FOR PLANNING AREA 74 IS 8.28 ACRES WHICH IS 188.18% ABOVE THE APPROVED BUTTERFIELD SPECIFIC PLAN (2017) AREA OF 4.40 ACRES.

38. PLANNING AREA 75 OCCURS IN TTM NO. 39262 (8.25 ACRES OF PHASE 4A-1) AND TTM NO. 37446 (7.71 ACRES OF PHASE 4A-2). THE TOTAL APPROXIMATE AREA PROPOSED FOR PLANNING AREA 75 IS 15.96 ACRES WHICH IS 246.96% ABOVE THE APPROVED BUTTERFIELD SPECIFIC PLAN (2017) AREA OF 4.6 ACRES.

GENERAL INFORMATION
"F" STREET 0.20 AC

4.47 AC 6.50%
1 1

1.59 AC 2.31%
'S' PARKS 1.19 AC 1.73%
'Q'
'R'
SD X
SS X
W X

NPW X EXISTING NON-POTABLE WATER

POTABLE WATER

RESERVOIR/BOOSTER STATION

DETENTION BASIN/DRAINAGE

CHANNEL

DETENTION BASIN/DRAINAGE CHANNEL

POTABLE WATER RESERVOIR/BOOSTER STATION
780
PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-03.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:14:44 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.20.2025 12:05:15 PM Author:---- Last Edit: 05.22.2025 09:35:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 3

STREET SECTIONS
VARIES 35' - 40'
10'
2%
R/W
SCALE 1"=10'
VARIES 35' - 40'

SIDEWALK
10' 20'
VARIES
R/W
20'
VARIES
VARIES 10' - 20'

PROPOSED

LANDSCAPED MEDIAN
"F" STREET (PRIVATE)
2% 2%
MIN

0.5' 5' 4.5'
2%

4.5' 5' 0.5'
2:1 2:1
MIN
1' 1'
SEWER
18'
WATER 10'
(INCLUDES SLOPE)

WIDTH VARIES
PL
20' - 25'
PL
2' 2'
(CURB AWAY)
(NEIGHBORHOOD ENTRY)
PUE
3' MIN.

PUE
3' MIN. LANDSCAPE LOT

PAD PAD

SIDEWALK
(CURB AWAY)
VARIES 70' - 80'
CL
CL

HIGHLAND HOMES ROAD (PUBLIC)
SCALE 1"=10'
(MODIFIED MAJOR HIGHWAY)

E'LY R/W
2% 2%
108'
46' 62'
10' 14' 32' 32' 30'

0.5' 5' 8.5' 12'

PAINTED MEDIAN
3' 10' 0.5'
MIN. MIN.

PL
MEANDERING 5' SIDEWALK
AND 5' D.G. TRAIL

PROPOSED

SIDEWALK
2:1
1' MIN. 1' MIN.
2:1
2'
2:1
2'
PL

LANDSCAPE LOT

WIDTH VARIES

LANDSCAPE LOT
R/W
10'
R/W
56'
28'
18'
CL
10'
28'
18'
(MODIFIED LOCAL RESIDENTIAL STREET)
STREETS "B" - "K"
SEWER
11'
WATER
6'
CL
56'
"A" STREET
TB
10'
2%
28'
18'
2%
(MODIFIED LOCAL RESIDENTIAL STREET)
5' 5'
2:1 MAX
1'
MIN.
11'

WATER (CURB ADJACENT)
6" CURB & GUTTER
2:1 MAX
2:1 MAX
MIN
1'
2:1 MAX
1'
MIN.
2:1 MAX
3'

STORM DRAIN

TYPICAL REAR-YARD SLOPE SECTION
*REAR YARD SLOPE

BY HOMEOWNER

SHALL BE LANDSCAPED AND MAINTAINED
NTS
2'
2:1 SLOPE

PAD PER PLAN

PAD PER PLAN
* VARIES
0' - 25.5'
FENCE
* VARIES
0' - 51'

RESIDENTIAL LOT

PL / CL

VINYL FENCE

TYPICAL SIDE-YARD SLOPE SECTION
2:1 SLOPE

PAD PER PLAN

PAD PER PLAN
* VARIES
1' - 3.5'
* VARIES
2' - 7'
1'

VINYL FENCE

RESIDENTIAL LOT FENCE

RESIDENTIAL LOT

PL / CL

RESIDENTIAL LOT
* SIDEYARD SLOPES SHALL BE LANDSCAPED
NTS

AND MAINTAINED BY HOMEOWNER
8" CURB
25'

WATER NON-POTABLE
WATER
TTM NO. 39262
PHASE 4A-1

W'LY R/W
TTM NO. 39259
PHASE 3B
6" CURB ONLY (TYP.) 6" CURB ONLY (TYP.)
18'

NON-POTABLE
WATER
2% 2% 2%

4.5'

0.5'
6" WEDGE CURB
& GUTTER
2%

4.5'

0.5'
6" WEDGE CURB
& GUTTER
5' 5'
R/W 10'

SIDEWALK (CURB AWAY)
OPTION 2
2%
5' 4.5'
OPTION 1 SIDEWALK
(CURB ADJACENT)
OPTION 1 SIDEWALK
(CURB ADJACENT)

0.5'
PUE
3' MIN.

PUE
3' MIN.

PUE
3' MIN.

PUE
3' MIN.

PUE
3' MIN.

SEWER

NON-POTABLE
WATER
15' 10'
6'

STORM DRAIN FWZ MNZ

SIDEWALK
SCALE 1" = 10'
OPTION 1 OR OPTION 2 SIDEWALK MAY BE USED
CITY STD. CURB & GUTTER MAY BE USED IN-LIEU OF

WEDGE CURB & GUTTER PER THE BUTTERFIELD SPECIFIC PLAN
SCALE 1" = 10'
TB
GUTTER (TYP.)
8" CURB
GUTTER (TYP.)
24' - 48'

WIDTH VARIES

LANDSCAPE LOT
PL
2'
5' - 10' 5' - 10'
(INCLUDES SLOPE)

WIDTH VARIES
30' - 35'

LANDSCAPE LOT
6" CURB
GUTTER (TYP.) 6" CURB
GUTTER (TYP.)
R/W
10'
28'
18'
2%
5' 5'
1'
MIN.
2:1 MAX
(CURB ADJACENT)
6" CURB & GUTTER

SIDEWALK
2%
TTM NO. 39262
PHASE 4A-1
TTM NO. 37446
PHASE 4A-2
CL FUT. R/W

W'LY R/W
104'
52'
FUTURE 16' 32'

RAISDED MEDIAN
32'
EX. E'LY R/W
12' 12'
20'
8' 12'

SHOULDER

0.5' 5' 6.5'
2%

HIGHLAND HOME ROAD (PUBLIC)
(MODIFIED MAJOR HIGHWAY)

EDGE OF PAVEMENT
TB
E'LY
1' MIN.
3' PUE

BY OTHERS

FUTURE STREET

PAVEMENT BY

FUTURE CURB AND

GUTTER BY OTHERS
7'
EX. WATER
27'
EX. SEWER
2%

EXISTING

DRAINAGE DITCH
12'
OTHERS
2:1
2%
VARIES
A.P.N. 535-020-004
VACANT
TTM NO. 39262
PHASE 4A-1
PHASE 3B

SCE CORRIDOR
20' 20'
52'

NON-POTABLE
WATER
EX. FWZ
SCALE 1"=10'
TB
TTM NO. 39259
32'
EX. GROUND
EX. GROUND
PL
5'
PUE
2:1 MAX
2'
781
LOT #858687888990919293949596979899 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 LOT AREA (SQ. FT.) 6,760 6,791 6,401 6,294 6,211 6,084 5,895 5,868 6,026 6,523 7,085 9,182 14,933 6,285 6,191 5,957 5,794 5,566 5,641 5,633 5,590 5,511 5,445 5,190 5,334 5,642 5,366 10,180 8,310 7,011 LOT #115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 LOT AREA (SQ. FT.) 8,676 9,726 7,369 7,118 6,764 6,347 10,927 14,050 8,300 12,743 10,848 7,657 6,846 6,664 6,593 6,463 6,380 6,278 6,221 6,364 6,580 10,526 8,908 5,895 5,686 5,506 5,604 5,764 5,818 5,823 LOT #145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 LOT AREA (SQ. FT.) 5,779 5,695 5,618 7,699 14,411 10,607 10,849 10,182 9,194 8,633 7,995 7,746 7,633 7,550 7,279 6,921 6,929 6,590 6,503 6,490 7,172 10,748 9,541 7,504 7,118 7,348 7,258 6,068 5,767 5,685 LOT #175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 LOT AREA (SQ. FT.) 5,683 5,692 5,630 5,655 5,581 6,055 9,158 12,527 9,845 9,746 9,496 9,420 9,300 9,135 8,988 8,912 8,681 8,526 8,430 LOT #123456789101112131415161718192021222324252627282930 LOT AREA (SQ. FT.) 7,589 6,147 6,170 6,170 6,147 6,141 5,688 10,402 11,857 6,914 7,663 7,636 7,308 6,756 6,558 6,572 6,672 6,775 6,797 11,151 19,410 10,803 6,198 6,062 6,217 9,403 10,238 7,836 6,398 6,027 LOT #313233343536373839404142434445464748495051525354555657585960 LOT AREA (SQ. FT.) 6,299 7,213 7,424 6,740 6,221 9,558 7,779 7,560 8,610 9,037 9,157 9,274 8,326 7,890 7,950 8,438 9,596 9,939 9,795 10,629 9,461 6,766 5,619 5,834 6,134 6,107 6,134 6,107 6,134 6,107 LOT #616263646566676869707172737475767778798081828384 LOT AREA (SQ. FT.) 6,139 6,108 6,250 12,532 7,669 7,487 7,355 7,350 7,428 7,417 7,460 7,416 7,508 9,865 8,165 5,704 5,489 5,416 5,364 5,320 5,459 5,501 5,498 9,503 RESIDENTIAL LOT SUMMARY 4 AREA SUMMARIES LOT AREA SUMMARY LOTS 1 - 84 PLANNING AREA 51 (MDR) LOT AREA SUMMARY PLANNING AREA 50A (LDR) LOTS 85 - 193 PHASE 4A-1 / TENTATIVE TRACT NO. 39262 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 (949) 251-8821 5 PETERS CANYON ROAD SUITE 305 IRVINE, CA 92606 WWW.MDSCONSULTING.NET PREPARED FOR: P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-XR-BDR-TTM-PLANS.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 04.19.2018 6:19:41 PM By: station178 MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262 Created: 05.02.2025 02:02:31 PM Author:station118 Last Edit: 05.20.2025 06:17:28 PM By: Station178 CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATWELL SHEET OF 11 PREPARED BY: 1250 Corona Pointe Court Suite 600 Corona, CA 92879 (951) 428-4400 782
PA 50A
PA 74
2710
2710
2690
2695
2700
2700
2705
2705
2710
2700
2705
2720
2725
2720
2730
2725
2735
2730
2740
2735
2745
2740
2735
2750
2755
2750
PA 74
PA 50A 2690 2695
2720
2715
2720
2715
2710
5:1
3:1
5:1
2705
2704
2703
2702
2706
2707
2725
2720
2760
2765
2755
2770
2760
2765
2775
2760
2765
2770
2780
2755
2755
2760
2755
2760
W
SS
SS SS
W W W

