Agenda packet, regular meeting — Banning City Council, September 8, 2026 (part 1 of 2)

September 8, 2026
5:00 p.m.

In Chambers
Council Chambers
99 E. Ramsey Street
Banning, CA 92220

1. CALL TO ORDER
AGENDA

CITY COUNCIL - REGULAR MEETING

CITY OF BANNING, CALIFORNIA
The following information comprises the agenda for the regular meeting of the Banning City Council, a joint meeting of the City Council and Banning Utility Authority, and the Banning City Council sitting in its capacity as the Banning Successor Agency Board.

This meeting is being held via Zoom so that members of the public may observe and participate in this meeting electronically. If you participate in this meeting via Zoom, you are agreeing to abide by the City's Zoom Community Standards for Public Meetings (provided in full on the last page of the agenda). Esta reunión se lleva a cabo en la Cámara y a través de Video/Teleconferencia en Zoom para que los miembros del público puedan observar y participar en esta reunión de manera electrónica. Si elige participar en esta reunión a través de Zoom, acepta cumplir con los Estándares comunitarios de Zoom para reuniones públicas de la ciudad (que se proporcionan en su totalidad en la última página de la agenda).

To observe and participate in the online video portion of the meeting through your personal computer or device, follow this link:
https://us02web.zoom.us/j/82012644588?pwd=GwdLNir0X6fHkhlgVjAjRUQf1C6yoz.1 Dial in: +1 669 900 9128
Meeting ID: 820 1264 4588
Password: 1913-92220
Join Via Audio/Passcode: 8464147627 - *9 raise hand
Per the City of Banning Manual of Procedural Guidelines, matters taken up by the Council before 10 p.m. may be concluded, but no new matters shall be taken up except upon a majority vote of the council members present and voting. Such an extension shall only be valid for one hour and each hour thereafter shall require a renewed action for the meeting to continue.

TELECOMMUTING LOCATION
Council Member Sheri Flynn will participate remotely from the following location:
7604 Solari Drive
Austin, TX 78744

1.1 INVOCATION
Performed by Pastor Baylark of First Community Baptist Chruch City Council - Regular Meeting Agenda
September 8, 2026
1 2. AGENDA APPROVAL

3. PRESENTATIONS

3.1 Proclamation - Constitution Week

3.2 Proclamation - Hispanic Heritage Month

4. REPORT ON CLOSED SESSION

5. PUBLIC COMMENTS, CORRESPONDENCE, APPOINTMENTS, AND REPORTS

6. CONSENT ITEMS

6.1 Consideration and Approval of the following City Council Meeting Minutes:

June 23, 2026 Closed Session
July 14, 2026 Closed Session
July 30, 2026 Closed Session
August 25, 2026 Closed Session
August 25, 2026 Workshop

1.2 PLEDGE OF ALLEGIANCE

1.3 ROLL CALL

2.1 AGENDA APPROVAL
Recommendation: Staff respectfully recommends City Council proclaim September 17 through 23, 2026 as Constitution Week.

Recommendation: Staff respectfully recommends City Council proclaim September 15 - October 15, 2026 as Hispanic Heritage Month.

Phaedra Norton, City Attorney

5.1 PUBLIC COMMENTS

5.2 CORRESPONDENCE

5.3 APPOINTMENTS

5.4 CITY COUNCIL COMMITTEE REPORTS

5.5 ANNOUNCEMENTS OF CITY COUNCIL MEMBERS

5.6 CITY MANAGER'S REPORT

5.7 CITY ATTORNEY'S REPORT
The following items have been recommended for approval and will be acted upon simultaneously, unless a member of the City Council/Banning Utility Authority/Successor Agency Board wishes to remove an item for separate consideration.

Recommendation: Approve the Meeting Minutes of:

June 23, 2026 Closed Session
July 14, 2026 Closed Session
July 30, 2026 Closed Session
August 25, 2026 Closed Session
August 25, 2026 Workshop
City Council - Regular Meeting Agenda
September 8, 2026
2 6.2 Accept as Complete Various Improvements Related to the Atwell Specific Plan Development and Authorize a 90% Reduction of the Improvement Bonds and Exoneration of Monumentation Bonds

6.3 Receive and File the Cash and Investments Report for the month of July 2026

6.4 Consideration of Resolution 2026-115, Awarding Professional Services Agreements to CBRE, Inc., Santolucito Dore Group, Inc. and Epic Land Solutions for On-Call Real Property Appraisal Services in a Total Aggregate Not-to-Exceed Amount of $50,000, with Renewal Options, and Rejecting All Other Proposals

6.5 Consideration of Resolution 2026-123 for the FY 2025/2026 Heath and Safety Code (HSC) 13146.4 Annual Inspection Report of Certain Occupancies Pursuant to Sections HSC 13146.2 and 13146.3

6.6 Consideration of Resolution 2026-124, a Resolution of the Banning City Council accepting Community Development Block Grant (CDBG) Funds for Fiscal Year 2026/2027 in the amount of $158,987.

7. PUBLIC HEARINGS

8. REPORTS OF OFFICERS

9. DISCUSSION ITEMS

9.1 Discussion and Direction Regarding Provisions of Banning Municipal Code (BMC) Chapter

8.48 (Nuisances) That Address Overgrown Vegetation

9.2 Consideration of Resolution 2026-125, Awarding Professional Services Agreements to Spicer Consulting Group, LLC for Community Facility District and Tax Consulting Services in a Notto-Exceed Amount of $526,000 for a Five-Year Term and Rejecting All Other Proposals

10. ITEMS FOR FUTURE AGENDAS
Recommendation: City Council accept as complete various improvements related to the Atwell Specific Plan Development and authorize a 90% reduction in the improvement bonds and exoneration of Monumentation Bonds.

Recommendation: That the City Council receive and file the Cash and Investments Report for the month of July 2026, in accordance with California Government Code Section 53646.

Recommendation: Adopt Resolution 2026-115
Recommendation: Adopt Resolution 2026-123
Recommendation: Adopt Resolution 2026-124
Recommendation: Direct Staff to prepare a draft ordinance amending Chapter 8.48 of the Banning Municipal Code revising one or more of the issues discussed above and return to City Council for introduction and adoption; OR
Take no action and retain Chapter 8.48 in its current form.

Recommendation: Adopt Resolution 2026-125

10.1 NEW ITEMS

1. Stagecoach Town USA discussion (Royce) August 2026

10.2 EXISTING ITEMS

1. Streamline Procurement Policy (Flynn) August 2025

2. Maintenance and replacement of street signs. (Flynn) March 2026

3. Rename the Arthur Welch Community Center back to the National Guard Armory (Flynn) April 2026

4. Smoke Shop Moratorium (Miller) April 2026
City Council - Regular Meeting Agenda
September 8, 2026
3 11. ADJOURNMENT

5. Special Event Fee Schedule and Permit Process Review (Miller) May 2026

6. Review and discussion of the Censure Policy to ensure conformance with the City of Banning Manual of Procedural Guidelines and the Banning Municipal Code (Flynn) June 2026 Next Regular Meeting – September 22, 2026
Zoom Community Standards for Public Meetings
By participating in this meeting on Zoom, you are agreeing to abide by the City of Banning’s Community Standards for Public Meetings. Zoom attendees that fail to adhere to these standards may be removed from the meeting room.

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Public Comment from Zoom attendees will immediately follow in-person comment from members of the public in Council Chambers.

If you fail to adhere to these community guidelines, you may be removed for disrupting the meeting occurring in Council Chambers. You may rejoin the meeting but may be removed for each violation of these community standards.

The chat function will be disabled for all City Council meetings on Zoom.

Estándares comunitarios de Zoom para Reuniones Públicas Al participar en esta reunión en Zoom, usted acepta cumplir con los Estándares Comunitarios para Reuniones Públicas de la ciudad de Banning. Los que atienden por Zoom que no cumplan con estos estándares pueden ser retirados de la sala de reuniones.

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Si no cumple con estas pautas de la comunidad, es posible que lo destituyan por interrumpir la reunión que tiene lugar en las Cámaras del Consejo. Puede volver a unirse a la reunión, pero es posible que lo eliminen por cada violación de estos estándares de la comunidad.

La función de chat estará deshabilitada para todas las Reuniones del Ayuntamiento en Zoom.

AFFIDAVIT • DECLARACIÓN JURADA
IT IS HEREBY CERTIFIED under the laws of the State of California that the above agenda was posted on the City's website (www.banningca.gov) as well as the Bulletin Board at Banning City Hall, located at 99 E Ramsey Street, Banning, CA 92220, at least 72 hours in advance of the meeting.
_________________________
Vickie Sellers, Elected City Clerk
Secretaria Municipal Electa
City Council - Regular Meeting Agenda
September 8, 2026
4 PUBLIC NOTICE • NOTICIA PÚBLICA
Meeting Agendas and Notices
Interested in receiving email and/or text notifications of upcoming City Council meetings? Sign up for meeting notifications through the City's website. Pursuant to amended Government Code §54957.5(b), staff reports and other public records related to open session agenda items are available on the City's website (www.banningca.gov/).

Public Comment
Agenda Items
Any member of the public may address this meeting of the City Council on any item appearing on the agenda. A five-minute limitation shall apply to each member of the public and no member of the public shall be permitted to share their time with any other person.

Non-Agenda Items
Any member of the public may address this meeting of the City Council on any item which does not appear on the regular meeting agenda but is of interest to the general public and is an item upon which the City Council may act. A three-minute limitation shall apply to each member of the public and no member shall be permitted to share their time with any other person. No action shall be taken, nor discussion held by the City Council, on any item which does not appear on the agenda, unless the action is otherwise authorized in accordance with the provisions of subdivision (b) of §54954.2 of the Government Code.

Special Assistance/Accessibility Requests
In compliance with the Americans with Disabilities Act, any member of the public may request that the agenda and agenda packet be mailed to them. If you need special assistance to participate in this meeting (such as translation services), please contact the City Clerk's Office. Advanced notification of at least 48 hours prior to the meeting will allow the city to make arrangements to ensure your accessibility.
¿Necesita servicios de traducción para participar? Contacto Oficina del Secretario de la Ciudad.

CONTACT • CONTACTO
City Clerk's Office | 951-922-3102 | [email protected] 99 East Ramsey Street, Banning, California 92220
City Council - Regular Meeting Agenda
September 8, 2026
5 CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Sandra Calderon, Deputy City Clerk
MEETING DATE: September 8, 2026
SUBJECT: Proclamation - Constitution Week
STAFF RECOMMENDATION:

Staff respectfully recommends City Council proclaim September 17 through 23, 2026 as Constitution Week.

BACKGROUND:

Constitution Week is an American observance to commemorate the 1787 adoption of the United States Constitution. It runs annually from September 17 - proclaimed as Constitution Day and Citizenship Day in the United States - through September 23.

JUSTIFICATION:
n/a
FISCAL IMPACT:
n/a
ATTACHMENTS:

1. Proclamation_-_Constitution_Week.pdf

2. Constitution Week_Educational Programs.pdf
6 BE IT PROCLAIMED this 8th day of September, 2026.

Richard Royce, Mayor
WHEREAS in 1890, the Daughters of the American Revolution (DAR) was formed to promote education and patriotism; and
WHEREAS in 1955, DAR petitioned Congress to set aside September 17-23 annually to be dedicated for the observance of Constitution Week; and WHEREAS the Constitution of the United States of America, the guardian of our liberties, embodies the principles of limited government in a Republic dedicated to rule by law; and
WHEREAS September 17, 2026, marks the two hundred and thirtyninth anniversary of the drafting of the Constitution of the United States of America by the Constitutional Convention; and
WHEREAS it is fitting and proper to accord official recognition to this magnificent document and its memorable anniversary, and to the patriotic celebrations which will commemorate it.

NOW THEREFORE, the City of Banning City Council do hereby proclaim:

September 17 – 23, 2026
as
Constitution Week
in the City of Banning and encourage the
citizens of our community to join us in this
special observance.

CITY OF BANNING OFFICE OF THE MAYOR
7 Educational Programs
Constitution Week
The United States Constitution stands as a testament to the tenacity of Americans throughout history to maintain their liberties and freedoms and to ensure those unalienable rights to every American.

The tradition of celebrating the Constitution was started by the Daughters of the American Revolution. In 1955, DAR petitioned Congress to set aside September 17-23 annually to be dedicated for the observance of Constitution Week. The resolution was later adopted by the US Congress and signed into public law on August 2, 1956 by President Dwight D. Eisenhower.

The aims of the celebration are to:
• Emphasize citizen’s responsibilities for protecting and defending the Constitution. • Inform people that the Constitution is the basis for America’s great heritage and the foundation for our way of life.
• Encourage the study of the historical events which led to the framing of the Constitution in September 1787.

Constitution Week is a great time to learn more about this important document and to celebrate the freedoms it gave us. Get involved by encouraging young people to sign the Constitution Week Proclamation Pledge and to ask your local community officials to issue a proclamation about Constitution Week. Consider organizing a group to participate in Bells Across America.

For additional information about Constitution Week, please contact your local DAR chapter or visit DAR.org: local DAR chapter.

The Daughters of the American Revolution is a non-profit, non-political volunteer women’s service organization. DAR members are dedicated to promoting historic preservation, education, and patriotism in communities across the nation. All students are invited to participate and learn more about the educational programs the DAR offers. Educators, parents and students are encouraged to contact their local DAR chapters for more detailed information on these program. 8 CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Sandra Calderon, Deputy City Clerk
MEETING DATE: September 8, 2026
SUBJECT: Proclamation - Hispanic Heritage Month
STAFF RECOMMENDATION:

Staff respectfully recommends City Council proclaim September 15 - October 15, 2026 as Hispanic Heritage Month.

BACKGROUND:

National Hispanic Heritage Month is annually observed from September 15 to October 15 in the United States for recognizing the contributions and influence of Hispanic culture to the nation's achievements, culture, and history.

JUSTIFICATION:
n/a
FISCAL IMPACT:
n/a
ATTACHMENTS:

1. Proclamation_-_Hispanic_Heritage_Month.pdf
9 WHEREAS, the United States has observed “Hispanic Heritage Week” since 1968 and “Hispanic Heritage Month” since 1988; and
WHEREAS, Hispanic Heritage Month celebrates the histories, cultures, and contributions of those whose ancestors were indigenous to North America as well as Spain, Mexico, the Caribbean, and Central and South America; and
WHEREAS, the purpose of Hispanic Heritage Month is to create awareness of the 500 years of cultural contributions of people of Hispanic Heritage to the American culture; and WHEREAS, many people of Hispanic Heritage have and continue to serve this community as leaders, organizers, first responders, teachers, healthcare professionals, athletes, inventors, entrepreneurs and more; and
WHEREAS, the City of Banning is fortunate to have a large number of residents of Hispanic Heritage who strengthen our culture, economy, and contribute to our daily lives; and WHEREAS, the City wishes to honor their achievements while continuing efforts to ensure the City is a welcoming and inclusive place with opportunities for all.

NOW THEREFORE, the City Council of the City of Banning, does hereby proclaim:

Hispanic Heritage Month
September 15 – October 15, 2026
in the City of Banning and encourages citizens of Banning to increase their cultural awareness by learning the important contributions of people of Hispanic Heritage to the City of Banning.

BE IT PROCLAIMED this 8th day of September 2026.

Richard Royce, Mayor

CITY OF BANNING OFFICE OF THE MAYOR
10 CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Sandra Calderon, Deputy City Clerk
MEETING DATE: September 8, 2026
SUBJECT: Consideration and Approval of the following City Council Meeting Minutes:

June 23, 2026 Closed Session
July 14, 2026 Closed Session
July 30, 2026 Closed Session
August 25, 2026 Closed Session
August 25, 2026 Workshop
STAFF RECOMMENDATION:

Approve the Meeting Minutes of:

June 23, 2026 Closed Session
July 14, 2026 Closed Session
July 30, 2026 Closed Session
August 25, 2026 Closed Session
August 25, 2026 Workshop
BACKGROUND:

After every meeting, the City Clerk's Office prepares meeting minutes. The City Council reviews and approves these minutes either as presented or with modifications.

JUSTIFICATION:

These minutes have been prepared as summary minutes in accordance with City Council Resolution 2025-22 and Government Code Section 36814, 4801, and 54953 (c)(2).

FISCAL IMPACT:

None
ATTACHMENTS:

1. 2026 06 23_Closed Session_DRAFT.pdf

2. 2026 07 14_CCMinutes_CS.pdf

3. 2026 07 30_CCMinutes_CS.pdf

4. 2026 08 25_Closed Session_DRAFT.pdf

5. 2026 08 25_CCMinutes_WS.pdf
11 MINUTES
CITY COUNCIL – SPECIAL MEETING (CLOSED SESSION)
JUNE 23, 2026

1. CALL TO ORDER – 2:00 p.m.

COUNCIL MEMBERS PRESENT: Mayor Richard Royce
Mayor Pro Tem Cindy Barrington
Council Member Sheri Flynn
Council Member Leroy Miller
COUNCIL MEMBERS ABSENT: Council Member Colleen Wallace
OTHERS PRESENT: Phaedra Norton, City Attorney
Elizabeth Gibbs, City Manager
Vickie Sellers, City Clerk
Sandra Calderon, Deputy City Clerk

2. PUBLIC COMMENTS - Agenda Items Only
There were no public comments.

3. CLOSED SESSION

3.1 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Pursuant to Government Code Section 54956.8.

Property: Banning Municipal Airport consisting of approximately 232.41 acres comprised of APNs 541- 240 -009; 541-250 -009; 541-140-003; 532-150-002; 532-150-003; 532-150- 004; 532- 130 -012; 532- 130-018; 532-130-011; 532-180- 034.

Agency Negotiator: City Manager Elizabeth Gibbs or her designee.

Negotiating Parties: City of Banning as potential Lessor and Industrial Enterprises, LLC as potential Lessee.

Under Negotiations: Price and Terms of proposed ground lease.

3.2 CONFERENCE WITH LEGAL COUNSEL REGARDING POTENTIAL INITIATION OF

LITIGATION
Pursuant to Government Code Section 54956.9(d)(4). Four potential cases.

3.3 CONFERENCE WITH LEGAL COUNSEL – SIGNIFICANT EXPOSURE TO LITIGATION – Pursuant to Government Code Section 54956.9(d)(2) and/or (3) Two (2) Potential Case

3.4 CONFERENCE WITH LABOR NEGOTIATORS
Pursuant to Government Code Section 54957.6
Agency Designated Representative Elizabeth Gibbs or her designee Employee Organizations: International Brotherhood of Electrical Workers- General unit.

International Brotherhood of Electrical Workers – Utilities. Teamsters. Banning Police Officers Association. Banning police management association. Unrepresented Employees: Non12 City of Banning
City Council Minutes
June 23, 2026 Special Meeting – Closed Session
2 Management Confidential Employees Group; Management Confidential Employees Group as defined in Council Resolution 2024-137.

Council Members recessed to Closed Session at 4:02 p.m. to discuss the items listed.

4. ADJOURNMENT
Council Member Flynn motioned to adjourn, seconded by Council Member Miller. The motion carried by roll call vote, with Council Member Wallace absent. The meeting adjourned at 4:37 p.m.

Minutes prepared by:

Sandra B. Calderon
Deputy City Clerk
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/325?view_id=1&redirect=true 13 MINUTES
CITY COUNCIL – SPECIAL MEETING (CLOSED SESSION)
JULY 14, 2026

1. CALL TO ORDER – 7:11 p.m.

COUNCIL MEMBERS PRESENT: Mayor Richard Royce
Mayor Pro Tem Cindy Barrington (remote)
Council Member Sheri Flynn (remote)
Council Member Leroy Miller
Council Member Colleen Wallace
COUNCIL MEMBERS ABSENT: None
OTHERS PRESENT: Phaedra Norton, City Attorney
Art Vela, Public Works Director
Vickie Sellers, City Clerk
Sandra Calderon, Deputy City Clerk

2. PUBLIC COMMENTS - Agenda Items Only
None.

3. CLOSED SESSION

3.1 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Pursuant to Government Code Section 54956.8.

Agency Negotiator: City Manager Elizabeth Gibbs or her designee.

Negotiating Parties: City of Banning as potential Lessor and Industrial Enterprises, LLC as potential Lessee.

Under Negotiations: Price and Terms of proposed ground lease.

3.2 CONFERENCE WITH LEGAL COUNSEL REGARDING POTENTIAL INITIATION OF LITIGATION Pursuant to Government Code Section 54956.9(d)(4). Three (3) potential cases.

3.3 CONFERENCE WITH LABOR NEGOTIATORS
Pursuant to Government Code Section 54957.6
Agency Designated Representative Elizabeth Gibbs or her designee Employee Organizations: International Brotherhood of Electrical Workers- General unit. International Brotherhood of Electrical Workers – Utilities. Teamsters. Banning Police Officers Association.

Banning police management association. Unrepresented Employees: Non-Management Confidential Employees Group; Management Confidential Employees Group as defined in Council Resolution 2024-137.
14 City of Banning
City Council Minutes
July 14, 2026 Special Meeting – Closed Session
2 3.4 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Pursuant to Government Code 54956.8 Property: A.C. Dysart Park, APN: 537-190-016 2101 W. Victory Avenue, Banning, CA
Negotiating Parties: City of Banning and Mayra Alejandrina Esquivel Agency Negotiator: Elizabeth Gibbs, City Manager or Designee Under Negotiations: Price and Terms of Payment
Council Members recessed to Closed Session at 7:15 p.m. to discuss the items listed.

The City Council reconvened in open session at 9:09 p.m., all Council Members present (Barrington and Flynn remote).

CLOSED SESSION REPORT
Assistant City Attorney Norton reported that there was no reportable action on Items 3.1, 3.3, or

3.4. She stated for Item 3.2, there was direction given to initiate litigation on one of the items under 3.2, by a unanimous vote of the Council.

4. ADJOURNMENT
MOTION
Council Member Wallace moved and Council Member Miller seconded a motion to adjourn the meeting. The question was called and the motion carried unanimously.

The meeting adjourned at 9:12 p.m., and the City Council continued with its regular meeting agenda.

Minutes prepared by:

Sandra B. Calderon
Deputy City Clerk
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/329?view_id=1&redirect=true 15 MINUTES
CITY COUNCIL – SPECIAL MEETING (CLOSED SESSION)
JULY 30, 2026

1. CALL TO ORDER – 3:03 p.m.

COUNCIL MEMBERS PRESENT: Mayor Richard Royce
Mayor Pro Tem Cindy Barrington
Council Member Leroy Miller
Council Member Colleen Wallace
COUNCIL MEMBERS ABSENT: Council Member Sheri Flynn
OTHERS PRESENT: Phaedra Norton, City Attorney
Elizabeth Gibbs, City Manager
Vickie Sellers, City Clerk
Sandra Calderon, Deputy City Clerk

2. PUBLIC COMMENTS - Agenda Items Only
Frank Connolly expressed opposition to the pending litigation filed by City Treasurer Gladys ‘Sue’ Savage and urged the City to vigorously defend the action and seek recovery of its legal costs.

3. CLOSED SESSION

3.1 CONFERENCE WITH LEGAL COUNSEL
Significant Exposure to Litigation – Pursuant to Government Code Section 54956.9(d)(2) or (3) – four (4) cases

3.2 CONFERENCE WITH LEGAL COUNSEL PENDING LITIGATION
Pursuant to Government Code Section 54956.9(d)(1)
Name of Case: Gladys ‘Sue’ Savage v. Elizabeth Gibbs, in her official capacity as Banning City Manager, Vickie Sellers, in her official capacity as Banning City Clerk, and DOES 1 through 20, inclusive; Riverside County Superior Court, Case No. CVRI 2603995

3.3 CONFERENCE WITH LABOR NEGOTIATORS
Pursuant to Government Code Section 54957.6
Agency Designated Representative: Elizabeth Gibbs or her designee Employee Organizations: International Brotherhood of Electrical Workers – General Unit; International Brotherhood of Electrical Workers – Utilities; Teamsters; Banning Police Officers Association; Banning Police Management Association. Unrepresented Employees: Non-Management Confidential Employees Group; Management Confidential Employees Group, as defined in Council Resolution 2024-137.

3.4 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Pursuant to Government Code Section 54956.8
Property: Banning Municipal Airport, consisting of approximately 232.41 acres, comprised of APNs 541-240-009; 541-250-009; 541-140-003; 532-150-002; 532-150-003; 532-150-004; 532-130-012; 532-130-018; 532-130-011; and 532-180-034.
16 City of Banning
City Council Minutes
July 30, 2026 Special Meeting – Closed Session
2 Agency Negotiator: City Manager Elizabeth Gibbs or her designee. Negotiating Parties: City of Banning as potential Lessor and Industrial Enterprises, LLC as potential Lessee. Under Negotiations:

Price and terms of proposed ground lease.

City Manager Gibbs stated she would recuse herself from Item 3.2 because the matter involved her and noted that she had left the room during public comments concerning that item.

Council Members recessed to Closed Session at 3:07 p.m. to discuss the items listed.

The City Council reconvened in open session at 9:11 p.m., Council Member Flynn absent.

CLOSED SESSION REPORT
Assistant City Attorney Norton reported that there was no reportable action on Items 3.1 through

3.4. 4. ADJOURNMENT
MOTION
Council Member Wallace moved and Council Member Miller seconded a motion to adjourn the meeting. The question was called and the motion carried 4-0, Council Member Flynn absent.

The meeting adjourned at 9:13 p.m.

Minutes prepared by:

Sandra B. Calderon
Deputy City Clerk
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/336?view_id=1&redirect=true

17 MINUTES
CITY COUNCIL – SPECIAL MEETING (CLOSED SESSION)
AUGUST 25, 2026

1. CALL TO ORDER – 3:00 p.m.

COUNCIL MEMBERS PRESENT: Mayor Richard Royce
Mayor Pro Tem Cindy Barrington -arrived at 3:01 p.m.

Council Member Leroy Miller
Council Member Wallace
COUNCIL MEMBERS ABSENT: Council Member Sheri Flynn
OTHERS PRESENT: Phaedra Norton, City Attorney
Elizabeth Gibbs, City Manager
Vickie Sellers, City Clerk
Sandra Calderon, Deputy City Clerk

2. PUBLIC COMMENTS - Agenda Items Only
There were no public comments.

3. CLOSED SESSION

3.1 CONFERENCE WITH REAL PROPERTY
NEGOTIATORS Pursuant to Government Code Section
54956.8.

Agency Negotiator: City Manager Elizabeth Gibbs or her designee.

Negotiating Parties: City of Banning as potential Lessor and Industrial Enterprises, LLC as potential Lessee.

Under Negotiations: Price and Terms of proposed ground lease.

3.2 CONFERENCE WITH LEGAL COUNSEL REGARDING POTENTIAL INITIATION OF LITIGATION Pursuant to Government Code Section 54956.9(d)(4). One (1) potential case.

International Brotherhood of Electrical Workers – Utilities. Teamsters. Banning Police Officers Association. Banning police management association. Unrepresented Employees: NonManagement Confidential Employees Group; Management Confidential Employees Group as defined in Council Resolution 2024-137.
18 City of Banning
City Council Minutes
August 25, 2026 Special Meeting – Closed Session
2 3.4 CONFERENCE WITH REAL PROPERTY
NEGOTIATORS Pursuant to Government Code Section
54956.8
Property: Land Parcels Located East of the Banning Bench Area; APN’s 531-090-014, 531-060- 059, 531-100-011, 531-110-011, 535-080 -018, POR 531-100-008 and 531-110-012 Agency Negotiator: Elizabeth Gibbs or designee
Council Members recessed to Closed Session at 3:02 p.m. to discuss the items listed.

Mayor Royce recused himself from the discussion of item 3.4 due to a potential conflict of interest involving his real property interest.

4. ADJOURNMENT
Council Member Miller motioned to adjourn, seconded by Mayor Pro Tem Barrington. The motion carried by roll call vote, with Council Member Flynn absent. The meeting adjourned at 4:36 p.m.

Minutes prepared by:

Sandra B. Calderon
Deputy City Clerk
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/340?view_id=1&redirect=true 19 MINUTES
CITY COUNCIL – SPECIAL MEETING (WORKSHOP)
AUGUST 25, 2026

1. CALL TO ORDER – 4:38 p.m.

COUNCIL MEMBERS PRESENT: Mayor Richard Royce
Mayor Pro Tem Cindy Barrington
Council Member Leroy Miller
Council Member Colleen Wallace
COUNCIL MEMBERS ABSENT: Council Member Sheri Flynn
OTHERS PRESENT: Phaedra Norton, City Attorney
Elizabeth Gibbs, City Manager
Ralph Wright, Parks and Recreation Director
Vickie Sellers, City Clerk
Sandra Calderon, Deputy City Clerk

2. WORKSHOP

2.1 Candidate Interviews and Appointments to the Banning Youth Council Recommendation: Interview qualified candidates and make five (5) appointments to the Banning Youth Council.

Ralph Wright, Parks and Recreation Director, reported that six candidates had been scheduled for interviews. Illiana Guichard withdrew her application because of other commitments, and Jayden Salgado was unable to attend because of a high school sports commitment but remained interested in a future interview opportunity.

The City Council interviewed Xochitl Hernandez, Nathaly Spindola-Santos, Daniel Garcia, and Emma Pennington. Each candidate was asked why they wished to serve, what volunteer or community experience they had, and what they believed were the most significant challenges facing teenagers.

Ms. Hernandez discussed using her experience in the California Cadet Corps, National Honor Society, church activities, and community service to help address the lack of accessible social and community resources for local youth. Ms. Spindola-Santos emphasized youth inclusion, safety, and mental-health support and described her participation in AVID, National Honor Society, school clubs, fundraising, and community cleanups.
20 City of Banning
City Council Minutes
August 25, 2026 Special Meeting – Workshop
2 Mr. Garcia expressed interest in college and career-readiness programs and discussed his experience assisting with sports activities and fundraisers. He identified expectations placed on teenagers as a challenge that can affect confidence and future goals. Ms. Pennington emphasized inclusion and accessibility and described volunteer service at Redlands Community Hospital, participation in the Possibilities Club, and experience with football and technical-theater programs.

In response to Ms. Pennington's question regarding current Youth Council projects, staff identified ongoing community cleanups at Roosevelt Williams Park, a mural project, planning for an annual skate jam, and opportunities for new members to propose additional projects.

No appointments were made during the workshop.

3. PUBLIC COMMENTS - Agenda Items Only
There were no public comments.

4. ADJOURNMENT
MOTION
Council Member Wallace moved and Council Member Miller seconded a motion to adjourn the meeting. The question was called and the motion carried 4-0-1, Council Member Flynn absent.

The meeting adjourned at 4:55 p.m.

Minutes prepared by:

Sandra B. Calderon
Deputy City Clerk
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/341?view_id=1&redirect=true 21 CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Nate Smith, Deputy Director of Public Works/City Engineer Art Vela, Director of Public Works
MEETING DATE: September 8, 2026
SUBJECT: Accept as Complete Various Improvements Related to the Atwell Specific Plan Development and Authorize a 90% Reduction of the Improvement Bonds and Exoneration of Monumentation Bonds STAFF RECOMMENDATION:

City Council accept as complete various improvements related to the Atwell Specific Plan Development and authorize a 90% reduction in the improvement bonds and exoneration of Monumentation Bonds.

BACKGROUND:

On May 24, 2024, City Council adopted Resolution 2024-77 approving Final Tract Map 37388-4, authorizing staff to sign the map and subdivision improvement agreements, release the map for recordation, and accept the performance and labor and material bonds for public improvements.

As conditions of approval for the Atwell Specific Plan development, Tri Pointe Homes was required to sign subdivision improvement agreements and to submit bonds to assure the City that the required public improvements are constructed according to City standards and specifications. These public improvements include onsite street, sewer, water, and non-potable water.

JUSTIFICATION:

Staff has verified through inspections that the required public improvements were completed per City standards and specifications and recommends that City Council accept the improvements as complete and authorize the 90% bond reduction for the following bonds:

Bond # Bond Amount Improvements
30219395 $107,489.04
TR37388-4 Apex Street 2B Onsite Water Improvements
30219396 $63,577.51
TR37388-4 Apex Street 2B Onsite Non-Potable Water
Improvements
30219394 $282,008.52
TR37388-4 Apex Street 2B Onsite Street Improvements
30219409 $1,381,560.68
TR37388-4 PA14-1 Street
Improvements
30219410 $566,341.89
TR37388-4 PA14-1 Water
Improvements
22 30219411 $586,061.53
TR37388-4 PA14-1 Sewer
Improvements
The remaining 10% of the bond amounts will remain for a period of 12 months (maintenance period) at which point the 10% balance will be released and the improvements will become City owned and maintained improvements.

Bond # Bond Amount Improvements
30219412 $37,924.68
TR37388-4 PA14-1
Monumentation
FISCAL IMPACT:

Not Applicable
ATTACHMENTS:

1. Atwell TR 37388-4 Improvement Exhibit.pdf

2. Atwell TR 37388-4 SIA, Street, Sewer, Water Bonds.pdf

3. Apex Street Improvement Exhibit.pdf

4. Apex Street Street, Water, NP Water Bonds.pdf
23 HIGHLAND HOME ROAD SCE CORRIDOR
MEADOWLINE WAY PA 37 PA 36 PA 35B PA 15B PA32 PA33 PA 15A PA 21(A) PA 21(B) PA 16B-1 PA 16A-2 PA 48B PA 14-1 PA 9C PA 10 PA 13 PA 7PA 6 PA 11 PA 16B-2 PA 16A-1 PA 14-2 LEGEND:PA 14-1 SEWER, WATER, EUREKA
AVENUE
LANE

TAMARACK

SEQUOIA PLACE

HACKBERRY PLACE DO
UGLAS

AVENUE RAINTREE PLACE

CAROB PLACE
LANE
CH

BEE GUAVA LANE
WOOD
DOG
PLACE
POPLAR
LANE
CORK
PLACE

APEX STREET

BAYWOOD

LANE TEA PLACE ACACIA LANE

MAGNOLIA PLACE
OLEANDER PLACE TOYON PL. CAMPHOR LN. FRASER PLACE APPLE WAY TALLOW PLACE BALSAM PLACE

LINDEN LANE
REDWOOD LANE STREET & MONUMENTATIONPHASE 2B-2, PA 14-1 EXHIBIT 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
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 HIGHLAND HOME ROAD SCE CORRIDOR
MEADOWLINE WAY PA 37 PA 36 PA 35B PA 15B PA32 PA33 PA 15A PA 21(A) PA 21(B) PA 16B-1 PA 16A-2 PA 48B PA 14-1 PA 9C PA 10 PA 13 PA 7PA 6 PA 11 PA 16B-2 PA 16A-1 PA 14-2 LEGEND:APEX STREET SEWER, WATER, EUREKA
AVENUE

SEQUOIA PLACE

HACKBERRY PLACE DO
UGLAS

AVENUE RAINTREE PLACE

CAROB PLACE
LANE
CH

BEE GUAVA LANE
WOOD
DOG
PLACE
POPLAR
LANE
CORK
PLACE

BAYWOOD

LANE TEA PLACE ACACIA LANE

MAGNOLIA PLACE
OLEANDER PLACE TOYON PL. CAMPHOR LN. FRASER PLACE APPLE WAY TALLOW PLACE BALSAM PLACE

LINDEN LANE
REDWOOD LANE STREET & MONUMENTATION PHASE 2B-2, APEX STREET EXHIBIT

APEX STREET

TAMARACK LANE
99 100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Cornelio Datuin, Budget and Financial Analyst Jennifer Terry, Finance Director
MEETING DATE: September 8, 2026
SUBJECT: Receive and File the Cash and Investments Report for the month of July 2026
STAFF RECOMMENDATION:

That the City Council receive and file the Cash and Investments Report for the month of July 2026, in accordance with California Government Code Section 53646.

BACKGROUND:

The City prepares a monthly Cash and Investments Report to provide the City Council with information regarding the City's cash balances, investments, restricted funds, and investment activity. This report presents the City’s cash and investment position for July 2026, with comparative figures for June 2026.

JUSTIFICATION:

The attached report presents the City’s unrestricted and restricted cash and investments, including funds held in the California Local Agency Investment Fund (LAIF) and the City’s investment custody account maintained with U.S. Bank.

As of July 31, 2026, the City’s total cash and investments amounted to $60,180,090.04. This amount does not include the PERMA trust balances because PERMA has not yet released its July 2026 quarterly trust schedules. Staff will update these balances in subsequent reports as the schedules become available.

The principal components of the City's unrestricted cash and investments on July 31, 2026, were:

Category June 30, 2026 July 31, 2026
Cash and Investments – Unrestricted $53,783,484.83 $53,473,894.26 Cash and Investments - Restricted $ 7,876,025.61* $ 6,706,195.78 Total Cash and Investments $61,659,510.44 $60,180,090.44 *The Cash and Investments - Restricted balance reflected on the August 25, 2026, agenda report did not include the two PERMA Trust Accounts for Workers' Compensation and General Liability because they were not available when that report was prepared. Those reports are now available, so the balances have been updated.

The City's unrestricted cash and investments decreased by $ 309,590.57 during the reporting period.

Significant activity included:
163
• $ 82,198.29 in interest earned from LAIF.
• A $ 63,979.00 net increase in the U.S. Bank account managed by Chandler Asset Management. • A net disbursement of $ 459,249.48 in the Wells Fargo General Account.

As of July 31, 2026, the City’s unrestricted investment holdings consisted of approximately $8.502 million in LAIF and $22.74 million (par value) in the U.S. Bank custody account managed by Chandler Asset Management. LAIF represented approximately 27% of the City’s total investment portfolio.

The Chandler Asset Management account had a total market value of $22,628,271.67, comprised of $22,558,140.64 in market value and $70,131.03 in accrued interest. The portfolio maintained an average credit rating of AAA, a modified duration of 0.30, and a market yield to maturity of 3.84%. The average credit quality is a weighted average calculation of the highest of S&P, Moody’s, and Fitch.

For the period reported, the City’s portfolio achieved a 1 year total rate of return of 3.96%, exceeding the benchmark return of 3.91% for the ICE Bank of America 0–1 Year U.S. Treasury Notes & Bonds Index.

The portfolio’s 3 year annualized return was 4.86%, compared to the benchmark’s 4.61%.

Chandler Asset Management’s July 31, 2026 compliance review confirmed full adherence to the City’s investment policy requirements. For example, U.S. Treasury securities accounted for 82.51% of market value (policy maximum: 100%), Federal Agencies represented 13.18% (policy maximum: 100%), and all other investment categories were also reported as compliant.

LAIF / PMIA PERFORMANCE
The City's LAIF balance was $8,502,643.81 as of July 31, 2026. The accompanying State of California PMIA/LAIF performance information reports a June 2026 PMIA effective yield of 3.840% compared to

3.816% on June 30, 2026.

The State's July 31, 2026 PMIA market valuation reported a total amortized cost of approximately $180.57 billion, a fair value of approximately $180.18 billion, and a fair value including accrued interest of approximately $181.07 billion. The LAIF fair-value factor was reported as 0.997853260. This equates to the City’s LAIF participation of $8,484,390.84.

INVESTMENT POLICY COMPLIANCE
Based on the July 31, 2026 Chandler Asset Management report, the City's investment portfolio remained within the applicable investment-policy parameters. The portfolio's average credit quality was AAA, and the report confirms compliance report with each applicable investment categories (Attachment 2).

The attached City Monthly Cash and Investment Report also includes the City's certification that investment activity conforms with the investment policy adopted by the City Council and California Government Code § 53646 and that adequate pooled cash is available to meet the City's anticipated disbursement requirements for the upcoming six months.

FISCAL IMPACT:

There is no fiscal impact associated with receiving this report ATTACHMENTS:

1. Attachment 1 - Cash and Investment Report_July 31,2026.pdf

2. Attachment 2 - City of Banning Broker Report_Chandler Asset Mgt_July 31,2026_Redacted.pdf

3. Attachment 3 - LAIF_2026-07_LAIF 98-33-050_Redacted.pdf 164

4. Attachment 4 - PMIA-LAIF Market Valuation_July 31,2026.pdf

5. Attachment 5 - PMIA-LAIF_Performance Yields_July 2026.pdf 165
Cash & Investments JUNE JULY VARIANCE
Institution/Investment Type
Bank Account
Number Balance Balance Inc/(Dec)

UNRESTRICTED CASH AND INVESTMENTS
Funds Under Control of the City:

Petty Cash / Cash on Hand $ 4,055.00 $ 4,055.00 $ -
$ 4,055.00 4,055.00 $ $ -
Checking and Savings:

Wells Fargo - General Account XXXXX5798 $ 21,705,357.41 $ 21,246,107.93 $ (459,249.48) HCN Bank - General Account XXXXX97479 $ 50,000.00 $ 50,000.00 $ - HCN Bank - Parking Citations XXXXX94035 $ 1,015.00 $ 1,209.00 $ 194.00 Bank of America - Parking Citations XXXXXXXX 8776 $ 146,870.54 $ 146,871.79 $ 1.25 Bank of America - Airport Visa XXXXXXXX 7548 $ 695,616.42 $ 698,902.79 $ 3,286.37 Bank of America - CNG Charge Acct XXXXXXXX 5594 $ 79,091.90 $ 79,091.90 $ - $ 22,222,183.41 22,677,951.27 $ (455,767.86) $
See Investment Report for Details of the following Investments:

State of California, Local Agency Investment Fund $ 8,420,445.52 $ 8,502,643.81 $ 82,198.29 PMIA Average Monthly Effective Yields 3.82% 3.84% 0.02% % of Investments in LAIF 27% 27% 0%
US Bank
City of Banning Custody Account (Chandler Asset Management) XXXXX6000 $ 22,681,033.04 $ 22,745,012.04 $ 63,979.00 Average Market YTM 3.84% 3.84% $ -
-
Total Unrestricted Cash and Investments $ 53,783,484.83 $ 53,473,894.26 $ (309,590.57) Cash & Investments JUNE JULY

RESTRICTED CASH AND INVESTMENTS
Cash with Fiscal Agents
US Bank
2015 Water Revenue Bonds-BUA Water Projects 258228005 $ 934,150.48 $ 936,540.19 $ 2,389.71 2015 Water Revenue Bonds-BUA Water Projects 258228000 $ 2,417.91 $ 2,424.10 $ 6.19 2019 Wastewater Revenue Bond 254226002 $ 201,597.80 $ 201,599.46 $ 1.66 2019 Wastewater Revenue Bonds 254226000 $ 1.09 $ 1.09 $ - 2019 Wastewater Revenue Bonds - BUA Water Projects - Previous Balance less amount required for Refunding 254226006 $ 2,503,474.06 $ 2,503,494.64 $ 20.58 2019 Wastewater Revenue Bonds - Interest Account 254226001 $ 0.05 $ 0.05 $ - 2019 Wastewater Revenue Bonds - Cost of Issuance Fund 254226005 $ 1.43 $ 1.43 $ - 2015 Electric Revenue Bond-Acquisition & Construction Fund 262685003 $ 2,676.51 $ 2,683.36 $ 6.85 2015 Electric Revenue Bond-Acquisition & Construction Fund 262685000 $ 16,997.18 $ 17,040.66 $ 43.48 Successor Agency of the Dissolved Redevelopment Agency of the City of Banning Tax Allocation Bonds Series 2016 (Taxable) Revenue Fund 277166000 $ 3.48 $ 3.48 $ - Successor Agency of the Dissolved Redevelopment Agency of the City of Banning Tax Allocation Bonds Series 2016 (Taxable) Unexpended Proceeds Fund 277166005 $ 820,975.86 $ 820,979.23 $ 3.37
Improvement Dist No 2004-1 (Fair Oaks Ranch Estates) Limited Obligation Improvement Bonds Series 2005A Interest Acct 789582000 $ 0.17 $ 0.17 $ - Improvement Dist No 2004-1 (Fair Oaks Ranch Estates) Limited Obligation Improvement Bonds Series 2005A Principal Acct 789582001 $ 0.04 $ 0.04 $ - Improvement Dist No 2004-1 (Fair Oaks Ranch Estates) Limited Obligation Improvement Bonds Series 2005A Reserve Fund 789582003 $ 186,072.27 $ 186,073.03 $ 0.76 PERMA Member Trust Account - Workers' Compensation Program xxx-xxxx-101.12-00 $ 1,286,894.21 not yet available PERMA Member Trust Account - General Liability Program xxx-xxxx-101.20-00 $ 115,904.93 not yet available CAISO - City of Banning XXXXX6994 $ 136,920.38 $ 137,316.99 $ 396.61 City of Banning Riverside Public Utility (RPU) XXXXX5920 - RPU $ 610,634.01 $ 840,277.58 $ 229,643.57 Cash with Fiscal Agents - US Bank $ 6,818,721.86 $ 5,648,435.50 Restricted Investment in SCPPA Project Stabilization Fund Project Stabilization Fund $ 1,057,303.75 $ 1,057,760.28 $ 456.53 Total Restricted Cash and Investments $ 7,876,025.61 $ 6,706,195.78 $ 456.53 Grand Total Cash and Investments $ 61,659,510.44 $ 60,180,090.04 BOND RESERVE INSURANCE POLICIES:

Insurance Policy and Purpose Market Value Market Value
2015 Electric Revenue Bond-Reserve Fund - 262685002 - Market Value 262685002 $ 2,428,543.76 $ 2,428,543.76 $ - Successor Agency of the Dissolved Redevelopment Agency of the City of Banning Tax Allocation Bonds Series 2016 (Taxable) Reserve Fund277166004 Market Value 277166004 $ 2,205,497.50 $ 2,205,497.50 $ - $ 4,634,041.26 4,634,041.26 $ - $
I hereby certify that the investment activity for this reporting period conforms with the investment policy adopted by the City of Banning's City Council and the California Government Code Section 53601 I also certify that there exists adequate pooled cash available to meet the City's disbursement requirements for at least the next six months.

JENNIFER TERRY Date
Finance Director
City of Banning
Monthly Cash and Investment Report for the Month Ended July 31, 2026 Market Value
166
167
| 2
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

PORTFOLIO SUMMARY
Portfolio Characteristics
Sector Allocation
Performance Review
Account Summary
Maturity Distribution
Top Issuers
Credit Quality*
Total Rate of Return** 1M 3M YTD 1YR 2YRS 3YRS 5YRS 10YRS Since Inception (07/01/23)
City of Banning 0.35% 0.92% 2.08% 3.96% 4.43% 4.86% -- -- 4.79% Benchmark Return 0.33% 0.86% 1.97% 3.91% 4.24% 4.61% -- -- 4.60% Average Modified Duration 0.30
Average Coupon 1.04%
Average Purchase YTM 3.64%
Average Market YTM 3.84%
Average Credit Quality* AAA
Average Final Maturity 0.33
Average Life 0.31
End Values as of
06/30/2026
End Values as of
07/31/2026
Market Value 22,496,310.41 22,558,140.64
Accrued Interest 52,304.30 70,131.03
Total Market Value 22,548,614.71 22,628,271.67
Income Earned 66,231.32 68,309.35
Cont/WD 0.00 0.00
Par 22,681,033.04 22,745,012.04
Book Value 22,533,130.07 22,583,857.33
Cost Value 22,397,968.37 22,454,117.90
United States 82.51%
Federal Home Loan Banks 13.18%
JPMorgan Chase & Co. 1.11%
PNC Financial Services 1.00%
American Express Credit Master Trust 0.95%
First American Govt Oblig Fund 0.53%
GM Financial Securitized Term 0.42%
John Deere Owner Trust 0.27%
**Periods over 1 year are annualized.

Benchmark: ICE BofA 0-1 Year US Treasury Notes & Bonds
*The average credit quality is a weighted average calculation of the highest of S&P, Moody’s and Fitch. 168
| 3
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

STATEMENT OF COMPLIANCE
Rules Name Limit Actual Compliance
Status Notes

AGENCY MORTGAGE SECURITIES
Max % (MV) 100.0 0.0 Compliant
Max % Issuer (MV) 30.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant

ASSET-BACKED SECURITIES (ABS)
Max % (MV; Non Agency ABS & MBS) 20.0 1.7 Compliant
Max % Issuer (MV) 5.0 1.0 Compliant
Max Maturity (Years) 5 3 Compliant
Min Rating (AA- by 1) 0.0 0.0 Compliant

BANKERS' ACCEPTANCES
Max % (MV) 40.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Days) 180 0.0 Compliant
Min Rating (A-1 by 1 or A- by 1) 0.0 0.0 Compliant

CERTIFICATE OF DEPOSIT PLACEMENT SERVICE (CDARS)
Max % (MV) 30.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant

COLLATERALIZED BANK DEPOSITS
Max Maturity (Years) 5.0 0.0 Compliant

COLLATERALIZED TIME DEPOSITS (NON-NEGOTIABLE
CD/TD)
Max % (MV) 20.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant

COMMERCIAL PAPER
Max % (MV) 25.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Days) 270 0.0 Compliant
Min Rating (A-1 by 1 or A- by 1) 0.0 0.0 Compliant

CORPORATE MEDIUM TERM NOTES
Max % (MV) 30.0 2.1 Compliant
Max % Issuer (MV) 5.0 1.1 Compliant
Max Maturity (Years) 5 0.0 Compliant
Min Rating (A- by 1) 0.0 0.0 Compliant
The Statement of Compliance reflects Chandler's assessment of compliance with the applicable investment policy for the assets Chandler directly manages. The report may also present assets reported to Chandler by clients, custodians, or other third parties. Chandler includes those assets in the assessment but has no discretionary authority over them, does not independently verify the information provided, and assumes no responsibility for the accuracy or completeness of that information. Questions regarding this report should be directed to the designated investment professional. 169
| 4
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

STATEMENT OF COMPLIANCE
Rules Name Limit Actual Compliance
Status Notes

FDIC INSURED TIME DEPOSITS (NON-NEGOTIABLE CD/
TD)
Max % (MV) 20.0 0.0 Compliant
Max Maturity (Years) 5 0.0 Compliant

FEDERAL AGENCIES
Max % (MV) 100.0 13.3 Compliant
Max % Issuer (MV) 30.0 13.3 Compliant
Max Callables (MV) 20.0 13.3 Compliant
Max Maturity (Years) 5 0.0 Compliant

LOCAL AGENCY INVESTMENT FUND (LAIF)
Max Concentration (MV) 75.0 0.0 Compliant

MONEY MARKET MUTUAL FUNDS
Max % (MV) 20.0 0.5 Compliant
Max % Issuer (MV) 20.0 0.5 Compliant
Min Rating (AAA by 2) 0.0 0.0 Compliant

MORTGAGE-BACKED SECURITIES (NON-AGENCY)
Max % (MV) 20.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant
Min Rating (AA- by 1) 0.0 0.0 Compliant

MUNICIPAL SECURITIES (CA, LOCAL AGENCY)
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Years) 5 0.0 Compliant
Min Rating (A- by 1) 0.0 0.0 Compliant

MUNICIPAL SECURITIES (CA, OTHER STATES)
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Years) 5 0.0 Compliant
Min Rating (A- by 1) 0.0 0.0 Compliant

MUTUAL FUNDS
Max % (MV) 20.0 0.0 Compliant
Max % Issuer (MV) 10.0 0.0 Compliant
The Statement of Compliance reflects Chandler's assessment of compliance with the applicable investment policy for the assets Chandler directly manages. The report may also present assets reported to Chandler by clients, custodians, or other third parties. Chandler includes those assets in the assessment but has no discretionary authority over them, does not independently verify the information provided, and assumes no responsibility for the accuracy or completeness of that information. Questions regarding this report should be directed to the designated investment professional. 170
5 City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

STATEMENT OF COMPLIANCE
Rules Name Limit Actual Compliance
Status Notes
Min Rating (AAA by 2) 0.0 0.0 Compliant

NEGOTIABLE CERTIFICATES OF DEPOSIT (NCD)
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Years) 5 0.0 Compliant
Min Rating (A-1 by 1 or A- by 1 if > FDIC Limit) 0.0 0.0 Compliant

REPURCHASE AGREEMENTS
Max Maturity (Years) 1.0 0.0 Compliant

SUPRANATIONAL OBLIGATIONS
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 10.0 0.0 Compliant
Max Maturity (Years) 5 0.0 Compliant
Min Rating (AA- by 1) 0.0 0.0 Compliant
U.S. TREASURIES
Max % (MV) 100.0 82.4 Compliant
Max Maturity (Years) 5 0.0 Compliant
The Statement of Compliance reflects Chandler's assessment of compliance with the applicable investment policy for the assets Chandler directly manages. The report may also present assets reported to Chandler by clients, custodians, or other third parties. Chandler includes those assets in the assessment but has no discretionary authority over them, does not independently verify the information provided, and assumes no responsibility for the accuracy or completeness of that information. Questions regarding this report should be directed to the designated investment professional. 171
| 6
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

RECONCILIATION SUMMARY
Accrual Activity Summary
Fair Market Activity Summary
Month to Date Fiscal Year to Date
(07/01/2026)
Beginning Book Value 22,533,130.07 22,533,130.07
Maturities/Calls (3,175,000.00) (3,175,000.00)
Principal Paydowns (14,989.33) (14,989.33)
Purchases 6,380,272.89 6,380,272.89
Sales (3,188,274.60) (3,188,274.60)
Change in Cash, Payables, Receivables 244.63 244.63
Amortization/Accretion 48,473.66 48,473.66
Realized Gain (Loss) 0.01 0.01
Ending Book Value 22,583,857.33 22,583,857.33
Month to Date Fiscal Year to Date
(07/01/2026)
Beginning Market Value 22,496,310.41 22,496,310.41
Maturities/Calls (3,175,000.00) (3,175,000.00)
Principal Paydowns (14,989.33) (14,989.33)
Purchases 6,380,272.89 6,380,272.89
Sales (3,188,274.60) (3,188,274.60)
Change in Cash, Payables, Receivables 244.63 244.63
Amortization/Accretion 48,473.66 48,473.66
Change in Net Unrealized Gain (Loss) 11,102.97 11,102.97 Realized Gain (Loss) 0.01 0.01
Ending Market Value 22,558,140.64 22,558,140.64
Maturities / Calls
Month to Date (3,175,000.00)
Fiscal Year to Date (3,175,000.00)
Principal Paydowns
Month to Date (14,989.33)
Fiscal Year to Date (14,989.33)
Purchases
Month to Date 6,380,272.89
Fiscal Year to Date 6,380,272.89
Sales
Month to Date (3,188,274.60)
Fiscal Year to Date (3,188,274.60)
Interest Received
Month to Date 2,008.96
Fiscal Year to Date 2,008.96
Purchased / Sold Interest
Month to Date 0.00
Fiscal Year to Date 0.00
172
173
| 8
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

HOLDINGS REPORT
Cusip Security Description Par Value/
Units
Purchase Date
Purchase Yield
Cost Value
Book Value
Mkt Price
Mkt YTM
Market Value
Accrued Int.
% of Port.

Gain/Loss
Moody's/
S&P/
Fitch
Maturity
Duration

MONEY MARKET
FUND
31846V401 FIRST AMER:GVT OBLG D 120,648.40 --

3.13%
120,648.40
120,648.40

1.00 3.13%
120,648.40

0.00 0.53%

0.00 Aaa/
AAAm
AAA

0.00 0.00
Total Money
Market Fund 120,648.40 3.13%
120,648.40
120,648.40

1.00 3.13%
120,648.40

0.00 0.53%

0.00 0.00

0.00 US TREASURY
912797TW7 UNITED STATES TREASURY
08/13/2026 2,875,000.00 --3.64%
2,824,145.04
2,871,623.83

99.90 3.66%
2,872,122.13

0.00 12.73%
498.29
P-1/A-1+
F1+

0.04 0.03
91282CLP4 UNITED STATES TREASURY 3.5
09/30/2026 3,400,000.00 03/16/20263.69%
3,396,546.88
3,398,948.29

99.94 3.84%
3,397,943.00
39,991.80

15.06%
(1,005.29)
Aa1/AA+
AA+

0.17 0.16
912797UK1 UNITED STATES TREASURY
10/15/2026 3,250,000.00 04/17/20263.67%
3,192,832.96
3,225,912.77

99.25 3.76%
3,225,732.25

0.00 14.30%
(180.52)
P-1/A-1+
F1+

0.21 0.20
912797UZ8 UNITED STATES TREASURY
11/19/2026 3,000,000.00 05/19/20263.74%
2,945,134.59
2,966,839.59

98.88 3.81%
2,966,523.00

0.00 13.15%
(316.59)
P-1/A-1+
F1+

0.30 0.29
912797VH7 UNITED STATES TREASURY
12/17/2026 3,000,000.00 06/18/20263.88%
2,943,037.03
2,956,808.30

98.58 3.86%
2,957,442.00

0.00 13.11%
633.70
P-1/A-1+
F1+

0.38 0.37
912797VT1 UNITED STATES TREASURY
01/14/2027 3,250,000.00 07/16/20263.90%
3,188,274.60
3,193,389.96

98.28 3.90%
3,194,048.00

0.00 14.16%
658.04
P-1/A-1+
F1+

0.46 0.44
Total US Treasury 18,775,000.00 3.75%
18,489,971.10
18,613,522.74

99.15 3.81%
18,613,810.38
39,991.80

82.51%
287.64

0.26 0.25
Total Portfolio 22,745,012.04 3.64%
22,454,117.90
22,583,857.33

98.65 3.84%
22,558,140.64
70,131.03
100.00%
(25,716.68)

TRANSACTION LEDGER
Transaction Type Settlement
Date CUSIP Quantity Security Description Price
Acq/
Disp
Yield
Amount Interest Pur/
Sold Total Amount Gain/Loss

ACQUISITIONS
Purchase 07/01/2026 31846V401 339.67 FIRST AMER:GVT OBLG D 1.000 3.12% (339.67) 0.00 (339.67) 0.00
Purchase 07/15/2026 31846V401 9,350.99 FIRST AMER:GVT OBLG D 1.000 3.11% (9,350.99) 0.00 (9,350.99) 0.00
Purchase 07/15/2026 31846V401 937.04 FIRST AMER:GVT OBLG D 1.000 3.11% (937.04) 0.00 (937.04) 0.00
Purchase 07/16/2026 31846V401 4,952.34 FIRST AMER:GVT OBLG D 1.000 3.11% (4,952.34) 0.00 (4,952.34) 0.00
Purchase 07/16/2026 31846V401 3,175,000.00 FIRST AMER:GVT OBLG D 1.000 3.11% (3,175,000.00) 0.00 (3,175,000.00) 0.00
Purchase 07/17/2026 912797VT1 3,250,000.00 UNITED STATES TREASURY 01/14/2027 98.101 3.90% (3,188,274.60) 0.00 (3,188,274.60) 0.00 Purchase 07/27/2026 31846V401 1,418.25 FIRST AMER:GVT OBLG D 1.000 3.12% (1,418.25) 0.00 (1,418.25) 0.00
Total Purchase 6,441,998.29 (6,380,272.89) 0.00 (6,380,272.89) 0.00 TOTAL
ACQUISITIONS 6,441,998.29 (6,380,272.89) 0.00 (6,380,272.89) 0.00

DISPOSITIONS
Maturity 07/16/2026 912797TN7 (3,175,000.00) UNITED STATES TREASURY 07/16/2026 100.000 3.63% 3,175,000.00 0.00 3,175,000.00 0.00 Total Maturity (3,175,000.00) 3,175,000.00 0.00 3,175,000.00 0.00 Sale 07/17/2026 31846V401 (3,188,274.60) FIRST AMER:GVT OBLG D 1.000 3.11% 3,188,274.60 0.00 3,188,274.60 0.00
Total Sale (3,188,274.60) 3,188,274.60 0.00 3,188,274.60 0.00 TOTAL
DISPOSITIONS (6,363,274.60) 6,363,274.60 0.00 6,363,274.60 0.00 OTHER

TRANSACTION LEDGER
Transaction Type Settlement
Date CUSIP Quantity Security Description Price
Acq/
Disp
Yield
Amount Interest Pur/
Sold Total Amount Gain/Loss
Coupon 07/15/2026 47787CAC7 0.00 JDOT 2023-C A3 5.48
05/15/2028 5.55% 314.49 0.00 314.49 0.00
Coupon 07/15/2026 02582JKD1 0.00 AMXCA 2023-3 A 5.23
09/15/2026 5.29% 937.04 0.00 937.04 0.00
Coupon 07/16/2026 36267KAD9 0.00 GMCAR 2023-3 A3 5.45
06/16/2028 5.51% 59.32 0.00 59.32 0.00
Coupon 07/16/2026 362955AD8 0.00 GMCAR 2025-1 A3 4.62
12/17/2029 5.03% 327.25 0.00 327.25 0.00
Coupon 07/25/2026 05592XAD2 0.00 BMWOT 2023-A A3

5.47 02/25/2028 5.47% 31.19 0.00 31.19 0.00
Total Coupon 0.00 1,669.29 0.00 1,669.29 0.00
Dividend 07/31/2026 31846V401 0.00 FIRST AMER:GVT OBLG
D 3.12% 584.30 0.00 584.30 0.00
Total Dividend 0.00 584.30 0.00 584.30 0.00
Principal Paydown 07/15/2026 47787CAC7 9,036.50 JDOT 2023-C A3 5.48 05/15/2028 5.55% 9,036.50 -- 9,036.50 0.00
Principal Paydown 07/16/2026 36267KAD9 1,871.44 GMCAR 2023-3 A3 5.45 06/16/2028 5.51% 1,871.44 -- 1,871.44 0.00
Principal Paydown 07/16/2026 362955AD8 2,694.33 GMCAR 2025-1 A3 4.62 12/17/2029 5.03% 2,694.33 -- 2,694.33 0.00
Principal Paydown 07/25/2026 05592XAD2 1,387.06 BMWOT 2023-A A3

5.47 02/25/2028 5.47% 1,387.06 -- 1,387.06 0.00
Total Principal
Paydown 14,989.33 14,989.33 -- 14,989.33 0.01

INCOME EARNED
Cusip Security Description
Trade Date
Settle Date
Units
Book Value: Begin
Book Value: Acq
Book Value: Disp
Book Value: End
Prior Accrued
Inc. Received
Ending Accrued
Total Interest
Accr. Of Discount
Amort. Of Premium
Net Accret/Amort
Income Earned
Total Income

CASH & EQUIVALENTS
31846V401 FIRST AMER:GVT OBLG D
120,648.40
116,924.71
3,191,998.29
(3,188,274.60)
120,648.40

0.00 339.67

0.00 0.00

0.00 339.67
339.67
CCYUSD Receivable
584.30
339.67

0.00 0.00
584.30

0.00 0.00

0.00 Total Cash & Equivalents 121,232.70
117,264.38
3,191,998.29
(3,188,274.60)
121,232.70

0.00 339.67

0.00 0.00

0.00 339.67 339.67

FIXED INCOME
02582JKD1 AMXCA 2023-3 A 5.23
09/15/2026
09/12/2023
09/19/2023
215,000.00
214,999.33

0.00 0.00
214,999.60
499.76
937.04
499.76
937.04

0.27 0.00

0.27 937.31
937.31
05592XAD2 BMWOT 2023-A A3 5.47
02/25/2028
07/12/2023
07/18/2023
5,454.51
6,841.13

0.00 (1,387.06)
5,454.18

6.24 31.19

4.97 29.93

0.11 0.00

0.11 30.03

30.03 3130ARF55 FEDERAL HOME LOAN BANKS

2.6 03/30/2027
03/30/2022
03/30/2022
3,000,000.00
3,000,000.00

0.00 0.00
3,000,000.00
19,716.67

0.00 26,216.67
6,500.00

0.00 0.00

0.00 6,500.00
6,500.00
36267KAD9 GMCAR 2023-3 A3 5.45
06/16/2028
07/11/2023
07/19/2023
11,188.86
13,060.10

0.00 (1,871.44)
11,188.70

29.66 59.32

25.41 55.07

0.04 0.00

0.04 55.11

55.11 362955AD8 GMCAR 2025-1 A3 4.62
12/17/2029
01/09/2025
01/15/2025
82,305.67
84,995.55

0.00 (2,694.33)
82,301.47
163.63
327.25
158.44
322.06

0.25 0.00

0.00 (9,036.50)
59,828.71
167.73
314.49
145.72
292.48

0.32 0.00

0.32 292.81
292.81
48125LRU8 JPMORGAN CHASE BANK NA

5.11 12/08/2026
10/16/2024
10/17/2024
250,000.00
250,745.51

0.00 0.00
250,567.74
816.18

0.00 1,880.76
1,064.58

0.00 (177.78)
(177.78)
886.81
886.81
693475BB0 PNC FINANCIAL SERVICES
GROUP INC 1.15 08/13/2026
03/19/2025
03/20/2025
225,000.00
224,145.34

0.00 0.00
224,761.49
991.88

0.00 1,207.50
215.63
616.15

0.00 616.15
831.77
831.77
912797TN7 UNITED STATES TREASURY
07/16/2026 0.00
3,170,349.97

0.00 (3,175,000.00)

0.00 0.00

0.00 4,650.03

0.00 4,650.03
4,650.03
4,650.03
912797TW7 UNITED STATES TREASURY
08/13/2026 2,875,000.00
2,862,902.06

0.00 0.00
2,871,623.83

0.00 0.00

0.00 0.00
8,721.77

0.00 8,721.77
8,721.77
8,721.77
912797UK1 UNITED STATES TREASURY
10/15/2026
04/17/2026
04/20/2026
3,250,000.00
3,215,956.71

0.00 0.00
3,225,912.77

0.00 0.00

0.00 0.00
9,956.06

0.00 9,956.06
9,956.06
9,956.06
912797UZ8 UNITED STATES TREASURY
11/19/2026
05/19/2026
05/21/2026
3,000,000.00
2,957,494.38

0.00 0.00
2,966,839.59

0.00 0.00

0.00 0.00
9,345.21

0.00 9,345.21
9,345.21
9,345.21
912797VH7 UNITED STATES TREASURY
12/17/2026
06/18/2026
06/18/2026
3,000,000.00
2,947,105.81

0.00 0.00
2,956,808.30

0.00 0.00

0.00 0.00
9,702.48

0.00 9,702.48
9,702.48
9,702.48
912797VT1 UNITED STATES TREASURY
01/14/2027
07/16/2026
07/17/2026
3,250,000.00

0.00 3,188,274.60

0.00 3,193,389.96

0.00 0.00

0.00 0.00
5,115.36

0.00 0.00
3,398,948.29
29,912.57

0.00 39,991.80
10,079.24
543.38

0.00 543.38
10,622.62
10,622.62
Total Fixed Income 22,623,779.34
22,415,865.69
3,188,274.60
(3,189,989.32)
22,462,624.63
52,304.30
1,669.29
70,131.03
19,496.02
48,651.43
(177.78)
48,473.66
67,969.68 67,969.68
TOTAL PORTFOLIO 22,745,012.04
22,533,130.07
6,380,272.89
(6,378,263.92)
22,583,857.33
52,304.30
2,008.96
70,131.03
19,835.69
48,651.43
(177.78)
48,473.66
68,309.35 68,309.35
179
| 14
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

CASH FLOW REPORT
Payment Date Transaction Type CUSIP Quantity Security Description Principal Amount Income Total Amount AUGUST 2026
08/03/2026 Dividend 31846V401 0.00 FIRST AMER:GVT OBLG D 584.30 584.30 08/13/2026 Coupon 693475BB0 225,000.00 PNC FINANCIAL SERVICES GROUP INC 1.15 08/13/2026 1,293.75 1,293.75
08/13/2026 Final Maturity 693475BB0 225,000.00 PNC FINANCIAL SERVICES GROUP INC 1.15 08/13/2026 225,000.00 225,000.00
08/13/2026 Final Maturity 912797TW7 2,875,000.00 UNITED STATES TREASURY 08/13/2026 2,875,000.00 2,875,000.00 08/17/2026 Coupon 02582JKD1 215,000.00 AMXCA 2023-3 A 5.23 09/15/2026 937.04 937.04 08/17/2026 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 66.54 66.54 08/17/2026 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,665.29 1,665.29 08/17/2026 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 319.54 319.54 08/17/2026 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 4,033.40 4,033.40 08/17/2026 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 266.66 266.66 08/17/2026 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 6,887.79 6,887.79 08/25/2026 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 32.29 32.29 08/25/2026 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 1,248.87 1,248.87 August 2026 Total 3,114,419.65 2,915.83 3,117,335.49
SEPTEMBER 2026
09/15/2026 Coupon 02582JKD1 215,000.00 AMXCA 2023-3 A 5.23 09/15/2026 937.04 937.04 09/15/2026 Final Maturity 02582JKD1 215,000.00 AMXCA 2023-3 A 5.23 09/15/2026 215,000.00 215,000.00 09/15/2026 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 235.21 235.21 09/15/2026 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 5,064.40 5,064.40 09/16/2026 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 58.98 58.98 09/16/2026 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,633.22 1,633.22 09/16/2026 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 304.02 304.02 09/16/2026 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 4,512.14 4,512.14 09/25/2026 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 26.60 26.60 09/25/2026 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 1,226.03 1,226.03 09/30/2026 Coupon 3130ARF55 3,000,000.00 FEDERAL HOME LOAN BANKS 2.6 03/30/2027 39,000.00 39,000.00 09/30/2026 Coupon 91282CLP4 3,400,000.00 UNITED STATES TREASURY 3.5 09/30/2026 59,500.00 59,500.00 09/30/2026 Final Maturity 91282CLP4 3,400,000.00 UNITED STATES TREASURY 3.5 09/30/2026 3,400,000.00 3,400,000.00 180
| 15
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

CASH FLOW REPORT
Payment Date Transaction Type CUSIP Quantity Security Description Principal Amount Income Total Amount September 2026
Total 3,627,435.79 100,061.85 3,727,497.63
OCTOBER 2026
10/15/2026 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 212.08 212.08 10/15/2026 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 6,089.20 6,089.20 10/15/2026 Final Maturity 912797UK1 3,250,000.00 UNITED STATES TREASURY 10/15/2026 3,250,000.00 3,250,000.00 10/16/2026 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 51.56 51.56 10/16/2026 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,571.52 1,571.52 10/16/2026 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 286.64 286.64 10/16/2026 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 4,326.32 4,326.32 10/26/2026 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 21.01 21.01 10/26/2026 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 1,076.28 1,076.28 October 2026 Total 3,263,063.32 571.30 3,263,634.62
NOVEMBER 2026
11/09/2026 Coupon 48125LRU8 250,000.00 JPMORGAN CHASE BANK NA 5.11 12/08/2026 5,322.92 5,322.92 11/09/2026 Effective Maturity 48125LRU8 250,000.00 JPMORGAN CHASE BANK NA 5.11 12/08/2026 250,000.00 250,000.00 11/16/2026 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 44.43 44.43 11/16/2026 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,536.46 1,536.46 11/16/2026 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 269.99 269.99 11/16/2026 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 4,234.21 4,234.21 11/16/2026 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 184.27 184.27 11/16/2026 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 6,627.55 6,627.55 11/19/2026 Final Maturity 912797UZ8 3,000,000.00 UNITED STATES TREASURY 11/19/2026 3,000,000.00 3,000,000.00 11/25/2026 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 16.11 16.11 11/25/2026 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 1,027.74 1,027.74 November 2026
Total 3,263,425.96 5,837.71 3,269,263.67
DECEMBER 2026
12/15/2026 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 154.01 154.01 12/15/2026 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 4,551.38 4,551.38 12/16/2026 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 37.45 37.45 12/16/2026 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,464.11 1,464.11 181
| 16
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

CASH FLOW REPORT
Payment Date Transaction Type CUSIP Quantity Security Description Principal Amount Income Total Amount 12/16/2026 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 253.69 253.69 12/16/2026 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,999.74 3,999.74 12/17/2026 Final Maturity 912797VH7 3,000,000.00 UNITED STATES TREASURY 12/17/2026 3,000,000.00 3,000,000.00 12/25/2026 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 11.42 11.42 12/25/2026 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 989.51 989.51 December 2026
Total 3,011,004.75 456.56 3,011,461.31
JANUARY 2027
01/14/2027 Final Maturity 912797VT1 3,250,000.00 UNITED STATES TREASURY 01/14/2027 3,250,000.00 3,250,000.00 01/15/2027 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 133.22 133.22 01/15/2027 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 7,022.19 7,022.19 01/18/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 30.80 30.80 01/18/2027 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,437.23 1,437.23 01/18/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 238.29 238.29 01/18/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,930.97 3,930.97 01/25/2027 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 6.91 6.91 01/25/2027 Principal Paydown 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 974.08 974.08 January 2027 Total 3,263,364.47 409.22 3,263,773.68
FEBRUARY 2027
02/15/2027 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 101.15 101.15 02/15/2027 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 6,558.67 6,558.67 02/16/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 24.27 24.27 02/16/2027 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,417.13 1,417.13 02/16/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 223.15 223.15 02/16/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,701.22 3,701.22 02/25/2027 Coupon 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 2.47 2.47 02/25/2027 Effective Maturity 05592XAD2 5,454.51 BMWOT 2023-A A3 5.47 02/25/2028 541.97 541.97 February 2027
Total 12,218.99 351.05 12,570.04
MARCH 2027
03/15/2027 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 71.20 71.20 03/15/2027 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 4,949.11 4,949.11 182
| 17
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

CASH FLOW REPORT
Payment Date Transaction Type CUSIP Quantity Security Description Principal Amount Income Total Amount 03/16/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 17.83 17.83 03/16/2027 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,292.28 1,292.28 03/16/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 208.90 208.90 03/16/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,572.75 3,572.75 03/30/2027 Coupon 3130ARF55 3,000,000.00 FEDERAL HOME LOAN BANKS 2.6 03/30/2027 39,000.00 39,000.00 03/30/2027 Final Maturity 3130ARF55 3,000,000.00 FEDERAL HOME LOAN BANKS 2.6 03/30/2027 3,000,000.00 3,000,000.00 March 2027 Total 3,009,814.15 39,297.94 3,049,112.09
APRIL 2027
04/15/2027 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 48.60 48.60 04/15/2027 Principal Paydown 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 6,651.54 6,651.54 04/16/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 11.97 11.97 04/16/2027 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,327.15 1,327.15 04/16/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 195.15 195.15 04/16/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,738.42 3,738.42 April 2027 Total 11,717.11 255.71 11,972.82
MAY 2027
05/17/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 5.94 5.94 05/17/2027 Principal Paydown 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 1,280.51 1,280.51 05/17/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 180.76 180.76 05/17/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,590.93 3,590.93 05/17/2027 Coupon 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 18.23 18.23 05/17/2027 Effective Maturity 47787CAC7 59,830.29 JDOT 2023-C A3 5.48 05/15/2028 3,991.00 3,991.00 May 2027 Total 8,862.44 204.92 9,067.36
JUNE 2027
06/16/2027 Coupon 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 0.12 0.12 06/16/2027 Effective Maturity 36267KAD9 11,188.86 GMCAR 2023-3 A3 5.45 06/16/2028 26.95 26.95 06/16/2027 Coupon 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 166.93 166.93 06/16/2027 Principal Paydown 362955AD8 82,305.67 GMCAR 2025-1 A3 4.62 12/17/2029 3,538.49 3,538.49 June 2027 Total 3,565.44 167.05 3,732.49
Grand Total 36,099,848.80 22,588,892.06 150,529.14 22,739,421.20 183
| 18
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

IMPORTANT DISCLOSURES
Chandler Asset Management, Inc. (“Chandler”) is an SEC registered investment adviser. For additional information about our firm, please see our current disclosures (Form ADV).