SS SS SS SS SS SS SS SS SS SS
W
W
W
W
W
W
W
W
W W W
SS SS
W W W
W W
SS SS
SS
W
W W

W X W X W X W X W X W X W X W X W X W X W X W X W X W X W X

W X SS X SS X SS X SS X SS X SS X SS X NPW X NPW X NPW X NPW X NPW X NPW X NPW X NPW XSS X W X W X W X W X W X W X W X W X W X

SD SD SD SD SD SD SD SD SD
SD
SD
SD
W
W
W
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
SS
SS
W
W
W
W
W
W
W
W

W SS SS SS

SS SS SS SS SS
SS
SS
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SSSS
SS SS

SS SS SS
W W
W W W
W
W
W
W W
W W W
W
W
SD
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD
SD

SD SD SD

SD SD SD SD SD SD X SD X
W
SS
SS SS
W W W

SS SS SS SS SS SS SS SS SS SS
W
W
W
W
W
W
W
W
W W W
SS SS
W W W
W W
SS SS
SS
W
W W

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
E X
E X

E X E X
2760.7
90 2758.8
91 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
102
2751.7
103
2752.2
104
2752.8
105
2753.3
106
2753.8
107
2754.3
108
2754.8
109
2755.3
110
2755.8
111
2756.2
112
2756.7
125
2756.3
126
2755.7
127
2755.0
128
2754.4
129
2753.9
130
2753.4
131
2752.9
132
2752.3
133
2751.8
134
2751.3
135
2750.7
136
2750.1
137
2757.4
138
2757.9
139
2758.4
140
2758.9
141
2759.5
142
2760.0
143
2760.6
144
2761.1
145
2761.7
146
2762.2
147
2762.8
148
2763.4
112'
55'
55'
110'
55'
36'
109'
54'
31' 2 ' 111'
53'
5 4 ' 113'
4 ' 49'
6 0 ' 117'
5 3 '
6 3 ' 122' 14 ' 41' 41'
4 6 '
100' 17 ' 5 9
103'
'
3 6 ' 6 ' 9 5 '
119'
4 41' 6 '
'
56'
120'
41' 9 '
56'
115'
5 0 '
56' 112'
2 8 ' 22'
54' 111'
50'
50' 111'
43' 8 '
51' 111'
5 2 '
50' 111'
5 2 '
50' 110'
5 2 '
50' 108'
14 38' '
51' 105'
50'
50' 103'
22' 2 8 '
55' 101'
5 5 '
56' 104'
12 ' 30'
9'
51' 106'
3 8 ' 11'
99'
81' 15'
6 3 ' 30' 96' 17'
20' 32'
5' 61' 113' 17'
53' 114' 17'
1' 52' 110' 17'
22' 32'
5 3 ' 107' 17'55'
5 3 ' 104' 17'54'
5 3 ' 102'
54'
34' 19 ' 118'
26' 27'
53' 118'
20' 32'
2 8 ' 28' 117'
43'
5 9 ' 118'
18'
9 9 ' 34'
6 7 '
101'
21' 6 7 ' 53'
3 5 ' 95'
102'
5 3 '
63' 102'
2 7 ' 26'
58' 103'
53'
53' 105'
2' 51'
53' 107'
5 4 '
53' 108'
5 4 '
53' 109'
5 4 '
53' 108'
5 4 '
53' 107'
5 4 '
53' 105'
5 4 '
53' 104'
21'
6 2 '
60' 87'
74' 75' 58'
7' 55'
8'
55'
6' 50' 50'
46'
50' 50' 48'
154
2763.7
155
2763.2
156
2762.7
157
2762.2
158
2761.7
159
2761.2
160
2760.7
161
2760.2
162
2759.7
163
2759.2
164
2758.7
165
2758.2
166
2757.6
3'
2 2 ' 32' 5 0 ' 156' 46'
5 0 ' 107' 47'
5 0 ' 106' 44'
45'
5 0 ' 107'
5' 44'
5 0 ' 147' 38'6'
37'
5 0 ' 102' 36'
18' 30'
5 0 ' 102' 32'
25' 19'
22' 2 8 ' 102' 28'
40'
5'
50' 102'
107' 6' 24'
50'
50' 104' 25'
23' 20'
5 4 ' 8'106'
6'
22'
51' 22'
117'
21'
7 8 '
110'

1.47 AC

1.00 AC

0.31 AC

5.73 AC

LOT 'F'

0.51 AC

OPEN SPACE

LOT 'G'

0.90 AC

OPEN SPACE

LOT 'O'

4.40 AC

OPEN SPACE

LOT 'P'

1.14 AC

OPEN SPACE
4'

LOT 'H'

1.25 AC

OPEN SPACE
47'
4 9 ' 19 3 ' 111' 16 0 ' 48' 2 5 ' 2 4 5 ' 3 7 '
2 41' 67' 13 4 ' 48' 55'
18' 6 5 ' 35'
1,163' 4 2 '
1,462' 55'
18 '
87'
8'
53' 53' 160'
4 '
4 3 ' 150' 683' 330' EXISTING SCE EASEMENT 100' EXISTING SCE EASEMENT 57'
59'
82'
90'
87'
55'
120'
75'
58'
PI
2756.89
2748.76
2751.06
2753.36
2747.78
LP 2749.17 2750.32 2752.10 2753.46
2754.46
2754.30
2755.45 2756.45 2757.45
PI
2761.22

1.00%
PI
2755.63 2752.46 2751.46 2749.46 2750.46 2748.462753.20

1.00%
2754.51

1.00% 2%
2755.21
2755.62 4.00%
2758.94

1.00% 2760.45 2757.63 2758.45 2759.45 2756.33
PI 1.00%
2755.18 2761.45 2761.60 2762.08
2747.43
2748.91

2.30%
2752.09

3.80%
2755.66
2758.66
PI
2736.26
2733.06
PI
2729.82

3.00%

5.00%
2735.18
2740.88
2749.39
2743.39
2737.53
2733.83
2730.80
2726.50
2721.50
2716.50
2712.18
2711.50
2706.50 5.00%
2701.50
PI
2696.50 STREET "D"

HOME ROAD
STREET "E"
STREET "C"
N 89°48'20" W 2286' N 0°13'14" E 310'
N 89°46'46" W 32' N 0°13'14" E 318'
Δ
=3°29'22" R
=1512.00' L=10120.52'
N 89°41'50" W 2'
Δ
=12° 4
7'2
9" R
=1514.0
0' L
=1012

0.5 2'
N 22°45'15" W 32'
N 19°23'23" E 70'
N 59°08'33" E 32'
N 20°57'26" E 116'
Δ
=
7°59'2
R=1454.0
L
=10120.52
56'
28' 28'
18' 10'
18' 10' 56' 28' 28'18' 10' 18' 10' 56' 28' 28'18' 10' 18' 10' 56'
28' 28'
10' 18' 18'
38' 30'
68'
119'
52'
38' 14'
12' 32'
52'
16'
104'
52'
32' 12'

HIGHLAND
30'
62'
108'
32'
32'
46'
14'
PHASE 4A-1 / TENTATIVE TRACT NO. 39262
P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-05.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:04:55 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 09:35:44 AM Author:---- Last Edit: 05.22.2025 11:55:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
P.A.'s 50A, 74
6&$/(1 60

( IN FEET )
1 inch = ft. 60

GRAPHIC SCALE
60 0 30 60 120 240 SEE SHEET NO. 6
5 SEE SHEET NO. 7

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED BY:

PREPARED FOR:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400
783
2875
2890
2810
2810
2815
2815
2820
2820
2825
2825
2830
2830
2835
2835
2840 2840
2850
2845
2855
2855
2860
2860
2865
2710
2715
2720
2725
2730
2740
0 2770 2775
2775
80 2780
2785
2785
2790
2790
2795
2800
2800
2805
2805
PA 75
2885
2735
2730
2755
2750
2745
PA 75
PA 74
PA 50A
2745
2750
2740
2750 2745
2755
2755
2755
2740
2753
2752
2745
2750
2740
2750
2755
2760
2740
2745
2740
2739
2738
2745
2750
2755
2750
2745 2765 2770
2775
2760
2765
2770
2780 2785
2770
2775
2780
2785 2770
2775 2780
2775
2780
2785
2790 2785 2790 2795

W X W X W X W X

W X W X
W X
W X

W X W X W X W X

W X W X W X

W X W X W X W X
W X
SS
SS
SS
SS
SS

SS SS SS SS
SS
SS
SS SS
W
W W
W W
W
W
W
W
W
W
SS

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

E X E X
E X

E X FO X E X FO X FO X
FO X
FO X
FO X
FO X

FO X FO X FO X
109
2755.3
110
2755.8
111
2756.2
112
2756.7
113
2757.3
114
2758.8
115
2760.9
116
2763.0 117
2773.7
118
2776.7
119
2779.2
120
2781.0
121
2782.1
122
2783.0
123
2784.4
124
2786.6
125
2756.3
126
2755.7
127
2755.0
146
2762.2
147
2762.8
148
2763.4
174
2782.7
175
2784.6
176
2786.6
177
2788.5
178
2790.4
179
2792.4
180
2794.1
181
2795.8
2 8 ' 22'
55' 101'
5 5 '
56' 104'
12 ' 30'
9'
51' 106'
108'
3 8 ' 11'
99' 4 5 '
28' 4' 31' 83'
70'
13' 114' 16' 43' 26' 18 ' 56'
126' 6' 29' 51'
8 4 ' 46' 21' 50'
130' 23' 68'
5 7 ' 119'
61' 9'
5 6 '
61' 8'
6 ' 4 8 '
60'
5'
7 ' 41' 6 '
60'
4'
5 3 ' 105'
30'
2 3 ' 42'
10'
5 3 ' 139'
2 0 ' 61'
27' 4'
15'
41'
16 '
131' 23'
60'
19'
5 4 ' 9 '
174'
10'
81' 15'
6 3 ' 30' 96' 17' 20' 32'
5' 61' 113' 17' 114'
5 4 '
53' 105'
5 4 '
53' 104'
21'
6 2 '
60' 87' 102'
46'
50'
6' 102'
50'
6' 101'
48' 50' 51'
5' 101'
58'
5' 88'
19'
149
150 2780.8
2776.1
151
2771.8
152
2767.6
153
2765.0
154
2763.7
155
2763.2
156
2762.7
157
2762.2
5 4 '
8 8 ' 35'
8 2 ' 8 6 '
32' 2'
7 5 ' 104' 38'
7 4 ' 101' 43'
1'
40' 2 5 '
6' 101'
56'
6' 101'
3'
2 2 ' 32'
6' 101'
5 0 ' 156' 46'
5 0 ' 107' 47'
5 0 ' 106' 102' 44' 107' 102'

0.31 AC

LOT 'L'

0.01 AC

OPEN SPACE

LOT 'O'

4.40 AC

OPEN SPACE

LOT 'N'

1.03 AC

OPEN SPACE

LOT 'J'

0.70 AC

OPEN SPACE

LOT 'H'

1.25 AC

OPEN SPACE

LOT 'I'

0.32 AC

OPEN SPACE
47'
4 ' 7 ' 15 ' 23'
2,214' 63'
412' 13'
275'
1,163'
16 ' 4 0 ' 21' 23'
75'
2 6 ' 122'
2 6 ' 8' 11' 8'
2 6 ' 51'
93'
53'
3 3 ' 2'138' 4 9 ' 18 ' 6 ' 4'
18 ' 15 ' 7 ' 2 6 ' 6'
2 3 ' 4' 81' 252'
185' 58' 4' 15 ' 58'
76'
62'
127' 8' 132'
11'
51'
51'
18'
12 6 ' 34'
7 2 ' 51'
2 ' 3 7 '
111'
114'
113'
61' 14 '
10'
186'
132'
127' 125' 164' 160'
63' 68' 12'
4 3 '

LOT 'Q'

4.47 AC

DETENTION BASIN /

DRAINAGE CHANNEL
14'
150' 8 '
7 8 ' 2 8 '
89'
106'
90'
75'
87'
58' 2753.46
2754.46
PI
2761.22
PI
2755.63 2753.20
2754.51 1.00% 2%
2755.21
2755.62 4.00%
2758.94

1.00% 2760.45 2761.45 PI 2761.60 2762.08 2762.455.45% 2764.89 2767.91 PI 2777.03 2773.36
2778.83
2778.18
2791.40
2781.80

3.60%
2785.38
PI 2785.40 STREET "D"
STREET "E"
N 89°48'20" W 2286'
N 7°54'23" W 568'
N 67°12'23" W 239'
N 89°48'23" W 335' N 0°11'37" E 252'
N 89°48'23" W 89' N 0°11'37" E 50'
N 89°48'23" W 275'
N 0°11'37" E 13'
N 89°48'23" W 412' N 3°54'37" E 63'
56'
28' 28'
10' 18' 18' 10' 56' 28' 28'18' 10' 18' 10'
56' 28'
28'
18' 10'
18' 10' 330' EXISTING SCE EASEMENT 100' EXISTING SCE EASEMENT SEE SHEET NO. 5 6 SEE SHEET NO. 7
PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-05.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:14:32 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 09:35:44 AM Author:---- Last Edit: 05.22.2025 11:55:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 6&$/(1 60

( IN FEET )
1 inch = ft. 60

GRAPHIC SCALE
60 0 30 60 120 240
P.A.'s 50A, 74 & 75
784
2820 2825
2830
2835
2825
2835
2830
2820
2815
2810
2840
2825
2820
2815
2810
2805
2830
2825
2820
2835
PA 51
PA 50A
2810
2810
2810
2815
2815
2820
2820
2825
2830
2760
2770
2775
2780
2780
2785
2785
2790
2790
2790
2795
2795
2800
2800
2800
2805
2805
2935
2940
2880
2885
2890
2895
2900
2905
2915
2925
2810
2815
2820
2820
2825
2825
2830
2830
2835
2835 2835
2840
2845
2850
2855
2855
2860
2860
2865
2865
2870
2870
2795
2800
2805
2805
2880
2885
2895
PA 75
2860
2865
2840
2839
2838
2841
2842
2846
2847
2848
2849
PA 50A
2775
2770
2770
2775
2775
2780
2780
2785
2785
2790
2815
2820
2830
2835
2835
2840
2845
2840
2860
2845
2850
2855
2860
2855
2850
2825
2845
2850
2840
2815
2820
2830
2835
2835
2840
2845
2840
2860
2845
2850
2855
2860
2855
2850
2825
2845
2850
2840
2820
2795
2790
2800
2805
2825 2820
2830
2835
2830
2835
2805
2810
2815
2825
2830
2810 2815
2820
2830
2810
2830
2835
2840
2780
2775
2780
2790
2785
2785
2795
2800
2790
2795
2800
2810
2815
2795
2800
2805
2840
2825 2825
2820
2825
2830
2760
2765
2755
2770
2760
2765
2775
2760
2765
2770
2780
2785
2770
2775
2780
2785
2785
2795
2800
2805
2800
2805
2810
2805
2810
2810
2815
2805
2790
2775
2835
2820
2825
2785
2790
2805
2810
2830
2835
2840
2774
2773
2772
2771
2785
2790
2795
2800 2820 281528102805 2820 2815 2810 2790 2795 2800 2805 2810 2795 2800 2805 2810 2815 2780 2790 2785 2785 2790 2795 2780 2775 2770
2830
2835
2825
2830
2827 2827
W
W
W
W W
SS
W W
SS
NPW
NPW
SS
SS
SS
W
W
W
SS
W
W
W
SS
SS
W
SS
SS
NPW
SS SS
W X
SD
SD
SD
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
NPW
W