To obtain a copy of our current disclosures, you may contact your client service representative by calling the number on the front of this statement or you may visit our website at www.chandlerasset.com.

Information contained in this monthly statement is confidential and is provided for informational purposes only and should not be construed as specific investment or legal advice. The information contained herein was obtained from sources believed to be reliable as of the date of this statement, but may become outdated or superseded at any time without notice.

Custody: Your qualified custodian bank maintains control of all assets reflected in this statement and we urge you to compare this statement to the one you receive from your qualified custodian. Chandler does not have any authority to withdraw or deposit funds from/to the custodian account.

Valuation: Prices are provided by IDC, an independent pricing source. In the event IDC does not provide a price or if the price provided is not reflective of fair market value, Chandler will obtain pricing from an alternative approved third party pricing source in accordance with our written valuation policy and procedures. Our valuation procedures are also disclosed in Item 5 of our Form ADV Part 2A.

Performance: Performance results are presented gross-of-advisory fees and represent the client’s Total Return. The deduction of advisory fees lowers performance results. These results include the reinvestment of dividends and other earnings. Past performance may not be indicative of future results. Therefore, clients should not assume that future performance of any specific investment or investment strategy will be profitable or equal to past performance levels. All investment strategies have the potential for profit or loss. Economic factors, market conditions or changes in investment strategies, contributions or withdrawals may materially alter the performance and results of your portfolio.

Source ICE Data Indices, LLC (“ICE”), used with permission. ICE PERMITS USE OF THE ICE INDICES AND RELATED DATA ON AN “AS IS” BASIS; ICE, ITS AFFILIATES AND

THEIR RESPECTIVE THIRD PARTY SUPPLIERS DISCLAIM ANY AND ALL WARRANTIES AND REPRESENTATIONS, EXPRESS AND/OR IMPLIED, INCLUDING ANY WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE, INCLUDING THE INDICES, INDEX DATA AND ANY DATA INCLUDED IN, RELATED TO, OR DERIVED THEREFROM.

NEITHER ICE DATA, ITS AFFILIATES OR THEIR RESPECTIVE THIRD PARTY PROVIDERS GUARANTEE THE QUALITY, ADEQUACY, ACCURACY, TIMELINESS OR COMPLETENESS OF THE INDICES OR THE INDEX DATA OR ANY COMPONENT THEREOF, AND THE INDICES AND INDEX DATA AND ALL COMPONENTS THEREOF ARE PROVIDED ON AN “AS IS” BASIS AND LICENSEE’S USE IS AT LICENSEE’S OWN RISK. ICE DATA, ITS AFFILIATES AND THEIR RESPECTIVE THIRD PARTY DO NOT SPONSOR, ENDORSE, OR RECOMMEND CHANDLER, OR ANY OF ITS PRODUCTS OR SERVICES.

Index returns assume reinvestment of all distributions. Historical performance results for investment indexes generally do not reflect the deduction of transaction and/or custodial charges or the deduction of an investment management fee, the incurrence of which would have the effect of decreasing historical performance results. It is not possible to invest directly in an index.

Ratings: Ratings information have been provided by Moody’s, S&P and Fitch through data feeds we believe to be reliable as of the date of this statement, however we cannot guarantee its accuracy.

Security level ratings for U.S. Agency issued mortgage-backed securities (“MBS”) reflect the issuer rating because the securities themselves are not rated. The issuing U.S. Agency guarantees the full and timely payment of both principal and interest.

LGIP Yields: Reported yields for local government investment pools may be presented as either the 30-day yield or the monthly distribution yield, as applicable. For certain funds, the 30-day yield is calculated using reported daily yield data. Yield calculations are subject to change and may not be directly comparable across funds.

LAIF Yields: Additional Disclosure for CA Clients - As a result of a reporting lag from the Local Agency Investment Fund (LAIF), reported LAIF yields represent the most recently available Daily Effective Yield and may reflect data from approximately 7–10 days prior to month-end. 184
| 19
City of Banning | Account | As of July 31, 2026
Execution Time: 08/05/2026 09:07:36 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

BENCHMARK INDEX & DISCLOSURES
Benchmark Disclosure
ICE BofA 0-1 Yr US Treasury Index
The ICE BAML 0-1 Year US Treasury Index tracks the performance of US Dollar denominated Sovereign debt publically issued by the US government in its domestic market with maturities less than two years. Qualifying securities must haveat least one month and less than one years remaining term to final maturity, a fixed coupon schedule and a minimum amount outstanding of $1 billion. (Index: G0QA.

Please visit www.mlindex.ml.com for more information)
185
186

State of California
Pooled Money Investment Account
Market Valuation
7/31/2026
Description
Carrying Cost Plus
Accrued Interest Purch. Amortized Cost Fair Value Accrued Interest United States Treasury:

Bills $ 51,944,353,052.66 $ 52,445,137,655.53 $ 52,446,224,550.00 NA Notes $ 54,889,377,252.10 $ 54,841,608,180.01 $ 54,588,013,700.00 $ 563,144,840.50 Federal Agency:

SBA $ 290,811,186.01 $ 290,811,186.01 $ 288,399,175.48 $ 974,675.51 MBS-REMICs $ 721,898.91 $ 721,898.91 $ 724,463.82 $ 3,149.22 Debentures $ 4,521,184,405.12 $ 4,520,409,405.12 $ 4,486,472,810.00 $ 40,816,141.60 Debentures FR $ - $ - $ - $ -
Debentures CL $ 2,450,000,000.00 $ 2,450,000,000.00 $ 2,428,360,700.00 $ 23,539,747.50 Discount Notes $ 19,294,884,930.55 $ 19,460,190,708.22 $ 19,453,432,500.00 NA Supranational:

Debentures $ 4,087,457,219.68 $ 4,085,308,608.56 $ 4,037,571,360.00 $ 48,644,740.30 Debentures FR $ - $ - $ - $ -
Debentures CL $ 300,000,000.00 $ 300,000,000.00 $ 296,197,800.00 $ 3,074,500.00 Discount Notes $ 5,648,485,180.57 $ 5,697,241,180.53 $ 5,696,279,100.00 NA CDs and YCDs FR $ - $ - $ - $ -
Bank Notes $ 500,000,000.00 $ 500,000,000.00 $ 499,470,879.16 $ 7,365,361.12 CDs and YCDs $ 18,150,000,000.00 $ 18,150,000,000.00 $ 18,140,951,351.27 $ 194,381,625.01 Commercial Paper $ 10,959,677,300.04 $ 11,054,712,024.98 $ 11,054,633,750.02 NA Corporate:

Bonds FR $ - $ - $ - $ -
Bonds $ 1,118,607,227.91 $ 1,118,163,832.07 $ 1,109,931,954.00 $ 11,426,157.52 Time Deposits $ 5,422,000,000.00 $ 5,422,000,000.00 $ 5,422,000,000.00 NA PMIA & GF Loans $ 235,475,543.00 $ 235,475,543.00 $ 235,475,543.00 NA TOTAL $ 179,813,035,196.55 $ 180,571,780,222.94 $ 180,184,139,636.75 $ 893,370,938.28 Fair Value Including Accrued Interest $ 181,077,510,575.03 Time Deposits and PMIA & General Fund loans
are carried at portfolio book value (carrying cost).

The value of each participating dollar equals the fair value divided by the amortized cost (0.997853260) As an example: if an agency has an account balance of $20,000,000.00, then the agency would report its participation in the LAIF valued at $19,957,065.21 or $20,000,000.00 x 0.997853260 187
July 3.84
June 3.816
May 3.810
April 3.811
March 3.826
February 3.871
PMIA Average Life(1): 269
LAIF Fair Value Factor(1): 0.998872382
PMIA Daily(1): 3.83
PMIA Quarter to Date(1): 3.81
LAIF Apportionment Rate(2): 3.92
LAIF Earnings Ratio(2): 0.00010743238142967
LAIF Administrative Cost(1)*: .22
Treasuries

59.41%
Agencies

20.35%
Certificates of
Deposit/Bank Notes

10.37%
Time
Deposits

3.02%
Commercial
Paper

6.10%
Corporate
Bonds

0.62%
Loans

0.13%
Notes: The apportionment rate includes interest earned on the CalPERS Supplemental Pension Payment pursuant to Government Code 20825 (c)(1) .
*The percentage of administrative cost equals the total administrative cost divided by the quarterly interest earnings. The law provides that administrative costs are not to exceed 5% of quarterly EARNINGS of the fund. However, if the 13-week Daily Treasury Bill Rate on the last day of the fiscal year is below 1%, then administrative costs shall not exceed 8% of quarterly EARNINGS of the fund for the subsequent fiscal year.

Source:
(1) State of California, Office of the Treasurer
(2) State of California, Office of the Controller
PMIA Average Monthly
Effective Yields(1)
PMIA/LAIF Performance Report
as of 08/19/26
Daily rates are now available here. View PMIA Daily Rates Quarterly Performance
Quarter Ended 06/30/26
Chart does not include $722,000.00 in mortgages, which equates to 0.0004%. Percentages may not total 100% due to rounding.

Pooled Money Investment Account
Monthly Portfolio Composition (1)
07/31/26
$179.8 billion
188

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Art Vela, Director of Public Works
MEETING DATE: September 8, 2026
SUBJECT: Consideration of Resolution 2026-115, Awarding Professional Services Agreements to CBRE, Inc., Santolucito Dore Group, Inc. and Epic Land Solutions for On-Call Real Property Appraisal Services in a Total Aggregate Not-to-Exceed Amount of $50,000, with Renewal Options, and Rejecting All Other Proposals
STAFF RECOMMENDATION:

Adopt Resolution 2026-115
BACKGROUND:

The City owns several properties that it may consider selling. Before proceeding with the disposition of these properties, the City should obtain professional appraisals to determine their current fair market value. The City may also require appraisal services in connection with future property acquisitions for right-of-way purposes and other real estate-related matters.

To ensure access to qualified professional support, the City issued Request for Proposals No. 26-128 for Real Property Appraisal Services through the City’s ProcureNow/OpenGov procurement system. The solicitation was posted on April 22, 2026, and proposals were due on May 20, 2026. The RFP requested that qualified firms provide on-call appraisal services for City-owned properties being considered for disposition, as well as for properties the City may consider acquiring for various public purposes.

The City received seven proposals, which were ranked as follows:

1. CBRE, Inc.

2. Santolucito Dore Group, Inc.

3. Epic Land Solutions, Inc.

4. Bender Rosenthal Incorporated

5. Capital Realty Analysts

6. BBG, Inc.

7. Arens Group, Inc.

An evaluation committee reviewed and scored the proposals based on the firms’ qualifications, relevant experience, proposed approach, ability to provide the required services, and pricing. Based on the evaluation results, staff recommends establishing a bench of three on-call appraisal consultants consisting of CBRE, Inc., Santolucito Dore Group, Inc., and Epic Land Solutions, Inc.

The total aggregate compensation for all three consultants will not exceed $50,000 during the initial oneyear term of the agreements. The City will have the option to renew the agreements for up to four 189
additional one-year periods, subject to available funding and satisfactory performance.

The aggregate contract amount is not intended to be divided equally among the consultants. Rather, assignments will be issued on an as-needed basis to the consultant best suited to the specific property, scope of work, schedule, and proposed fee. Work will only be authorized through individual task orders and within the approved aggregate not-to-exceed amount.

JUSTIFICATION:

Establishing a bench of qualified appraisal consultants will provide the City with timely access to specialized expertise for a variety of real estate transactions. The proposed bench structure will allow the City to select the firm best suited for each assignment based on experience, availability, scope, cost and absence of conflict of interests while maintaining flexibility and competitive pricing. Professional appraisals will also provide reliable market information to support informed decision-making and protect the City’s financial interests when acquiring or disposing of real property.

FISCAL IMPACT:

The total aggregate compensation for appraisal services will not exceed $50,000. Funding will be allocated among CBRE, Inc., Santolucito Dore Group, Inc., and Epic Land Solutions, Inc. based on authorized assignments and the City’s needs.

Because appraisal services may support multiple departments, properties, and projects, the applicable account numbers will be identified when individual task orders are authorized. No individual consultant is guaranteed a minimum or specific dollar amount under the bench agreements.

Funding will be made available as part of the Fiscal Year 2026/2027 Operating Budget and/or Capital Improvement Budget.

ATTACHMENTS:

1. Reso_2026-115.docx

2. CBRE Proposal.pdf

3. CBRE Price Proposal.pdf

4. EPIC Proposal.pdf

5. EPIC Price Proposal.pdf

6. Santolucito Dore Group Proposal.pdf

7. Santolucito Dore Group Price Proposal.pdf

8. Contract_No_C01289_-_Santolucito_Dore_Group_Inc_-_On-Call_Real_Property_Appraisal_Services JT edited.docx

9. Contract_No_C01288_-_Epic_Land_Solutions_-_On-Call_Real_Property_Appraisal_Services JT edited.docx

10. Contract_No._C01290_-_CBRE_Inc_-_On-Call_Real_Property_Appraisal_Services JT edits.docx 190
Resolution 2026-115

Page 1 of 4 ends

RESOLUTION 2026-115

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

AUTHORIZING ON-CALL PROFESSIONAL SERVICES AGREEMENTS WITH CBRE, INC., SANTOLUCITO DORE GROUP, INC., AND EPIC LAND SOLUTIONS, INC. FOR

REAL PROPERTY APPRAISAL SERVICES IN A TOTAL AGGREGATE AMOUNT NOT TO EXCEED $50,000
WHEREAS, the City of Banning owns real property that may be considered for sale, lease, exchange, or other disposition and may also need to acquire real property for various public purposes; and
WHEREAS, professional appraisal services are necessary to determine the fair market value of properties and to support informed decisions regarding the acquisition and disposition of real property; and
WHEREAS, on April 22, 2026, the City issued Request for Proposals No. 26-128 for Real Property Appraisal Services through the City’s ProcureNow/OpenGov procurement system; and
WHEREAS, proposals were due on May 20, 2026, and the City received seven proposals in response to the solicitation; and
WHEREAS, an evaluation committee reviewed and ranked the proposals based on qualifications, relevant experience, proposed approach, ability to provide the required services, and pricing; and
WHEREAS, following the evaluation process, City staff determined that CBRE, Inc., Santolucito Dore Group, Inc., and Epic Land Solutions, Inc. are qualified to provide the requested real property appraisal services; and
WHEREAS, establishing a bench of qualified appraisal consultants will provide the City with flexibility to assign work based on the nature of each appraisal assignment, consultant expertise, availability, schedule, and proposed cost; and WHEREAS, the total aggregate compensation for services provided by all three consultants during the initial one-year term shall not exceed $50,000; and WHEREAS, the proposed agreements may be renewed for up to four additional one-year periods, subject to satisfactory performance, available funding, and approval in accordance with the City’s purchasing policies and applicable authority.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:
191
Resolution 2026-115

Page 2 of 4 ends

SECTION 1. The City Council approves Professional Services Agreements with CBRE, Inc., Santolucito Dore Group, Inc., and Epic Land Solutions, Inc. for on-call appraisal services in a total aggregate not-to-exceed amount of $50,000, and rejects all other proposals received in response to RFP No. 26-128.

SECTION 2. City Council authorizes the City Manager or designee to approve up to four (4) additional single-year renewals of the agreements, subject to satisfactory performance, available budget appropriations, City needs, and applicable purchasing requirements.

SECTION 3. City Council authorizes the City Manager or designee to make necessary non-substantive revisions to the agreements, execute the agreements and related task orders, purchase orders, and documents necessary to implement the agreements, and make necessary budget adjustments, appropriations, transfers and account coding assignments related to grant writing and grant management services.

SECTION 4. 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 8
th day of September 2026.

Richard Royce, Mayor
City of Banning
ATTEST:

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

Phaedra Norton, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
192
Resolution 2026-115

Page 3 of 4 ends

CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2026-115, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 8
th day of September 2026 by the following
vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Deputy City Clerk
City of Banning, California
193
Resolution 2026-115

Page 4 of 4 ends

Exhibit A
Draft Agreements
194

CBRE VALUATION & ADVISORY SERVICES

Prepared For:

Ellen Clifford
Purchasing Manager
City of Banning
99 East Ramsey Street
Banning, CA 92220
T: (951) 922-3121
E: [email protected]
Prepared By:

Nicole B. Galvez
Vice President
CBRE, Inc.
5921 Owensmouth Avenue
Woodland Hills, CA 91367
T: (818) 251-3646
E: [email protected]
195

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 196

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 i SECTION A: COVER LETTER ............................................................................................................................... 1 SECTION B: PROPOSAL ......................................................................................................................................... 2 SECTION C: PRICE PROPOSAL ....................................................................................................................... 27 SECTION D: VALUE ADDED SERVICES ..................................................................................................... 29 SECTION E: EVIDENCE OF INSURANCE ................................................................................................... 30 SECTION F: VENDOR FORMS ........................................................................................................................... 31 SECTION G: TYPE OF BUSINESS ................................................................................................................... 32 SECTION H: LEGAL COMPANY NAME ...................................................................................................... 33 SECTION I: EX PARTE COMMUNICATIONS CERTIFICATION ..................................................... 34 SECTION J: EX PARTE COMMUNICATIONS CERTIFICATION CONT .................................... 35 SECTION K: DEBARRED, SUSPENDED DISQUALIFIED QUESTIONNAIRE ........................... 36 SECTION L: DEBARRED, SUSPENDED DISQUALIFIED QUESTIONNAIRE CONT ............ 37 SECTION M: DISCLOSURE OF GOVERNMENT POSITIONS .......................................................... 38 SECTION N: CERTIFICATION COMPLIANCE ......................................................................................... 39 197

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 198 CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 1 Nicole B. Galvez 5921 Owensmouth Avenue
Vice President Woodland Hills, CA 91367
CBRE, Inc. [email protected]
Valuation & Advisory Services (818) 251-3646
www.cbre.com
May 19, 2026
Ellen Clifford
Purchasing Manager
City of Banning
99 East Ramsey Street
Banning, CA 92220
T: (951) 922-3121
E: [email protected]
Submitted via OpenGov
Dear Ms. Clifford:

CBRE, Inc. is pleased to respond to your Request for Proposal (RFP) – RFP 26-128 for Real Property Appraisal Services – On-Call List, dated April 22, 2026. This proposal is submitted to comply with the submission deadline of no later than 4:00 p.m. on Wednesday, May 20, 2026. Nicole B. Galvez, Vice President, and Michael R. Rowland, MAI, FRICS, CCIM, Executive Managing Director, are authorized to sign documents on behalf of CBRE, Inc., and will be the principal contact/signatories for this RFP for work to be completed for the City of Banning (City). Ms. Galvez’s contact information is noted in our letterhead above, and Mr. Rowland can be reached at: 2575 East Camelback Road, Suite 500 | Phoenix, Arizona 85251, T +1 602 735 5508 | [email protected].

CBRE is uniquely qualified to handle appraisal work for the City due to the depth of our experience in the Southern California market and our extensive experience in appraising properties in Riverside County, including on behalf of public agency clients, right-of-way firms, and transportation authorities. We are well-equipped to provide professional appraisal services for the acquisition and disposition of property rights necessary for public works improvement projects. We are also experienced in providing appraisal services for various improvement projects, including appraisal services for Cityowned facilities and buildings and may include surplus or unused property.

We have handled a significant number of assignments which involved a large number of properties that are relevant to the appraisal needs of the City. These included providing various real property appraisals and related services involving full and partial acquisitions related to residential, commercial, industrial, agricultural and special use properties.

The table of contents identifies the specific items contained within this statement of qualifications, which is intended to be fully responsive to your RFP. All elements of the RFP have been reviewed and understood, and we have provided our comments to the terms and conditions presented in the Sample Agreement at the end of this proposal under Section N – Certificate of Compliance.

Thank you for the opportunity of submitting this response to your RFP. We are readily available for an interview to further discuss our proposal and experience. If you have any questions or comments, please feel free to reach out directly to me. I welcome the opportunity to respond to your questions and comments.

Best regards – CBRE, VALUATION & ADVISORY SERVICES
Nicole B. Galvez
Vice President
199

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 200

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 2 A. Firm Statement of Understanding and Approach
Understanding of the City and the Project Scope of Services We understand that the City is seeking on-call real property appraisal services to provide the appraisal, valuation, and related consulting services for public works improvement projects, acquisition or disposition of property by the City. The sale, purchase, and disposition of City-owned property must comply, as applicable, with the reporting requirements set forth in:

1. Uniform Standards of Professional Appraisal Practice (USPAP),

2. California Code of Civil Procedure, particularly Title 25-Housing and Community Development Code of Regulations,

3. Title XI of the Financial Intuition Reform, Recovery, and Enforcement Act (FIRREA),

4. California Code of Regulations,

5. California Government Code, and

6. California Department of Transportation Services (Caltrans) Right of Way Manual if federal funding is involved for a specific project.

7. Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA) and applicable federal regulations (when federal funding is involved)
It is our understanding that the real estate valuation needs of the City would be similar to those of other large public agencies for whom we have provided services. We would expect our services for the City to fall into the following categories:
 Acquisition of fee simple interest property rights, either as full fee acquisitions or as partial acquisitions.  Acquisition of dedicated easement rights for utilities, streets, temporary construction easements (TCEs), or other specified needs.
 Completion of these valuation services in the context of a single or multi-parcel acquisition appraisal assignment.
 Valuation of excess City properties for lease or sale.  Establishing the lease and/or license rate structure for lessees/license holders who are granted the right of limited property use within utility, flood control or other corridors.  Assisting in the establishment or renegotiation of ground rent for existing corridors or other property in which the City is a land lessee
 Valuation of City properties that are used in bond financing programs, Mello-Roos Community Facilities projects, etc.
 Valuation of property used to set in-lieu park fees under the Quimby Act.  Special valuation needs and consulting services.

CBRE’s VAS Group considers all applicable approaches to value in each appraisal and uses accepted methodologies that are appropriate for the type of property being appraised. Scope of work and appraisal formats are discussed with the client in advance in order to meet with the client’s objectives.

We present our descriptions of all tasks necessary to perform the required services at the onset of the City’s appraisal assignment(s) as follows:

Overview of Technical Approach for Appraisals
Appraisal Methodology
All of our appraisal work is completed pursuant to USPAP, and all appraisals prepared for potential acquisition purposes, subject to an eminent domain action, are also prepared in compliance with the California Code of Civil Procedure Section 1263.320. The methodology utilized in eminent domain appraisals is consistent with the methodology found in the Caltrans Right of Way Manual, Chapter 7. When appropriate, we prepare full and partial acquisition appraisals subject to the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA). We are also experienced in providing appraisals based on Federal Aviation Administration (FAA) guidelines as well as California Department of General Services (DGS) guidelines.
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CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 3 Appraisal assignments would be completed with the use of the most appropriate valuation methods for the specific property type. These include the Sales Comparison Approach, the Income Approach, and the Cost Approach. For singlefamily residential properties, the Sales Comparison Approach is usually the most relevant approach and is typically the only one that has application to the property. For income-producing properties, including multifamily residential properties, the Income Approach is commonly utilized along with the Sales Comparison Approach. For buildings that are newer (non-residential), or which contain fairly specialized improvements, the Cost Approach is frequently relevant.

Land is typically valued using the Sales Comparison Approach. Corridors are typically valued using ATF methodology.

In the process of completing appraisals of partial acquisitions, subject to California Eminent Domain Law, we give full consideration to possible severance damages and benefits that may accrue to the remainder parcel as a result of the acquisition and project. We are very experienced in preparing damage studies that are well researched and have been accepted by the courts when we are called to testify. When we conclude that there are damages, every attempt is made to quantify benefits that accrue to the remainder, as benefits can be utilized to offset severance damages. In the State Rule, benefits may not offset the value of the actual acquisitions.

When completing an appraisal for a partial acquisition that is subject to the guidelines of UASFLA, a complete before and after analysis is required. The Federal Rule differs from the State Rule in that benefits can offset the value of the parts taken. However, it should be noted that when applying the Federal Rule, a direct calculation of the value of the parts acquired, damages and benefits is not undertaken. Rather the property is appraised in its before condition and this is compared the what the value of the property would have been on the date of value if the project were implemented, and the acquisitions already made. The difference between the before and after valuations results in the value of the proposed acquisitions.

In certain assignments, we would expect to encounter appraisals dealing with vacant land and/or various types of easements affecting vacant land. For analysis of this type of property, an investigation into zoning and entitlements is a critical issue. Particular attention would be given to interviews with City representatives who are in the proper positions to comment on the entitlement process for the subject property. This level of investigation would also frequently include a review of relevant sections of the general plan, a review of specific plans that may affect the property, review of zoning, slope density analysis, fire department approvals, location in a sensitive habitat area, and investigations with other individuals at relevant governmental jurisdictions.

Non-Eminent Domain Related Appraisals
CBRE VAS considers all applicable approaches to value in each appraisal and uses accepted methodologies that are appropriate for the type of property being appraised. Scope of work and appraisal formats are discussed with the client in advance in order to meet with the client’s objectives. These generally include the Cost, Sales Comparison and Income approaches to value.

Upon receiving authorization to proceed, we would complete a thorough inspection of the subject property(s) and review available information about its history(s) and operations. We would conduct an independent investigation of market factors, including investigations into comparable properties that would be relevant in the valuation process. We would analyze this data and develop an opinion of the value of the subject property based on the City’s requested scope of work. Upon completion of our analysis, we would prepare an appraisal report in full compliance with USPAP.

Market Rent Appraisals
Market Rent Approach
We are uniquely qualified to conduct Market Rental Surveys on behalf of the City. Being part of CBRE allows us access to a wealth of data. This includes not only data that is available from public sources such as CoStar, MLS, professional organizations and Internet searches, but includes access to our proprietary data base system. Our proprietary data system allows us not only to find comparable rental (lease) data, but also give us access to the unique deal points of the transactions that our brokerage firm was involved with. 202

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 4 Improved Properties
Our general approach to conducting a rental survey is to view the subject property and understand the tier of market in which it competes. We then review our data sources and reach out to brokers active in the segment of the market we are surveying and locate the buildings which we feel are the primary competition for the subject. Once making this determination we strive to locate recent leasing activity in these buildings. If no data is available in the primary competitive buildings, we look to the secondary competition.

Once the data is located, we can present it to the City as a survey, or we can analyze it with respect to a particular asset.

Alternatively, we can compare a number of transactions to determine which is the most advantageous by considering the present value of the various leases.

To determine the market rent for improved properties we generally rely on a direct comparison of comparable leased properties. However, for special purpose properties, we may need to rely on a rate of return applied to a valuation of the property as improved (most often concluded by the cost approach).  Non-Special Purpose Properties: As previously indicated we rely on a direct comparison of comparable lease properties. Comparable data is obtained by interviewing active market participants such as brokers, investors and property owners. We also review public records, when appropriate and utilize pay data services such as CoStar. We also have an internal data base that is proprietary to CBRE. We are able to access rental comparable data from across the county utilizing this system. While we generally focus on comparable transactions that are in the same market area as the subject, there are instances where a national search may be appropriate.

Factors of comparison that are considered include, but are not limited to the following:
 Lease date
 Lease term
 Escalation factors
 Free rent
 Tenant improvements and other concessions
 Location and access
 Size
 Quality and condition of the improvements
 Property type and use
 Coverage ratio
 Special Purpose Properties: As previously indicated, for special purpose properties, where there is not an active market for leases, we often apply a market derived rate of return to the improved property value. For special purpose properties, the cost approach is the typical valuation methodology employed. This involves determining a value for the underlying land and adding to it a depreciated replacement cost for the improvements. To determine the appropriate rate of return to apply to the improved value of the improvements, we follow a procedure similar to that associated with ground leases, described previously.

Ground Leases, Easement Rents and License Rates of Land The two primary methods for analyzing the rental value of land as if vacant are described below.

1. Analyze recent leases of sites that are similar to the subject and conduct a direct comparison process using these comparable lease transactions.

2. Reach an opinion regarding the market value of the subject land as if vacant and conduct an analysis that leads to a conclusion as to the appropriate annual rate of return to apply to the land value.

We would conduct a search in an effort to find comparable land lease transactions that would allow us to perform the first study. Depending on the type of land involved and its location, comparable data may or may not be available. To search for comparable ground leases, we rely on interviews with active market participants, interviews with representatives of public agencies know to be active in leasing land, a search of public records, pay data services such as CoStar, as well as our internal data base.

A direct comparison of the comparable leases is the most ideal way to conclude to a market rent for land. Comparable ground leases are analyzed based on highest and best use of the underlying land, location, date of lease, term of lease, type and frequency of rent escalations and the frequency the ground lease adjusts to market. Consideration is also given 203

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 5 to the methodology utilized to initially set the market rent and ground lease terms associated with the comparables. Any free rent or other incentives provided are also considered.

It is important to note that limited current and comparable transactional data is often available. As such, we often focus on the latter method of analysis (item 2 above), which involves reaching an opinion regarding the market value of the subject land as if vacant and conducting an analysis that leads to a conclusion as to the appropriate annual rate of return to apply to the land value. To determine the underlying value of the subject land, we generally rely on the sales comparison approach to value, whereby we compare sales of comparable land transactions to the subject. Generally, the subject land is valued based on its highest and best use as vacant, unless an existing ground lease requires a different methodology.

Once a conclusion of land value is reached for the subject land, it represents the appropriate starting point in the appraisal of the market rental value. The next steps in this process are:

1. Identify and analyze data that is relevant for the purpose of setting the appropriate annual rate of return.

2. Examine the similarities and differences between the rate of return comparables (and other data) and the terms of the subject lease. Make adjustments as warranted to account for the material differences.

3. Apply the results of the analysis and express an opinion regarding the market rental value, taking care to explain how this rate is applied within the context of the ground lease obligations for the option term. Our conclusions can either be presented as a point estimate of market rent, a range or both.

4. If we are asked to value an easement rent or license, a factor is typically applied to the concluded market rent for the fee simple bundle of rights.

Eminent Domain/Condemnation Related Appraisals
Our efforts will at all times be centered on our profound respect for property rights. This includes both the property owner’s right to full use and enjoyment of their property and the client’s right to acquire all necessary property rights for public or private use. This perspective will guide our efforts toward just compensation and allow the client to acquire rights-of-way and to minimize the amount of potential litigation.

If a large multi-property assignment is awarded, we would like to set a meeting with the project manager at the City to discuss the project and to glean any information available as to property owner concerns and project impacts. We have found that sitting with the client at the onset of a larger multi-property assignment and going over the individual properties and reviewing maps together can result in tremendous time savings down the road. In the case of an individual property award, this can often be handled over the phone.

Our process, once authorized, typically will follow this general framework. Please note that once engaged, we will consult with the client to customize an appraisal process to meet the needs of the contract.

Property Owner Notification (as needed): At commencement of engagement, CBRE will identify the properties to be appraised with information such as address, tax parcel identification number, owner of record, type of property, site size, and building size. Upon collection of the parcel specific information, CBRE will prepare letters to the owners of record for each parcel. These letters will outline the scope of the project and the purpose and use of the proposed acquisition in fee and/or easement. Letters will be delivered via certified mail to the owners of record within approximately one business week from commencement of engagement. CBRE will be responsible for the cost of delivery of the certified letters.

Front-End File Development: In conjunction with development of the market study if requested, our administrative staff, in conjunction with one of our right of way valuation experts, will develop individual files for each parcel in the project.

Each file will contain all correspondence with property owner of record, assessor records, floodplain maps, zoning maps, surveys of the whole property and proposed acquisition, legal descriptions of the whole property and proposed acquisition, title commitments, right of way maps, easement documents, aerials, etc. Development of files is anticipated to be completed within approximately two weeks after commencement of engagement.

Inspection and Property Owner Interaction: Within one to two weeks after our administrative staff have mailed certified letters to the owners of record, we would anticipate return responses from the property owners. During this correspondence period, CBRE would attempt to set up inspections of the identified parcels. As needed, CBRE staff will send out an additional letter, via certified mail, which outlines the information which CBRE will be requesting in order to complete the appraisal assignment.

An appraiser/right of way expert will attend each property inspection and insist on providing each property owner the opportunity to articulate the project’s effect on their property. This is coordinated with the City, if a City representative 204

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 6 wishes to be present. The Vice President and/or Senior Appraiser remains directly involved in all aspects of the inspection, analysis, and appraisal completion. Limited amounts of research assistance may be provided by less senior appraisal staff, under the direct guidance and supervision of the project’s Vice President and/or Senior Appraiser. This serves to provide an error-free report, with a well-developed opinion of the fair market value of the acquisitions and decrease the chances of litigation. The inspections of the parcels would include an inspection of the interior and exterior of all improvements located on the parcel as well as an inspection of the proposed acquisition. However, please note that our level of inspection will be contingent on the cooperation of the landowner of the parcel(s) affected by the Project.

Valuation: Applying the market data and feedback from the property inspection and meeting with the owners, the CBRE team will analyze the property and determine the fair market value of the acquisition(s) that is due to the property owner.

The appraisal reports will be written according to the applicable requirements and guidelines with the market value definition being based on current Federal and State standards. The development of the appraisal will consider all relevant facts and aspects of the property being appraised and the proposed acquisitions in fee and/or easement.

If there are damages, CBRE will estimate the cost to cure and effective age of the improvements within the proposed acquisition and any effect(s) to the remainder after the acquisition. Our analysis may utilize sources such as the Marshall & Swift Valuation Guide and/or construction cost estimates developed by outside consulting firms. Further, depending on the complexity of the appraisal assignment, CBRE, Inc. may consult with a certified land planner to determine appropriate land use plans and designs in the cost to cure and remainder after scenario.

Report Delivery: Our key personnel designated for work with the City specialize in various property types and are experienced in right of way projects. Ultimately, we will staff the project to meet the scope of the project within the required delivery time.

Appraisal Review Services
We have significant experience in the review of outside appraisals of all types, including those related to right-of-way acquisitions. We are familiar with the appraisal review requirements for Federal, State, City, and County-funded projects, to Title 25 California Code of Regulations §6000 et seq. §7260 et seq. of the California Government Code 42 U.S.C. §4601 et seq. (Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970) and 49 CFR Part 24 to the extent they apply to the appraisal assignment. We are also experienced at reviewing appraisals subject to Federal Standards in accordance with UASFLA. The following are the general steps that we take in preparing these reviews.

1. Discuss the project with the client so that we can develop an appropriate scope of work and understand the client’s needs. In addition, having a strong project overview will enable us to better understand the Project and be better prepared to review the individual reports.
a) Generally, for right-of-way projects we are asked to review the reports and discuss them with the appraiser in order to obtain a credible appraisal for delivery to the client. b) In some cases (rarely) we find that we are unable to obtain a credible work product from the appraiser that we can recommend for approval. If this is the case, our scope of work may be expanded to include a reappraisal of the property or to recommend that another appraisal be obtained. c) Most right of way work in California must comply with the California Code of Civil Procedure, and the Caltrans Right of Way Manual in addition to USPAP, but in some instances the work needs to be compliant with UASFLA. This is part of our scope of work determination so that we know what standards the report should be reviewed to.