NPW NPW
SS
SS
W
W
W

W W W W W W
W

W SS SS

W W W W W W W

SS SS SS SS SS SS SS SS
SS
SS SS
SS

SS SS SS
SS
SS
SS
SS SS
W
W
W
W
SS
SS
W
W
W
W W
W W

W SS SS
W
W
W
W
W
W
SS
SS
SS
SS

SS SS SS SS SS SS

NPW NPW NPW NPW
NPW
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
W
W
W
W
SS
SS
NPW
W
NPW
W
NPW
NPW
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
SS
SS
SS
SS
SS SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
W
W
W
W W
SS
W W
SS
NPW
NPW
SS
SS
SS
W
W
W
SS
W
W
W
SS
SS
W
SS
SS
NPW
SS SS
1 2781.4
2 2784.7
3 2787.9
4 2791.2
5 2794.5
6 2797.7
7 2800.7
8 2802.0
9 2803.0
10 2804.8
11 2806.7
12 2808.7
13 2810.6
14 2812.4
15 2814.2
16 2816.0
17 2817.7
18 2819.5
19 2820.9
20 2822.1
21 2822.3
22 2822.3
23 2821.8
24 2820.9
25 2819.8
26 2818.6
27 2822.0
28 2827.0
29 2830.4
30 2833.2
31 2835.6
32 2838.9
33 2842.1
34 2844.1
35 2845.0
38 2844.7
39 2843.9
40 2842.8
41 2841.4
42 2839.5
43 2837.3
44 2835.0
45 2832.5
46 2829.5
47 2826.4
48 2823.3
49 2820.2
50 51 2817.0
2816.8
52 2817.4
53 2817.2
54 2815.7
55 2813.2
56 2810.7
57 2808.1
58 2805.6
59 2803.0
60 2800.5
61 2797.9
62 2795.4
63 2792.8
64 2788.6
65 2791.2
66 2793.7
67 2796.3
68 2798.8
69 2801.3
70 2803.9
71 2806.4
72 2809.0
73 2811.5
74 2814.6
75 2821.7
76 2819.5
77 2817.8
78 2816.0
79 2814.2
80 2812.5
81 2810.7
82 2809.0
83 2807.2
84 2805.5
58'
14'
103'
68'
54'
113'
54'
55'
113'
55'
55'
113'
55'
54'
113' 46'
9 ' 8 '
54'
113' 4 6 ' 3 '
51'
115' 7 ' 41'
6 7 ' 62'
110' 4 7 '
66' 2 0 ' 61' 130'
5 2 '
52'
10 ' 41' 6'
4 5 ' 6'
14 ' 4 3 '
44'
7'
5 7 '
52'
4 4 ' 12'
41' 11'
52'
5 2 '
52'
34' 18 '
52'
52'
52'
12' 40'
44' 8'
51'
19 ' 12 ' 19'
34'
13 ' 8 5 '
22' 2 8 '
133'
37' 24' 11'
5 0 '
146'
33'
14'
3 8 ' 12' 101' 30'
38'
47' 29' 14 ' 132'
35'
3 9 ' 8' 127' 50'
121' 24'
10' 19' 64'
21'
8 7 ' 15'
50'
13' 23'
6 4 ' 35' 22'
8 6 ' 47'
116' 7 7 '
9' 28'
2' 47' 54'
7'
112' 53'
112' 55'
10'
113' 18' 5 3 '
112'
7 4 '
120'
6 ' 30'
8' 40'
11' 2 9 ' 16' 120'
49'
4 6 ' 3'
113'
38'
9 '
115'
46'
6 ' 41'
153'
61'
153'
5 0 '
153' 44'
2 4 '
153'
51'
153'
6 9 '
5 2 ' 119' 31'
1' 7 0 '
119' 31' 58'
150' 34' 18 ' 53'
150' 53' 53'
150' 53' 40' 14 '
150' 58'
5 4 '
156' 2 0 ' 52'
5 4 '
154'
4' 5 0 '
5 4 '
153' 63'
11'
9'
10 ' 4 7 '
162'
18'
51'
19'
22'
35'
5 2 '
7 2 '
7 5 '
44'
110'
39' 13 '
46'
51'
47'
5'
53'
47'
8'
53'
47' 7'
53'
47' 8'
53'
47' 7'
53'
47' 8'
53'
47' 7'
53'
49' 7'
53'
47' 7'
54' 113'
48' 8'
17 ' 122'
22'
8 4 ' 4'
31'
29'
53' 27'
53' 26'
53' 24'
53' 23'
53' 21'
53' 20'
53' 18'
53' 16'
54' 57' 21' 122'
31'
5 6 '
69' 10'8 5 '
9 ' 43'
48' 7'
52'
48' 5'
52'
48' 6'
52'
48' 6'
52'
48' 5'
4 0 12' '
51' 6'
5 2 '
52' 5'
5 2 '
51' 6'
6 2 ' 31'
8 0 ' 28' 75' 5'
85 2770.6
86 2767.1
87 2764.9
88 2762.8
89 2760.7
90 2758.8
123
2784.4
124
2786.6
167
2767.8
168
2769.8
169
2772.0
170
2774.5
171
2777.0
172
2778.8
173
2780.8
174
2782.7
175
2784.6
176
2786.6
177
2788.5
178
2790.4
179
2792.4
180
2794.1
181
2795.8
182
2795.8
183
2794.3
184
2792.4
185
2790.5
186
2788.6
187
2786.6
188
2784.7
189
2782.8
190
2780.8
191
2778.9
192
2777.0
193
2775.2
14'
46'
118' 13 ' 46'
58'
116'
58'
55'
115'
55'
55'
113'
55'
55'
112'
55'
55'
10'
27' 4'
15' 23'
60'
19'
5 4 ' 9 '
174'
10'
21' 6 4 ' 94'
74'
6 0 '
75'
64'
58'
7'
112'
2 7 ' 40'
55'
8' 112'
3 3 ' 34'
55'
6' 112'
55'
50'
7' 105'
55'
50'
6' 102'
55'
46'
50'
6' 102'
55'
50'
6' 101'
55'
48'
55' 55'
50'
54'
51'
5' 101'
13' 41'
58'
5'
40' 20' 2 4 '
88'
19'
75'
25'
15 ' 40'
20' 13 0 '
55'
12' 4 3 '
11' 40'
55'
7' 39'
55' 47'
8' 41'
55' 46'
6' 43'
55' 45'
45'
55' 44'
2'
55' 42'
55' 36'19 ' 36' 55'
37' 34' 124'
6' 4 9 '
5 4 ' 8
8 6 '
32' 2' 104' 38' 101' 43'
1'
6' 101'
6' 101'
3'
6' 101' 46' 47' 102' 44'
45' 102'
5' 44' 105' 38'6'
37' 112' 36'
18' 30' 112' 32'
25' 19'
112' 28'
40'
5'
107' 6'
107' 24'
50' 25'
23' 20'
6' 105'
22'
51' 22'

0.11 AC

0.88 AC

0.59 AC

0.85 AC

0.32 AC

1.17 AC

LOT 'B'

0.01 AC

OPEN SPACE

LOT 'S'

1.19 AC
PARK

0.20 AC

1.13 AC

1.12 AC

0.91 AC

LOT 'C'

0.06 AC

OPEN SPACE
2 6 ' 10 ' 23'
108'
10'
21'
25' 3 9 '

1.24 AC

LOT 'D'

0.10 AC

OPEN SPACE

LOT 'E'

0.41 AC

OPEN SPACE

LOT 'L'

0.01 AC

OPEN SPACE

LOT 'M'

0.08 AC

OPEN SPACE
4'

LOT 'K'

0.05 AC

OPEN SPACE

LOT 'R'

1.59 AC

POTABLE WATER RESERVOIR /

BOOSTER STATION
47'
49' 23' 9 ' 2 6 ' 3 9 ' 24' 21'
20'
43'
101
37' 20' ' 88'
156' 14 ' 21'
10 3 ' 98' 5'
20'
124' 53' 107'
110'
125'
147'
25'
50'
4 3 ' 15'
10'
37' 24'
24'
148'
125'
111' 107'
124'
12 8 ' 8 5' 9 ' 7'
25'
525' 25'
442'
361'
25' 38'
234' 19 3 '
4 ' 7 ' 15 '
6 3 ' 13'
7 6 ' 2 8 7 ' 2 7 7 '
132'
11'
137' 10 0 ' 177' 4 4 ' 7 4 ' 70'
10'120'
10' 85' 12 3 ' 3'
8'
5 ' 78'
10'
16 3 ' 275' 6 9 ' 4 2 ' 177' 112 ' 148'
51'
4 ' 75'
39' 36' 101' 107' 105' 103' 102' 101' 101' 100' 101'
119' 138' 144' 140' 133' 127' 126' 127' 136' 131' 129' 113' 113' 113' 113' 113' 113' 116' 113' 113' 113' 113' 124' 123' 122' 120' 119' 116' 114' 115' 113' 117' 13' 39' 9' 43' 5' 46' 3' 45' 4' 44' 5' 43' 6' 42' 7' 8' 40' 61' 10'
186' 119' 155' 121' 123' 124' 125' 126' 127' 177' 180' 177' 52'
47'
46'
3 9 '
47'
9'
6'
47'
116'
12'
10'

LOT 'A'

0.09 AC

OPEN SPACE
61'
59'
55'
51'
75'
98'
83'
95'
83'
58'
56'
63'
62'
80'
66'
86'
63'
63'
63'
66'
86'
53' 59'
89' 75'
105'
76'
85'
PI
2756.89

3.20%
PI 2765.01 3.52%
PI
2767.33

2.00%
2862.46 2764.832768.35 2771.87
2766.04
2765.50
2763.86
2764.192768.12 2771.77 2774.03
2766.31 2818.17 2919.85
2820.22 2804.57 2807.97
2801.04 PI 2800.56
2795.64
2798.42 3.89%
PI
2815.90 HP 2816.60 2785.07
2782.40 2789.87 2794.67 2799.47 2804.27 2809.07 2813.79 2792.45
2840.72
2837.07
2832.62
2827.40
2789.64
2783.64

6.00%
2%

2.00%
PI 2770.28 PI 2767.40
2771.64 2811.37 2814.77 2801.73
2819.03 2817.56

3.40%
PI

4.45%
2818.20
2816.66 2.37%
2821.13 HP

4.80%

2.00%
2813.78 2814.45
2815.51 2815.06 2786.78 PI

4.80%
2813.62

3.19% PI 2783.73

3.37% 6.00%

6.00%
2834.84
2830.36

3.40%

6.00% 2808.59
2792.99 PI 2775.39 2778.91 2782.43 2785.95 2789.47

3.52%
2793.06 2791.17

3.52%
2825.64
2808.16
2821.40
2812.25
2815.40
2809.40
2803.40
2797.40
2794.80
2791.40

6.00%
2785.38
PI 2785.40

3.80%
2758.66
2777.64

4.00%
2808.36
2802.02
2802.36

6.00%
2796.36

6.00%
2790.36
2784.36

6.00%
PI
2770.35
2778.36
2772.40
2768.36
2%

2.00% 2766.20 GB2766.84

3.00%2766.20 GB
2%
PI
2763.33

6.00%
2765.36
2761.34
2755.39
2752.71
2749.39
2810.86 2815.86 2820.86
2825.86
2830.86
2835.86

5.00%
2805.82 PI

3.93% 2830.42 2818.88
2824.15 2813.532810.61
2743.19

5.00%
2840.87 PI 2838.68
2842.87

2.00%

2.50%
PI
2839.71
2806.05 PI 2803.682.00%
2843.87 HP
STREET "G"
STREET "I"
STREET "J" STREET "B" STREET "K"

HIGHLAND HOME ROAD
"F" STREET
"A"
STREET "B"
STREET STREET "H"
Δ=
7°59'26" R
=1454.0 ' L
=10120.52' N 12°58'00" E 227'
N 32°02'00" W 30'
N 12°58'00" E 92'
N 57°58'00" E 30'
N 12°58'00" E 518'
N 27°03'49" W 33'
N 12°58'00" E 70'
N 52°59'49" E 33' L1
L2
C1
L3
C2 L4 C3
L5
C4
C5
L6
C6
L7
N 21°03'23" W 342' N 1°28'23" W 388'
N 11°51'37" E 330'
N 7°54'23" W 568'
18' 18' 10'
10'
56'
28' 28'
18' 10'
18' 10' 56' 28' 28' 18' 10' 18' 10' 56' 28' 28'18' 10' 18' 10' 56' 28' 28'18' 10' 18' 10' 56' 28'
28'
18' 10'
18' 10'
56'
28'
28' 18'
10'
18'
10'
28' 28'
56'
56'
28' 28'
18' 18' 10' 10'
108'
62'
32' 30'
32'
46'
14'
108'
62'
32' 30'
32'
46'
14'
108' 46'
0' RW

2.3' RW
0' RW

1.6' RW

LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11

BEARING
S 1°39'24" W
N 77°02'00" W
N 82°49'24" E
N 86°02'03" W
N 83°54'11" E
N 52°20'40" E
N 68°07'57" E
N 7°14'50" W
N 59°19'25" E
N 63°46'46" E
N 68°56'37" E

DISTANCE
25'
38'
76'
107'
125'
50'
62'
18'
156'
54'
63'