2. If possible, we like to be engaged at the outset of an assignment related to a right of way project that that we can act as a resource to the appraiser performing the appraisal if they have any questions. We understand that this is not always possible.

3. Make a determination of how many appraisals we will be reviewing related to a specific project and develop a spreadsheet summarizing these properties and their specifics, as well as the value conclusions and other pertinent details. This will enable us to help maintain a level of consistency across a project to the extent possible.

4. As appraisals come in for review, they are assigned to a senior review appraiser and to a researcher.

5. The researcher will be responsible for confirming all factual data in the report including land areas, zoning, confirmation of comparables through public records, ownership, etc. They will also check all mathematical calculations, including adjustments to comparable data. Any inconsistencies or errors are noted on the document and the report is given to the senior review appraiser.

6. The senior review appraiser will then read the appraisal report in its entirety, noting any sections that require further analysis or comment.
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CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 7 a) The review appraiser will review the research and analyses in the report with respect to its completeness, accuracy, adequacy, relevance and reasonableness.
b) The market data will be checked for reasonableness;
c) The appraisal methodology will be checked for applicability to the property type. d) Adjustments to the comparable data will be reviewed and a determination will be made as to their market derived support or the reasonableness of the logical explanations for them.

7. The review appraiser will view the subject property and the comparables if a field review is requested. This is not done for desk reviews.

8. The review appraiser will develop an opinion as to whether the analyses are appropriate within the context of the requirements applicable to that work. Special consideration is given to the valuation of the parts acquired and any possible severance damages resulting from the project.

9. The reviewer will develop an opinion as to whether the opinions and conclusions are credible within the context of the requirement applicable to that work.

10. The reviewer will develop reasons for any disagreement and discuss these with the appraiser.

11. The goal is to work with the appraiser so that a credible appraisal is completed.

12. If the scope of work requires that the review appraiser develop his or her own opinion of value this is completed.

Typically, this is not part of a review of a right of way appraisal at the outset.

13. The review appraiser prepares a review report for delivery to the client making our recommendation of acceptance and confirmation of applicable valuation standards. Any applicable Caltrans forms or project specific forms are included.

14. The review appraiser can prepare an appraisal summary to present to the property owner.

Our appraisal review services can be tailored to meet the needs of the City by adequately understanding your scope of work requirements. We can track all value conclusions on an appropriate unit basis for land and improvements and summarize easement values as a percent of land value for differing types of easements on a given project. This will enable the City to be confident that property owners are being treated fairly and consistently within a project area.

Firm Quality Control
Right-Of-Way Expert Review
At least one Right of Way appraiser (Expert) at the level of Vice President or higher will be assigned to each parcel. This expert will direct appraisal assignments within the project. Professionals and Experts discuss the assignments up front and periodically throughout to ensure all client expectations are being met. Right of Way Experts are selected based on their experience and credentials and are knowledgeable in current approved methodologies and applicable case law.

Key areas of review are:
 Engagement letter and required scope of work.
 Unique client requirements were followed.
 Applicable ownership history is presented.
 All Extraordinary and/or Hypothetical Assumptions are clearly stated.  A detailed review of the entire report encompassing all sections, methodologies including damage/enhancement calculations (if any), etc.
 Only client approved appraisers are assigned, inspect subject properties and complete assignments (sign the certification and report). In most cases, it is acceptable for other licensed appraisal staff to significantly contribute, if this is approved by the client and adheres to USPAP.
 Consistency is maintained within the project regarding methodology, data used, value component conclusions and value conclusions. This will be accomplished through project review and audit.  Proper right-of-way valuation methodology is utilized. The Expert will work with assigned appraisers to resolve questions regarding right-of-way specific valuation issues, as well as current case law application.  Compliance with State guidelines.
 Proper report format utilized in the preparation of reports.

QRM Philosophy
CBRE's QRM philosophy helps to deliver superior quality products to our clients and is key to building a sustainable industry leading business. QRM practices set us apart from our competitors and is recognized by our clients as providing them with a distinct competitive advantage. One of our core philosophies is that QRM practices help win business, reduce losses, attract the best appraisers, and provide a safe and secure working environment. 206

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 8 We have also found that taking the time, up front, to thoroughly understand our clients’ needs and how our services will be utilized enables us to act as a trusted consultant by making recommendations related to the type of appraisal report that should be ordered along with a discussion of the proper methodology and the impacts of that methodology. We have found that helping our clients understand their options and being able to make recommendations at the onset of an assignment (even pre-award) helps reduce any challenges in utilizing our deliverables for their intended use.

Quality Control
A major focus of our practice is preparing appraisals for litigation support and for public agency and right-of-way clients.

As such, a high-quality and error-free product is a necessity. Our professional team members meet regularly to discuss relevant valuation topics, and exchange information from their knowledge and experience that is mutually beneficial in the completion of work for the City. An MAI will be involved in the determination of the appropriate approaches to value and analyses of each property. This approach has set an excellent foundation for the work we have completed on behalf of other public agency clients.

Additionally, all work prepared for the City will be independently reviewed by one of our MAI’s prior to submitting it to the City for review. If we are awarded a multi-property assignment, the same MAI will review all of the appraisals relating to a given project to ensure that our values make sense and are consistent across a given project. The MAI signing the appraisal report will take full responsibility for the quality and all of the content in the appraisal and will be available to address any questions the City may have.

Lastly, the report writing software we have developed helps us to maintain consistency throughout our reports by employing linking technology. For example, the subject land area is typed once into Excel and is then linked and populated into our appraisal report (Word document) everywhere the land area is used.

Project Schedule for Appraisals
Project Schedule for Appraisals
Our work will progress through the completion of the following steps and others that may be deemed relevant as we complete the assignments. This schedule is written for a multi-property assignment and can be significantly compressed for a single assignment or a non-eminent domain assignment.

Week 1

1. Nicole Galvez will notify the administrative support staff of all jobs awarded and assign them to key personnel.

2. Within 24 hours, each individual property will be assigned a job number, posted on TOPS2 and attached to a routing form that follows the project through the production process. As part of this process, all of the properties are input into VIEW, our proprietary database and management system utilized in part to coordinate large property assignments.

3. Meet with client to review mapping, ownership records, aerial photos, and other project-specific documents.

4. Organize a series of work notebooks (one for each property being appraised) that will allow us to maintain a high level of organization throughout the project.

5. Prepare and send owner notification letters (for condemnation-related appraisals).

6. Determine if the services of a business/goodwill and/or Furniture, Fixtures & Equipment (FF&E) appraiser are needed If they are needed we would notify the City and request approval for their services. This is often done prior to the award of an assignment, however sometimes the need does not become apparent until after the appraisal process is started.

Weeks 2-3

7. Begin research for comparable sales and for relevant land use issues in appropriate jurisdictions.

8. Review subject title reports (if available).

9. Review the easement deeds for the subject properties.

10. Conduct onsite inspections of the subject properties and meet the property owners who have responded positively to our offers to do so (for condemnation-related appraisals).

11. Complete field inspection of comparable sale transactions.

12. Conduct confirmation interviews for the comparable sales.

13. Meet with representatives of relevant jurisdictions to review land planning maps and documents and to conduct appropriate interviews concerning zoning and general plans.

14. Prepare master report detailing appraisals for each geographic region.

15. Coordinate the services of outside sub-contractors (business/goodwill and/or FF&E appraisers) to ensure that all items are considered in an appraisal, but that there is no duplication or double counting. 207

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FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 9 Week 4

16. Senior appraisers meet with Jennifer Hsu, Alex Nunn, James Bray, John Ellis or Steve Parent to conclude preliminary values for a geographic region.

17. Complex valuation issues will be personally addressed by Jennifer Hsu, Alex Nunn, James Bray, John Ellis or Steve Parent.

18. Senior appraisers prepare valuation analysis within a framework that allows us to review values on a parcel-byparcel basis, to assure the development of value opinions that are both well-supported and consistent across all parcels of the project.

19. For partial acquisitions, evaluate the impact of the acquisition and the project on the remainder, and complete the analysis of severance damages (for condemnation-related appraisals).

Weeks 5-6

20. Jennifer Hsu, Alex Nunn, James Bray, John Ellis or Steve Parent review all final valuations.

21. Senior appraisers finalize the appraisal reports, statements of valuation, and parcel diaries.

22. Organize the subject photos and comparable sale data sheets.

23. Upload all final documents to the designated, secure website or deliver electronic and hardcopies of reports as requested.

Post Delivery

24. We would anticipate receiving review comments (if any) from the City within a reasonable time frame upon delivery of the Appraisal Report. Upon receipt of any suggested revisions, we would deliver a revised Appraisal Report within three business days, or sooner if needed.

Project Schedule for Appraisal Reviews
A sample work plan for a typical multi-property right-of-way appraisal review assignment is summarized as follows.

Upon receipt of notice to proceed, our work will progress through the completion of the following steps and others that may be deemed relevant as we complete the assignments. Please note that the time schedule below assumes multiple property appraisal reviews are awarded at a single time. This timeframe can be compressed for smaller assignments or to meet client needs.

Week 1

1. Assign the report to be reviewed to a researcher and senior appraiser.

2. Researcher will fact check all data in the report.

3. Senior appraiser will view subject and comparables, if a field review is requested.

Weeks 2-3

4. The senior review appraiser will thoroughly read the appraisal report for each subject property under review in its entirety, noting significant sections with an evaluative comment.

5. The review appraiser will make a determination of the appraisal’s full compliance with USPAP and other applicable state and federal laws and regulations.

6. The review appraiser will evaluate the appraiser’s support and reasonableness of the conclusion of highest and best use of the subject property(s) being appraised.

7. The review appraiser will evaluate the appraiser’s support and reasonableness of the applications of the acceptable valuation approaches.

8. The review appraiser will evaluate the appraiser’s support and reasonableness of the valuation conclusion(s).

9. The review appraiser will evaluate the completeness of the confirmation of the market data used for the purposes of estimating market value of the subject property(s).

10. Appraisal methodology will be checked for applicability to the property type.

11. Mathematical calculations will be checked for accuracy. The review appraiser may attempt to contact the original appraiser if there are questions to the inputs utilized in a discounted cash flow analysis.

12. If adjustments are made to market data, determination will be made as to their market-derived support or the reasonableness of the logical explanations for them.

13. The review appraiser will further make determinations of whether the real property appraiser’s concluded value(s) is sufficiently credible.

14. Any questions or deficiencies will be addressed directly with the appraiser.

15. If a 2nd draft is submitted to correct deficiencies, it will be reviewed.

16. The appraisal review will be submitted to the City, along with the PDF of each appraisal report reviewed, after completion of the analysis. Our appraisal review will not include a re-appraisal of the property(s) without a change in the scope of services provided.

17. If we find that we are not able to recommend the appraisal for acceptance, we will notify you as soon as this determination is made so that you can decide how to proceed. This rarely happens but is a possibility. 208

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 10

18. We will be readily accessible to address any questions or concerns that arise from the City’s review of our delivered work product. Attention to post-delivery inquiries will be a high priority item to be addressed immediately upon presentation.

Our deliverables can be tailored to meet the needs of the City, and any pertinent documentation agreed to up front. We can prepare a sample review template for major project and invite your input at the onset so that you are confident that all requirements are met and that the review is user friendly and meets your individual needs. All reviews can be prepared in a uniform format so that you know where to find what you need in every report. In some instances, the City may want something less than a full review. We can comment on general methodology or consult with the City relative to ongoing negotiations.

The only potential hurdles that we see with review work, related to the delivery of the project relate to timing and appraisal quality. If the appraisal(s) is (are) delivered late to the reviewer, it can cause delays in acquiring the right of way and hence delay the project. Due to the size of our staff, we can assign a researcher to all appraisals for review within a day of their receipt. The researcher can fact check the reports before they are given to the reviewer so that the reviewer can focus on the analysis, methodology and appropriates of the analysis and data. This enables us to review a significant number of reports in a short time. We can also group the appraisals so that the reviewer can view a number of the subject properties and comparables in a given day, rather than making multiple trips. This assumes a field review in required. In some instances, if an appraiser is running late, we can get them to send us their market data in advance of the report so that we can start the fact checking process and shave some time off of the review process.

It is our goal to always work with the appraiser so that a credible and quality product is delivered to the client. In those rare instances where we are unable to recommend an appraisal for acceptance, we have the ability to reappraise it ourselves, if you so desire. This can help to save time, and some cost as compared to retaining the services of a new appraiser.

Tailoring Our Services to Meet the Needs of the City
Management Approach to the Work
CBRE has business processes in place to perform the scope of services as set forth in the City’s RFP. The firm operates a well-organized project management system that streamlines the workflow, freeing up our analysts to concentrate a very high percentage of their time on doing analysis rather than administrative tasks.

Prior to bidding on an assignment, Nicole Galvez would discuss the individual project with the appropriate representative of the City to make sure we understand the needs of the City and the purpose of the appraisal. This will allow us to advise the City as to special considerations and or alternative valuation analyses that they may want to consider. For right-of-way (eminent domain) assignments the general impact the project may have on the individual property(ies) to be appraised is discussed with the project manager. If possible, this would include a preliminary review of project maps (right-of-way maps) and aerial photographs. This will enable Ms. Galvez and/or the team leaders to provide an appropriate fee quote to the City that can result in the greatest economies of scale. For example, if it can be ascertained that an individual property or properties can be valued as land only, as the required acquisitions are minor and no severance damages are anticipated, then a lower fee can be quoted versus automatically assuming a full before and after analysis, as improved, must be undertaken.

In terms of the processes for workflow management, CBRE has business processes in place to perform the scope of work as set forth in the City’s RFP. The firm operates a well-organized project management system (TOPS2) that streamlines the workflow, freeing up our analysts to concentrate a very high percentage of their time on doing analysis rather than administrative tasks.

As soon as a project (may include multiple appraisals for a large project) is awarded, each individual appraisal assignment is entered into TOPS2, is assigned to a senior appraiser, and is automatically assigned a unique job number and an electronic file is created. For multi-property assignments, an Excel Master Tracking Spreadsheet (EMTS) is created that is updated daily as milestones on each individual assignment are reached. This EMTS is maintained and updated daily through the assignment’s completion. Every process has a column on the EMTS, so that at a glance, the precise status of each appraisal can be known at any moment in time. In this manner, CBRE is able to coordinate the large number of properties that it values on assignments, such as the valuation of over 100 properties under different ownerships impacted by the I-405 Improvement Project in Orange County. Such cases require thorough inspection of all of the properties involved on very tightly run inspection schedules. Individual assignments are easily tracked in TOPS2.

We propose to provide a copy of the EMTS (for multi-property assignments) to the City of on a weekly basis, so the progress of an assignment can be followed. If a different reporting frequency is requested, this can be easily 209

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 11 accommodated. The EMTS is tailored to the individual assignment and the reporting needs of the client. Items that are typically tracked include property identification number, APN, physical address, property owner contact information, date notice of intent to appraise letter is received, date owner notification letter sent, status of return receipt (all owner notification letters are sent certified mail, return receipt requested), date of inspection, ongoing summary of owner contact (parcel diary), comments (summarize missing information or items that require resolution), date draft report is anticipated to be delivered, actual date draft report is delivered, date review comments are received, date review comments are responded to, date of final report delivery. Similarly, we are able to accommodate any reporting requirements the City has for individual assignments.

Maintaining this type of system allows us to see at a glance if all milestones are being met so that we can deliver the assignment on time to our client. The EMTS is reviewed weekly or more often if necessary, and if any of the milestones are not being met, we have the ability to pull in more staffing to put a project back on track for timely delivery. If the delays are beyond our control, such as a lack of data received from the client or the property owner, we will notify you immediately (by phone and email) and will send out weekly reminders of what we are missing and the impact it will have on the timing for delivery. We will work with the City to determine if we can proceed without receiving requested information and will discuss the impact it will have on the appraisal. We take on-time delivery of a quality appraisal very seriously. It is the foundation of our business model.

If a larger multi-property assignment is awarded, we would like to set a meeting with the project manager at the City to discuss the project and to glean any information available as to property owner concerns and project impacts. We have found that sitting with the client at the onset of a larger multi-property assignment and going over the individual properties and reviewing maps together can result in tremendous time savings down the road. In the case of an individual property award, this can often be handled over the phone.

Information Requested from the City
The following items are typically requested to assist in our efforts at completing the appraisal(s) according to the terms set forth in our proposals to the City:

1. A survey or site plan that shows the boundaries of the subject land and the placement of all buildings and major site improvements.

2. A set of floor plans.

3. A summary of the square footage of all buildings, including an allocation of major categories of interior space.

4. Information concerning the age of all existing buildings and major site improvements.

5. A building condition assessment report.

6. An identification of all planned capital expenditures for the property.

7. Reports addressing the environmental status of the property and the presence or absence of any known adverse environmental conditions.

8. The most recent title policy or report.

9. Information concerning the acquisition and development history of the subject property, including details for any purchase or construction of the property within the last 10 years.

10. Information concerning any efforts to sell the property within the last five years.

11. Information concerning any offers to purchase the property within the last five years.

12. Operating income and expense statements for last three years, the current year-to-date, and the budget for the current year.

13. The current property tax bill.

14. A current and complete set of leases and a current rent roll.

15. Name and telephone number of contact to obtain access to the subject.

16. Copy of notice of decision to appraise.

17. Copy of legals and plats relating to the partial acquisitions.

18. Copy of proposed grant of easement language for each type of easement being acquired.

19. Name and phone number of acquisition agent for the property.

20. Any other information you would like us to consider or think would be helpful. 210

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FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 12 Additional Information Relating to Technical Approach
Firm Resources
CBRE valuation team members have access to all of the latest technology and software. Our analysts/appraisers have and/or utilize CBRE proprietary report software, Argus Valuation DCF and/or AE, Argus Asset Management, Flood Insights, NDC Data, Real Facts, Costar, ESRI, Real Capital Analytics, Hoovers, Hanley Wood Market Intelligence, LoopNet, Real Quest, Real Data Apartment Insights, all major Multiple Listing Services and Marshall Valuation Service. Our appraisers also have access to robust in-house research and GIS departments which provides our team members with the most current real estate information available. CBRE also uses the most current file sharing software. This allows us to receive and transmit large electronic files such as title work, CAD drawings, plats, images, as well as provide seamless and efficient electronic delivery of our appraisal reports to clients.

As part of CBRE, Inc., our firm has access to relevant transactions on a nationwide basis. While the most relevant data for any local assignment will be obtained from the local market, the ability to obtain accurate, verified data in other markets is a useful source of additional information to supplement local data.

Community Involvement
As real property appraisers, we work to maintain a solid and consistent flow of communication with the appropriate agency representatives who are involved in the project, and with the lead right of way agents who are working on the project. Our direct communication with property owners typically begins with a letter to the owner notifying them of our role as appraisers in the project and inviting them to meet us onsite for an inspection and an opportunity for them to discuss with us how the project might affect their property. We are always respectful of the owners, but we remain aware that our client is the City (agency). Therefore, we would not communicate our findings or opinions to the owners, or to anyone else without the City’s specific permission.

In some projects we have been asked to participate in community meetings to explain the valuation process to a group of owners and other interested parties. If requested, we would be available to provide this service for the City.

Appraisal Scheduling
Our approach to bringing a project back on schedule as a result of a Consultant Team firm-caused delay, at no additional cost to the City is as follows:
 In a large multi-property appraisal assignment, we have the flexibility of adding additional appraisers from our staff to the assignment to get it completed more quickly than initially anticipated.  Once we know we have been awarded an assignment, we can begin collecting all of the background information prior to receipt of final mapping or notice of decision to appraise letters. This includes determining highest and best use, researching zoning, general plan designation, property history, etc.  The front end of the report can be drafted including the neighborhood and market analysis as well as the property description sections. This will enable us to focus on just the valuation once we receive the required information.
 If the assignment is multi-property in nature and requires the preparation of a specialized report template, this can be completed and reviewed while we wait for information.

If we have an idea of what the time delay will be, it may be prudent for us to start our market research for comparable data before all final property information is received. The challenge is that we want our market research to be current as of the date of value, so we do not want to begin the research phase too early.

We have a staff of nine qualified appraisers identified as key personnel. This includes five members of our team which are MAI’s, and four Senior Appraisers, and our Senior Valuation Associates to support them. With this staffing level we can typically deliver an appraisal report within three to six weeks, depending on our current level of commitments. This allows us flexibility in meeting the timing needs of the City. For complex assignments we may need a longer time period to allow for specialized studies that may be required. We are generally able to get started on the foundational aspects of an assignment within one week of authorization to proceed. We accomplish this by having one of our MAI’s team with a senior appraiser that can begin the collection of background data.

If multiple appraisals are awarded at the same time, the timeline may be extended somewhat, but we have the ability to have more than one Senior Appraiser work with an MAI and can also enlist the help of our Senior Valuation Associates.

Also, we have found that when we are conducting multiple assignments at the same time in a given area there are many economies of scale that not only can reduce the time to complete a single appraisal but can reduce the fee we charge. 211

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 13 Commitment of Key Personnel
CBRE, Inc. has adequate labor resources to perform appraisal work for the City. Our firm has a reputation of delivering quality work, on-time, which has led to the substantial amount of repeat business we enjoy with our clients. Generally speaking, we can meet the timing requirements of all of our clients and have the ability to rush assignments when requested by adding additional personnel to any given assignment or task. We are generally able quote a report delivery of 3 to 4 weeks for any given assignment that is not eminent domain related. For eminent domain assignments we typically quote 6 weeks to allow time for the property owner(s) to be notified and respond to our request for inspection.

Firm Information Relating to City-Owned Facilities or Property Please note that CBRE, Inc. also provides real estate brokerage services. Before the on take of any potential assignment and/or project, our firm completes an internal conflict check through Quality Risk Management (QRM) for precautionary measures. We do not anticipate this to have any outcome of the services our proposed key personnel intend to provide to the City in response to this RFP.

B. Company Information
Firm Profile
CBRE is the largest commercial real estate services and investment firm in the world tracing its roots to San Francisco in 1906. CBRE is a C-Corporation based in Dallas, Texas and operates more than 500 offices worldwide and has clients in more than 100 countries. CBRE’s Valuation and Services Advisory Group (VAS) represents the largest appraisal firm in the world with more than 2,000 valuation professionals, completing in excess of 470,000 real estate valuation and advisory assignments each year. CBRE has a proven track record of providing valuation and advisory services for state, regional, and local governmental entities including counties, cities, and other municipalities. Proponent’s principal office and office responsible for appraisal services for the City is located at 5921 Owensmouth Avenue, Woodland Hills, CA 91367. However, we have valuation professionals located in numerous offices in Southern California.

The CBRE team proposing on this RFP is the VAS Southern California team which specializes in preparing reports for public agencies, right of way projects (eminent domain) and for litigation support. Our client base is focused on serving public agencies, right of way firms, and the legal profession. We also serve investment advisory firms, corporations, developers, investors, and financial institutions. Our team’s primary service area is Southern California, including Riverside, San Bernardino, Los Angeles, Ventura, Santa Barbara, Imperial, and San Diego counties.

Our team has over 200 combined years of experience working with and meeting the needs of public agencies at all levels of government. Each member of our senior staff has experience appraising properties in Riverside County, the Inland Empire, and the surrounding areas, and each has significant experience servicing public agency clients and is well-versed in meeting their unique needs. They have significant experience in valuing full and partial acquisitions associated with right of way projects, providing appraisal reviews, and conducting rental surveys.

Our VAS Southern California team is capable of providing full valuation services within the scope of a defined assignment, including analysis and definition of the appraisal problem, accurate and timely estimation of time and cost to the City to complete the project, research and data verification, highest and best use analysis, field inspection, valuation analysis, and reporting writing. In addition, CBRE, Inc.’s senior professionals can serve as expert witnesses in support of their work product in court and/or before arbitration boards. All of our work conforms to best business practices as generally recognized by other market participants, including other government agencies.

CBRE, Inc. was founded in 1906, and has been providing real estate appraisal services for over 115 years. Please note that select members of the VAS Southern California team was previously part of Integra Realty Resources – Los Angeles (Ellis Group, Inc. or IRR-LA) and Integra Realty Resources – Orange County (Elizabeth M. Kiley, Inc. or IRR-OC). These entities were acquired by CBRE, Inc. on March 10, 2023 and select appraisers have transitioned with us. All key team members proposed for work with the City have over five years of experience in providing appraisal services for public agencies.

CBRE’s extensive experience combined with our depth and breadth of staffing differentiates our firm from others in the market. Being part of the CBRE network allows our team of appraisers to leverage from the resources associated with the greater CBRE organization.
212

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 14 Below are details of the firm’s identification as well as the information for the contact person on behalf of the firm:

Legal Name CBRE, Inc.

Date Firm Founded CBRE, Inc. is a C corporation (entity number 0777218), founded 1906 in San Francisco, CA and incorporated on December 15, 1971, in the State of Delaware.

Number of Employees 130,000 (Globally)
41,620 (United States of America)
Please note the firm submitting this proposal is CBRE, Inc, and the CBRE group responsible for providing services for the City are members of CBRE’s VAS Southern California team.

Name and Address of Proposing Firm CBRE, Inc.
5921 Owensmouth Avenue
Woodland Hills, CA 91367
Contact Information Nicole B. Galvez
Vice President
CBRE, Inc.

E-mail: [email protected]
Phone: (818) 251-3646
Michael R. Rowland, MAI, FRICS, CCIM
Executive Managing Director
CBRE, Inc.

E-mail: [email protected]
Phone: (602) 735-5508
The CBRE VAS Southern California team provides real estate valuation and counseling services for a broad range of property types, addressing diverse client needs. Our clients include governmental agencies, lending institutions, investment advisory firms, corporations, developers, investors, and the legal profession. While we service many types of client needs, our primary focus is on serving public agency clients and in providing litigation support and expert testimony. A substantial number of our clients retain us because of our ability to understand complex real estate valuation issues, to frame assignments in a manner which our clients (and the courts) can understand, and to be in a position of supporting our analysis and conclusions through the litigation process (including expert testimony at bench and jury trials).

We have been selected to provide litigation support services and expert testimony in real estate valuation matters in situations where:
 We have been asked to develop an independent opinion of a property’s market value and to testify in support of our conclusions;
 We have been asked to provide rebuttal testimony concerning the methodology, analyses, and conclusions developed by another appraiser; and,
 We have been asked to address the standard of care requirements related to the performance of professional services by other appraisers.

In the area of litigation support, we have completed a variety of appraisal and counseling assignments covering many issues and property types. Appraisers at the firm are qualified in Superior and Federal courts throughout Southern California on real estate valuation issues. On several occasions, our Executive Vice President, John G. Ellis, MAI, CRE, FRICS, has been selected by the Los Angeles County Superior Court to act as a court-appointed, independent expert to assist the resolution of pending valuation issues. He is also an experienced arbitrator. James Bray, Steve Parent, and Ryan J. Dobbins are also qualified as expert witnesses.

The firm is experienced in the appraisal of investment-grade properties, including office buildings, shopping centers, industrial developments, hotels and motels, apartment and condominium complexes, mobile home parks, and industrial and residential subdivision acreage. We are also experienced in specialty property types including airport-related properties, auto dealerships, restaurants, bowling alleys, gas stations, churches, motion picture and performing arts theaters, cold storage and food processing facilities, parking structures, agricultural property, waterfront property, shipping terminals, and residential estates. We often value single-family residences as part of public works acquisitions.

All of this experience is important in valuing full and partial acquisitions as part of right of way projects. 213

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 15 In addition to real estate valuation, we also complete specialized studies, including market demand, feasibility, highest and best use, reuse analysis, potential value diminution (from both internal and external influences), the valuation of partial interests, and the study of damages and benefits that may arise in condemnation matters.

Our review services can be either field or desktop reviews of appraisal reports (or other studies) prepared internally or by outside appraisers or consultants. If appropriate or necessary, our review services can be supplemented with an independent investigation of market conditions or comparable data which may not have been included in the original appraisal. Our experience in the property types described above enables us to complete review assignments in a capable manner.

We have handled a significant number of assignments which are relevant to the appraisal needs of the City. These include the appraisals and appraisal updates for partial and/or full acquisitions involving developed and undeveloped residential, commercial, industrial, agricultural and railroad properties within Riverside and San Bernardino counties. We have significant experience valuing railroad properties, flood control channels and other types of corridor properties. Our partial acquisition appraisals routinely involve the valuation of partial fee acquisitions, permanent easements, temporary construction easements and access or license agreements. We are commonly called upon to value surplus/excess properties and are familiar with the Surplus Land Act. We are often called upon to value ground lease properties or to aid in setting new ground rent rates. Completing appraisals for eminent domain use and providing litigation support and expert testimony are also services we regularly provide.

We are also experienced in providing appraisals in involving land for acquisition by conservation authorities, including the valuation of land, both developable and land with a highest and best use of open space or conservation. We are often called upon to value land for mitigation, conservation easements, and land that is identified as wetlands. Select members of our firm have extensive experience in appraising rural land throughout Southern California. This rural land has consisted of habitat conservation, open space, mitigation, low density residential, agricultural and ranch land.

CBRE VAS Southern California team is capable of providing full valuation services within the scope of a defined assignment, including analysis and definition of the appraisal problem, accurate and timely estimation of time and cost to the City to complete the project, research and data verification, highest and best use analysis, field inspection, valuation analysis, and reporting writing. In addition, our senior professionals can serve as expert witnesses in support of their work product in court and/or before arbitration boards.

Firm Litigation
As a global firm with approximately 130,000 employees, from time-to-time CBRE is involved in litigation incidental to its business. As a public company, any material litigation is disclosed in our Securities Exchange Commission (SEC) filings. In the company’s opinion, no litigation to which CBRE is currently a party, if decided adverse to the company, is likely to have a materially adverse effect on CBRE’s ability to perform the applicable services related to this RFP.

All senior professional staff members are current in their continuing education requirements in their status as certified general appraisers in the State of California. The CBRE VAS Southern California team, have not been disciplined in the last five years (or ever) as a Consultant by any government body or professional association.

C. Company Personnel
Company Personnel Experience
Firm Qualifications Overview
The CBRE team proposing on this RFP is the VAS Southern California team which specializes in preparing reports for public agencies, right of way projects (eminent domain) and for litigation support. Our client base is focused on serving public agencies, right of way firms, and the legal profession. We also serve investment advisory firms, corporations, developers, investors, and financial institutions. Our team’s primary service area is Southern California, including Riverside, San Bernardino, Los Angeles, Ventura, Santa Barbara, Imperial, and San Diego counties.

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 16 Our VAS Southern California team is capable of providing full valuation services within the scope of a defined assignment, including analysis and definition of the appraisal problem, accurate and timely estimation of time and cost to the City to complete the project, research and data verification, highest and best use analysis, field inspection, valuation analysis, and reporting writing. In addition, CBRE, Inc.’s senior professionals can serve as expert witnesses in support of their work product in court and/or before arbitration boards. All of our work conforms to best business practices as generally recognized by other market participants, including other government agencies.

The CBRE VAS Southern California team provides real estate valuation and counseling services for a broad range of property types, addressing diverse client needs. Our clients include governmental agencies, lending institutions, investment advisory firms, corporations, developers, investors, and the legal profession. While we service many types of client needs, our primary focus is on serving public agency clients and in providing litigation support and expert testimony.

We are qualified to perform, and have previously completed, the following types of appraisal services on behalf of other public agency clients:
 Real property appraisals for acquisition, disposition, tax assessment, financing, (including bond financing), and other purposes such as Mello-Roos Community Facilities projects and Quimby Act.  Appraisals of full and partial acquisitions, including but not limited to:
a. Full and partial fee acquisitions
b. Utility easements
c. Pipeline easements
d. Acquisitions impacting railroad corridors
e. Highway and street easements
f. Subsurface and aerial easements
g. Flowage and seepage easement
h. Subway tunnel easements
i. TCEs
j. Air rights
k. Rail rights of way
l. Real property interest associated with signboards (billboards)  Review Appraisals for all types of appraisals, both as “desk reviews” and as “field reviews.”  Expert Testimony to support our appraisal opinions.
 Address complex valuation problems related to undeveloped land at various stages of the entitlement process, and we assist clients to analyze markets and feasibility.
 Benchmark appraisal studies.
 Valuation of historic structures for the purpose of adaptive reuse.  Valuation of land for mitigation purposes
 Rental rate resetting studies for land and improved properties. For land we are often called upon to determine land values for a hypothetical property for use in setting land (ground) rental rates in an area. These can be used to set general land rental or improved property rates, or for use with the Quimby Act. These properties may include special-use sites such as flood control channels, rail corridors or transmission line corridors.  Other consulting studies, as referenced on the professional qualifications.  Project coordination services, project cost estimating for properties to be acquired and the cost for professional services related to acquisition, and consulting services to assist City staff in selecting the most suitable consultants for specific project tasks.

All key team members proposed for work with the City have over five years of experience in providing appraisal services for public agencies and providing appraisals of properties located within Riverside County. CBRE’s extensive experience combined with our depth and breadth of staffing differentiates our firm from others in the market. Being part of the CBRE network allows our team of appraisers to leverage from the resources associated with the greater CBRE organization.

All of our senior team members proposed for work with the City have over ten years in appraisal experience, including working with municipalities, public sector agencies, and each member has extensive knowledge of various laws, regulations, and policies that govern public-agency client appraisals. All of our team members have more than ten years of experience working with public agency clients. It is only our Senior Valuation Analyst and Senior Associate that have less than five years of experience in this sector, and will only play a support role. 215

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 17 CBRE VAS Southern California team is capable of providing full valuation services within the scope of a defined assignment, including analysis and definition of the appraisal problem, accurate and timely estimation of time and cost to the City to complete the project, research and data verification, highest and best use analysis, field inspection, valuation analysis, and reporting writing. In addition, our senior professionals can serve as expert witnesses in support of their work product in court and/or before arbitration boards.

Key Personnel Resumes
All CBRE staff members identified in this proposal hold a minimum of a Bachelor’s degree. In addition, all senior professional staff members are current in their continuing education requirements in their status as certified general appraisers in the State of California. Our Senior Valuation Analyst, Brian M. DeGuzman, does not hold a State License and is used only to support our senior staff members. Our Senior Valuation Associate, David Warren, holds a State License and will support our senior staff members. All of our senior staff familiar with the requirements of USPAP and especially with Standards Rules 1 and 2 that apply to the development of real property appraisals and the preparation of real property appraisal reports, including Standard Rule 3 for the preparation of appraisal review reports. The requirements of all applicable regulations are reviewed on a regular (and not less than annual) basis to assure our current knowledge of these requirements and the full compliance of our appraisal development and reporting. Similarly, our staff is well versed in preparing appraisals subject to UASFLA (or Yellow Book), Uniform Relocation and Real Property Acquisition Policies Act of 1970, as amended, and implemented by 49 CFR Part 24; the State of California Government Code, the State of California Relocation Assistance and Real Property Acquisition Guidelines (Title 25, California Code of Regulations CH 6, Art 1, Section 6000 et seq.), California Code of Civil Procedure, and the Caltrans Right of Way Manual.

John G. Ellis, Steve Parent, and Ryan Dobbins are certified Yellow Book appraisers.

Select staff members belong to and are active members of professional organizations such as Appraisal Institute (AI), the International Right of Way Association (IRWA), the Counselors of Real Estate (CRE), and the Royal Institution of Chartered Surveyors (RICS). The education provided by these organizations provides a foundation for the appraisal methodologies which include acquisition and disposition appraisals, full and partial takings, easement and other limited property rights assignments, corridor valuation assignments, and the analysis of market rent for both vacant land and improved properties.

Collectively, our VAS Southern California team members have a particularly strong background in providing a variety of appraisal, appraisal review, and consulting services to a wide variety of public entities, including public agencies at the federal, state, and municipal levels. Many of these assignments have involved eminent domain, and all of our staff members have experience working on these eminent domain assignments. Non-eminent domain assignments for public agencies include (but are not limited to) the valuation of properties for ground rental rates, acquisition, disposition, license rates, and bond financing. We also review outside appraisals for our public agency clients and are often called upon to provide consulting services.