CURVE TABLE
CURVE #
C1
C2
C3
C4
C5
C6
C7
C8
DELTA
20°08'36"
11°08'33"
10°03'46"
12°24'29"
19°09'03"
50°30'39"
34°43'22"
14°37'14"
RADIUS
290.00'
328.00'
572.00'
572.00'
100.00'

48.00'

25.00'

70.00'
LENGTH
101.95'

63.79'
100.46'
123.87'

33.42'

42.32'

15.15'

17.86'

TANGENT

51.51'

31.99'

50.36'

62.18'

16.87'

22.64'

7.82'

8.98'
7 SEE SHEET NO. 8
PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-05.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:06:19 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 09:35:44 AM Author:---- Last Edit: 05.22.2025 11:55:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 6&$/(1 60

( IN FEET )
1 inch = ft. 60

GRAPHIC SCALE
60 0 30 60 120 240
SEE SHEET NO. 6
SEE SHEET NO. 5
P.A.'s 50A, 51 & 75
785
2820
2825
2830
2875
2875
2880
2885
2890
2895
2810
2810
2815
2820
2820
2825
2825
2825
2830
2830
2830
2835
2835
2835
2840
2840
2840
2845
2845
2845
2845
2850
2850
2850
2850
2855
2855
2855
2860
2860
2860
2865
2865
2870
2870
2880
2880
2885
2895
2935
2935
2935
2935
2940
2940
2940
2940
2945
2945
2945
2945
2950
2950
2950
2950
2955
2955
2955
2955
2955
2960
2960
2960
2960
2965
2965
2965
2965
2965
2970
2970
2970
2970
2970
2975
2975
2975
2980
2980
2980
2980
2985
2985
2985
2990
2990
2990
2995
2995
2995
3000
3005
3005
3010
3015
3025
2875
2875
2875
2880
2880
2880
2885
2885
2885
2885
2890
2890
2890
2895
2895
2895
2900 2900
2900 2900
2905
2905
2905
2905
2910
2910
2910
2910
2915
2915
2915
2915
2920 2920
2920
2925
2925
2925
2925
2930
2930
2930
2930
2835
2840
2845
2850
2855
2855
2860
2860
2865
2865
2865
2870
2870
2870
2880
2880
2880
2885
2885
2885
2885
2890
2890
2890
2890
2890
2895
2895
2895
2895
3035
3030
2869
2868
2867
2866
2871
2872
2840
2835
2830
2825
2820 2815
2845
2850
2855
2840
2835
2855
2850
2845
2840
2835
2830
2825
2820
2805
2810
2815
2820
2810
2805
2860 2799 2800 2801
2800
2805
2810
2820 2815 2810
2800
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
3:1
2805
2860
2855
2850
2850
2855
2860
2865
2860
2855
2850
2850
2855
2860
2865
2845
2841
2842
2843
2870
2865
2860
2855
2850
2845
2840
2835
2830
2825
2840
2835
2830
2829
2828
2827
2826
2825
2824
2823
2822
2821
2820
2819
2830
2835
2825
2830 2825
2820 2827
2827 2827
2827
2830
2835
2840
2845
2850
2860
2865
2855
2820
2860
2825
2827
2830
2835
2840
2845
2850
2855
2845
2850
2855
2860
2865
2870
2875
2870
2865
2865
2870
2869
2868
2867
2866
2871
2872
2873
2868
2867
2866
2865
2864
2863
2862
2861 2874
2860
2862
2860
2862 2860
2858
2857
2859
2841
2861
2862
2860
2875 2870 2865
2865
2862
2870
2875
2880
2885
2865
2870
2875
2880
2885
2890
2865
2862
2870
2875
2880
2860 2840
2845 2850 2855
2860 2855
2895
2905
2900
2895
2905
2900
2905
2900
2910
2910
2905
2905
2900
SS SS
W

SS SS SS
W
W
SS
W
W
W
NPW
NPW
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS SS
W

SS SS SS
W
W
SS
36 2845.4
37 2845.1
38 2844.7
39 49' 54'
156'
18' 4 7 '
125'
51'
4 6 ' 3'
113'
48'
47'
38'
115'
46'
47'
61'

0.11 AC
78'
10'
171'
33'
249'
51'
47'
52'
2808.36

6.00%
2821.21
2820.36
2814.36
2743.19
2840.87
2842.87

2.00%
2843.87 HP

HIGHLAND

HOME ROAD
N 52°59'49" E 33'
N 12°58'00" E 260'
N 77°02'00" W 108'
N 12°58'00" E 260'
L6
C6
C7
L7
C8
L8
L9
L10
L11
N 21°03'23" W 342'
108'
62'
32' 30'
32'
46'
14'

LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11

BEARING
S 1°39'24" W
N 77°02'00" W
N 82°49'24" E
N 86°02'03" W
N 83°54'11" E
N 52°20'40" E
N 68°07'57" E
N 7°14'50" W
N 59°19'25" E
N 63°46'46" E
N 68°56'37" E

DISTANCE
25'
38'
76'
107'
125'
50'
62'
18'
156'
54'
63'

CURVE TABLE
CURVE #
C1
C2
C3
C4
C5
C6
C7
C8
DELTA
20°08'36"
11°08'33"
10°03'46"
12°24'29"
19°09'03"
50°30'39"
34°43'22"
14°37'14"
RADIUS
290.00'
328.00'
572.00'
572.00'
100.00'

48.00'

25.00'

70.00'
LENGTH
101.95'

63.79'
100.46'
123.87'

33.42'

42.32'

15.15'

17.86'

TANGENT

51.51'

31.99'

50.36'

62.18'

16.87'

22.64'

7.82'

8.98'
PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-05.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:16:54 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 09:35:44 AM Author:---- Last Edit: 05.22.2025 11:55:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 6&$/(1 

( IN FEET )
1 inch = ft. 60

GRAPHIC SCALE
60 0 30 60 120 240
8 SEE SHEET NO. 9
SEE SHEET NO. 7
P.A.'s 51 75
786
2935
2935
2940
2940
2945
2875
2875
2880
2880
2880
2885
2885
2885
2890
2890
2890
2895
2895
2895
2895
2900
2900
2900
2900
2905
2905
2905
2905
2905
2910
2910
2910
2910
2910
2915
2915
2915
2915
2915
2920
2920
2920 2920
2925
2925
2925
2930
2930
2930
2845
2855
2855
2860
2860
2865
2865
2870
2870
2880 2880
2885
2885
2885
2890
2890
2890
2895
2895
2895
2895
2935
2935
2935
2940
2940
2945
2945
2945
2950
2950
2950
2950
2955
2955
2955
2955
2960
2960
2960
2960
2960
2965
2965
2965
2965
2970
2970
2970
2970
2970
2975
2975
2975
2975
2980
2980
2980
2980
2985
2985
2985
2985
2990
2990
2990
2990
2995
2995
2995
2995
3000
3000
3005
3005
3005 3005
3010
3010
3010
3015
3015
3020
3020
3025
3025
2915
2920 2925
2925
2930
2930
3025
3025
3025
3030
3030
3035
3030
3030
3045
3050 3055
2875
2840 2850
2880
2885
2890
2895
PA 75
2860
2895
2900
2905
2910
2915
2920
2925
2895
2900
2905
2910
2915
2920
2910
2905
2900
2895
2892
2891
2890
2889
2894
2895
2900
2905
2910 2915
2893
2894
2893
2894
2894
2890
2900
2895
2890
2885
2880
2875
2875
2875
2875
2880
2885
2910
2900
2905 2895 2895
2895
2895
2925
2920
2915
2910
2905
2910
2915
2920
2925
2930
2905
2915 2920
2920 2920 2910 2915 2920
2920
2875 2870 2865
2875 2870 2865
2890
2894
2895
2895
2890
2885
2870
2875
2895
2890
2895
2890
2900
2900
2900
2895
W
W
W
W
W
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
149.95' 112.56'

29.94'

42.06' 164.52' 32.81'
158.97'

77.37' 10.00'

21.00' 10.00' 88.72'
PHASE 4A-1 / TENTATIVE TRACT NO. 39262

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
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET
PREPARED FOR:

P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-05.dwg
Plot Scale: 1" = 1" Dwg Scale: 1' = 60'
Plot Date: 05.22.2025 12:21:32 PM By: ssandoval
MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262
Created: 05.22.2025 09:35:44 AM Author:---- Last Edit: 05.22.2025 11:55:21 AM By: Ssandoval

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
ATWELL
SHEET OF 11
PREPARED BY:
1250 Corona Pointe Court
Suite 600
Corona, CA 92879
(951) 428-4400 SCALE 1"=60'
( IN FEET )
1 inch = ft. 60

GRAPHIC SCALE
60 0 30 60 120 240
9 SEE SHEET NO. 8
P.A.'s 75
787
2745 2750 2740
27502745
2755 2755 2755 2740 2753 2752 2745 2750 2740 2750 2755 2760 2740 2745 2740 2739 2738 2745 2750 2755 2750 2745 2675 2675 2675 2695 2690 2685 2690
2685 2695 2690 2685 2680 2695 2690 2685 2695 2690 2685 2690 2685 2690 2685 2690 2685 2675 2680 2680 2675 2675
2675 2665 2665
2680 2696 2697 2695 2694 2695 2692 2690 2691 2693 2720 2725 2720 2730 2725 2735 2730 2740 2735 2745 2740 2735 2750 2755 2750 2745 2765 2775 2750 2749 2748 2747 2746 2735 2740 2755 2760 2760 2765 2765 2770 2770 2775 2775 2780 2780 2785 2785 2790 2750 2755 2745 2704 2710 2705 2705 2710 2715 10' 15 32' 16 10' 10'
33'
40'
330' 8
100'7A 8D 13 14 17 19 32.5' 19
4' 19 19 15 20 20.5' 20 21 21 22 20' 22 23 23 CD PHASE 4A-1 / TENTATIVE TRACT NO. 39262 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 (949) 251-8821 5 PETERS CANYON ROAD SUITE 305 IRVINE, CA 92606 WWW.MDSCONSULTING.NET PREPARED FOR: P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-10.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 05.22.2025 12:07:39 PM By: ssandoval MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262 Created: 05.20.2025 07:00:19 PM Author:---- Last Edit: 05.20.2025 07:07:49 PM By: Station178 CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP ATWELL SHEET OF 11 PREPARED BY: 1250 Corona Pointe Court Suite 600 Corona, CA 92879 (951) 428-4400 10 ( IN FEET ) 1 inch = ft. 200 200 0 100 200 400 800 EASEMENT DISPOSITION MAP P.A.'s 50A, 51, 74 & 75 EXISTING EASEMENTS 5 AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 1, 1919 AS BOOK 8, PAGE 40 OF PATENTS. IN FAVOR OF: SOUTHERN SIERRAS POWER COMPANY AFFECTS: AS DESCRIBED THERIN 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 AFFECTS: LOTS 47 AND D 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 AFFECTS: LOTS 47 AND D TERMS, PROVISIONS, COVENANTS, RESTRICTIONS AND CONDITIONS CONTAINED IN A DOCUMENT EXECUTED PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT OF 1965 (WILLIAMSON ACT) AND RECORDED FEBRUARY 24, 1972 AS INSTRUMENT NO. 72-0023783 OF OFFICIAL RECORDS. THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES OF THE BEAUMONT REDEVELOPMENT PROJECT AREA, AS DISCLOSED BY THE DOCUMENT RECORDED DECEMBER 16, 1982 AS INSTRUMENT NO. 82-0217749 OF OFFICIAL RECORDS. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED NOVEMBER 12, 2002 AS INSTRUMENT NO. 2002-0655022 OF OFFICIAL RECORDS, WHICH PROVIDE THAT A VIOLATION THEREOF SHALL NOT DEFEAT OR RENDER INVALID THE LIEN OF ANY FIRST MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE, BUT DELETING ANY COVENANT, CONDITION, OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, GENETIC INFORMATION, GENDER, GENDER IDENTITY, GENDER EXPRESSION, SOURCE OF INCOME (AS DEFINED IN CALIFORNIA GOVERNMENT CODE § 12955(P)) OR ANCESTRY, TO THE EXTENT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS VIOLATION 42 U.S.C. § 3604(C) OR CALIFORNIA GOVERNMENT CODE § LAWFUL RESTRICTIONS UNDER STATE AND FEDERAL LAW ON THE AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS. AN EASEMENT FOR STORMWATER-FLOOD CONTROL FACILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 3, 2007 AS INSTRUMENT NO. 2007-0723899 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF BANNING, A CALIFORNIA MUNICIPAL CORPORATION AFFECTS: LOT 47. TO BE QUITCLAIMED. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "DEVELOPMENT AGREEMENT" RECORDED JULY 17, 2012 AS INSTRUMENT NO. 2012-0332888 OF OFFICIAL RECORDS. THE FOLLOWING MATTERS SHOWN OR DISCLOSED BY THE FILED OR RECORDED TRACT NO. 35967 REFERRED TO IN THE LEGAL DESCRIPTION: WE HEREBY RESERVE LOTS A THROUGH U, INCLUSIVE, AS SHOWN ON HEREON FOR ACCESS PURPOSES UNTO OURSELVES, OUR SUCCESSORS AND LOT OWNERS WITHIN TRACT NO. 35967. NOTE: NO DEVELOPMENT OR IMPROVEMENT OF ANY PORTION OF TRACT NO. 35967 SHALL BE PERMITTED UNTIL A SUBDIVISION MAP IS RECORDED IN ACCORDANCE WITH GOVERNMENT CODE SECTION 66411 ET AL FOR THE SUBDIVISION DESCRIBED IN THIS MAP. AN EASEMENT FOR WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JUNE 29, 2022 AS INSTRUMENT NO. 2022-0291500 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF BANNING, A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS AND ASSIGNS AFFECTS: LOTS 20, 24 AND 47. AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED OCTOBER 6, 2022 AS INSTRUMENT NO. 2022-0420336 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF BANNING, A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS AND ASSIGNS AFFECTS: LOTS 24 AND 47. 67A88A8B8C8D910A13 SOUTHERN CALIFORNIA EDISON CORRIDOR 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 AFFECTS: LOTS 20, 24 AND 47. TO BE QUITCLAIMED. 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 AFFECTS: LETTERED LOT D AN EASEMENT FOR PUBLIC WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JANUARY 5, 2023 AS INSTRUMENT NO. 2023-0003708 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF BANNING, A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS OR ASSIGNS AFFECTS: LOT 24. TO BE QUITCLAIMED. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "COOPERATIVE AGREEMENT" RECORDED APRIL 11, 2023 AS INSTRUMENT NO. 2023-0102190 OF OFFICIAL RECORDS. AN OFFER OF DEDICATION A NON-EXCLUSIVE EASEMENT FOR USE, REPAIR, RECONSTRUCTION, REMOVAL, INSPECTION, OPERATION AND MAINTENANCE OF FLOOD CONTROL FACILITIES INCLUDING BUT NOT LIMITED TO A BASIN, SPILLWAY, STORM DRAIN LINES E1, E2 AND C AND THEIR RESPECTIVE INLETS AND OUTLETS, INCLUDING INGRESS AND EGRESS THERETO AND INCIDENTAL PURPOSES, RECORDED MAY 1, 2023 AS INSTRUMENT NO. 2023-0123377 OF OFFICIAL RECORDS. TO: THE PUBLIC, ON BEHALF OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT. AFFECTS: LOTS 24 AND 47 AN OFFER OF DEDICATION FOR A NON-EXCLUSIVE ACCESS EASEMENT TO FLOOD CONTROL FACILITIES, INCLUDING, INCLUDING INGRESS AND EGRESS THERETO AND INCIDENTAL PURPOSES, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125032 OF OFFICIAL RECORDS. TO: THE PUBLIC, ON BEHALF OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT. AFFECTS: LOT 47 AN OFFER OF DEDICATION FOR A NON-EXCLUSIVE ACCESS EASEMENT TO FLOOD CONTROL FACILITIES, INCLUDING, INCLUDING INGRESS AND EGRESS THERETO AND INCIDENTAL PURPOSES, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125037 OF OFFICIAL RECORDS. TO: THE PUBLIC, ON BEHALF OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT. AFFECTS: LOT 47 AN OFFER OF DEDICATION FOR A NON-EXCLUSIVE EASEMENT USE, REPAIR, RECONSTRUCT, REMOVE, INSPECT, OPERATE AND MAINTAIN STORM DRAIN FACILITIES AND ALL APPURTENANT WORKS, FOR FLOOD CONTROL AND DRAINAGE PURPOSES, INCLUDING INGRESS AND EGRESS THERETO AND INCIDENTAL PURPOSES, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125049 OF OFFICIAL RECORDS. TO: THE PUBLIC, ON BEHALF OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT. AFFECTS: LOTS 24 AND 47 AN OFFER OF DEDICATION FOR A NON-EXCLUSIVE EASEMENT FOR THE USE, REPAIR, RECONSTRUCTION, REMOVAL, INSPECTION, OPERATION AND MAINTENANCE OF FLOOD CONTROL FACILITIES AND ALL APPURTENANT WORKS, INCLUDING INGRESS AND EGRESS THERETO AND INCIDENTAL PURPOSES, RECORDED MAY 3, 2023 AS INSTRUMENT NO. 2023-0126324 OF OFFICIAL RECORDS. TO: THE PUBLIC, ON BEHALF OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT. AFFECTS: LOTS 20 AND 47. TO BE QUITCLAIMED. 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. 151617181920212223 SEE SHT. NO. 11 14 CD 788
A PHASE 4A-1 / TENTATIVE TRACT NO. 39262 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 (949) 251-8821 5 PETERS CANYON ROAD SUITE 305 IRVINE, CA 92606 WWW.MDSCONSULTING.NET PREPARED FOR: P.A.'s 50A, 51, 74 & 75 PHASE 4A-1 - TENTATIVE TRACT MAP NO. 39262 MDS File: 89418-PA4A_1-TENT-11.dwg Plot Scale: 1" = 1" Dwg Scale: 1' = 60' Plot Date: 05.22.2025 12:17:55 PM By: ssandoval MDS Proj. Data: I:\89418\PLANNING\Plans\TTM 39262 Created: 05.20.2025 06:36:12 PM Author:---- Last Edit: 05.20.2025 06:46:11 PM By: Station178 CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP ATWELL SHEET OF 11 PREPARED BY: 1250 Corona Pointe Court Suite 600 Corona, CA 92879 (951) 428-4400 11 ( IN FEET ) 1 inch = ft. 200 200 0 100 200 400 800 EASEMENT DISPOSITION MAP P.A.'s 50A, 51, 74 & 75 EXISTING EASEMENTS A AN EASEMENT HAVING AN UNDISCLOSED WIDTH FOR OVERHEAD ELECTRIC PURPOSES IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, RECORDED APRIL 14, 1914 AS BOOK 392, PAGE 373, OF OFFICIAL RECORDS. SEE SHT. NO. 10 789
790
791
792
793
794
795
796
797
798
799
800
801
802
803
804
805
806
807
808
809
810
811
812
813
814
815
816
817
818
819
820
821
822
823
824
825
826
827
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. 39262 (PTN25-0005) Project Applicant: Tri Pointe Homes
Project Location (include county):

Tentative Tract Map No. 39262 (PTM25-0005), Planning Areas, 50A, 51, 74, 75, in the Low Density Residential (LDR) and Medium Density Residential (MDR) land use districts of the Butterfield Specific Plan (Atwell) APNs 408-580-053, -054, -055, -056, -063, -064 , City of Banning, Riverside County.

Project Description:

Tentative Tract Map No. 39262 (PTM25-0005), a proposal to subdivide 68.74-acres of land across four (4) Planning Areas, 50A, 51, 74, 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, a 1.19-acre lettered lot for a park, and two lettered lots for 16.53 acres of open space utilized for drainage basins and stormwater control.