The qualifications of the senior professionals and our subconsultant proposed to work with the City are described in more detail below, with detailed qualifications and copies of licenses, designations, and certifications included following page 26 to this proposal:. Nicole B. Galvez Vice President, will be the Administrative Project Manager for all real estate assignments from the City for the duration of the agreement. 216

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 18 Below is a list of names of our firm’s appraisers currently licensed by the BREA, including their title, phone number, and description of the work they will be assigned to for work on behalf of the City. Please note that five members of our team, hold the Member of the Appraisal Institute (MAI) designation:

Name/Title/Role BREA License No. MAI No. Phone Number
Nicole B. Galvez
Vice President
Administrative Project
Manager/Senior Appraiser
3005597 (818) 251-3646
Jennifer Hsu, MAI, ASA
Director – Greater Los Angeles
MAI Reviewer
AG038439 038439 (213) 613-3264
Alex Nunn, MAI
Managing Director – Southern
California
MAI Reviewer
3002999 3002999 (858) 646-4737
James M. Bray, MAI, MRICS, CCIM
Vice Chair
MAI Reviewer
AG039243 AG039243 (619) 405-8128
John G. Ellis, MAI, CRE, FRICS
Executive Vice President
MAI Reviewer
AG007279 7337 (818) 251-3663
Steve Parent, MAI, SR/WA, R/WAC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President
MAI Reviewer
AG042853 462735 (916) 919-7262
Ryan J. Dobbins
Vice President
Senior Appraiser
AG029385 (818) 251-3665
Susan O. Gordon
Vice President
Senior Appraiser
AG040748 (818) 251-3670
Stephanie Kavanaugh
Vice President
Senior Appraiser
AG030565 (949) 809-3611
Relevant Appraiser Experience and Qualifications
Our key staff personnel available for completion of appraisal services for the City include their years of relevant appraisal experience, certifications, licenses, and designations as follows.

Name/Title/Role
Years of
Appraisal
Experience
Years of
ROW
Experience
Years of
Conducting
Appraisal
Reviews
Nicole B. Galvez
Vice President
Administrative Project
Manager/Senior Appraiser
12 12 8
Jennifer Hsu, MAI, ASA
Director – Greater Los Angeles
MAI Reviewer
25 20 20
Alex Nunn, MAI
Managing Director – Southern
California
MAI Reviewer
16 16 13
James M. Bray, MAI, MRICS, CCIM
Vice Chair
MAI Reviewer
22 22 20
John G. Ellis, MAI, CRE, FRICS
Executive Vice President 43 43 40
217

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 19 MAI Reviewer
Steve Parent, MAI, SR/WA, R/WAC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President
MAI Reviewer
30 30 25
Ryan J. Dobbins
Vice President
Senior Appraiser
20 20 15
Susan O. Gordon
Vice President
Senior Appraiser
20 20 18
Stephanie Kavanaugh
Vice President
Senior Appraiser
22 22 20
Please note all key personnel (with the exception of our Senior Valuation Associate, Brian M. DeGuzman) are licensed as Certified General Real Estate Appraisers by the California Bureau of Real Estate Appraiser (BREA). Brian DeGuzman and David Warren will not be responsible for any appraisals prepared for the City. They will act in a supportive capacity to the senior appraisers. All senior professional staff members are current in their continuing education requirements in their status as certified general appraisers in the State of California.

Jennifer Hsu, MAI, ASA, holds the Accredited Senior Appraiser (ASA) designation provided by the American Society of Appraisers:

Name/Title ASA No.

Jennifer Hsu, MAI, ASA
Director – Greater Los Angeles 038439
James M. Bray, MAI, MRICS, CCIM is a Member of the Royal Institute of Chartered Surveyors (MRICS).

Name/Title MRICS No.

James M. Bray, MAI, MRICS, CCIM
Vice Chair 6689144
James M. Bray, MAI, MRICS, CCIM holds the Certified Commercial Investment Member (CCIM) designation from the CCIM Institute:

Name/Title CCIM No.

James M. Bray, MAI, MRICS, CCIM
Vice Chair 6689144
John G. Ellis, MAI, CRE, FRICS, currently holds the CRE certification and is a Fellow of RICS:

Name/Title CRE No. FRICS No.

John G. Ellis, MAI, CRE, FRICS
Executive Vice President 2306 1250862
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS holds the AI-General Review Specialist (GRS) credential from the AI.

Name/Title AI-GRS No.

Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President 462735
218

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 20 Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS, is currently the only CBRE staff member who holds the SR/WA credential for the IRWA. However, John G. Ellis, MAI, CRE, FRICS, and Nicole B. Galvez are members of the IRWA.

Name/Title SR/WA No.

Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President 6399
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS, is currently the only CBRE staff member who holds the Right of Way – Appraisal Certification (R/W-AC) credential for the IRWA.

Name/Title R/W-AC No.

Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President 6399
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS, is currently the only CBRE staff member who holds the Senior Residential Appraiser (SRA) credential from the AI.

Name/Title SRA No.

Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President 462735
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS, is currently the only CBRE staff member who holds the AI-RRS hold the AI-Residential Review Specialist (RRS) credential from the AI.

Name/Title AI-RRS No.

Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President 462735
Company Personnel Licensure
All senior professional staff members identified in this proposal are current in their continuing education requirements in their status as certified general appraisers in the State of California.

D. Disclosure
CBRE attests that our submitted Statement of Qualifications does not involve persons or entities specified below:
 Persons employed by the City, or by any public agency for which the City Council is the governing body, and any city official.
 Former city employees or officials that participated in the decision-making process leading up to this RFP.  For-profit entities in which persons employed by the City (or by any public agency for which the City Council is the governing body) or former city officials serve as officers, principals, partners, or major shareholders.

For profit entities in which persons formerly employed by the City (or by any public agency for which the City Council is the governing body) or former city officials serve as officers, principals, partners, or major shareholders if the former employee or city official participated in the decision-making process leading up to this RFP.

E. Experience and References
CBRE Inc.’s VAS Southern California team experience is evidenced by the following summary of relevant appraisal assignments completed within the past five years that illustrate our experience. As previously mentioned, please note that some of this work was completed by our team under the Integra banner. The Integra offices in which select team members worked were acquired by CBRE, Inc. on March 10, 2023. As such, while the work was completed under the Integra banner, it represents work completed by the appraisal members that are currently part of the key personnel identified in this proposal. Please note that CBRE, Inc. has not filed for bankruptcy under any business name over the past five (5) years.
219

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 21

1. City of Banning, Banning Airport: Completed an appraisal of a portion of the Banning Municipal Airport comprised of 19.71 acres located north of East Westward Avenue and east of South Hathaway Street within the City limits. We valued the property as a standalone property based on its highest and best use. The purpose of the appraisal was to estimate the Fair Market Value of the property as of the current date. The appraisal was used to pay back FAA grants used to purchase the subject. This was in conjunction with the planned closure of the airport.

2. Riverside County Transportation Commission (RCTC), On-call appraisals:
 Lake Elsinore Mitigation Site: Recently appraised six contiguous parcels of vacant land. It is located north of Grand Avenue and west of Kathryn Way, southeast of Lake Elsinore within the City of Lake Elsinore. The parcels are currently vested in the name of Lake Elsinore Mitigation Site, LLC. The intended use of the appraisal report is to assist the Western Riverside County Regional Conservation Authority (WRCRCA), in determining the market value of the subject property for possible acquisition purposes for the Multi-Species Habitat Conservation Plan (MSHCP).  Ramona Expressway Project: For Gannett Fleming TranSystems, Inc. on behalf of RCTC, currently involved in the appraisal of various agricultural, residential, and vacant land properties comprised of 13 separate ownerships that are primarily located along Ramona Expressway in between the Ramona Expressway and Martin Street and Ramona Expressway and Warren Road intersection within the City of Perris. The purpose of these appraisals was to determine the fair market value of the parts acquired proposed for each property totaling 9 permanent easements and 10 TCEs in support of RCTC’s Ramona Expressway Project.
 Amparan RCA: Currently appraising a single assessor parcel that is not contiguous. It is vacant land totaling approximately

20.00 acres sand is located on the northeast corner of Voyager and Intrepid Roads within the City of Murrieta. The property is owned by WRCRCA, which acquired the property via a donation on October 16, 2024, Document #2024-0311916. The purpose of the appraisal is to estimate the Fair Market Value of the fee simple interest in the property as of the current date of value. The appraisal will be used for asset management purposes.
 Schumacher Acquisition – R22527: Appraised a property comprised of a single parcel of vacant land totaling 47.70± acres and is located east of Calle de Mucho and north of Avocado Mesa within the City of Temecula. The property is currently vested in the name of Troy W. Schumacher. The intended use of the appraisal report is to assist the WRCRCA, in determining the market value of the subject property for possible acquisition purposes for the MSHCP.  Tax Sale Parcel – Sharif R22423: Completed the appraisal of a property comprised of a single parcel of vacant land totaling 5.16± acres and is located east of the intersection Soaring Hawk Road and Jojoba Hills Circle within the unincorporated community of Sage. The property is currently vested in the name of WRCRCA. WRCRCA has declared the property as surplus, and the intended use of the appraisal report is to assist the WRCRCA in determining the market value of the subject property for disposition purposes.

3. Monument (SART): Completed the appraisal of multiple parcels located in Riverside County in support of RCTC’s Santa Ana River Trail (SART) Project. The purpose of these appraisals was to determine the fair market value of the parts acquired proposed for each property, namely permanent easements and TCEs.

4. County of Riverside Transportation Department, On-Call appraisals:
 Recently appraised ten properties comprised of primarily vacant land for estate tax purposes. The County is proposing to construct approximately 14 miles of improved multi-modal trail and sidewalk infrastructure in the communities of Thermal and Oasis that is consistent with the County’s Neighborhood Mobility Plan for the Communities of Thermal and Oasis. The purpose of these appraisals is to estimate the Fair Market Value of proposed acquisitions of permanent slope rights from the referenced real estate in support of the County’s project.
 Gilman Springs Road Improvement Project: Completed the appraisal of six properties primary comprised of vacant land running from approximately 1.29 miles north of Jack Rabbit Trail to approximately one mile south of Bridge Street within the City of Moreno Valley. We appraised several easements impacting each property, namely permanent roadway easements, drainage easements, and slope easements proposed to be acquired from the State of California property identified as APNs 0161-008, 0161-010, 0161-011, 0161-022, 0161-025, 0161-027.
 Interstate 10/Monroe Street Interchange Improvement Project: Recently completed the appraisals of eight vacant sites located along Monroe Street within the City of Indio. The purpose of these appraisals was to estimate the Fair Market Value of proposed acquisitions of temporary easement rights from the referenced real estate in conjunction with the Interstate 10/Monroe Street Interchange Improvement Project.

5. City of Riverside, On-call appraisals:
 1590 University Drive: Recently appraised an irregular L-shaped single parcel totaling approximately 96,268 and is improved with a Quality Inn Hotel. It is located on University Avenue west of Cranford Avenue within the City of Riverside. The purpose of this appraisal was to determine the fair market value of the property for residential purposes.  Santa Ana River Watercourse Mitigation Replacement Land: Completed appraisals concerning a replacement property impacted by the proposed 230kV RTRP Project. A portion of this Project impacts land that has been identified as environmentally 220

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 22 sensitive and subject to conservation. It is owned by the State of California and was originally purchased with money from the Land and Water Conservation Fund. We previously completed two fair market value appraisals dated November 15, 2017 and October 20, 2020, with a date of value of October 8, 2017 and September 1, 2020, for the impacted properties and replacement property. The purpose of the most recent appraisal was to provide a fair market value of the impacted properties, and the replacement property based on a current date of value. The clients and intended users of the appraisals are the City of Riverside, Riverside County Regional Park and Open-Space District, and SCE.  HMPE Canyon Crest Cable Replacement Project: Completed the appraisal of four parcels improved as single-family residences located within the Canyon Crest neighborhood located within the City of Riverside. Determined the fair market value of each property in support of the HMPE Canyon Crest Cable Replacement Project. The appraisals were used to determine the fair market value of the parts acquired, namely four public utilities easements.  Casa Blanca Vacant Surplus Land: Completed the appraisal of a 63,536±-square foot parcel of vacant land. It is located approximately 143.00± square feet northwest of the Madison and Bunker Streets intersection within the Casa Blanca neighborhood of the City of Riverside. The purpose of the appraisal was to determine the fair market value of the subject property for possible disposition purposes.
 Magnolia and Van Buren Surplus Land: Completed the appraisal of two contiguous parcels totaling 1.11± acres and is improved as a public parking lot. It is located in between Van Buren Boulevard and Farnham Place extending south of Magnolia Avenue within the Arlington neighborhood of the City of Riverside. Our appraisal was predicated on the assumption that there are no covenants for parking impacting the subject parking lot. The purpose of the appraisal was to determine the fair market value of the subject property for possible disposition purposes.  Completed an appraisal of a City-owned property that includes a portion of two contiguous parcels totaling 2.5± acres improved with a parking lot. They are located south of Central Avenue east of Van Buren Boulevard within the City of Riverside. The City was considering leasing the subject property for a proposed hotel and possibly a gas station. The term of the proposed lease is for fifty (50) years. The purpose of the appraisal was to establish the fair market rent of the subject property for ground lease purposes.

6. SCE, On-call appraisals:
 Recently re-appraised 26 properties, including properties comprised of industrially zoned vacant land, in support of SCE’s Riverside Transmission Reliability (RTRP) Project. The purpose of these appraisals was to estimate the fair market value of the parts acquired as of the current date, in support of SCE’s RTRP Project. The intended use of the reports will be for acquisition purposes. We previously completed full valuations (and partial valuations) of some of these properties in 2022.  Appraised 31 properties for Bender Rosenthal on behalf of SCE. These appraisals were for partial acquisitions related to the West of Devers Project in Riverside County. On behalf of SCE, we also appraised a single parcel totaling 29.72± acres of hillside land improved with a single-family residence; the purpose of this appraisal is to assist SCE in determining the fair market value for the temporary construction easement and the value of the trees that will be removed. This was completed in 2019.  Recently appraised two contiguous parcels of vacant land totaling 3.25± acres and is a part of the Gage Canal. It is currently owned by the City of Riverside. Provided a Fair Market Value appraisal for an acquisition of a 12’ Wide Overhead Transmission Easement comprised of 3,576± square feet, and a 10’ x 11’ Wide Anchor Easement comprised of 110± square feet on the subject property collectively identified as Serial Number 73609A. This is for an infrastructure replacement project for the San Bernardino-Cardiff-Unimed-Vista 66kV Transmission Line Project and requires the pole line to be relocated and an anchor on the property.
 Recently appraised a 3,552± square foot portion of a single parcel of vacant land totaling 17.36± acres. The property is currently owned by the County of San Bernardino. Provided a Fair Market Value appraisal for an acquisition of a 12’ Wide Overhead Transmission Easement comprised of 3,576± square feet, and a 10’ x 11’ Wide Anchor Easement comprised of 110± square feet on the subject property collectively identified as Serial Number 73609A. This is for an infrastructure replacement project for the San Bernardino-Cardiff-Unimed-Vista 66kV Transmission Line Project and requires the pole line to be relocated and an anchor on the subject property.

7. Nossaman LLP, on behalf of SCE, SCE v. Rich Haven – Visser LLC, et al.: Recently completed a Statement of Valuation for six contiguous parcels of rolling, vacant land totaling 44.04± acres generally located west of the I-15 South in the community of Horsethief Canyon within the unincorporated area of Riverside County. SCE has existing easement rights for electricity transmission purposes along the northeasterly boundary of the subject property. The current acquisition would be to widen the existing utility corridor, allowing SCE to construct and operate the Valley-Ivyglen Subtransmission Line Project. The property is currently subject to an ongoing litigation matter.

8. Epic Land Solutions, Inc., on behalf of the CNS Engineers/City of Palm Springs, Ramon Road Improvement Project:

Completed the appraisal of six properties comprised of industrial, commercial, and self-storage, and vacant commercial use properties located along Ramon Road within the City of Palm Springs. The purpose of these appraisals was to provide the fair market value estimates of the proposed acquisitions for each property in support of the City’s project.

9. Coachella Valley Mountains Conservancy (CVCC), Thousand Palms and Edom Hill Conservation Areas: Completed the appraisal of 28 assessor parcels comprised of vacant land generally located north of the I-10 Highway in the Thousand Palms area of 221

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 23 Riverside County. CVCC was interested in purchasing these properties. The purpose of these appraisals is to provide our opinion of the market value of each property for acquisition purposes in support of maintaining the Thousand Palms and Edom Hill Conservation Areas.

10. Friends of the Desert Mountains (FDM), Santa Rosa and San Jacinto Mountains National Monument (CACA 59115): On behalf of FDM and the U.S. Department of the Interior, Appraisal and Valuation Services Office (AVSO), we completed the appraisal of eight non-contiguous parcels of vacant desert land desert land located within the congressionally designated Santa Rosa and San Jacinto Mountains National Monument, in an unincorporated area of Riverside County. The purpose of our appraisal was to provide the value of the fee simple interest of the property for acquisition purposes, subject to encumbrances and reservations of record.

This report was prepared to Federal Standards based on UASFLA guidelines.

11. The Wildlands Conservancy, Chuckwalla Area of Critical Environmental Concern (CACEC): Completed the appraisal of five non-contiguous parcels of vacant desert land that range in size from 20.00± acres to 122.00± acres totaling 362.80± acres.

These parcels are located within in an unincorporated area of Riverside County, near the Joshua Tree National Park, within the CACEC, which is managed by the Bureau of Land Management (BLM). The purpose of our appraisal was to provide the value of the fee simple interest of each property, subject to encumbrances and reservations of record. Our appraisal included various Extraordinary Assumption’s approved by the BLM. The intended users of this report were the Wildlands Conservancy and the U.S.

Department of the Interior, AVSO. This report was prepared to Federal Standards in accordance with UASFLA.

12. Burke, Williams & Sorensen LLP on behalf of Orange County Flood Control District (OCFCD), multiple appraisals:
 OCFCD v. Henry Cruz, et al.: Appraised two larger parcels. They are both zoned OS-N, Open Space and are located at the Southwest quadrant of Highway 71 (Chino Valley Freeway) and S. Euclid within the City of Chino Hills. OCFCD proposes to acquire permanent flowage easements over a portion of each property, for purposes related to its Santa Ana River Mainstem/Prado Dam Project. It is also acquiring a right of entry from each property. The purpose of our appraisals was to express our opinion as to the fair market value of the larger parcels in the before condition and the fair market value of the parts acquired, namely two flowage easements. Our appraisals addressed potential severance damages and potential Project benefits that may accrue to the remainder as a result of the property right to be acquired. This case was recently settled with a very favorable outcome to OCFCD.
 OCFCD v. McCune Realty Investment Co., L.P., et al.: Recently appraised the subject larger parcel has a land area of 358,498 square feet or 8.23 acres. The property is zoned C-1/C-P (General Commercial) and is located on the southeast corner of Chandler Street and Hellman Avenue within the City of Eastvale. OCFCD proposes to acquire a permanent flowage easement over part of the property for purposes related to its Santa Ana River Mainstem/Prado Dam Project. The permanent flowage easement to be acquired, identified as OCFCD Project Parcel No. 32-009, is comprised of 95,436 square feet. The purpose of our appraisal is to express our opinion as to the fair market value of the larger parcel in the before condition and the fair market value of the part acquired, namely OCFCD Project Parcel No. 32-009.

13. BDG Law Group, on behalf of OCFCD, OCFCD v. PTI Sand and Gravel, Inc.: Completed the market rent of two sites located at 14925 River Road and 28737 East Highway 74 within the City of Eastvale in support of the Santa Ana Mainstem Project.

The purpose of these appraisals was to determine the market rent for each site for relocation purposes. Both properties are subject to ongoing litigation.

14. Murphy & Evertz LLP Law Firm, on behalf of OCFCD, multiple appraisals:
 16500 Chino Corona Road: Completed an appraisal of a parcel of 90.47± acres in the southwesterly quadrant of Pine Avenue and Chino Corona Road in the City of Chino. Portions of the property had historically been used for dairy purposes, and other parts had been used for other agricultural purposes. OCFCD is pursuing a project that involves the improvements related to its Santa Ana River Mainstem/Prado Dam Project. The purpose of our appraisal is to express our conclusion as to the fair market value of the proposed partial acquisitions, namely the permanent flowage easement, two TCE’s, a permanent access easement, and a fee simple title to the subject property in support of the Project. Our appraisal addresses potential severance damages and potential Project benefits that may accrue to the remainder as a result of the property right to be acquired.  16321 Euclid Avenue: Currently appraising three contiguous assessor’s parcels totaling 22.5± acres. It is located on the east side of Euclid Avenue and the west side of Sultana Avenue (unimproved) approximately 716 feet south of Bickmore Avenue within the City of Chino. OCFCD is pursuing a project that involves the improvements related to its Santa Ana River Mainstem/Prado Dam Project. The purpose of our appraisal is to express our conclusion as to the fair market value of the proposed partial acquisition, namely the permanent flowage easement in support of the Project. Our appraisal addressed potential severance damages and potential Project benefits that may accrue to the remainder as a result of the property right to be acquired.

15. Caltrans – Legal Division, Brightline West – Cajon Pass Use Agreement (6C65641): Completed an appraisal to develop an opinion of the market rental rate for a proposed long-term (99-year) Right of Way Use Agreement between Brightline West and Caltrans within a portion of the Interstate 15 (I-15) right of way. The client for the assignment was Caltrans – Legal Division. The intended users of this report were Caltrans and Brightline West. The intended use of the report is for purposes of establishing a lease rate for the proposed right of way use agreement for the Brightline West corridor through the Cajon Pass. The concept of larger parcel, commonly used in acquisition appraisals, was employed in this analysis to determine the full extent of property rights being acquired through the use agreement.
222

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 24

16. The Trust for Public Land (TPL) and Wildlife Conservation Board (WCB), Banning Ranch: This property represents one of the largest parcels of undeveloped and unprotected coastal property in Southern California. Much of the site had been occupied by oil operations since the 1940’s. The appraisal of this property was very complex in that the highest and best use of the property was not clear at the onset of the assignment. Numerous interviews with City officials, the Coastal Commission and other conservation agencies were required. This property consists of degraded wetlands, open space, and a small area with the potential for residential development. The goal of this project was to prepare an appraisal for acquisition purposes such that the buyer and seller could agree on a purchase price and put the property under contract. The acquisition is still underway as the funding sources have been modified to include the State of California, WCB, DGS, United States Fish and Wildlife Services, TPL, and Orange County. We recently updated this appraisal for The Wildlife Conservation Fund and the updated report conforms to UASFLA guidelines.

17. Orange County Transportation Authority (OCTA), San Juan Creek Bridge Replacement Project: Completed the reappraisal of flood control channels, a multi-tenant business park, an office property, the San Juan Capistrano City Hall Complex, and a vacant lot for the purposed of determining the market value of proposed partial acquisitions impacting the properties. This was in support of the San Juan Creek Bridge Project in Orange County. We recently completed the appraisal of seven properties; our analyses included the fee and easement value of the land, improvements and the related appurtenances associated with the project.

We previously appraised five appraisals in connection with this project. The purpose of the appraisals was to determine the fair market values of the proposed partial fee and TCE acquisitions. Specifically, for the properties that were part of corridors, we employed across the fence (ATF) valuation methodology. Our analyses considered not only the market value of the proposed acquisitions, but also consider severance damages and project benefits.

18. Antelope Valley-East Kern Water Agency: Completed an appraisal of a property that includes eleven, non-contiguous parcels of vacant land totaling 624.50± acres. The properties are generally located between Avenue A on the South, Astoria Street on the north, 90th Street West on the west and 70th Street West on the east. The Antelope Valley-East Kern Water Agency owned the properties and planned to sell them to a solar company. The purpose of this appraisal is to assist in the possible sale of the properties.

19. U.S. Department of the Interior, AVSO, multiple appraisals:
 BB Limited Property: Completed the appraisal of an agricultural property comprised of approximately 1,500 acres. Our appraisal included before and after values to be allocated between the two parcels that make up the 381-acre acquisition area. The acquisition areas consisted of fee acquisitions that impacted planted crop land, levees, wells and farm management and access areas. The property to be acquired is planned for use as part of the SJRRP Mendota Pool Bypass and Reach 2B Improvements Project, which includes construction, operation, and maintenance of improvements to bypass the pool, as well as a way to deliver water to the pool. This report was prepared to Federal Standards in accordance with UASFLA.  SJRRP 2B SCE Property: Appraisal of 3.95 acres located in the San Joaquin Valley on the east side of the San Joaquin River, 3.5 miles east of Mendota, in Madera County, California. The property was irregularly shaped and included an upland levee dropping to riparian river frontage. Appraisal report was used in establishing a basis for negotiating an offer by the Bureau of Reclamation, U.S. Department of Interior, for acquisition of the subject property (SCE property) in either fee simple or a seepage easement. Property was appraised under two scenarios: (1) full fee acquisition of 3.95 acres and (2) seepage easement acquisition on 3.95 acres.

20. Los Angeles Department of Water and Power (LADWP), multiple appraisals:
 Recently completed the appraisal of four parcels of vacant land combined as a whole, single unit totaling approximately 152 acres and is located at the Aliso Arrastre Cutoff within Acton. Our valuation of the property will be based in accordance with the following scenarios: 1) Entire Parcel ‘As Improved’ (land and improvements – if required) and 2) Entire Parcel ‘As If Vacant’ (land only).
 Kittridge Street Park: Recently completed the appraisal of a 61,857-square-foot portion of a single parcel of vacant land totaling approximately 4.04 acres. The property is located in between Kittridge and Hamlin Streets, northwest of the Hamlin Street and Elmer Avenue intersection in the North Hollywood neighborhood within the City of Los Angeles. The purpose of this appraisal was to estimate the as-is, market rent of the property for the purpose of RAP constructing, operating, securing and maintaining the property as a public City park on the LADWP-fee owned subject property.

21. Los Angeles County Department of Public Works (LACDPW), Los Angeles County Flood Control Appraisals:

Multiple Projects: We have been retained by the Los Angeles County Flood Control District (through our contract with LACDPW) on a number of partial acquisition and market rent appraisals related to flood control properties. Below is a partial list of projects completed by Beth Finestone as the lead appraiser:
 Project 130 Pump District No. 7
 Easement – Virginia Country Club
 Portion of Walnut Creek
 Portion of Coyote Creek
 Portion of Hacienda Creek
 Portion of Alhambra Wash
 Portion of East Canyon Channel
223

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 25  Puente Creek Bike Path Improvement Project (12 single-family residences)  Eaton Wash Bike Path Improvement Project (12 single-family residences  Rustic Canyon and Rivas Canyon Channels Project – Parcel 22E (single-family residence)  Twin Lakes Project: The County of Los Angeles proposed the installation of a sewer system located within the Twin Lakes neighborhood in the community of Chatsworth in the City of Los Angeles. This project involved 36 appraisals of partial acquisitions of sewer easements, with consideration to below-ground infrastructure, utility easements, and potential severance damages.
 Live Oak Wash and Tujunga Wash Project
The market rent studies were completed for purposes of leasing portions of the flood control district properties to an adjoining property owner. These were completed by determining the market value of the adjoining properties, applying a discount for the rights available to be leased from the Flood Control District and then applying a market derived rate of return to determine the market rent. For the partial acquisitions impacting the flood control channels, we applied across the fence appraisal methodology to determine the value of the land associated with the channel and from that, valued the partial acquisitions.

CBRE’s three references highlighting our experience and performance in providing similar services relevant to the City’s appraisal needs are noted as follows. Please note that some of this work was completed by our team under the Integra banner. The Integra offices in which our team members worked were acquired by CBRE, Inc. on March 10, 2023. As such, while the work was completed under the Integra banner, it represents work completed by the appraisal members that are currently part of the key personnel identified in this proposal.

Multiple Projects
Name of Firm Southern California Edison Company (SCE)
Address 3 Innovation Way, 2nd Floor | Pomona, CA 91768
Contact Person
Daniel Kazden
Certified General Real Estate Appraiser
Real Properties – Title & Valuation
[email protected]
Telephone 909-274-1097
PAX: 61097
Period of Performance 2022 to 2026 Contract Value $100,000 (over) Brief Description of Service Provided
 Recently appraised 26 properties, including properties comprised of industrially zoned vacant land located with the City of Norco and surrounding areas, in support of SCE’s Riverside Transmission Reliability (RTRP) Project. The purpose of these appraisals was to estimate the fair market value of the parts acquired as of the current date, in support of SCE’s RTRP Project. The intended use of the reports will be for acquisition purposes. We previously completed full valuations (and partial valuations) of some of these properties in 2022.  Recently appraised six parcels in Malibu primarily comprised of rural residentially zoned land and residentially zoned agriculture land, in support of SCE’s Distribution Project. The purpose of these appraisals was to estimate the fair market value of the parts acquired as of the current date, in support of this project. The intended use of the reports will be for acquisition purposes to upgrade electrical distribution infrastructure in the area.  Recently appraised 22 parcels in La Habra Heights primarily comprised of vacant residentially zoned land and residentially zoned agriculture land, in support of SCE’s Distribution Project. The purpose of these appraisals was to estimate the fair market value of the parts acquired as of the current date, in support of this project. The intended use of the reports will be for acquisition purposes to upgrade electrical distribution infrastructure in the area.

Mid County Parkway Project, Construction Contract 2
Name of Firm RCTC
Address 4080 Lemon St. 3rd Fl.| P.O. Box 12008, Riverside, CA 92502 Contact Person
Hector Casillas, SR/WA, Right of Way Manager
[email protected] Telephone (951) 778-1097
Period of
Performance 2022 to current Contract Value $120,000 (approx. over) Brief Description of Service Provided
On behalf of RCTC, recently completed the appraisal of property Groups 2-4 totaling 19 single-family residences in support of the Mid County Parkway Project, Construction Contract No. 2. The purpose of the appraisals was to provide the fair market value of the subject properties for acquisition purposes. We recently re-appraised these properties (plus a few additional properties) for Gannett Fleming TranSystems, Inc. (GFT) on behalf of RCTC. The purpose of these appraisals was to determine the fair market value and fair market rental value of each property for acquisition purposes in support of this project. We are currently appraising additional properties for Gannett Fleming TranSystems, Inc. (GFT) on behalf of RCTC. 224

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 26 Purple (D Line) Subway Extension Project
Name of Firm LACMTA
Address One Gateway Plaza, 12th Floor, Los Angeles, CA 90012-2952 Contact Person
Michael S. Daniels, MAI
Director of Real Property Management and Development
[email protected]
Telephone (213) 922-3584
Period of Performance 2015 to current Contract Value $700,000 (over) Brief Description of Service Provided
We appraised subsurface tunnel easements for multiple commercial, and special purpose properties within the City of Beverly Hills for the Purple Line Subway extension to the Westside. Project included the appraisal of Beverly Hills High School. We also completed the appraisal of the Wilshire Federal Building, Westfield Century City Mall, and the Veterans Administration building, as part of this project. We recently completed the appraisal of acquisitions on the Veterans Administration property and provided appraisals on eight condominiums properties in connection to this project. Additionally, we recently completed the appraisal and re-appraisal of the Westfield Century City Mall in connection to this project. Mr. Ellis recently provided expert witness services for the Westfield Century City Mall, completed the appraisal of two condominium properties, and is currently providing expert witness services in connection to this project.
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PROFILES

VALUATION & ADVISORY SERVICES
Vice President, Woodland Hills, CA
E [email protected]
Professional Experience
Nicole Galvez is a Vice President for CBRE’s Valuation & Advisory Services (VAS). Ms.

Galvez began her career in real estate appraisal in 2014.

Her services rendered include appraisal report preparation for vacant land, residential, commercial, industrial, and other income producing properties for institutional and acquisition purposes, partial acquisition valuation, including determination of severance damages and/or benefits for public projects, and preparation of cost studies for budget purposes involving public projects. Types of projects appraised include street widening, freeway, pipeline, and flood control.

Ms. Galvez is experienced in preparing appraisal reports that are compliant with the Uniform Appraisal Standards for Federal Land Acquisitions. She has extensive experience in valuing large tracts of land for conservation, mitigation, and other purposes. Nicole previously was a Senior Analyst for Integra Realty Resources – Los Angeles.

Courses Completed
Completed the following Appraisal Institute courses:
‒ Basic Appraisal Principles
‒ Basic Appraisal Procedures
‒ National Uniform Standards of Professional Appraisal Practice ‒ Real Estate Finance, Statistics, and Valuation Modeling ‒ Business Practices and Ethics
‒ General Appraiser Sales Comparison Approach
‒ General Appraiser Site Valuation and Cost Approach
‒ General Appraiser Income Capitalization Approach, Part I ‒ General Appraiser Income Capitalization Approach, Part II ‒ Advanced Income Capitalization
‒ General Appraiser Report Writing and Case Studies
Completed the following International Right of Way Association courses:
‒ Ethics and the Right of Way Profession
‒ Easement Valuation
‒ Principles of Real Estate Engineering
‒ The Valuation of Partial Acquisitions
‒ Licensed: California Certified
General Real Estate Appraiser
No. 3005597
‒ Member: Appraisal Institute,
Southern California Chapter
‒ Member: International Right of
Way Association
‒ M.B.A., University of Phoenix
‒ B.A., Business Administration,
California State University,
Northridge
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PROFILES

VALUATION AND ADVISORY SERVICES
Jennifer Hsu, MAI, ASA
Director, Southern California
T +1 213-613-3264
E [email protected]
Professional Experience
Jennifer Hsu, MAI, ASA is part of the management team in Southern California for Valuation & Advisory Services. Her responsibilities include facilitating the strategic growth plan and overall performance for Southern California. She is based in the Downtown Los Angeles office.

Ms. Hsu has 23 years of real estate appraisal experience, specializing in institutional investment grade properties. She has continually cultivated new client relationships with a focus on providing best-in-class client service. Throughout her career, Ms. Hsu has valued assets for a variety of purposes including mortgage lending, financial reporting, feasibility, assessment appeals, fair market rent, and litigation support. She serves a diverse set of clients including developers, commercial and investment banks, insurance companies, law firms, pension funds, and REITs.

Prior to joining CBRE in 2015 as Vice President, Ms. Hsu worked for other national appraisal firms including HVS International, Joseph Blake & Associates, Grubb & Ellis, and Hilco Global as production appraiser and managerial positions.

Clients Represented
‒ Various Financial Institutions
‒ Developers
‒ Insurance Companies
‒ Municipal Clients
‒ REITs
Pro Affiliations /
Accreditations
‒ Appraisal Institute, Designated
Member (MAI)
‒ American Society of Appraisers,
Accredited Senior Appraiser
(ASA)
‒ Certified General Appraiser (CA)
Education ‒ Cornell University, School of
Hotel Administration -
Bachelor of Science, with a
concentration in Finance
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PROFILES

VALUATION & ADVISORY SERVICES / WEST DIVISION
VAS Director, San Diego
T +1 858 646 4737
M +1 858 722 6309
E [email protected]
Professional Experience
Mr. Nunn joined the CBRE San Diego office in 2025 as the Director of Valuation & Advisory Services where he oversees the regional valuation practice. Prior to this appointment, he was involved in valuation and consulting assignments at Cushman & Wakefield from 2014 through 2024, and most recently held the title of Senior Director.

Mr. Nunn has specialized in valuation and advisory assignments across all commercial property types, with an emphasis on complex life science, office, retail, and specialty properties throughout Southern California. His earlier career includes valuation experience at Seevers Jordan Ziegenmeyer, a prominent commercial real estate appraisal firm active throughout Northern California.

Mr. Nunn possesses extensive expertise in appraising and consulting on a wide range of commercial properties, including office towers, medical office buildings, life science campuses, shopping centers, urban retail, business parks, industrial projects, mixeduse developments, student housing, investment-grade apartment complexes, marinas, quarries, auto dealerships, car washes, net-leased assets, ground-leased properties, and commercial land. His valuation assignments have encompassed proposed, partially completed, renovated, and existing structures across nearly 20 counties in California.

‒ Banc of California
‒ Bank of America
‒ Bank OZK
‒ BioMed Realty
‒ Breakthrough Properties
‒ Capitaland
‒ Citizens Bank
‒ Clarion Partners
‒ Deutsche Bank
‒ Goldman Sachs
‒ JPMorgan Chase
‒ Manulife
‒ Morgan Stanley
‒ Nuveen
‒ Phase 3 Real Estate Partners
‒ Umpqua Bank
‒ Washington Capital Management
‒ Wells Fargo
‒ Western Alliance Bank
‒ Washington Capital Management
‒ MAI, Appraisal Institute
‒ Certified General Real Estate
Appraiser California – 3002999
‒ Bachelor of Arts, University of
California Davis
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PROFESSIONAL PROFILE
James M. Bray, MAI, MRICS, CCIM, is a Vice Chairman within the Valuation & Advisory Services Group in the
Southern California Region. Mr. Bray has over 20+ years of experience in the commercial real estate industry. Mr.

Bray’s appraisal and consulting assignments include large apartment complexes, industrial/R&D properties, automotive/RV dealerships, private country clubs/daily fee golf courses, yacht clubs/health clubs, special use/religious facilities, high/mid-rise office and mixed-use developments. In addition, Mr. Bray is registered on the Appraisal Institute’s SBA Going Concern Registry as a qualified appraiser for going concern valuations.