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
828

AFFIDAVIT OF PUBLICATION
Record Gazette
218 N. Murray St., Banning, CA 92220
Proof of Publication
(2015.5 C.C.P.)
PHN PTM25-0005 TM39362
___________________________________________________
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 PTM25-0005 TM39362 | Page 1 of 2
December 26th, 2025
829
PHN PTM25-0005 TM39362 | Page 2 of 2
830
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.
831
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. 832
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.
833
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. 834
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. 835
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
836

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Lisa Rossi, Human Resources Director
Art Vela, Interim City Manager
MEETING DATE: January 13, 2026
SUBJECT: Consideration of Resolution 2026-07, Authorizing the Appointment of Retired Annuitant Kenneth Louie as Interim Finance Director RECOMMENDATION:

Adopt Resolution 2026-07.

BACKGROUND:

Since March 2025, the Finance Department has been in a critical transition period, requiring seasoned fiscal leadership to ensure long-term stability and operational excellence. Following her appointment at the March 25 City Council meeting, Michelle Green has leveraged her 30 years of expertise to provide vital oversight as Interim Finance Director.

However, as a CalPERS retired annuitant, Ms. Green is subject to a 960-hour annual limit. Given the department’s intensive workload, she is at the end of her eligible hours. Finance has also enlisted the aid of Bonnie Johnson who assumed the interim role as of December 22nd, 2025. However, Ms. Johnson has voiced her desire to remain on special projects within Finance as she feels this is where she can have the most impact. To prevent any disruption in our financial operations, it is now necessary to transition leadership to a new interim director, ensuring total continuity of service for the city.

In early December, the City identified and engaged Mr. Kenneth Louie to fill the vacant Finance Director position on an interim basis while the recruitment for a permanent appointment continues. Mr. Louie is a highly qualified CalPERS retiree with over 30 years of distinguished experience in city management and municipal fiscal operations.

It is anticipated that Mr. Louie will officially assume the role of Interim Finance Director on January 14th, 2026, and Ms. Johnson will resume her role as extra help assisting with Finance special projects.

Pursuant to Government Code section 21221(h), the City is permitted to make limited-term appointments of CalPERS retirees to temporary positions, provided they adhere to requirements regarding compensation, duration, and hour limitations. In accordance with these guidelines, Mr. Louie is restricted to an aggregate of 960 hours per fiscal year across all CalPERS contracting agencies. His appointment ensures that the Finance Department remains under expert leadership during this pivotal transition period.

Staff recommends that the City Council approve by resolution the limited-term appointment of Kenneth Louie as Interim Finance Director, while the city recruits for a permanent appointment. 837
JUSTIFICATION:

The resolution for Interim Vacant Retired Annuitant under Gov. Code section 21221(h), is for CalPERS retirees hired to work in a vacant position while the employer recruits for a permanent replacement, such as an interim city manager, interim police or fire chief, interim department head, or any other unique managerial or executive position. An open recruitment to fill the vacancy with a permanent replacement is required to appoint a retiree. A retiree can only be appointed once to a vacant position. A retiree must reinstate from retirement to be employed in any regular staff position which includes any permanent positions including full time, part time, seasonal, limited term, permanent intermittent, exempt from membership, or any other type of temporary or periodic regular staff position.

FISCAL IMPACT:

Mr. Louie would be paid an hourly rate of $111.4851 per hour, which is the hourly equivalent of the Finance Director position. He is not entitled to any additional compensation, benefits, vacation, or holidays.

ALTERNATIVES:

Do not adopt Resolution No. 2026-06 and provide staff alternate direction, which will lead to further shortages in the Finance Department.

BUDGETED?:

Yes
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. Resolution_2026- Kenneth Louie.docx

2. Louie_Kenneth_Final_Offer_of_Employment_01-14-26 rev01-08-26.doc 838
Resolution 2025-175

RESOLUTION 2026-07

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

APPOINTING KENNETH LOUIE AS AN INTERIM FINANCE DIRECTOR Government Code Section 21221(h)
WHEREAS, Government (Gov.) Code section 21221(h) of the Public Employees’ Retirement Law permits the governing body to appoint a CalPERS retiree to a vacant position requiring specialized skills during recruitment for a permanent appointment, and provides that such appointment will not subject the retired person to reinstatement from retirement or loss of benefits so long as it is a single appointment that does not exceed 960 hours in a fiscal year; and WHEREAS, the Banning City Council desires to appoint Kenneth Louie as an interim appointment retired annuitant to the vacant position of Finance Director for the City of Banning under Gov. Code section 21221(h), effective January 14th, 2026; and WHEREAS, the City Council, the City of Banning and Kenneth Louie that Kenneth Louie has not and will not receive a Golden Handshake or any other retirement-related incentive; and WHEREAS, an appointment under Gov. Code section 21221(h) requires the retiree is appointed into the interim appointment during recruitment for a permanent appointment; and

WHEREAS, the governing body has authorized the search for a permanent appointment as of and
WHEREAS, this Gov. Code section 21221(h) appointment shall only be made once and therefore will end on June 30th, 2026; and
WHEREAS, the entire employment agreement, contract or appointment document between Kenneth Louie and the City of Banning has been reviewed by this body and is attached herein; and
WHEREAS, the compensation paid to retirees cannot be less than the minimum nor exceed the maximum monthly base salary paid to other employees performing comparable duties, divided by 173.333 to equal the hourly rate; and WHEREAS, the maximum base salary for this position is $250,089.11 and the hourly equivalent is $120.24; the minimum base salary for this position is $184,857.17 and the hourly equivalent is $88.87; and
WHEREAS, the hourly rate paid to Kenneth Louie will be $111.4851; and WHEREAS, Kenneth Louie has not and will not receive any other benefit, incentive, compensation in lieu of benefit or other form of compensation in addition to this hourly pay rate; and
THEREFORE, BE IT RESOLVED THAT the City Council hereby certifies the nature of the employment of Kenneth Louie as described herein and detailed in the attached employment 839
Resolution 2025-175

agreement / contract / appointment document and that this appointment is necessary to fill the critically needed position of Finance Director for the City of Banning by January 14, 2026, because the need for management level support continues to exist while the Finance Director recruitment remains open.

SECTION 1. The City Council authorizes the City Manager, or designee, to make necessary budget adjustments, appropriations, and transfers related to this resolution.

SECTION 2. The City Clerk shall certify 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.

Mayor
City of Banning
ATTEST:

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

John Pinkey, City Attorney
SBEMP
840
Resolution 2025-175

CERTIFICATION:

I, Sandra Calderon, Acting Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025-175, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 9th day of December 2025 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Acting Deputy City Clerk
City of Banning, California
841
Resolution 2025-175

Exhibit A
Letter of Employment - Bonnie Johnson
842
City of Banning
Human Resources and Risk Management
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3155 or 3173 January 14, 2026
Subject: Final Offer of Employment – Interim Finance Director (Retired Annuitant) Dear Mr. Louie,
CalPERS allows retirees receiving a pension to return to work in a limited capacity as a Retired Annuitant. A retired annuitant is a CalPERS retiree, who works as an at-will employee of a CalPERS employer, with certain restrictions to avoid jeopardizing their retirement pension payments. Under Gov. Code section 21221, subdivision (h) (hereinafter “Gov. Code section 21221(h)”), a contracting agency is permitted to use a Retired Annuitant to fill a vacant position on an interim basis while recruiting for a permanent appointment. This appointment is being made as an emergency appointment to prevent a stoppage of public business.

Below is the position and pay information for this special assignment, as well as further rules and requirements for working as a retired annuitant.

Position: Retired Annuitant – Interim Finance Director
Salary Grade: D07, Step 10
Salary Range: $111.4851/hr.

Start Date: January 14, 2026
Report to: Art Vela, Interim City Manager
This position is an at-will, temporary position until tentatively June 30, 2026.

As a retired annuitant:
 You do not accrue service credit or any additional retirement benefits from employment.  You must have a Limited-Duration work period. You may not exceed 960 hours in a fiscal year (July 1 through June 30) for employment with all CalPERS employers combined. There are no exceptions to this limit. Your hours will reset each July 1st and you can work another 960 hours for the new fiscal year. Your employment should terminate when the limitedduration work you were hired to perform is completed.  You cannot be employed in any regular staff position such as “seasonal”, “permanent intermittent” or any other “temporary” position other than a retired annuitant position.  You also cannot receive any benefit, incentive, compensation in lieu of benefits, or other form of compensation in addition to the hourly pay rate. For example, longevity compensation, sick leave or vacation benefits cannot be provided to a retired annuitant.  You cannot be appointed as a retired annuitant if you received unemployment insurance payments for prior retired annuitant work for any CalPERS employer within 12 months prior to 843
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3155 or 3173 your appointment date. Upon accepting employment, you must certify in writing to the employer that you comply with this requirement.

We are excited to welcome you to the City of Banning. We do require your signature to indicate your acknowledgement of the retired annuitant requirements. Please feel free to contact Lisa Rossi via email at [email protected] or by telephone at (951) 922-3179 with any questions.

Sincerely,
Lisa Rossi
Human Resources Director
Art Vela
Interim City Manager
ACKNOWLEDGEMENT:

I HAVE READ AND UNDERSTAND THE CONTENTS OF THIS LETTER AND ACCEPT THIS POSITION WITH THE STIPULATIONS CONTAINED HEREIN.
_____________________________________________
Name (please print)
______________________________ ________________________ Signature Date
844

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Art Vela, Interim City Manager
MEETING DATE: January 13, 2026
SUBJECT: Evaluation of current City of Banning Planning Commissioners pursuant to Banning Municipal Code Section 2.28.020(C) and Section 6.4 (C) of the Manual of Procedural Guidelines for the Conduct of City Council and Constituent Body/Commission Meetings for the City of Banning.

RECOMMENDATION:

This item is being presented to the full City Council for the consideration and evaluation of all current City of Banning Planning Commissioners, in accordance with Banning Municipal Code (BMC) Section

2.28.020(C) and Section 6.4(C) of the Manual of Procedural Guidelines for the Conduct of City Council and Commission Meetings.

BACKGROUND:

City of Banning Planning Commissioners are appointed to the Planning Commission and serve a term of 4 years.

The BMC Section 2.28.020 (C) reads: “Members of the Planning Commission shall serve at the pleasure of the council and may be removed at any time by a majority vote of the entire council”. The Code of Conduct for council and commission meetings under Section 6.4 (C) reads in part: “Absent any other provision to the contrary, members of any non-City organization, or City Committees, boards or commissions may be removed by the council without cause by a majority vote of the whole Council body.

Any member of the City Council may place the question of such removal on the agenda." JUSTIFICATION:

This item was added to the "Future Agenda Items" and requested by the Mayor to be presented to the full City Council.

FISCAL IMPACT:

There is no fiscal impact.

ALTERNATIVES:

1. Provide feedback to the Commission and retain the services of each Commissioner.

2. Remove a commissioner with a majority vote of the entire council per the BMC Section 2.28.020 BUDGETED?:

No
CONTRACT/AGREEMENT:

No
845
ATTACHMENTS:

1. Manual of Procedural Guidelines 6.4.pdf

2. Banning Municipal Code Section 2.28.02 ( C ).pdf
846
847
848
849

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Arturo Vela, Interim City Manager
PREPARED BY: Art Vela, Interim City Manager
MEETING DATE: January 13, 2026
SUBJECT: Discuss the City of Banning's Current Utility Billing Payment Plan Policies
RECOMMENDATION:

That City Council consider the current utility billing payment plan structure and possible alternatives to payment plans with consideration of the City's recent utility billing challenges.

BACKGROUND:

On November 1, 2024, the City of Banning implemented a new utility billing software system intended to modernize operations and replace the City’s legacy billing platform. Following implementation, the City experienced significant technical and operational challenges that affected its ability to generate utility bills.

By late December 2024, the City determined that reverting to the legacy billing system was necessary to restore billing functionality. Because several interconnected systems had been modified or replaced to support the new software, additional time was required to reconfigure those systems and fully reinstate operations under the legacy platform.

As a result of this transition, utility bills for water, wastewater, and electric services were not issued for an extended period, resulting in a billing interruption of approximately six months. Utility billing resumed in April 2025, at which time the November 2024 utility bill was mailed to customers. To address the backlog and return to a normal billing cycle, the City augmented staffing resources and accelerated billing production. During this catch-up period, customers received multiple monthly bills in a single month. For example, utility usage for September 2025 and October 2025 were billed and mailed separately in December 2025.

Barring unforeseen staffing shortages or additional technical issues, the City anticipates that the November 2025 and December 2025 utility bills will be mailed separately by the end of January 2026, at which point the City expects to be current with the issuance of utility bills.

During the catch-up period, the City temporarily suspended the processing of new Payment Plan applications until billing operations were fully up to date. The purpose of this discussion is to review existing Payment Plan practices and to receive direction from City Council regarding potential temporary modifications to the current structure (see attached), such as payment plan duration, deposits, late fees, and service shutoffs, while taking into account the impacts the utility billing delays have had on customers.

For reference, attached to this staff report is Administrative Policy B-34 Discontinuation of Water 850
Service.

JUSTIFICATION:

The extended utility billing delays resulted in customers receiving multiple bills within a short period as the City worked to return to a normal billing cycle. While necessary to restore operations, this catch-up process may have created financial hardship for some customers. Reviewing and considering temporary modifications to the City’s Payment Plan structure will allow the City to balance revenue recovery with customer affordability.

FISCAL IMPACT:

The utility billing delays resulted in the deferral of approximately six months of electric, water, and wastewater revenue, negatively impacting cash flow within the utility funds. While these revenues are expected to be recovered, the timing of recovery will be directly influenced by the length and structure of payment plans. Longer payment terms may provide customer relief but will extend the period over which revenues are collected and prolong cash flow constraints, while shorter terms may accelerate recovery but increase the risk of delinquency.

ALTERNATIVES:

1. Proceed with current Payment Plan structure.

2. Provide direction to staff to modify Payment Plan structure on a temporary basis during the term of the payment plans.

BUDGETED?:

No
CONTRACT/AGREEMENT:

No
ATTACHMENTS:

1. Banning Utility Billing FAQ.docx

2. Payment Plan Structure.pdf

3. Admin Policy B-34 Disconituation of Water Service.pdf 851
City of Banning
Utility Billing Delays
Frequently Asked Questions (FAQs)
The City of Banning acknowledges the frustration and inconvenience that recent utility billing system issues have caused for our customers. We understand the impact this has had on residents and want to assure you that resolving these challenges is our highest priority.

This FAQ was created to provide clear answers to the most common questions we’ve received and to address concerns raised by the community. The City remains committed to transparency, accountability, and open communication as we work diligently to restore confidence in our utility billing system.

Frequently Asked Questions

1. Why is the City having utility billing issues?
The City has relied on its legacy utility billing software system since 1992. The system has become outdated and time-consuming to operate. For example, processing one month of utility consumption typically requires an entire month of staff effort.

In November 2024, the City introduced a new utility billing software; however, the implementation was not successful. By late December 2024, the City made the decision to revert to the legacy system. Because several related systems had been modified or replaced to accommodate the new software, it took several months to reconfigure those systems to fully resume operations with the legacy system.

During this transition period, no utility bills for water, sewer and electric were sent to customers, resulting in the utility billing delays. Utility billing was restored after an approximate six month pause on billing, resulting in the November, 2024 consumption being billed in April, 2025.

2. What is causing the delays in resolving the utility billing issues? Catching up to the current billing cycle has been challenging due to limitations with the City’s legacy system. These challenges were compounded by turnover in several key positions within the Finance Department, which oversees Utility Billing operations.

3. What is the City doing to resolve the issue and prevent it from reoccurring? City leadership has allocated and trained additional staff from multiple departments to assist with the manual review of more than 11,000 utility accounts per monthly bill. This added support has already reduced the time needed to process one month of consumption billing from four weeks down to two weeks.

The City continues to pursue solutions, including potential software upgrades, to improve the efficiency of the utility billing process and enhance transparency for our customers. Any new system or upgrade will be thoroughly evaluated through a structured planning process and implemented in a deliberate, phased manner. This will include a fully integrated implementation team of consultants and City staff; clearly defined workflows; comprehensive data migration and validation; parallel system testing prior to decommissioning any existing systems; ongoing vendor and internal support; staff training; and a post-implementation review to ensure performance objectives are met.
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4. How does the City know how much consumption I used if they are billing for consumption from several months ago?
The City installed Advanced Metering Infrastructure (AMI) several years ago. These meters, for both water and electric services, record usage in short intervals and automatically transmit the data to the City’s Meter Data Management System (MDMS).

As a result, all consumption data since the billing issues began in November 2024 has been accurately recorded and stored in the MDMS, ensuring that customers are billed based on their actual usage for the month they are being billed for.

On the City’s utility bill, a date range is shown next to the “Electric Monthly Charge” and “Water Monthly Charge.” This date range indicates the period during which the consumption occurred and the time frame on which the charges are based.

5. Why was auto-pay suspended?
Auto-pay has been temporarily suspended due to an unexpected issue. Auto-pay transactions are programmed to occur on the bill’s due date. With bills being sent out sooner (2 weeks instead of 4 weeks), customers were receiving new bills before the previous bill’s due date had passed.

This would have pushed the auto-pay transaction date out to the newest bill due date, eventually resulting in multiple bills being paid all at once on a single date once the billing is caught up. Suspending auto-pay prevents customers from facing an unexpectedly large withdrawal.

Auto-pay will be restored once the City is current on the backlog of bills.

6. When will the utility payment issues be resolved?
The City is working diligently to restore normal billing operations and anticipates being fully caught up in early February, 2026.

7. Can I still pay my utility bills online?
Yes. Customers can check and pay their current utility balance online here: https://banningca.gov/137/UtilityBilling

8. Are there any additional fees for using the online payment portal? No. Transaction fees are temporarily waived until the utility billing issues are resolved.

9. Will I be penalized for late payments due to the billing issues? No. Late fees are temporarily waived until the utility billing issues are resolved.

Once billing is restored to normal operations the City will offer payment plans and extensions to help manage higher balances.

10. Have there been rate increases during the utility billing delays? Yes, there have been pre-approved and pre-planned rate increase for water, wastewater and electric rates.

Water and wastewater rate increases were approved by City Council via Ordinance No. 1587 approved on November 8, 2022, and included annual rate increases effective each year on January 1st, beginning in 2023. The 853
last rate increase approved related to water and wastewater will become effective on January 1, 2027. It should be noted that an additional increase for wastewater rates included in Council’s approval took effect on July 1, 2024.

Due to financial challenges with the Electric utility resulting from a lack of rate increase (last one occurred in 2013) and lack of external financing for capital infrastructure, City Council approved Resolution 2024-175 on November 12, 2024 which included an emergency rate increase that became effective 11/1/2024. Subsequently, after a Cost of Service Analysis, which began in December, 2024, City Council approved rates increases that would become effective annually on November 1st beginning in 2025 and the last one set to occur in 2029.

The abovementioned rate increases have led to higher than normal billing amounts, although consumption amounts have remained steady as compared to the previous year.

Contact Information
For questions or to request assistance with your utility bill, please contact our Customer Service Representatives:
- Phone: (951) 922-3185
- Hours: Monday–Friday (8:00 AM to 5:00 PM)
- In Person: City Hall, 99 E. Ramsey Street, Banning, CA 92220 - Email: [email protected]
Please know that our Customer Service Representatives are here to assist you. While they were not involved in the issues that led to the utility billing challenges, they have taken on much of the impact as the front-line point of contact for our community. We sincerely appreciate your patience, support, and understanding as we work diligently to resolve the billing issues.
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1 CITY OF BANNING
Current Payment Plan Structure
Account Balance
Months to
Repay
Percentage of account balance due upon
signing agreement

0.00 - 499.99 3 20%
500.00 - 999.99 6 20%
1000.00 - 1499.99 6 15%
1500.00 - 1999.99 6 15%
2000.00 - 2499.99 8 15%
2500.00 - 2999.99 8 15%
3000.00 - 3499.99 10 10%
3500.00 - 3999.99 10 10%
4000.00-4499.99 12 10%
4500.00 - 4999.99 12 10%
5000.00 and higher 12 10%
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