Mr. Bray is a qualified appraiser under IRS guidelines for the valuation of partial interests in real property held in limited partnerships, LLCs and as tenants in common. Mr. Bray has completed numerous assignments involving partnership buyouts, estate planning and gift tax purposes. As well as, California property tax appeals, fair market rent studies for rent disputes/arbitration and cost segregation studies for the reclassification of IRS depreciation schedules.

Over the span of his career, Mr. Bray has worked with a variety of financial institutions, government entities, private lenders, developers, private investors, CPA’s, estate attorneys and corporate clients. It is his goal to set the standard for maintaining the highest level of quality and integrity on all appraisal assignments.

CREDENTIALS
 Nationally ranked Top Producer within CBRE VAS as #3 in 2022, #2 in 2021, #1 in 2020, #3 in 2019, #4 in 2018, and #3 in 2017 Designated Member of the Appraisal Institute (MAI)
San Diego Chapter
 Certified General Real Estate Appraiser, State of California License AG 039243
 California Real Estate Broker, State of California
License No. 01403556
 Certified Commercial Investment Member (CCIM)
License No. 08983228
 NAIOP Member

EDUCATION
 San Diego State University
Master of Arts, Economics
 San Diego State University
Bachelor of Arts, Economics, Minor in Finance

JAMES BRAY, MAI, MRICS, CCIM
Vice Chairman
Southern California Region Valuation
and Advisory Services
T. +1 619 405 8128
F. +1 858 646 4775
[email protected]
www.cbre.com/James.Bray

CLIENTS REPRESENTED
− JP Morgan Chase
− Wells Fargo Bank
− Port of San Diego
− Bank of America
− Western Alliance Bank
− Torrey Pines Bank
− Comerica Bank
− City National Bank
− Bank of the Internet
− Mission Federal Credit Union
− Provident Bank
− San Diego Private Bank
− Chino Commercial Bank
− Manufactures Bank
− First Foundation Bank
− Bridge Bank
− Community Valley Bank
− Ally Bank
− Sun Community Bank
− Comerica Bank
− CIII Asset Management
− CWCapital Asset Management
− First Enterprise Bank
− O’Hara CPAs
− OneWest Bank
− RERC
− VW Credit
− American Honda Finance
− BBCN Bank
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PROFESSIONAL PROFILE
REPRESENTATIVE ASSIGNMENTS – RETAIL/OFFICE PROPERTIES
Property Location
 The Home Depot El Cajon
 The Home Depot Chula Vista
 The Lot (Luxury Cinema) La Jolla
 The Green Dragon (1270 Prospect) La Jolla
 Coast Walk (1298 Prospect) La Jolla
 1020 Prospect La Jolla
 Prospect Point (1299 Prospect) La Jolla
 The Commons at Aliso Town Center (Mixed-Use) Aliso Viejo  One Broadway Plaza (Proposed High Rise) Santa Ana
 The Lido (Mixed-Use Development) Santa Monica
 Cathedral City Marketplace Cathedral City
 Champions of the West San Diego
 Saddleback Medical Center Laguna Hills
 Orange County District Attorney Building Santa Ana
 Gateway II Office Building Chula Vista
 Cornerstone Corporate Center San Diego
 Cuyamaca Commerce Center El Cajon
 Venture Commerce Center Santee
 Pacific Ridge Carlsbad
 Ocean Ridge Carlsbad
 La Jolla Galleria La Jolla
 Sierra Village Shopping Center Riverside
 United Oil Service Station Portfolio San Diego County  La Terraza Corporate Center Escondido
 Canyon Plaza Shopping Center Chula Vista
 Magnolia Plaza Shopping Center El Cajon
 Dixieline San Diego
 Dixieline La Mesa
 Union Bank San Diego
 101 West Broadway San Diego
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CA BREA LICENSE
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PROFILES

VALUATION & ADVISORY SERVICES
Executive Vice President
Los Angeles, CA
T +1 818 251 3663
E [email protected]
Professional Experience
John G. Ellis, MAI, CRE, FRICS is an Executive Vice President for CBRE's Valuation & Advisory Services (VAS). He has provided real estate valuation and consulting services in Southern California for more than 40 years.

Mr. Ellis is an instructor of appraisal courses and a frequent speaker at seminars and conferences. He is also an author whose work has been published by the Appraisal Institute and in magazines and professional journals.

He has qualified as an expert witness and has provided expert testimony throughout California on assignments related to eminent domain, allegations of damage, fair market rent, ad valorum tax burdens, marital dissolutions, partial interest and partnership ownership interests, and appraisal review. He has testified in more than 30 trials in federal and superior courts, a variety of appeal board and arbitration hearings, and more than 200 depositions. He has also been retained as an arbitrator and as a court-appointed expert. John serves a client base that includes lending institutions, public agencies, corporate and individual property owners, and the legal profession.

He has appraised office buildings (including medical office buildings), shopping centers, industrial buildings, apartment and condominium complexes (including affordable housing projects), subdivisions, mobile home parks, hotels, motels, restaurants, healthcare properties, religious facilities, bowling alleys, golf courses, amusement parks, horse racing parks, auto dealerships, gas stations, carwashes, motion picture and performing arts theaters, cold storage and food processing facilities, parking structures, self-storage facilities, transit-oriented development projects, shipping terminals and other types of waterfront property, industrial, commercial and residential acreage, agricultural land, mountainous and hillside acreage, utility and transportation corridors (in fee and as easements), designated open space, and single-family residences including hillside and beachfront homes and major estates.
‒ Member: Appraisal Institute (more
than 20 years of volunteer work on
boards and committees of the
Appraisal Institute; past president
of the Southern California Chapter
of the Appraisal Institute;
recognized as “Volunteer of
Distinction” for Region VII in 2013;
recipient of the Bert L. Thornton
Lifetime Professional Service
Award in 2018; current member of
The Appraisal Journal Editorial
Board) ‒ Member: The Counselors of Real
Estate ‒ Fellow: Royal Institution of
Chartered Surveyors ‒ Member: International Right of
Way Association ‒ Licensed: California Certified
General Real Estate Appraiser ‒ B.A., Business/Economics, University of California, Los
Angeles ‒ Certified by the Appraisal
Institute’s program of continuing
education for its designated
members
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PROFILES
Expert Testimony
Mr. Ellis is qualified as an expert witness in real estate valuation matters and has testified before: ‒ Superior Courts within the California counties of Los Angeles, Orange, Riverside, San Bernardino, Ventura, Kern, and Imperial; and within the Third Judicial District of Alaska ‒ United States District Court ‒ United States Bankruptcy Courts: Central, Northern, and Southern Districts of California ‒ Tax Appeal Boards: Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Contra Costa counties ‒ Arbitration testimony at hearings in Los Angeles, Orange, San Diego, and Sacramento counties ‒ Rent Control Boards: cities of Santa Monica, West Hollywood, and Carson (MRRB) He has also been appointed by the Superior Court of Los Angeles County on several occasions to assist in reconciling the disparate opinions of opposing, privately retained valuation experts. 247
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Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President, Western Region Right of Way
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Role ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
Steve is responsible for business development, pursuit management, recruiting, team building, technical leadership, quality assurance, and delivery. He is actively growing the appraisal business line within sixteen states through collaboration with local leadership in service to our clients by leveraging CBRE’s industry-leading platform of people, data and technology. ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Experience ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
Steve has a broad-based background including engineering, program management, project management, business development, strategic planning, commercial brokerage, real estate investment, commercial lending appraisal and property management. Steve has managed right of way and/or appraisal contracts for California High Speed Rail, Ben Franklin Transit, City of Bend, AK DOT, Oregon DOT, Washington DOT, Idaho Transportation Department (ITD), New Mexico DOT, Utah DOT, Caltrans, Federal agencies (DOI/AVSO), the San Diego Association of Governments (SANDAG), City of Idaho Falls, San Diego Gas & Electric, North County Transit District, Southern California Gas, Southern California Edison, City of Santa Ana, City of Los Angeles, the Los Angeles Department of Water and Power, Riverside County Transportation Commission, and Sacramento Municipal Utilities District, to name a few. His appraisal experience involves right-of-way valuation projects, partial acquisitions including fee, permanent, and temporary easements, and property types including retail, office, industrial, multi-family residential, single family residential, mixed-use, agricultural, railroad corridor, telecommunications, renewable energy, UASFLA (Yellow Book). In the last ten years, Steve has managed and appraised more than 2,500 properties affected by public projects including:
transportation, heavy / light / high-speed rail, gas transmission, electric transmission, water transmission, flood protection, telecom, and renewables. He also has extensive appraisal review experience having completed more than two hundred appraisal reviews, been declared as an expert witness, been deposed, and testified at trial. Steve is an active speaker on topics related to right of way appraisal, acquisition, and land valuation.

Years of Experience:
• Project Management: 30+
• Appraisal: 20+
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Education ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
• MBA, University of Cincinnati, Operations Management & Finance, 1999 • BS, University of Cincinnati, Mechanical Engineering, 1992 ̶̶̶̶̶̶̶̶̶̶̶̶ Licenses / Designations ̶̶̶̶̶̶̶̶̶̶̶
• Certified General Real Estate Appraiser: AK, AZ, CA, CO, ID, HI, IA, ID, NM, OR, MT, NE, UT, WA, WY
• CA Real Estate Broker License #01433367
• MAI, SRA, AI-GRS, AI-RRS Designations, Appraisal Institute • Senior Right of Way Agent (SR/WA), International Right of Way Association (IRWA) • Right of Way Appraisal Certification (R/W-AC), IRWA
M +1 916.919.7262
[email protected]
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Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President, Western Region Right of Way
• IRWA Instructor: Courses 400, 403, 421
• Project Management Professional (PMP), Project Management Institute (PMI) ̶̶̶̶̶ Professional Affiliations / Accreditations ̶̶̶̶̶̶ • Chapter Past President of the Appraisal Institute
• IRWA Member of Chapters 1, 11, 27, 38, 57, 67, board experience in multiple chapters • At-large member of the IRWA International Transportation Committee ̶̶̶̶̶̶̶̶̶̶̶̶̶ Project Experience ̶̶̶̶̶̶̶̶̶̶̶̶
Idaho Transportation Department (ITD)
Hitt Road / US 26 widening and intersection improvement project. Steve appraised 18 properties. The appraisals were full and partial acquisitions, for fee and easement rights. Delivery was completed in 6 weeks from NTP.

Madison County West Side Frontage Road Project. Steve appraised 17 properties. The project involves the installation of a frontage road on the west side of Highway 20 in the Rexburg, ID area. Acquisitions involved permanent and temporary rights including fee and temporary construction easements.

Delivery was completed in 6 weeks from NTP.

Blaine County, SH-75, Elkhorn Road to River Street, Ketchum. Steve appraised 30 properties. The project involves widening SH-75 in the Ketchum / Sun Valley area. Acquisitions involved permanent and temporary rights including fee and temporary construction easements. Delivery was completed in 5 weeks from NTP.

Fremont County, US-20 Chester to Ashton. Steve is appraising 100+ properties. The project involves widening US-20 between Chester and Ashton. Acquisitions involved permanent and temporary rights including fee and temporary construction easements. Initial deliveries began just 5 weeks after engagement.

Pipeline Project – Colorado and Wyoming
Steve led CBRE’s West team in appraising 110+ properties for a national pipeline company. Delivery of all appraisals covering 50+ miles of right of way took place in just 3 weeks. CBRE’s Right of Way appraisal division, using resources from multiple regions including the West and South Central, delivered appraisals covering 330+ properties spanning 270 miles of right of way in Colorado and Wyoming in just 4 weeks.

California High-Speed Rail Authority
Steve recruited, hired, and led the entire appraisal services function involving approximately 70+ employees and subconsultants appraising approximately 350 unique properties. He was the appraisal manager for the initial rail segment through the Central Valley. Steve was responsible for the delivery of the appraisal documents, quality reviews, management, and valuation-related communication with the acquisition teams. Urban property impacts were significant and involved very complex partial acquisitions with uneconomic remnant and severance damage quantification.

Rural property impacts were significant including agricultural permanent plantings (orchards and vines), row crops, with crop loss and other severance damage considerations. Steve also managed M +1 916.919.7262
[email protected]
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Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President, Western Region Right of Way
the appraisal and appraisal review efforts associated with approximately ten environmental land mitigation appraisal assignments. Steve is currently providing appraisal and appraisal review services for the Authority.

Highway Project – Ketchikan, Alaska
Steve is leading a team in appraising 100+ properties for Alaska Department of Transportation.

Partial acquisitions include permanent and temporary easements from commercial, industrial, and residential properties.

San Diego Association of Governments (SANDAG)
Mid-Coast Corridor Transit Project (MCCTP). Steve served as MCCTP Appraisal Manager and assembled and led a team of 50+ employees and subconsultants to deliver over 60 appraisal and appraisal review assignments in support of the extension of the existing San Diego Light Rail Trolley from north of the Old Town Transit Center to the University of California San Diego campus in University City. Acquisitions included fee, permanent easement and temporary easements. Some of the larger parcel values involved institutional investment grade assets with values exceeding $100 million dollars. Complicated damage and benefit analysis was completed involving impacts associated with elevated light rail construction adjacent to retail, office, and multi-family residential properties.

City of Las Vegas
Steve has an on-call with the City for appraisal and appraisal review services. He has worked on multiple projects in service to the City.

Nevada Irrigation District (NID), Nevada County CA
Banner Cascade and Cement Hill Pipeline Projects. Steve led the 10+ employee team to appraise several hundred properties affected by water pipeline projects in Nevada County, CA located approximately 60 miles northeast of Sacramento. Permanent and temporary easement rights were ultimately acquired by NID.

Southern California Edison, Riverside and San Bernardino Counties West of Devers Project (WOD). Steve’s role as Relationship Manager and Appraisal Manager included the delivery of approximately 150 appraisal assignments in support of Edison’s West of Devers Upgrade Project. He managed the appraisal and research teams and interfaced with the Prime Contractor and SCE for the project. The Devers Project Upgrade will replace and upgrade existing electrical infrastructure within and adjacent to the existing electric transmission right of way. The team completed approximately 80% of the appraisal deliverables in just three months. Valley South Sub transmission Project (VSSP). As Client Relationship Manager and Appraisal Manager for the 90-parcel project, Steve managed the appraisal and research teams and interfaced with the Prime Contractor, SCE, and outside SCE legal counsel. This project involves modification of SCE’s existing Valley 500/115kV Substation, the construction of a new overhead 115kV sub transmission line, replacing conductors, relocating distribution facilities at Triton and Valley Substations.

Southern California Gas
PSEP Program, Land and Right of Way Department. As the Appraisal Manager, Steve appraised properties throughout SoCalGas’ 20,000 square mile service territory that spans from the CA Central Valley to the US / Mexico border. His responsibilities involved partial acquisitions seeking permanent utility easements, temporary access, and construction easements for approximately 80 properties. 255
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President, Western Region Right of Way
Sacramento Municipal Utility District (SMUD)
Various Projects. As the Client Relationship Manager and Appraisal Manager, Steve led several projects throughout SMUD’s service territory. For example, the Solano Phases 3 and 4 Wind Energy Development Projects, involved open space land located in Solano County. Rights appraised included fee, permanent easement, and temporary easement rights to facilitate installation of necessary facilities to gather electricity produced by Wind Turbine Generators in order to sell the electricity back to the Pacific Gas & Electric grid.

Riverside County Transportation Commission (RCTC)
Mid-County Parkway Project. Managed appraisal and appraisal review assignments in support of RCTC’s Mid-County Parkway Project, a 14-mile highway proposed in Riverside County, CA.

Sacramento and West Sacramento Area Flood Control Agency (SAFCA and WSAFCA) Levee Improvement Projects. Steve provided appraisal services for multiple projects and properties located along the existing river levee where SAFCA and WSAFCA needed to acquire permanent and temporary easement rights to make levee improvements.

Airport Expansion Project – Phoenix, AZ – Sky Harbor
Steve provided appraisal services for properties affected by the proposed airport expansion project.

Pipeline Project – Flagstaff, AZ
Steve provided appraisal services for a residential property affected by a proposed pipeline easement.

Oregon Department of Transportation – Oregon
Steve provided appraisal services for multiple ODOT projects for over 100+ properties. Partial acquisitions included fee, permanent and temporary easements.

Oregon, City of Bend
Steve provided appraisal services for a sewer interceptor project affecting five properties. Partial acquisitions included permanent and temporary easements.

Ben Franklin Transit, WA
Steve is providing appraisal services for multiple properties affected by transit projects. Acquisitions typically include fee and easements.

Sound Transit BRT Project - Seattle, WA
Steve provided appraisal services for a commercial property affected by the proposed Bus Rapid Transit Project.

Idaho Transportation Department (ITD)
Steve provided appraisal services involving 18 properties affected by the US 26 / Hitt Road (25th East) project.

Idaho Transportation Department (ITD) / Madison County
Steve provided appraisal services involving 17 properties affected by the US 20 Frontage Road Project. 256
Steve Parent, MAI, SR/WA, R/W-AC, PMP, SRA, AI-GRS, AI-RRS Executive Vice President, Western Region Right of Way
City of Idaho Falls, ID
Steve appraised a rail line corridor in Idaho Falls that the City was contemplating acquiring from a rail operator.

City of Napa, CA
Steve appraised 10+ properties affected by partial acquisitions associated with the Jefferson Street utility undergrounding project.

Sonoma County, CA
Steve has delivered or is working, on multiple partial acquisition appraisals on bridge projects in Sonoma county, including Wohler, and Watmaugh bridges.

Mariposa County, CA
Steve has delivered multiple partial acquisition appraisals on bridge projects in Mariposa County, including the Buckeye Road Bridge over Mariposa Creek Project and the Oak Road Bridge over Bear Creek Project.

Wyoming
Steve has delivered market studies and provided consulting services in multiple counties in WY. Steve has completed appraisals for transportation projects in WY.

Montana
Steve has delivered market studies and provided consulting services in multiple counties in MT.

Nebraska
Steve has served multiple public agency clients by providing appraisal services in Nebraska. 257
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PROFILES

VALUATION & ADVISORY SERVICES
Ryan J. Dobbins
Vice President, Woodland Hills, CA
T +1 818 251 3665
E [email protected]
Professional Experience
Ryan J. Dobbins is a Vice President for CBRE's Valuation & Advisory Services (VAS).

Property types which he has appraised include industrial buildings, shopping centers, office buildings, apartment buildings, proposed luxury high-rise condominium complexes, subdivisions, mobile home parks, hotels/motels, healthcare properties, funeral homes, gas stations, performing arts theaters, shipping terminals and other types of waterfront property, industrial, commercial and residential acreage, agricultural land, mountainous and hillside acreage, utility and transportation corridors, and single-family residences. Major assignments of special purpose properties include an offshore marine terminal, a former hospital campus designated as a historic landmark, a NASCAR Speedway, a horse racing track, an amusement park and a duty free retail shopping outlet immediately adjacent to the busiest international border crossing in the western hemisphere.

He is experienced in providing real estate appraisal, analysis, and research services for many federal, state, county, and municipal agencies. Mr. Dobbins also provides valuation services to local and national lenders, institutional investors, corporations, law firms, and individual property owners. He has completed a wide range of specialized studies including value diminution (from both internal and external influences), market demand, feasibility, severance damages, assessment allocation, adaptive reuse analyses, and the valuation of partial interests including leasehold, leased fee, possessory interests, and minority interests. Mr. Dobbins was previously an Associate Director with Integra Realty Resources – Los Angeles.

Representative Appraisal Assignments
‒ Appraisal services for multiple federal border crossing expansion projects along the California border with Mexico. The most significant project included the appraisal of 19.01± acres of land under nine ownership entities for the San Ysidro Border Station and Reconfiguration Project. The purpose of the appraisal was for the acquisition of land and existing improvements to expand the busiest international border crossing in the western hemisphere, located between San Ysidro, California, and Tijuana, Mexico. ‒ Appraisal services related to an oil company which was negotiating a rental rate with the California State Lands Commission (CSLC) for the leasing of an offshore marine terminal near El Segundo, California, and a separate assignment used for negotiating a rental rate with the CSLC for a long wharf in Richmond, California.

Pro Affiliations /
Accreditations
‒ Licensed: California Certified
General Real Estate Appraiser
No. AG029385
‒ Practicing Affiliate: Appraisal
Institute, Southern California
Chapter
‒ Member: International Right of
Way Association
Education
‒ M.S., Counseling Psychology,
California Lutheran University
‒ B.A., History, California Lutheran
University
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2 ©2025 CBRE, INC.

PROFILES
‒ Appraisal services for various entities involved in tax assessment appeals, of particular interest is Terranea. The assignment included the valuation of a 582-key, five-star luxury resort on the Palos Verdes Peninsula. A key component of the assignment included the identification of the fair market value of the going concern and the separation of business value (or non-taxable elements). Other tax assessment appeal assignments have included Auto Club Speedway (a NASCAR track); Santa Anita Park (a horse racing track) Belmont Park (a coastal amusement park); a water park; hospitals; a major brewing facility; and port terminals in Los Angeles, Long Beach, San Diego, and Richmond.
‒ Several infrastructure and right of way projects. One prominent assignment was the valuation of a subterranean subway easement beneath the 25+ acre Beverly Hills High School campus. The easement rights were needed in relation to the extension of Metro’s Purple Line which will provide service between downtown Los Angeles and the VA Hospital near Westwood. The assignment included an analysis of the property in the before and after condition as well as a complex study of severance damages and project benefits.
‒ Multiple residential subdivision appraisal assignments for lender clients, major national developers, and as parts of national portfolios. One noteworthy assignment included the appraisal of a detached, single-family residential estate development in Chatsworth, California. Approximately two-thirds of the development had been constructed and the client was interested in determining if the remainder of the continuation of development was feasible in a down turning residential market. The analysis included an in-depth market analysis, addressing absorption rates, construction costs, and forecasting future home sale prices.

Training / Courses Completed
Appraisal Institute Courses Completed:
‒ Course 410 – Uniform Standards of Professional Appraisal Practice, Part A ‒ Course 420 – Business Practices and Ethics
‒ Course 510 – Advanced Income Capitalization
‒ Course 520 – Highest and Best Use and Market Analysis ‒ Course 530 – Advanced Sales Comparison and Cost Approaches ‒ Course 540 – Report Writing and Valuation Analysis
‒ Course 550 – Advanced Applications
‒ Course 710 – Condemnation Appraising: Principles and Applications International Right of Way Association Courses Completed:
‒ Course 104 – Standards of Practice for the Right of Way Professional ‒ Course 410 – Reviewing Appraisals in Eminent Domain
‒ Course 800 – Principles of Real Estate Law
Other Courses and Seminars:
‒ Appraising the Appraisal: Appraisal Review (Appraisal Institute, 2012) ‒ Annual Litigation Seminar (Appraisal Institute, 2011-2019 and 2021) ‒ Appraising Distressed Commercial Real Estate (Appraisal Institute, 2008) ‒ Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book) (Appraisal Institute, 2007) ‒ Evaluating Commercial Construction (Appraisal Institute, 2007) ‒ Appraising Special Purpose Properties Seminar (Appraisal Institute, 2005) ‒ Contemporary Approaches to Land Seminar (Appraisal Institute, 2005) ‒ ARGUS Power User Training (Realm, 2004)
‒ Real Estate Finance (University of California, Los Angeles, 2003) 262
263
1 © 2025 CBRE, INC.

PROFILES

VALUATION & ADVISORY SERVICES
Vice President, Woodland Hills
T +1 818 251-3670
E [email protected]
Professional Experience
Susan O. Gordon is a Sr. Appraiser for CBRE's Valuation & Advisory Services (VAS). Ms.

Gordon has been appraising real property since 2006. Her experience valuing diverse property types includes vacant residential, industrial, and commercial land as well as utility corridors, industrial buildings, retail storefronts, mini-malls and shopping centers, office buildings and business parks, affordable/subsidized residential apartment complexes, high-rise apartment buildings in mid-construction, single-family residential estates, healthcare properties, gas stations, mortuaries, and other special purpose properties. She has extensive experience in eminent domain, diminution in value, and litigation support.

Ms. Gordon has successfully appraised properties for various client groups such as public agencies (cities of Glendale, Bell, Palmdale, Pasadena, Culver City, Riverside, City and County of Los Angeles, Metropolitan Transportation Authority, Department of Water and Power, Metropolitan Water District), utility providers, financial institutions, law firms and accountancy firms, corporations, and individual property owners. Ms. Gordon previously was a Senior Analyst with Integra Realty Resources – Los Angeles.

Training / Courses Completed
State of California credit for completion of the following Appraisal Institute and other credentialed courses and seminars:
‒ Los Angeles/Orange County Market Trends (2023, 2022, 2021, 2020, 2019, 2018) ‒ Accessory Dwelling Units (ADUs): Valuation Challenges and the Law (2020) ‒ Data Verification Methods (2018)
‒ Eminent Domain and Condemnation (2016)
‒ General Appraiser Report Writing and Case Studies (2015) ‒ Federal and State Laws and Regulations (2022, 2018, 2014) ‒ General Appraiser Market Analysis and Highest and Best Use (2014) ‒ Litigation Seminar (2023, 2021, 2019, 2017, 2014)
‒ 7-Hour National USPAP Course (2024, 2022, 2020, 2018, 2016, 2014, 2012, 2010, 2008)
‒ Appraising Complex Properties (2014)
‒ Case Studies in Appraising Green Residential Buildings (2015) ‒ License: California, Certified
General Real Estate Appraiser,
AG040748, Expires July 2026
‒ Practicing Affiliate: Appraisal
Institute, Southern California
Chapter
‒ B.A., Social Ecology/Pre-Law,
University of California, Irvine
(Dean’s List)
264
2 © 2025 CBRE, INC.

PROFILES
‒ Introduction to Green Buildings: Principles and Concepts (2018, 2015) ‒ General Appraiser Income Approach Parts 1 and 2 (2015) ‒ General Appraiser Site Valuation and Cost Approach (2014) ‒ General Appraiser Sales Comparison Approach (2014)
‒ Real Estate Finance, Statistics and Valuation Modeling (2013) ‒ Residential Design & Functional Utility (2011)
‒ Business Practices and Ethics (2018, 2010)
‒ Residential Property Construction and Inspection (2009) ‒ The New Residential Market Conditions Form (2008)
‒ Appraiser Recruiter to the Stars (2007)
‒ Do You Know What to Look At and For in Property Observation? (2006) ‒ Low Income & Market-Rate Housing Considerations for Appraisers (2006) ‒ 15-Hour National USPAP Course (2005)
‒ Residential Market Analysis and Highest & Best Use (2005) ‒ Basic Appraisal Procedures (2005)
‒ Basic Appraisal Principles (2005)
265
266
1 ©2025 CBRE, INC.

PROFILES

VALUATION & ADVISORY SERVICES
Vice President
Newport Beach, CA
E [email protected]
Professional Experience
Stephanie Kavanaugh is a Vice President with CBRE's Valuation & Advisory Services (VAS).

She has been appraising in Southern California for more than 20 years, specializing in valuation and consulting services related to public agency and right-of-way clients and for major, investment grade commercial properties and special purposes properties.

She has experience in valuing residential, commercial, industrial, open space land, vacant land and other income producing properties for institutional and acquisition purposes, partial acquisition valuation, including determination of severance damages and/or benefits for public projects. Major projects appraised include freeway and street widening, gas pipeline, grade separations, transmission line easements and electrical substations.

Special purpose properties appraised include landfills, museums, water tank sites, libraries, fire stations, and correctional institutions.

Her recent appraisal work for right-of-way-related purposes includes assignments for the Marengo Siding Improvement Project, El Monte Siding Extension Project, Chatsworth Station and Signal Improvements Project, Bloomington Avenue Pavement and Sidewalk Project, Blackstone McKinley BNSF Grade Separation Project, San Juan Creek Bridge Replacement Project, I-405 Improvement Project, California High Speed Rail Authority, and Mid County Parkway Project.

Training / Courses Completed
Completed the following Appraisal Institute courses:
‒ Basic Appraisal Principles
‒ Basic Appraisal Procedures
‒ National Uniform Standards of Professional Appraisal Practice ‒ Real Estate Finance, Statistics, and Valuation Modeling ‒ Business Practices and Ethics
‒ General Appraiser Sales Comparison Approach
‒ General Appraiser Site Valuation and Cost Approach
‒ General Appraiser Income Capitalization Approach, Part I ‒ General Appraiser Income Capitalization Approach, Part II ‒ Advanced Income Capitalization
‒ General Appraiser Report Writing and Case Studies
‒ Licenses: California, Certified
Real Estate Appraiser,
AG030565, Expires April 2027
‒ Fashion Institute of Design &
Merchandising
‒ University of California, Los
Angeles
267

PROFILES
Significant Right-Of-Way Assignments
‒ Mid-County Parkway Project / TranSystems and RCTC
‒ Valuation of multiple parcels for full acquisition purposes ‒ Ramona Expressway Project (MCP3) / TranSystems and RCTC ‒ Valuation of multiple parcels for partial acquisition purposes ‒ Blackstone/McKinley Grade Separation / Universal Field Services ‒ Valuation of multiple parcels for full acquisition purposes ‒ Metrolink SCORE / HDR
‒ Valuation of multiple parcels for partial acquisition purposes ‒ City of Laguna Niguel / Monument
‒ Four parcels at the intersection of Crown Valley Parkway and Cabot Road for partial acquisition purposes ‒ Lakewood Boulevard Pedestrian Improvement Project / City of Downey / Willdan (as an employee of IRR-OC) ‒ Valuation of roadway easements from several properties for road widening and sidewalk improvement. ‒ Bloomington Avenue Pavement and Sidewalk Project / San Bernardino County Department of Public Works (as an employee of IRR-OC)
‒ Valuation of multiple parcels for partial acquisition purposes ‒ Warner Avenue Widening Improvement Project / City of Santa Ana (as an employee of IRR-OC) ‒ Valuation of several properties for full and partial acquisition purposes ‒ County of Orange (as an employee of IRR-OC)
‒ Flowage Easement, Eastvale
‒ I-405 Highway Widening Project / OCTA (as an employee of Kiley Company) ‒ Valuation of multiple parcels for partial acquisition, including air rights, corridor rights, and other easement rights. ‒ SR-55 Highway Widening Project / OCTA/Monument (as an employee of Kiley Company) ‒ Valuation of multiple parcels for partial acquisition purposes ‒ SR 91 Freeway Widening Project / Riverside County Transportation Commission (as an employee of Kiley Company) ‒ Valuation of multiple parcels for full and partial acquisition purposes 268
269

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 270

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 27 In completing other large, multi-parcel assignments, we have found that the most effective way to minimize costs is to organize each assignment after gaining an understanding of all of the work involved. That is, we would carefully consider all of the appraisal assignments to be completed in the reasonably foreseeable future. By identifying all appraisal assignments to be completed, we are able to make most efficient use of our time in completing field inspections, and in cross-referencing factual data contained within the specific appraisal reports. In simultaneously completing multiple appraisals, we would prepare a matrix identifying all of the properties along one axis and identifying the various tasks within each appraisal along the other axis. In this manner, we are able to complete our work in the most efficient manner possible. By organizing our work in this manner, we have found that appraisal fees (on a per parcel basis) are frequently 15% to 30% less in a multi-parcel project area than they would be if the appraisal of each parcel was completed one at a time.

We will provide firm fixed fee estimates for each assignment or grouping of assignments prior to the onset of undertaking the assignment. The fixed-fee estimates provided include all costs associated with the completion of the appraisals, inclusive of all hourly rates, anticipated travel, other incidental costs and charges, including all tasks involved in the appraisal assignment(s):
271

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 28 For the purpose of providing supplemental consulting services and expert testimony, hourly rates follow. All pricing will remain firm for the duration of the contract term.
272

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 273

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 29 Our firm will not be providing any additional services in reference to this proposal. 274

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 275

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 30 Our current certificates of insurance are included following this page. 276
Holder Identifier : 7777777707070700077763616065553330763716456204457607553037663517301073751477057330120772405557027455607526051332670112071262375320367300736201551205431207744015352274570077727252025773110777777707000707007 6666666606060600062606466204446200622200604006202206200204262042000060002240422622020620022606226202006220024262242220060002242622620220622002406224022006022224062022622066646062240664440666666606000606006 Certificate No : 570119947072

CERTIFICATE OF LIABILITY INSURANCE DATE(MM/DD/YYYY)
05/12/2026
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. PRODUCER Aon Risk Services Northeast, Inc.

Connecticut Office
800 Connecticut Ave
Norwalk CT 06854 USA
PHONE
(A/C. No. Ext): E-MAIL ADDRESS:

INSURER(S) AFFORDING COVERAGE NAIC # (866) 283-7122
INSURED INSURER A: American International Group UK Ltd AA1120187 INSURER B:

INSURER C:

INSURER D:

INSURER E:

INSURER F:

FAX
(A/C. No.): 8003630105
CONTACT NAME:

CBRE Group, Inc. and Subsidiaries
2121 N Pearl Street
Suite 300
Dallas TX 75201 USA
COVERAGES CERTIFICATE NUMBER: 570119947072 REVISION NUMBER: THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. Limits shown are as requested

POLICY EXP (MM/DD/YYYY) POLICY EFF (MM/DD/YYYY) SUBR WVDINSR LTRADDL TYPE OF INSURANCE INSD POLICY NUMBER LIMITS COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR

POLICY LOC
EACH OCCURRENCE DAMAGE TO RENTED PREMISES (Ea occurrence) MED EXP (Any one person) PERSONAL & ADV INJURY GENERAL AGGREGATE

PRODUCTS - COMP/OP AGG
GEN'L AGGREGATE LIMIT APPLIES PER: PRO- JECT OTHER: AUTOMOBILE LIABILITY ANY AUTO

OWNED AUTOS ONLY

SCHEDULED
AUTOS

HIRED AUTOS ONLY NON-OWNED AUTOS ONLY
BODILY INJURY ( Per person) PROPERTY DAMAGE
(Per accident) BODILY INJURY (Per accident) COMBINED SINGLE LIMIT (Ea accident)

EXCESS LIAB OCCUR CLAIMS-MADE AGGREGATE

EACH OCCURRENCE DED UMBRELLA LIAB RETENTION
E.L. DISEASE-EA EMPLOYEE
E.L. DISEASE-POLICY LIMIT E.L. EACH ACCIDENT OTH- ER

PER STATUTE
Y / N
(Mandatory in NH) ANY PROPRIETOR / PARTNER / EXECUTIVE OFFICER/MEMBER EXCLUDED? N / A WORKERS COMPENSATION AND EMPLOYERS' LIABILITY If yes, describe under DESCRIPTION OF OPERATIONS below 080774933 11/01/2025 11/01/2026 Per Claim/Aggregate Claims Made SIR $30,000,000
E&O - Professional Liability -
Primary
A SIR applies per policy terms & conditions
$10,000,000
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) RE: Retroactive Date: January 1, 1975. Evidence of Insurance.

CERTIFICATE HOLDER CANCELLATION
City of Banning AUTHORIZED REPRESENTATIVE Attn: Purchasing Division 99 E. Ramsey Street
Banning CA 92220-4837 USA
ACORD 25 (2016/03)
©1988-2015 ACORD CORPORATION. All rights reserved
The ACORD name and logo are registered marks of ACORD
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. 277
DEJ Holder Identifier : 7777777707070700077763616065553330763716456204457607553037663517301073751477057330120736045553067451207166015772234512075626735320763300736201115205031207704411712270130077727252025773110777777707000707007 6666666606060600062606466204446200620020626204220006200024262040002062202260402622020622220426024020006200024040062202062222042600402020622220426006000206200004240022602066646062240664440666666606000606006 Certificate No : 570118490910

CERTIFICATE OF LIABILITY INSURANCE DATE(MM/DD/YYYY)
03/13/2026
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

PRODUCER
Aon Risk Services Northeast, Inc.

Connecticut Office
800 Connecticut Ave
Norwalk CT 06854 USA
PHONE
(A/C. No. Ext):

E-MAIL
ADDRESS:

INSURER(S) AFFORDING COVERAGE NAIC #
(866) 283-7122
INSURED INSURER A: Zurich American Ins Co 16535
INSURER B: ACE Property & Casualty Insurance Co. 20699
INSURER C:

INSURER D:

INSURER E:

INSURER F:

FAX
(A/C. No.): (800) 363-0105

CONTACT
NAME:

CBRE Group, Inc. and Subsidiaries
2121 N Pearl Street
Suite 300
Dallas TX 75201 USA
COVERAGES CERTIFICATE NUMBER: 570118490910 REVISION NUMBER:

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. Limits shown are as requested

POLICY EXP
(MM/DD/YYYY)

POLICY EFF
(MM/DD/YYYY)
SUBR
WVD
INSR
LTR

ADDL TYPE OF INSURANCE INSD POLICY NUMBER LIMITS

COMMERCIAL GENERAL LIABILITY

CLAIMS-MADE OCCUR

POLICY LOC

EACH OCCURRENCE

DAMAGE TO RENTED
PREMISES (Ea occurrence)
MED EXP (Any one person)

PERSONAL & ADV INJURY

GENERAL AGGREGATE

PRODUCTS - COMP/OP AGG
X
X
X
GEN'L AGGREGATE LIMIT APPLIES PER:
$5,000,000
$50,000
$10,000
$5,000,000
$5,000,000
$5,000,000
A GLO838419924 03/01/2026 03/01/2027
PROJECT
OTHER:

AUTOMOBILE LIABILITY

ANY AUTO
OWNED

AUTOS ONLY

SCHEDULED
AUTOS

HIRED AUTOS
ONLY

NON-OWNED

AUTOS ONLY
BODILY INJURY ( Per person)

PROPERTY DAMAGE
(Per accident)
X
BODILY INJURY (Per accident)
$5,000,000 A 03/01/2026 03/01/2027 COMBINED SINGLE LIMIT (Ea accident)
BAP 8384200 24

EXCESS LIAB

X OCCUR

CLAIMS-MADE AGGREGATE

EACH OCCURRENCE
DED
$5,000,000
$5,000,000
$25,000
03/01/2026 UMBRELLA LIAB B XEUG27952501011 03/01/2027

X RETENTION
X
E.L. DISEASE-EA EMPLOYEE
E.L. DISEASE-POLICY LIMIT
E.L. EACH ACCIDENT $1,000,000
X
OTHER
A 03/01/2026 03/01/2027 PER STATUTE
All Other States
A WC914173620 03/01/2026 03/01/2027
$1,000,000
Y / N
(Mandatory in NH)

ANY PROPRIETOR / PARTNER / EXECUTIVE
OFFICER/MEMBER EXCLUDED? N N / A
Wisconsin

WORKERS COMPENSATION AND

EMPLOYERS' LIABILITY
If yes, describe under
DESCRIPTION OF OPERATIONS below
$1,000,000
WC838419527
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) The City of Banning, its officers, officials, employees, agents and volunteers are included as Additional Insured in accordance with the policy provisions of the General Liability and Automobile Liability policies. General Liability policy evidenced herein is Primary and Non-Contributory to other insurance available to an Additional Insured, but only in accordance with the policy's provisions and per the applicable written contract. A Waiver of Subrogation is granted in favor of The City of Banning, its officers, officials, employees and agents in accordance with the policy provisions of the Workers' Compensation policy and per the applicable written contract.

The ACORD name and logo are registered marks of ACORD

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE

EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
278
CBRE Group, Inc.

GLO 8384199-24
Eff 03-01-2026

COMMERCIAL GENERAL LIABILITY
CG 20 01 04 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

CG 20 01 04 13 © Insurance Services Office, Inc., 2012 Page 1 of 1 Wolters Kluwer Financial Services | Uniform FormsTM
PRIMARY AND NONCONTRIBUTORY –

OTHER INSURANCE CONDITION
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

PRODUCTS/COMPLETED OPERATIONS LIABILITY COVERAGE PART
The following is added to the Other Insurance
Condition and supersedes any provision to the
contrary:

Primary And Noncontributory Insurance
This insurance is primary to and will not seek
contribution from any other insurance available
to an additional insured under your policy
provided that:
(1) The additional insured is a Named Insured
under such other insurance; and
(2) You have agreed in writing in a contract or
agreement that this insurance would be
primary and would not seek contribution
from any other insurance available to the
additional insured.
279
CBRE Group, Inc.

GLO 8384199-24
Eff 03-01-2026
POLICY NUMBER: GLO 8384199-24 COMMERCIAL GENERAL LIABILITY CG 20 26 04 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

CG 20 26 04 13 © Insurance Services Office, Inc., 2012 Page 1 of 1 Wolters Kluwer Financial Services | Uniform FormsTM
ADDITIONAL INSURED – DESIGNATED

PERSON OR ORGANIZATION
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

SCHEDULE
Name Of Additional Insured Person(s) Or Organization(s):

Any person or organization that the insured has agreed by written contract or written agreement to name as an additional insured and executed prior to the occurrence of any loss.

Information required to complete this Schedule, if not shown above, will be shown in the Declarations.

A. Section II – Who Is An Insured is amended to
include as an additional insured the person(s) or
organization(s) shown in the Schedule, but only
with respect to liability for "bodily injury", "property damage" or "personal and advertising injury"
caused, in whole or in part, by your acts or
omissions or the acts or omissions of those acting
on your behalf:

1. In the performance of your ongoing operations;
or

2. In connection with your premises owned by or
rented to you.

However:

1. The insurance afforded to such additional
insured only applies to the extent permitted by
law; and

2. If coverage provided to the additional insured is
required by a contract or agreement, the
insurance afforded to such additional insured
will not be broader than that which you are
required by the contract or agreement to
provide for such additional insured.

B. With respect to the insurance afforded to these
additional insureds, the following is added to
Section III – Limits Of Insurance:

If coverage provided to the additional insured is
required by a contract or agreement, the most we
will pay on behalf of the additional insured is the
amount of insurance:

1. Required by the contract or agreement; or

2. Available under the applicable Limits of
Insurance shown in the Declarations;
whichever is less.

This endorsement shall not increase the
applicable Limits of Insurance shown in the
Declarations.
280
U-CA-388-A (07-94)

ENDORSEMENT
Insurance for this coverage part provided by: Policy Number BAP 8384200-24
Renewal of Number
BAP 8384200-23

ZURICH AMERICAN INSURANCE COMPANY

ADDITIONAL INSURED ENDORSEMENT - WHERE REQUIRED
IT IS AGREED THAT "INSURED" INCLUDES ANY PERSON OR ORGANIZATION FOR

WHOM THE NAMED INSURED HAS AGREED, BY WRITTEN CONTRACT, OR WRITTEN

AGREEMENT, TO PROVIDE INSURANCE AS PROVIDED BY THIS POLICY, BUT ONLY TO THE LIMIT AND SCOPE OF INSURANCE AGREED BY THE NAMED INSURED. IN

NO EVENT SHALL THE COVERAGES OR LIMITS OF INSURANCE IN THIS COVERAGE FORM BE INCREASED BY SUCH CONTRACT. WHEN REQUIRED BY SUCH A WRITTEN

CONTRACT OR WRITTEN AGREEMENT WITH THE NAMED INSURED, THIS INSURANCE

WILL ACT AS PRIMARY AND NON-CONTRIBUTORY INSURANCE ON BEHALF OF SUCH INSURED.

CBRE Group, Inc.

BAP8384200-24
Effective: 03/01/2026
281

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 282

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 31 Our completed Vendor Master File, including a copy of our W-9, City business license (renewal in process), and our insurance certificates are included following this page. 283
Name:

Address:

City, State, Zip:

Phone Number:

Contact Person:

Email Address:

Business Description:

Name:

Address:

City, State, Zip:

W-9 Attached: Licenses Verified:

Comm/Serv: E/X Code
Vendor Number: .

Office Use Only
Remittance Address (if different from above)
City: __________ State: __________ Contractors: __________ DIR: ___________ Vendor Master File
Company License (if Applicable):

CBRE, Inc.
5921 Owensmouth Ave.

Woodland Hills, CA 91367
(818) 251-3646
Nicole B. Galvez
[email protected]
Real Estate Valuation and Consulting Services; Litigation Support CBRE, Inc.

Lockbox 281620; Location Code 5000
Atlanta, GA 30384-1620
PW-LR-1000997828
284
285
Business Type:

Account Number:

For all inquiries regarding this license, contact the HdL Business Support Center at (707) 387-9807.

REAL ESTATE - GENERAL
20712638

5.04.030 - Effect on other ordinances.

Persons required to pay a business tax for transacting and carrying on any business under this chapter shall not be relieved from the payment of any business tax for the privilege of doing such business required under any other ordinance of the city, and shall remain subject to the regulatory provisions of other ordinances.

CBRE, INC :

Thank you for your payment on your City of Banning Business Tax Certificate. ALL LICENSES MUST BE AVAILABLE FOR INSPECTION UPON REQUEST. If you have questions concerning your business license tax certificate, please contact the Business Support Center via email at: [email protected] or by telephone at:(707) 387-9807.

Keep this portion of your certificate separate in case you need a replacement for any lost, stolen, or destroyed certificate.

Starting January 1, 2021, Assembly Bill 1607 requires the prevention of gender-based discrimination of business establishments. A full notice is available in English or other languages by going to: https://www.dca.ca.gov/publications/.

City of Banning

BUSINESS LICENSE TAX CERTIFICATE

BUSINESS SUPPORT CENTER
8839 N CEDAR AVE #212
FRESNO, CA 93720-1832
Date of Issue: 08/29/2024
CBRE, INC License Number: 20712638
2375 N GLENVILLE DR BLDG A
RICHARDSON, TX 75082-4470

CITY OF BANNING BUSINESS LICENSE TAX CERTIFICATE

PLEASE POST IN A CONSPICUOUS PLACE

NOT TRANSFERABLE
Business Name: CBRE, INC
Business Address: 2375 N GLENVILLE DR BLDG A
RICHARDSON, TX 75082-4470
Business Owner: CBRE, INC
08/29/2024
08/28/2025
Issue Date:

Expiration Date:

Rate Type: General Service Business
286
Holder Identifier : 7777777707070700077763616065553330763716456204457607553037663517301073751477057330120772405557027455607526051332670112071262375320367300736201551205431207744015352274570077727252025773110777777707000707007 6666666606060600062606466204446200622200604006202206200204262042000060002240422622020620022606226202006220024262242220060002242622620220622002406224022006022224062022622066646062240664440666666606000606006 Certificate No : 570119947072

CERTIFICATE OF LIABILITY INSURANCE DATE(MM/DD/YYYY)
05/12/2026
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

Connecticut Office
800 Connecticut Ave
Norwalk CT 06854 USA
PHONE
(A/C. No. Ext): E-MAIL ADDRESS:

INSURER(S) AFFORDING COVERAGE NAIC # (866) 283-7122
INSURED INSURER A: American International Group UK Ltd AA1120187 INSURER B:

INSURER C:

INSURER D:

INSURER E:

INSURER F:

FAX
(A/C. No.): 8003630105
CONTACT NAME:

POLICY EXP (MM/DD/YYYY) POLICY EFF (MM/DD/YYYY) SUBR WVDINSR LTRADDL TYPE OF INSURANCE INSD POLICY NUMBER LIMITS COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR

POLICY LOC
EACH OCCURRENCE DAMAGE TO RENTED PREMISES (Ea occurrence) MED EXP (Any one person) PERSONAL & ADV INJURY GENERAL AGGREGATE

PRODUCTS - COMP/OP AGG
GEN'L AGGREGATE LIMIT APPLIES PER: PRO- JECT OTHER: AUTOMOBILE LIABILITY ANY AUTO

OWNED AUTOS ONLY

SCHEDULED
AUTOS

HIRED AUTOS ONLY NON-OWNED AUTOS ONLY
BODILY INJURY ( Per person) PROPERTY DAMAGE
(Per accident) BODILY INJURY (Per accident) COMBINED SINGLE LIMIT (Ea accident)

EXCESS LIAB OCCUR CLAIMS-MADE AGGREGATE

EACH OCCURRENCE DED UMBRELLA LIAB RETENTION
E.L. DISEASE-EA EMPLOYEE
E.L. DISEASE-POLICY LIMIT E.L. EACH ACCIDENT OTH- ER

CERTIFICATE HOLDER CANCELLATION
City of Banning AUTHORIZED REPRESENTATIVE Attn: Purchasing Division 99 E. Ramsey Street
Banning CA 92220-4837 USA
ACORD 25 (2016/03)
©1988-2015 ACORD CORPORATION. All rights reserved
The ACORD name and logo are registered marks of ACORD
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. 287
DEJ Holder Identifier : 7777777707070700077763616065553330763716456204457607553037663517301073751477057330120736045553067451207166015772234512075626735320763300736201115205031207704411712270130077727252025773110777777707000707007 6666666606060600062606466204446200620020626204220006200024262040002062202260402622020622220426024020006200024040062202062222042600402020622220426006000206200004240022602066646062240664440666666606000606006 Certificate No : 570118490910

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

PRODUCER
Aon Risk Services Northeast, Inc.

Connecticut Office
800 Connecticut Ave
Norwalk CT 06854 USA
PHONE
(A/C. No. Ext):

E-MAIL
ADDRESS:

INSURER(S) AFFORDING COVERAGE NAIC #
(866) 283-7122
INSURED INSURER A: Zurich American Ins Co 16535
INSURER B: ACE Property & Casualty Insurance Co. 20699
INSURER C:

INSURER D:

INSURER E:

INSURER F:

FAX
(A/C. No.): (800) 363-0105

CONTACT
NAME:

CBRE Group, Inc. and Subsidiaries
2121 N Pearl Street
Suite 300
Dallas TX 75201 USA
COVERAGES CERTIFICATE NUMBER: 570118490910 REVISION NUMBER:

POLICY EXP
(MM/DD/YYYY)

POLICY EFF
(MM/DD/YYYY)
SUBR
WVD
INSR
LTR

ADDL TYPE OF INSURANCE INSD POLICY NUMBER LIMITS

COMMERCIAL GENERAL LIABILITY

CLAIMS-MADE OCCUR

POLICY LOC

EACH OCCURRENCE

DAMAGE TO RENTED
PREMISES (Ea occurrence)
MED EXP (Any one person)

PERSONAL & ADV INJURY

GENERAL AGGREGATE

PRODUCTS - COMP/OP AGG
X
X
X
GEN'L AGGREGATE LIMIT APPLIES PER:
$5,000,000
$50,000
$10,000
$5,000,000
$5,000,000
$5,000,000
A GLO838419924 03/01/2026 03/01/2027
PROJECT
OTHER:

AUTOMOBILE LIABILITY

ANY AUTO
OWNED

AUTOS ONLY

SCHEDULED
AUTOS

HIRED AUTOS
ONLY

NON-OWNED

AUTOS ONLY
BODILY INJURY ( Per person)

PROPERTY DAMAGE
(Per accident)
X
BODILY INJURY (Per accident)
$5,000,000 A 03/01/2026 03/01/2027 COMBINED SINGLE LIMIT (Ea accident)
BAP 8384200 24

EXCESS LIAB

X OCCUR

CLAIMS-MADE AGGREGATE

EACH OCCURRENCE
DED
$5,000,000
$5,000,000
$25,000
03/01/2026 UMBRELLA LIAB B XEUG27952501011 03/01/2027

ANY PROPRIETOR / PARTNER / EXECUTIVE
OFFICER/MEMBER EXCLUDED? N N / A
Wisconsin

WORKERS COMPENSATION AND

The ACORD name and logo are registered marks of ACORD

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE

EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
288
CBRE Group, Inc.

GLO 8384199-24
Eff 03-01-2026

COMMERCIAL GENERAL LIABILITY
CG 20 01 04 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

CG 20 01 04 13 © Insurance Services Office, Inc., 2012 Page 1 of 1 Wolters Kluwer Financial Services | Uniform FormsTM
PRIMARY AND NONCONTRIBUTORY –

OTHER INSURANCE CONDITION
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

PRODUCTS/COMPLETED OPERATIONS LIABILITY COVERAGE PART
The following is added to the Other Insurance
Condition and supersedes any provision to the
contrary:

GLO 8384199-24
Eff 03-01-2026
POLICY NUMBER: GLO 8384199-24 COMMERCIAL GENERAL LIABILITY CG 20 26 04 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

CG 20 26 04 13 © Insurance Services Office, Inc., 2012 Page 1 of 1 Wolters Kluwer Financial Services | Uniform FormsTM
ADDITIONAL INSURED – DESIGNATED

PERSON OR ORGANIZATION
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

SCHEDULE
Name Of Additional Insured Person(s) Or Organization(s):

Any person or organization that the insured has agreed by written contract or written agreement to name as an additional insured and executed prior to the occurrence of any loss.

Information required to complete this Schedule, if not shown above, will be shown in the Declarations.

1. In the performance of your ongoing operations;
or

2. In connection with your premises owned by or
rented to you.

However:

1. The insurance afforded to such additional
insured only applies to the extent permitted by
law; and

B. With respect to the insurance afforded to these
additional insureds, the following is added to
Section III – Limits Of Insurance:

If coverage provided to the additional insured is
required by a contract or agreement, the most we
will pay on behalf of the additional insured is the
amount of insurance:

1. Required by the contract or agreement; or

2. Available under the applicable Limits of
Insurance shown in the Declarations;
whichever is less.

This endorsement shall not increase the
applicable Limits of Insurance shown in the
Declarations.
290
U-CA-388-A (07-94)

ENDORSEMENT
Insurance for this coverage part provided by: Policy Number BAP 8384200-24
Renewal of Number
BAP 8384200-23

ZURICH AMERICAN INSURANCE COMPANY

ADDITIONAL INSURED ENDORSEMENT - WHERE REQUIRED
IT IS AGREED THAT "INSURED" INCLUDES ANY PERSON OR ORGANIZATION FOR

WHOM THE NAMED INSURED HAS AGREED, BY WRITTEN CONTRACT, OR WRITTEN

AGREEMENT, TO PROVIDE INSURANCE AS PROVIDED BY THIS POLICY, BUT ONLY TO THE LIMIT AND SCOPE OF INSURANCE AGREED BY THE NAMED INSURED. IN

NO EVENT SHALL THE COVERAGES OR LIMITS OF INSURANCE IN THIS COVERAGE FORM BE INCREASED BY SUCH CONTRACT. WHEN REQUIRED BY SUCH A WRITTEN

CONTRACT OR WRITTEN AGREEMENT WITH THE NAMED INSURED, THIS INSURANCE

WILL ACT AS PRIMARY AND NON-CONTRIBUTORY INSURANCE ON BEHALF OF SUCH INSURED.

CBRE Group, Inc.

BAP8384200-24
Effective: 03/01/2026
291

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 292

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 32 CBRE, Inc. is a C Corporation.
293

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 294

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 33 Our firm’s legal name is CBRE, Inc.
295

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 296

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 34 I certify that Bidder and Bidder’s representatives have not had any communication with a City Councilmember concerning this IFB at any time after the date and time that this IFB was publicly advertised. ☒ Yes
☐ No
297

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 298

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 35 None.
299

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 300

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 36 Has the Company, any officer of the Company, or any employee of the Company who has proprietary interest in the Company, ever been debarred, suspended, disqualified, removed, or otherwise prevented from bidding on, or completing a federal, state, or local government project because of a violation of law or safety regulation? ☐ Yes
☒ No
301

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 302

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 37 None.
303

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 304

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 38 None.
305

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 306

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 39 Our signed Certification of Compliance with Presidential Executive Orders Imposing Sanctions Against the Russian Federation (Russia) form is included following this page. Additionally, we have reviewed the City’s sample Agreement for Professional Services by Independent Contractor as provided in the RFP, and have provided our comments following the Certification of Compliance with Presidential Executive Orders Imposing Sanctions Against the Russian Federation (Russia) form.
307
11303-0001\2664118v1.doc

COMPLIANCE WITH PRESIDENTIAL EXECUTIVE ORDERS IMPOSING

SANCTIONS AGAINST THE RUSSIAN FEDERATION (RUSSIA)
Executive Order Nos. 13660, 13661, 13662, 13685, 13849, and 14065, and the Directives thereunder, (collectively “Orders”), impose economic sanctions against Russia (“Sanctions”), and establish prohibitions that include, but are not limited to:
(i) engaging in certain commercial transactions with a person or entity whose property or interest is blocked and/or who is listed on the Treasury Department’s List of Specially Designated Nationals and Blocked Persons (“SDN List”) or Sectoral Sanctions Identification List (“SSI List”); and
(ii) exporting or importing goods, services, or technology, to or from Crimea, or the Donetsk or Luhansk region, in Ukraine.

Please review the economic sanctions imposed in response to Russia’s actions in Ukraine, including, but not limited to, the Orders, Directives, and sanctions identified on the U.S. Department of the Treasury website (or any successor website):
https://home.treasury.gov/policy-issues/financial-sanctions/sanctions-programs-andcountry-information/ukraine-russia-related-sanctions Based on your review of the Sanctions and/or your personal knowledge, by signing below you certify that (i) no person, or entity or any owner thereof, submitting this bid or proposal, is a Blocked Person or is a person or entity listed on the SDN List or the SSI List; or is otherwise subject to any of the prohibitions created by the Sanctions or any of the Orders; and (ii) no performance required by a contract awarded by the City to the bidder or proposer signed for below will involve the prohibited exporting or importing of goods, services, or technology, to or from Crimea, or the Donetsk or Luhansk region, in Ukraine, or will otherwise involve conduct prohibited by any of the Sanctions.

Bidder/Proposer: _______________________________________ Dated:____________________
CBRE, Inc.

May 18, 2026
308
PS Version 1 Last Reviewed: 3/4/2026
1 AGREEMENT FOR PROFESSIONAL SERVICES (C0000)

BY INDEPENDENT CONTRACTOR

THIS AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR (“Agreement”) is made and effective as of the ____________ by and between the CITY OF BANNING, a California municipal corporation (“City”) whose address is 99 East Ramsey Street, Banning, California 92220, and ______________________, a California ___________ whose address is ____________ (“Contractor”). City and Contractor are sometimes hereinafter individually referred to as “party” and hereinafter collectively referred to as the “parties.”

RECITALS
This Agreement is entered into on the basis of the following facts, understandings and intentions of the parties to this Agreement:

A. City desires to engage Contractor to provide the following services: [brief general description of services]; and
B. Contractor has made a proposal (“Proposal”) to the City to provide such professional services, which Proposal is attached hereto as Exhibit “A” and incorporated herein by this reference; and
C. Contractor agrees to provide such services pursuant to, and in accordance with, the terms and conditions of this Agreement, and represents and warrants to City that Contractor possesses the necessary skills, licenses, certifications, qualifications, personnel and equipment to provide such services.

AGREEMENT
NOW, THEREFORE, in consideration of the foregoing Recitals and mutual covenants contained herein, City and Contractor agree as follows:

2. Services to be Performed. Contractor agrees to provide the services (“Services”) as follows: [description of Services] in accordance with Exhibit “A”. All Services shall be performed in the manner and according to the timeframe set forth in the Proposal. Contractor designates 309
PS Version 1 Last Reviewed: 3/4/2026
2 ___________ as Contractor’s Representative responsible for overseeing the Services provided by Contractor (“Contractor’s Representative”). City designates the City Manager, or his or her designee, to act as the Project Manager (“Project Manager”) in connection with the delivery of Services under this Agreement. Contractor shall supply, at its sole expense, all equipment, tools, materials, and supplies necessary to perform Services. In the event that the Proposal contains terms that are in addition to or in conflict with this Agreement, other than the price for Services, such terms shall not be valid and shall be of no force or effect.

3. Associates and Subcontractors. Contractor may, at Contractor’s sole cost and expense, employ such competent and qualified independent associates, subcontractors and consultants as Contractor deems necessary to perform the Services; provided, however, that Contractor shall not subcontract any of the Services without the prior written consent of City.

Contractor shall ensure that all subcontractors comply with the requirements of this Agreement, including, but not limited to, insurance, indemnification, and licensing requirements.

4. Compensation.

4.02 Contractor shall not be compensated for any Services rendered nor reimbursed for any expenses incurred in excess of those authorized unless approved in advance by the City, in writing.

4.03 Contractor shall submit to City, on or before the fifteenth (15th) of each month, itemized invoices for the Services rendered in the previous month. The City shall not be obligated to pay any invoice that is submitted more than sixty (60) days after the due date of such invoice. City shall have the right to review and audit all invoices prior to or after payment to Contractor. This review and audit may include, but not be limited to City’s:
a. Determination that any hourly fee charged is consistent with this Agreement's approved hourly rate schedule;
b. Verification that the hours billed, when multiplied by the approved hourly rates, result in the correct total;
c. Determination that each item charged is the usual, customary, and reasonable charge for the particular item. If City determines an item charged is greater than usual, 310
PS Version 1 Last Reviewed: 3/4/2026
3 customary, or reasonable, or is duplicative, ambiguous, excessive, or inappropriate, City shall either return the bill to Contractor with a request for explanation or adjust the payment accordingly and give notice to Contractor of the adjustment.

4.04 If the work is satisfactorily completed, City shall pay such invoice within thirty (30) days of its receipt. Should City dispute any portion of any invoice, City shall pay the undisputed portion within the time stated above, and at the same time advise Contractor in writing of the disputed portion.

5. Obligations of Contractor.

5.01 Contractor agrees to perform all Services in accordance with the terms and conditions of this Agreement and the Proposal. In the event that the terms of the Proposal shall conflict with the terms of this Agreement or contain additional terms that purport to bind the City other than the Services to be rendered and the hourly rate for the Services, the terms of this Agreement shall govern and said additional or conflicting terms shall be of no force or effect.

5.02 Except as otherwise agreed by the parties, Contractor will supply all personnel, materials and equipment required to perform the Services. Contractor shall provide its own offices, telephones, vehicles and computers. Contractor will determine the method, details, and means of performing the Services under this Agreement.

5.03 Contractor shall keep City informed as to the progress of the Services by means of regular and frequent consultations. Additionally, when requested by City, Contractor shall prepare written status reports.

5.05 In the event Contractor is required to prepare plans, drawings, specifications and/or estimates, the same shall be furnished in conformance with local, state and federal laws, rules and regulations.

5.06 Contractor represents that it possesses all required licenses necessary or applicable to the performance of Services under this Agreement and the Proposal and shall obtain and keep in full force and effect all permits and approvals required to perform the Services herein. 311
PS Version 1 Last Reviewed: 3/4/2026
4 In the event City is required to obtain an approval or permit from another governmental entity, Contractor shall provide all necessary supporting documents to be filed with such entity.

5.07 Contractor shall be solely responsible for obtaining Employment Eligibility Verification information from Contractor’s employees, in compliance with the Immigration Reform and Control Act of 1986, Pub. L. 99-603 (8 U.S.C. 1324a), and shall ensure that Contractor’s employees are eligible to work in the United States.

5.08 In the event that Contractor employs, contracts with, or otherwise utilizes any CalPERS retirees in completing any of the Services performed hereunder, such instances shall be disclosed in advance to the City and shall be subject to the City’s advance written approval.

5.09 Drug-free Workplace Certification. By signing this Agreement, the Contractor hereby certifies under penalty of perjury under the laws of the State of California that the Contractor will comply with the requirements of the Drug-Free Workplace Act of 1990 (Government Code, Section 8350 et seq.) and will provide a drug-free workplace.

5.10 Contractor shall comply with all applicable local, state and federal laws, rules, regulations, entitlements and/or permits applicable to, or governing the Services authorized hereunder including, but not limited to California Department of Industrial Relations (Cal/OSHA) regulations; and the U.S. Department of Transportation Omnibus Transportation Employee Testing Act, related to their scope of work and operations. In case of conflict, the most stringent shall apply.

5.11 Contractor shall keep itself informed concerning and shall render all Services hereunder in accordance with all ordinances, resolutions, statutes, rules, and regulations of the City and any federal, state or local governmental entity having jurisdiction in effect at the time service is rendered.

5.12 By executing this Agreement, Contractor warrants that Contractor (i) has thoroughly investigated and considered the scope of Services to be performed, (ii) has carefully considered how the Services should be performed, and (iii) fully understands the conditions, circumstances, difficulties and restrictions attending performance of the Services under this Agreement. If the Services involve work upon any site, Contractor warrants that Contractor has or will investigate the site and is or will be fully acquainted with the conditions there existing, prior to commencement of Services hereunder. Should the Contractor discover any latent or unknown conditions, which will materially affect the performance of the Services hereunder, Contractor shall immediately inform the City of such facts and shall not proceed except at Contractor’s sole risk until written instructions are received from the Project Manager. 312
PS Version 1 Last Reviewed: 3/4/2026
5 Contractor warrants all Services under the Agreement to be of good quality and free from any defective or faulty material and workmanship. Contractor agrees that for a period of one year (or the period of time specified elsewhere in the Agreement or in any guarantee or warranty provided by any manufacturer or supplier of equipment or materials incorporated into the Services, whichever is later) after the date of final acceptance, Contractor shall within ten (10) days after being notified in writing by the City of any defect in the Services or non-conformance of the Services to the Agreement, commence and prosecute with due diligence all Services necessary to fulfill the terms of the warranty at Contractor’s sole cost and expense. Contractor shall act sooner as requested by the City in response to an emergency. In addition, Contractor shall, at its sole cost and expense, repair and replace any portions of the Services (or work of other contractors) damaged by Contractor’s defective Services or which becomes damaged in the course of repairing or replacing defective Services. For any Services so corrected, Contractor’s obligation hereunder to correct defective Services shall be reinstated for an additional one-year period, commencing with the date of acceptance of such corrected Services. All costs associated with such corrective actions and testing, including the removal, replacement, and reinstitution of equipment and materials necessary to gain access, shall be the sole responsibility of Contractor.

In the event that Contractor fails to fulfil its obligations under this Section, or under any other warranty or guaranty under this Agreement, to the satisfaction of the City, the City shall have the right to correct and replace any defective or non-conforming Services and any work damaged by such services or the replacement or correction thereof at Contractor’s sole expense. Contractor shall be obligated to fully reimburse the City for any expenses incurred hereunder upon demand.

Payment to Contractor for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Contractor.

5.13 Time is of the essence in the performance of this Agreement.

6. Insurance. Contractor hereby agrees to be solely responsible for the health and safety of its employees and agents in performing the Services under this Agreement and shall comply with all laws applicable to worker safety including but not limited to Cal-OSHA.

Therefore, throughout the duration of this Agreement, Contractor hereby covenants and agrees to maintain insurance in conformance with the requirements set forth below. Attached hereto as Exhibit “B” are copies of Certificates of Insurance and endorsements as required by Section 7.02.

If existing coverage does not meet the requirements set forth herein, Contractor agrees to amend, supplement or endorse the existing coverage to do so. Contractor shall provide the following types and amounts of insurance:

6.01 Commercial general liability insurance in an amount of not less than $1,000,000 per occurrence and $2,000,000 in the aggregate; Contractor agrees to have its insurer 313
PS Version 1 Last Reviewed: 3/4/2026
6 endorse the general liability coverage required herein to include as additional insured’s City, its officials, employees and agents. Contractor also agrees to require all contractors and subcontractors to provide the same coverage required under this Section 6.

6.02 Business Auto Coverage in an amount no less than of $1 million per accident. If Contractor or Contractor’s employees will use personal autos in performance of the Services hereunder, Contractor shall provide evidence of personal auto liability coverage for each such person.

6.03 Workers’ Compensation insurance for any of Contractor’s employees that will be providing any Services hereunder. Contractor will have a state-approved policy form providing statutory benefits as required by California law. The provisions of any Workers’ Compensation insurance will not limit the obligations of Contractor under this Agreement.

Contractor expressly agrees not to use any statutory immunity defenses under such laws with respect to City, its employees, officials and agents. Sole proprietors with no employees, LLCs, or partnerships using the services of members or partners who do not carry Workers’ Compensation insurance acknowledge that they are not subject to the Workers’ Compensation Act of the State of California and agree to complete a signed workers compensation exemption form.

6.04 Optional Insurance Coverage. Choose and check one: Required __ /Not Required __; Errors and omissions insurance in an minimum amount of $2 million per occurrence/$2 million annual aggregate to cover any negligent acts or omissions committed by Contractor, its employees and/or agents in the performance of any Services for City.

6.05 Cyber Liability Insurance REQUIRED IF CHECKED HERE ONLY [___] (Technology Professional Liability – Errors and Omissions), with limits not less than of $2,000,000 per occurrence or claim, and $2,000,000 aggregate or the full per occurrence limits of the policies available, whichever is greater. Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Contractor in this Agreement and shall include, but not be limited to, claims involving infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, alteration of electronic information, extortion and network security. The policy shall provide coverage for breach response costs as well as regulatory fines and penalties as well as credit monitoring expenses with limits sufficient to respond to these obligations. Contractor will file with City, before beginning professional services, certificates of insurance (Acord Form 25 or equivalent) satisfactory to City evidencing.

6.06 If Claims Made Policies (applies only to professional liability and cyber liability policies):

Commented [SK1]: If this is required edits are shown
Commented [SK2]: We can agree to evidence up to $10
million in limits
314
PS Version 1 Last Reviewed: 3/4/2026
7 i. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.
ii. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. iii. If coverage is canceled or non-renewed and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Contractor must purchase “extended reporting” coverage for a minimum of five (5) years after completion of the contract work.

7. General Conditions pertaining to Insurance Coverage.

7.01 No liability insurance coverage provided shall prohibit Contractor from waiving the right of subrogation prior to a loss. Contractor waives all rights of subrogation against City regardless of the applicability of insurance proceeds and shall require all contractors and subcontractors to do the same.

7.02 Prior to beginning the Services under this Agreement, Contractor shall furnish City with certificates of insurance, endorsements, and upon request, allow the City to review complete copies of all policies, including complete copies of all endorsements. All copies of policies and endorsements shall show the signature of a person authorized by that insurer to bind coverage on its behalf.

7.03 All required policies shall be issued by a highly rated insurer with a minimum A.M. Best rating of “A:VII”. The insurer(s) shall be admitted and licensed to do business in California. The certificates of insurance hereunder shall state that should any described policies be cancelled before the expiration date thereof, notice will be delivered in accordance with the policy provisions. Contractor shall provide no less than thirty (30) days prior written notice to the City in the event any of the coverages herein are suspended, voided, canceled or limits reduced. coverage shall not be suspended, voided, canceled by either party, or reduced in coverage or in limits, except after thirty (30) days' prior written notice has been given to CITY.

7.04 Self-insurance does not comply with these insurance specifications.

Contractor acknowledges and agrees that that all insurance coverage required to be provided by Contractor or any subcontractor, shall apply first and on a primary, non-contributing basis in relation to any other insurance, indemnity or self-insurance available to City.

Commented [MR3]: A315
PS Version 1 Last Reviewed: 3/4/2026
8 7.05 All coverage types and limits required are subject to approval, modification and additional requirements by City, as the need arises. Contractor shall not make any reductions in scope of coverage (e.g. elimination of contractual liability or reduction of discovery period) that may affect City’s protection without City’s prior written consent.

7.06 Contractor agrees to provide immediate notice to City of any claim or loss against Contractor or arising out of the Services performed under this Agreement. City assumes no obligation or liability by such notice, but has the right (but not the duty) to monitor the handling of any such claim or claims if they are likely to involve City.

7.07 The coverage shall contain no special limitations on the scope of protection afforded to City, its directors, officers, employees, or authorized volunteers. If the Contractor maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or higher limits maintained by the Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.

8. Indemnification.

Contractor’s obligation to defend, indemnify, and hold harmless shall include any and all claims, Commented [MR4]: the appraiser’s liability only
extends to the known intended users of the appraisal
report, which are defined as the “intended users” in the engagement agreement. A general indemnity would
expand the appraiser’s liability to additional third parties, even if they are not known to be intended users,
exponentially increasing CBRE’s liability.

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9 suits, and proceedings in which Contractor (and/or Contractor’s agents and/or employees) is alleged to be an employee of City. All obligations under this provision are to be paid by Contractor as they are incurred by City.
b. Without affecting the rights of City under any provision of this Agreement or this Section, Contractor shall not be required to indemnify and hold harmless City as set forth above for liability attributable solely to the fault of City, provided such fault is determined by agreement between the parties or the findings of a court of competent jurisdiction. 8A Indemnification Design Professionals. In the event that Contractor is a design professional under California Civil Code Section 2782.8 this Section 8A shall apply instead of Section 8. To the fullest extent permitted by California law and in accordance with California Civil Code section 2782.8, Contractor shall defend, indemnify, and hold harmless the City, its officers, employees, trustees and members (“Indemnified Parties”) from any and all actions, assessments, counts, citations, claims, costs, damages, demands, judgments, liabilities (legal, administrative or otherwise), losses, notices, expenses, fines, penalties, proceedings, responsibilities, violations, attorney’s and consultants’ fees and causes of action including, but not limited to those for, injury to property or persons, including personal injury and/or death (“Claim(s)”), to the extent that the Claim(s) arises out of, pertains to, or relates to the negligence, recklessness, or willful misconduct of Contractor, its directors, officials, officers, employees and consultants arising out of, connected with, or resulting from the performance of the Services, the Project, or this Agreement. This indemnity excludes liability caused by the negligence or willful misconduct of any of the Indemnified Parties. The cost to indemnify, hold harmless, and defend charged to Contractor shall not exceed Contractor’s proportionate percentage of fault.

9. Additional Services, Changes and Deletions.

9.01. In the event Contractor performs additional or different services than those described herein without the prior written approval of the City Manager and/or City Council of City, Contractor shall not be compensated for such services. Contractor expressly waives any right to be compensated for services and materials not covered by the scope of this Agreement or authorized by the City in writing.

9.02 Contractor shall promptly advise the City Manager and Finance Director of City as soon as reasonably practicable upon gaining knowledge of a condition, event or accumulation of events which may affect the scope and/or cost of Services. All proposed changes, modifications, deletions and/or requests for additional services shall be reduced to writing for review and approval by the City and/or City Council.

10. Termination of Agreement.
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10 10.01. Notwithstanding any other provision of this Agreement, City, at its sole option, may terminate this Agreement with or without cause, or for no cause, at any time by giving twenty (20) days’ written notice to Contractor.

10.02 In the event of termination, the payment of monies due Contractor for undisputed Services performed prior to the effective date of such termination shall be paid within thirty (30) business days after receipt of an invoice as provided in this Agreement. Immediately upon termination, Contractor agrees to promptly provide and deliver to City all original documents, reports, studies, plans, specifications and the like which are in the possession or control of Contractor and pertain to City.

11. Status of Contractor.

11.01 Contractor shall perform the Services in Contractor’s own way as an independent contractor, and in pursuit of Contractor’s independent calling, and not as an employee of City. However, Contractor shall regularly confer with City’s City Manager or Project Manager as provided for in this Agreement.

11.02 Contractor agrees that it is not entitled to the rights and benefits afforded to City’s employees, including disability or unemployment insurance, Workers’ Compensation, retirement, CalPERS, medical insurance, sick leave, or any other employment benefit. Contractor is responsible for providing, at its own expense, disability, unemployment, Workers’ Compensation and other insurance, training, permits, and licenses for itself and its employees and subcontractors.

11.03 Contractor hereby specifically represents and warrants to City that it possesses the qualifications and skills necessary to perform the Services under this Agreement in a competent, professional manner, without the advice or direction of City and that the Services to be rendered pursuant to this Agreement shall be performed in accordance with the standards customarily applicable to an experienced and competent professional rendering the same or similar services in the same geographic area where the City is located. Further, Contractor represents and warrants that the individual signing this Agreement on behalf of Contractor has the full authority to bind Contractor to this Agreement.

12. Ownership of Documents; Audit.

12.01 All draft and final reports, plans, drawings, studies, maps, photographs, specifications, data, notes, manuals, warranties, and all other documents of any kind or nature prepared, developed, or obtained by Contractor in connection with the performance of Services performed for the City shall become the sole property of City, and Contractor shall promptly 318
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11 deliver all such materials to City upon request. At the City’s sole discretion, Contractor may be permitted to retain original documents, and furnish reproductions to City upon request, at no cost to City.

12.02 Subject to applicable federal and state laws, rules and regulations, City shall hold all intellectual property rights to any materials developed pursuant to this Agreement.

Contractor shall not use such data or documents for purposes other than the performance of this Agreement, nor shall Contractor release, reproduce, distribute, publish, adapt for future use or any other purposes, or otherwise use, any data or other materials first produced in the performance of this Agreement, nor authorize others to do so, without the prior written consent of City.

12.03 Contractor shall retain and maintain, for a period not less than four years following termination of this Agreement, all-time records, accounting records and vouchers and all other records with respect to all matters concerning Services performed, compensation paid and expenses reimbursed. At any time during normal business hours and as often as City may deem necessary, Contractor shall make available to City’s agents for examination all of such records and shall permit City’s agents to audit, examine and reproduce such records.

12.04 Contractor acknowledges that the City is a California municipal corporation and is subject to the California Public Records Act, Government Code § 7920.000 et seq. (“CPRA”), and other applicable laws requiring public access to records. Contractor further acknowledges and agrees that any and all documents, records, data, writings, communications, materials, and other information of any kind, in any format (including electronic format), that Contractor (or any associate, subcontractor, consultant, or agent of Contractor) prepares, develops, obtains, provides, transmits, or submits to the City, or that are otherwise received or maintained by the City, in connection with this Agreement or the Services may constitute public records and may be subject to disclosure to third parties in response to a CPRA request, unless the City determines that all or a portion of the Submitted Materials are exempt from disclosure under the CPRA or other applicable law.

13. Miscellaneous Provisions.

13.02 Contractor shall not assign or otherwise transfer any rights or interest in this Agreement without the prior written consent of City. Unless specifically stated to the contrary in 319
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12 any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

13.03 Contractor shall timely file FPPC Form 700 Conflict of Interest Statements with City if required by California law and/or the City’s conflict of interest policy.

13.04 If any legal action or proceeding, including an action for declaratory relief, is brought to enforce or interpret the provisions of this Agreement, the prevailing party will be entitled to reasonable attorneys’ fees and costs, in addition to any other relief to which that party may be entitled.

13.05 This Agreement is made, entered into and shall be performed in the County of Riverside in the State of California and shall in all respects be interpreted, enforced and governed under the laws of the State of California. The parties agree that venue in any litigation between them shall be in Riverside County, California.

13.06 Contractor covenants that neither it nor any officer or principal of its firm has any interest, nor shall they acquire any interest, either directly or indirectly, which will conflict in any manner or degree with the performance of their Services hereunder. Contractor further covenants that in the performance of this Agreement, no person having such interest shall be employed by it as an officer, employee, agent, or subcontractor.

13.07 Contractor has read and is aware of the provisions of Section 1090 et seq. and Section 87100 et seq. of the Government Code relating to conflicts of interest of public officers and employees. Contractor agrees that they are unaware of any financial or economic interest of any public officer or employee of the City relating to this Agreement. It is further understood and agreed that if such a financial interest does exist at the inception of this Agreement, the City may immediately terminate this Agreement by giving notice thereof. Contractor shall comply with the requirements of Government Code section 87100 et seq. and section 1090 in the performance of and during the term of this Agreement.

13.08 Improper Consideration. Contractor shall not offer (either directly or through an intermediary) any improper consideration such as, but not limited to, cash, discounts, services, the provision of travel or entertainment, or any items of value to any officer, employee or agent of the City in an attempt to secure favorable treatment regarding this Agreement or any contract awarded by City. The City, by notice, may immediately terminate this Agreement if it determines that any improper consideration as described in the preceding sentence was offered to any officer, employee or agent of the City with respect to the proposal and award process of this Agreement or any City contract. This prohibition shall apply to any amendment, extension or evaluation process once this Agreement or any City contract has been awarded. Contractor shall 320
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13 immediately report any attempt by any City officer, employee or agent to solicit (either directly or through an intermediary) improper consideration from Contractor.

13.09 Severability. If any portion, section, sentence, provision or paragraph of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the entire balance of this Agreement not so affected shall remain in full force and effect.

13.10 Prevailing Wages. Contractor shall be responsible to comply with applicable prevailing wages laws. As a condition of payment, if applicable Contractor shall show proof of payment of wages under applicable state and federal laws and regulations relating to prevailing wages in accordance with the “General Wage Determination Made By the Director of Industrial Relations Pursuant To California Labor Code, Part 7, Chapter 1, Article 2, Sections 1770, 1773, 1773.1, 1773.5, and 1773.9”, for Riverside County and/or 40 U.S.C. Section 276a, et. seq.

Such wage rates shall conform with those posted at City offices and the project site. In the event that the Contractor fails to pay the prevailing wages, the Contractor shall be solely liable for penalties and for the shortfall in wages and shall indemnify, defend and hold harmless City under Section 8.01 against any of the same. The following Labor Code sections are hereby referenced and made a part of this Agreement:

1. Section 1771 - Requirement to Pay Prevailing Wages

2. Section 1773.1 – Per Diem Wages; Travel and Subsistence Pay.

3. Section 1774 – Payment of Prevailing Wage Rates.

4. Section 1775 - Penalty for Failure to Comply with Prevailing Wage Rates.

5. Section 1776 – Payroll Records and Certified Payroll Reports.

6. Section 1777.5 - Apprenticeship Requirements.

7. Sections 1810 and 1811 - Working Hour Restrictions.

8. Section 1813 - Penalty for Failure to Pay Overtime.

13.11 Covenant Against Discrimination. Contractor covenants that, by and for itself, its heirs, executors, assigns and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, marital status, national origin, or ancestry in the performance of this Agreement. Contractor shall take affirmative action to ensure that employees are treated during employment without regard to their race, color, creed, religion, sex, marital status, national origin or ancestry.

13.12 Waiver. Waiver by any party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant.

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14 of any other provision or a waiver of any subsequent breach or violation of any provision of this Agreement. Acceptance by City of any work or Services by Contractor shall not constitute a waiver of any of the provisions of this Agreement. No delay or omission in the exercise of any right or remedy by a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.

13.13 Rights and Remedies are Cumulative. Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the parties are cumulative and the exercise by either party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party.

13.14 Legal Action. In addition to any other rights or remedies, either party may take legal action, in law or in equity, to cure, correct or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purpose of this Agreement.

13.15 Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction which might otherwise apply.

13.16 Force Majeure. Neither party shall be deemed in default of this Agreement to the extent that performance of its obligations is delayed or prevented by causes beyond its reasonable control, including but not limited to acts of God, war, terrorism, riots, fires, floods, epidemics, pandemics, earthquakes, strikes, labor disputes, governmental orders, or failure of utilities. The affected party shall promptly notify the other party in writing of the occurrence of such event and shall use reasonable efforts to resume performance as soon as practicable. Force majeure shall not excuse the obligation to make payments when due. In no event shall force majeure entitle Contractor to additional compensation, but only to a reasonable extension of time.

13.18 The parties acknowledge and agree that this Agreement may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall 322
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15 have the same force and effect as an original signature. The parties expressly adopt and confirm each electronic signature made by a party to this Agreement, regardless of whether delivered in person, by mail, courier, facsimile, email, or in portable document format (PDF), as if the same were manually signed and delivered in person. Each party agrees not to assert that any electronic signature is inadequate to bind such party to the same extent as if signed manually and delivered in person.

13.19 The provisions of this Agreement that by their nature are intended to survive the expiration or termination of this Agreement shall survive such expiration or termination.

Without limiting the foregoing, the provisions relating to indemnification, ownership of documents and intellectual property, audit and records retention, insurance obligations, confidentiality, and payment obligations shall survive the termination or expiration of this Agreement.

13.20 Notice. Any notice, demand, request, consent, approval, or other communication required or permitted to be given under this Agreement (“Notice”) shall be in writing and shall be deemed to have been duly given if delivered personally, sent by nationally recognized overnight courier, sent by certified or registered mail (return receipt requested), or sent by electronic mail, addressed as follows:

To City:

City of Banning
Attn: City Manager
99 East Ramsey Street
Banning, California 92220
Email: [email protected]
To Contractor:
-
-
-
-
-
Notices shall be deemed received as follows: (i) on the date of delivery if delivered personally; (ii) one (1) business day after deposit with a nationally recognized overnight courier; (iii) three (3) business days after deposit in the United States mail, postage prepaid; or (iv) on the date transmitted if sent by electronic mail during normal business hours of the receiving party, or on the next business day if sent after normal business hours. Either party may change its address for Notice by providing written Notice of such change to the other party in accordance with this Section.
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16 13.21This Agreement may be executed in any number of counterparts, each of which when executed and delivered shall be deemed to be an original, and all of which counterparts taken together shall constitute one and the same instrument for all purposes of this Agreement.

13.22 The recitals set forth in the preamble of this Agreement are hereby incorporated into and made a substantive part of this Agreement as if fully set forth herein. [SIGNATURES ON FOLLOWING PAGE]
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17 IN WITNESS WHEREOF, the parties hereby have made and executed this Agreement to be effective as of the day and year first above written.

CITY: CONTRACTOR:

CITY OF BANNING XXXXXXXX
By:_______________________ By:_______________________
Elizabeth Gibbs, City Manager Print
Name: ____________________
Date: ______________________
Date: _____________________
ATTEST:

By: ______________________
Sandra Calderon, Deputy City Clerk
Date: __________________
APPROVED AS TO FORM:

By: ______________________
John O. Pinkney, City Attorney
Date: __________________

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18 EXHIBIT “A”

PROPOSAL

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19 EXHIBIT “B”

CERTIFICATES OF INSURANCE
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RESPONSE TO RFP NO. 25-31-008-00

FOR ON-CALL RIGHT OF WAY APPRAISAL AND APPRAISAL REVIEW SERVICES CBRE ©2026 All Rights Reserved. All information included in this proposal pertaining to CBRE—including but not limited to its operations, employees, technology and clients—are proprietary and confidential, and are supplied with the understanding that they will be held in confidence and not disclosed to third parties without the prior written consent of CBRE. This letter/proposal is intended solely as a preliminary expression of general intentions and is to be used for discussion purposes only. The parties intend that neither shall have any contractual obligations to the other with respect to the matters referred herein unless and until a definitive agreement has been fully executed and delivered by the parties. The parties agree that this letter/proposal is not intended to create any agreement or obligation by either party to negotiate a definitive lease/purchase and sale agreement and imposes no duty whatsoever on either party to continue negotiations, including without limitation any obligation to negotiate in good faith or in any way other than at arm’s length. Prior to delivery of a definitive executed agreement, and without any liability to the other party, either party may (1) propose different terms from those summarized herein, (2) enter into negotiations with other parties and/or (3) unilaterally terminate all negotiations with the other party hereto. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners.

CBRE VALUATION & ADVISORY SERVICES
Prepared By:

Nicole B. Galvez
Vice President
(818) 251-3646
[email protected]
328

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE PROPOSAL FOR VALUATION & ADVISORY SERVICES | RFP 26-128 329

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

CBRE REQUEST FOR PROPOSAL (RFP)

FOR VALUATION, CONSULTING, AND ADVISORY SERVICES

Epic Land Solutions, Inc.

Proposal for
City of Banning for
Real Property Appraisal Services On-Call List
(RFP 26-128)
Submitted on May 20, 2026
Corporate Headquarters ∙ 1181 California Ave ∙ Suite 270 ∙ Corona, CA 92881 PARTIAL ACQUISITIONS – MURRIETA HOT SPRINGS RD & SPARKMAN CT

EPIC APPRAISAL FOR CITY OF MURRIETA

PHOTO TAKEN BY KENT CARPENTER, MAI
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TYPICAL APPRAISAL APPROACH
Processes and specific tasks will vary per task order for this contract based on complexity and specialty area.

However, EPIC appraisers typically follow the process below to complete most real estate appraisal assignments.

PROJECT MANAGEMENT
Project management services includes meetings, project guidance, and interfacing with appraisal staff. It is EPIC’s privileged responsibility to represent the City in a professional and respectful manner. EPIC's Appraiser will work closely with the City staff to review project assignments and establish lines of communication, procedures, and protocols to ensure a task order assignment is on track to reach goals.

SCOPING SESSION & COORDINATION
At the notice to proceed for a task order, EPIC's Appraiser will coordinate with the Cityand relevant stakeholders to understand assumptions and the information available to the appraiser. EPIC Appraisers encourage open communication throughout the appraisal process for efficient approach and sound methodology. EPIC Appraisers have a robust history being both an appraiser and review appraiser, working with a wide variety of appraisal firms throughout California. They often adapt to different workstyles and will limit the City's oversight by maintaining regular communication.

APPRAISAL INSPECTION LETTERS
EPIC will work with the City personnel to send out a standard Notice of Decision to Appraise (NoDA) to the owner of any property being valued. The notice shall include an invitation for the owner, or owner’s representative, to accompany the EPIC Appraiser during the inspection. All property owner contact is noted in a diary form.

PROPERTY INSPECTIONS
EPIC's Appraiser will coordinate inspection with the property owner and will personally inspect the subject property. If the acquisition area is impacting improvements, EPIC's Appraiser will also inspect buildings, structures, fixtures, and other improvements.

PROPERTY IDENTIFICATION
All appraisal assignments begin with a proper approach to understanding property issues. This understanding is based on specific identifications gleaned from communication with the client. These basic identifications include intended users of the appraisal service; intended use of the appraisal service; type and definition of value; date of value; relevant property characteristics; assignment conditions; and scope of work.

MARKET RESEARCH AND DATA VERIFICATION
Market research, sales verification and ground inspections of each market data item is completed. EPIC maintains access to county- and municipal-level websites for zoning, general plan and other public information related to any appraisal assignment. To provide a thorough analysis, EPIC subscribes to various sources of data for completion of appraisal assignments.

List of Market Data Sources: EPIC Appraisers obtain the latest property owner information, parcel maps, and comparable sales data from a variety of resources, including:

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controls & file
structure
Who? All Project Staff
QA/QC
Checklists &
Peer Review
Who? Senior Appraisal
Coordinator with
Senior Appraiser SignOff
Spot Check
Files & Project
Reporting
Who? Senior Appraiser
& Advisory Staff As
Needed
1 2
3 HIGHEST AND BEST USE & VALUATION CONCLUSIONS
Once these identifications are made, the highest and best use conclusion is formed, and data can be gathered to apply the appropriate approaches to value. These approaches are the sales comparison, cost, and income.

The appropriate approach(es) will be dictated by the identifications, which were previously made. The final step is reconciliation of the various indications of value into a single estimate. After the appraisal has been performed, an appraisal report which conforms to USPAP will be provided. EPIC’s Quality Management Plan (QMP) requires that each report is reviewed by our Senior Appraisal Coordinator for quality assurance prior to submittal to the City.

CLIENT REVIEW AND REVISIONS REQUESTS
EPIC will deliver appraisal reports to the City for approval of Amount of Just Compensation. EPIC will be available to make any revisions required by the City as part of the standard appraisal service process.

EXPERT WITNESS TESTIMONY
Should the need arise for court support, appraisers will consider factors such as: the date of value not necessarily being the date of inspection, damages, before and after condition for part takes, the potential need for the appraiser to testify as expert witnesses in court, and whether fixtures need to be included. EPIC appraisers have always qualified as expert witnesses and have never had any limitations placed on their ability to testify as an expert. They are experienced with providing litigation and mediation support while also having appeared as expert witnesses in a broad range of judicial and quasi-judicial settings.

APPRAISAL REVIEW
Should federal funding arise or just the desire of the City for an appraisal review, EPIC’s licensed and qualified Lead Senior Appraiser will provide Independent Desk Review of the appraisal reports prepared by others or will coordinate with a third-party appraiser for appraisal review of EPIC prepared appraisals. The EPIC appraiser or third-party appraiser as applicable will verify the appraisal report’s conformance with the Uniform Standards of Professional Appraisal Practice (USPAP), the Appraisal Institute’s Code of Ethics, and federal policies and regulations, where applicable.

PROJECT METHODS & CONTROLS

QUALITY CONTROLS & INTERNAL AUDITS
All EPIC projects are guided by quality management procedures and guidelines (“QA/QC Plan”) that have been developed, tested, and proven through our 26 years delivering real estate appraisal assignments for public agencies. QA/QC procedures guide our team structure, staff role and responsibilities, document controls, management requirements, and high-level of service for our clients. EPIC’s QA/QC procedures rely on a threetiered approach that engage all levels of staff in procedures and tools to safeguard quality deliverables for the City:
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Full Staff Engagement: All levels of staff engage in document control by utilizing EPIC’s SharePoint, a Microsoft file management platform and collaboration tool. SharePoint automatically supports error-free versioning control, real-time collaboration, file organization, and modification change tracking. Each change to any project document is tracked and can be rolled back, if necessary. EPIC even employs dedicated IT staff that develop and maintain the SharePoint system.

Document Availability and Retention: All personnel working on the assignment have access to the SharePoint filing system, which is accessed only with a unique log-in username and password.

SharePoint file storage allows for controlled access requirements, selective editing abilities, and document version tracking. SharePoint is stored on Microsoft’s enterprise cloud platform which guarantees near 100% up‐time and built‐in redundancy. All records are maintained by EPIC for a statutorily required 7-year period.

Tier 2: QA/QC Checklists & Peer Review
QA/QC Compliance Checklists: Utilized for distinct appraisal milestones and deliverables, checklists verify file details and documents issues/resolutions and ensure project documentation contains consistent and accurate information. Each checklist requires approval signatures from the Preparer and an Independent Reviewer.

Peer Review of Project Documentation: All documents prepared by EPIC will be reviewed by our dedicated Senior Appraisal Coordinator and signed off by the Senior Appraiser before submission to the City. The application of EPIC’s dual quality reviews process is a key component in upholding EPIC’s reputation for high-quality deliverables. A final review of the document is conducted by the Project Manager prior to delivery. Each file will have a review checklist attached to the file prior to close-out.

Tier 3: Spot Check Files & Project Reporting
Spot Checking: Appraisal files are randomly spot-checked at various milestones throughout the project to verify that all documents are uploaded and maintained into electronic and hard files.

EPIC’s Senior Appraisal Coordinator or upper management can perform the spot check QA/QC.

Appraisal documentation is reviewed regularly to ensure that communications are being tracked on a "real time" basis.

Reporting: The EPIC Senior Appraiser will review all project reports and electronic access to EPIC’s progress can be provided to the City for real-time visibility into project progress.

METHODOLOGY FOR SOLICITING AND DOCUMENTING VIEWS
OF INTERNAL/EXTERNAL STAKEHOLDERS:

EPIC’s Appraisal Department utilizes a structured and transparent process to solicit and document feedback from both internal and external stakeholders throughout the appraisal and right of way process. Input is gathered through regular coordination meetings, project updates, direct interviews, and email correspondence. Feedback and viewpoints are documented in project files, meeting notes, correspondence logs, and appraisal review records to insure compliance with company and client requirements. 335
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OTHER PROJECT MANAGEMENT STRATEGIES FOR APPRAISAL
SERVICES:

We employ a structured approach to project management, utilizing tools such as Microsoft Project, SharePoint, and Excel for collaborative document and schedule management. All project activities are conducted in accordance with applicable local, state, and federal regulations, including the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA), USPAP, and MAI guidelines. We also maintain frequent and regular communication with all project stakeholders to ensure alignment and timely resolution of challenges.

ACHIEVING CLIENT SATISFACTION & SCOPE OF WORK
Our firm is committed to achieving client satisfaction and fulfilling all requirements outlined in the Scope of Work through a comprehensive, detail-oriented, and collaborative approach. Our appraisals are prepared in compliance with the Uniform Standards of Professional Appraisal Practice (USPAP), the Appraisal Institute Code of Ethics, and all applicable laws and regulations. We coordinate closely with clients and property owners, conduct thorough market research, and provide detailed appraisal reports. Independent review appraisals are conducted as required. Request and delivery of needed information, property owner contact information, and report delivery timelines are part of EPIC's quality management plan. Epic is committed to delivering successful project outcomes and maintaining open communication.

SAMPLE APPRAISAL ASSIGNMENT SCHEDULE
Every appraisal will vary depending on parcel complexity and other considerations. Multiple appraisals can often to be completed concurrently within the same window, and considering larger parcels can be joined where ownership is the same, certain groups of appraisals can be expedited as needed. Timeframes for appraisals will be determined on an assignment/task order basis considering current workload, the City’s requested deadline, and any other specific assignment parameters. Below are typical timeframes for a noncomplex and complex real estate appraisal assignment.

NON-COMPLEX SCENARIO (ASSUMES 1 NON-COMPLEX APPRAISAL)

TASK DURATION (FROM NTP)
Kick-Off Meeting Within 7 days
Property Owner Contact
Within 14 days
(Owner has 14 days to respond to Notice of Decision
to Appraise [NDA])
Site Inspection Within 21 to 28 days
Market Research, Sales Verification, & Ground
Inspections Within 21 to 35 days
Market Data Verification Within 21 to 35 days
Appraisal Report Finalized Within 45 days
Address Comments (As Applicable) Within 21 days
TOTAL ESTIMATED DURATION 45 - 60 DAYS (MAXIMUM)

COMPLEX SCENARIO (ASSUMES 1 COMPLEX APPRAISAL)

TASK DURATION (FROM NTP)
Kick-Off Meeting Within 7 days
Property Owner Contact
Within 14 days
(Owner has 14 days to respond to Notice of Decision
to Appraise [NDA])
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Market Research, Sales Verification, & Ground
Inspections Within 28 to 42 days
Market Data Verification Within 28 to 42 days
Appraisal Report Finalized Within 60 days
Address Comments (As Applicable) Within 21 days
TOTAL ESTIMATED PROJECT DURATION 60 - 90 DAYS (MAXIMUM)

ROLE & TASKS REQUIRED BY CITY STAFF
EPIC anticipates the following services or data to be provided by the City for task order projects under this contract. Exact needs will be identified and communicated for each task order.

1. Legals and Plats

2. Project Design Plans

3. Any Environmental Reports (if available/needed)

4. Preliminary Title Reports

5. Right of Way Appraisal Maps (if required)

6. Copy of Sample Grant of Easement Language for any Easements being Acquired

7. Any Other Pertinent Information of the Parcel Available to the City The City will be responsible for providing the requested documentation and data as outlined above. EPIC will utilize these materials to perform the real estate appraisal services specified in the Scope of Work and will coordinate with City staff to ensure all appraisal requirements are met, such as coordinating with another appraiser for reviews as applicable.

INNOVATIVE & CREATIVE APPROACHES TO SERVICES
EPIC has a dedicated Senior Appraisal Coordinator available to support Kent and the City on all task orders under this on-call contract. Chris Castile, EPIC’s in-house dedicated Senior Appraisal Coordinator, has held real estate licensure and experience, which grants him tailored understanding to real estate appraisal services so he can provide technically informed quality assurance beyond the average administrative support. In addition, Chris has worked with Kent directly for over eight (8) years, collaborating on numerous appraisal assignments ensuring quality and effective document maintenance. Chris also serves as the Accounts Payable lead for EPIC’s Appraisal Department, ensuring a dedicated resource to handle invoicing appraisal services with an understanding of the services provided and its typical fee structure. Chris has also interfaced with numerous municipalities and local agencies on similar on-calls, establishing an understanding of task order procedures for both assignment delivery and invoicing.

NO ANTICIPATED CITY-OWNED FACILITIES USAGE
EPIC does not anticipate using, leasing, purchasing, or renting any City owned facilities or property in connection with the real estate appraisal services to be performed under this contract.

B. Company Information
EPIC’s designated contact person for this contract will be Kent Carpenter, MAI, at the information noted below along with additional company information as requested and completed on OpenGov where applicable:

CONTACT INFORMATION
Address - Headquarters 1181 California Ave, Suite 270, Corona, CA 92881 Telephone Number – Headquarters (951) 321-1800
337
Epic Land Solutions, Inc. | Proposal
City of Banning | RFP 26-128 | Real Property Appraisal Services On-Call List Creating Land Solutions for the Public Good | Page 6 of 9 Address - San Diego Branch 16496 Bernardo Center Drive, Suite 207, San Diego, CA 92128 Telephone Number – San Diego Branch (619) 787-7891
Primary Contact Person for Contract Kent Carpenter, MAI E-mail – Primary Contact Person [email protected] Telephone Number – Primary Contact Person (619) 787-7891 Organizational Entity Type C Corporation
Epic Land Solutions, Inc. (EPIC) is a full-service right of way and real property consulting firm, founded in 2000 as a California Corporation (C Corporation) with the mission to create land solutions for the public good. For over 25 years, EPIC has performed appraisal, right of way acquisition, title review, and utility coordination services for local public agencies, design engineers, and environmental companies throughout California.

With 44 professionals employed firm-wide, EPIC is a Caltrans Certification specialist and has delivered on-call real property appraisal services similar to those anticipated here for the City of Banning to numerous municipalities and public agencies. Local and similar on-call clients include the cities of Los Angeles, Anaheim, Irvine, Pasadena, Santa Ana, and Riverside, in addition to public agencies such as Riverside County Transportation Commission (RCTC), San Bernardino County Transportation Authority (SBCTA), Eastern Municipal Water District (EMWD), and Inland Empire Utilities Agency (IEUA).

NO PENDING LITIGATION, MEDIATION, OR ARBITRATION
EPIC has not been involved in any litigation, mediation, or arbitration regarding the performance of any services similar to the Services requested in this RFP in the last five (5) years. No claims or disciplinary action have been taken against EPIC or any of EPIC's key personnel regarding license or certification within the last five (5) years.

C. Company Personnel
As the Lead Senior Appraiser and primary point of contact for this contract, Kent Carpenter, MAI, will be the primary correspondence between the City and EPIC for task orders under this on-call. He is supported by a dedicated Senior Appraisal Coordinator, Chris Castile, who has worked with him for over 8 years providing quality assurance, document maintenance, and invoicing a wide variety of municipal and public agency clients throughout Southern California. Kent is overseen by EPIC’s Vice President of California Operations, Kari Anvick, R/W-RAC, SR/WA. Kari is not anticipated to bill to any task orders under this contract, however she supports Kent with regular check-ins to manage and understand his workload across multiple clients and to support in complex management scenarios as needed.

EPIC can fully satisfy the scope of services for this contract through in-house staffing and will not be utilizing any subconsultants for this contract.

We affirm that the key professional staff proposed for this contract, Kent Carpenter, MAI, is properly licensed to provide real estate appraisal services in California. He holds a Certified General Real Estate Appraiser license through the California Bureau of Real Estate Appraisers (BREA), #AG003087.

STAFF NAME TITLE PHONE DESCRIPTION OF WORK
Kent Carpenter,
MAI Lead Senior Appraiser (619) 787-7891 Primary technical lead handling all appraisal assignments under this on-call Kari Anvick, R/WRAC, SR/WA Principal in Charge (951) 329-9666 Solely advisory/workload management Chris Castile Senior Appraisal
Coordinator (310) 986-2380 QA/QC, document maintenance, and invoicing

338
Epic Land Solutions, Inc. | Proposal
City of Banning | RFP 26-128 | Real Property Appraisal Services On-Call List Creating Land Solutions for the Public Good | Page 7 of 9 Kent Carpenter, MAI | Lead Senior Appraiser
WHY KENT? With over 38 years of experience in valuation of real property throughout California, Kent brings great attention to detail and understanding of nuances between varying property types common in municipal public infrastructure projects including vacant land, residential, and commercial properties. He has worked as Managing Director and Owner/Partner of other top appraisal firms, including Hilco Real Estate Appraisal, Grubb & Ellis Landauer Valuation Services, and Lipman, Stevens, & Carpenter, Inc. He has provided expert witness testimony in federal bankruptcy court, regional Superior Court, and arbitrations/depositions involving real estate values. He holds several on-call real estate appraisal services contracts with municipalities similar to the City of Banning throughout Southern California, as demonstrated throughout this proposal.

LICENSES: CA General Real Estate Appraiser, #AG003087 | Designated Member of the Appraisal Institute, MAI Designation #9746
ROLE & RESPONSIBILITIES: As Lead Senior Appraiser, Kent will coordinate all appraisal assignments with City staff, inspect subject properties and comparable sales, coordinate site inspections with property owners or representatives, and sign assigned appraisal reports he completes.

NOTABLE ASSIGNMENT EXPERIENCE:

Market Analysis for Planned Transit Oriented Development (TOD), City of Hemet, Hemet, CA: In 2020, the City of Hemet selected Kent to perform a narrative, in-depth study for parcels designated for transit oriented development (TOD) in the downtown area of the City of Hemet. The study involved land use considerations (commercial and multi-family) based on prevailing land use patterns and city land use goals pertaining to light rail design. Kent evaluated and analyzed the location of and land area for specific land uses within the 14.79-acre parcel area and utilized a sales comparison approach to complete the market analysis.

Temescal Canyon Bridge over Temescal Wash Replacement, City of Lake Elsinore, CA:

The intent of this project was to construct a new 4-lane, 98 feet wide, 375 feet long bridge along the realigned portion of the existing Temescal Canyon Road. This project required the acquisition of two habitat conservation easements, five slope easements, one road easement and four temporary construction easements. Due to Caltrans oversight and Highway Bridge Program (HBP) funding, all tasks were performed in accordance with Caltrans LAPM and the Caltrans Right of Way Manual. Kent completed two (2) appraisals for the impacted commercial zoned properties and successfully coordinated with the appraisal reviewer to make necessary revisions.

Adams & Kalmia Vacant Land Appraisal, City of Murrieta, CA: Kent completed an appraisal for three adjoining parcels which constituted a larger parcel at the northeast corner of Kalmia Street and Memorial Way in Murrieta totaling over 5 combined acres.

The purpose of the appraisal was for the City to evaluate the potential sale of the properties on either a combined or individual basis. The highest and best use was determined to be for commercial, retail, or office use.

Vine & 12th Market Value Appraisal, Riverside Transit Authority (RTA), Riverside, CA:

Kent completed an appraisal to establish market value for land located on the west side of Vine Street at 12th Street in Riverside. This report was intended to determine a potential land swap with the City of Riverside. This property was adjacent to the 91 freeway and across the street from the Riverside Metrolink Station, with the land swap potentially contributing to improved transit access to the Metrolink station in the future. 38+
yrs. exp
9+
yrs. w/ EPIC
339
Epic Land Solutions, Inc. | Proposal
City of Banning | RFP 26-128 | Real Property Appraisal Services On-Call List Creating Land Solutions for the Public Good | Page 8 of 9 D. Disclosure
EPIC and its proposed staff do not have any past or current business or personal relationships with any current Banning elected official, appointed official, City employee, or family member of any current Banning elected official, appointed official, or City employee.

E. Experience & References
EPIC has not filed for bankruptcy under any business name over the past five (5) years.

EPIC's proposed key personnel, Kent Carpenter, MAI, meets the minimum experience requirements noted in the prerequisites of this RFP, including more than two (2) years' of experience within the past five (5) years under a legally registered business name and two (2) years experience of appraisal of rights for eminent domain purposes. Kent has been with EPIC providing real property appraisal services on public infrastructure projects involving eminent domain considerations for more than nine (9) years, and holds over 38 total years of experience providing real property appraisal services. He also possesses a California Certified General Real Estate Appraisal License issued through the CA Bureau of Real Estate Appraisers (License #AG003087) in addition to being a qualified Member of the Appraisal Institute (MAI) (#9746). A summary of his relevant contract and assignment experience along with client references are included below.

EPIC maintains an active account with OpenGov and confirms that we appear on the Bidders' List, otherwise known as the Followers List, for this opportunity.

CLIENT REFERENCES

REFERENCE CONTACT RELEVANT ASSIGNMENT(S)
City of Hemet
Chris Lopez | City Manager
445 E. Florida Avenue, Hemet, CA 92543
(951) 765-2301 | [email protected]
Market Analysis for Planned Transit Oriented
Development (TOD)
City of Riverside
Sheryn Smay, SR/WA | Supervising Real Property Agent
3900 Main Street, Riverside, CA 92522
(951) 826-5343 | [email protected]
Vine & 12th Market Value Appraisal and various
other on-call appraisal task order assignments
City of Murrieta
Scott Agajanian | Deputy City Manager
1 Town Square, Murrieta, CA 92562
(951) 461-6003 | [email protected]
Adams & Kalmia Vacant Land Appraisal and various
other on-call appraisal task order assignments
340
Epic Land Solutions, Inc. | Proposal
City of Banning | RFP 26-128 | Real Property Appraisal Services On-Call List Creating Land Solutions for the Public Good | Page 9 of 9

FIRM OF CHOICE FOR PUBLIC AGENCY ON-CALLS
For over 25 years, EPIC has been the real estate acquisition and appraisal services consultant of choice for many municipalities, counties, and public agencies throughout California. Below lists some of the on-call contracts EPIC has provided ROW acquisition, appraisal, and related services similar to this contract.

CITY OF ANAHEIM
• ROW Acquisitions On-Call (2024 – 2027)
• PUD – General Services Agreement for
Electric Services (2022 – 2023)
• ROW Acquisitions On-Call (2019 – 2025)
• ROW Relocation Services On-Call (2019 –
2023)
• Real Property Appraisal Services On-Call
(2019 – 2023)

CITY OF BURBANK
• On-Call PSA for ROW Services (2018 – 2022)

CITY OF CHINO
• On-Call ROW Services (2018 – 2023)

CITY OF FULLERTON
• On-Call Real Property & Right of Way
Services Contract (2022 – 2025)
• On-Call Real Property & Public Right of Way
Engineering Services (2021 – 2022)

CITY OF GLENDALE
• Property Acquisition and/or Property
Management Agent On-Call (2017 – 2018)

CITY OF IRVINE
• Appraisal Professional Consulting Services
(2019 – 2022)
• Consultant Team Program for ROW
Acquisition & Appraisal (2016 – 2019)

CITY OF LANCASTER
• Real Property Services/ROW
Acquisition/Mapping On-Call (2019 – 2022)

CITY OF LOS ANGELES
• On-Call Appraisal Consulting Services (2023
– 2028)
• On-Call Appraisal Services (2016 – 2023)

CITY OF LONG BEACH
• Real Property Services/ROW
Acquisition/Mapping On-Call (2019 – 2022)
• On-Call Acquisition, Relocation, & PM (2016
– 2019)

CITY OF MONTCLAIR
• On-Call Consultant Services (2023 – TBD)

CITY OF PASADENA
• On-Call ROW Services (2017 – 2022)
• On-Call Appraisal Services (2017 – 2022)
• On-Call Appraisal Services (2016 – 2017)

CITY OF RIVERSIDE
• On-Call Appraisal Review Services (2019 –
2024)
• On-Call Property Acquisition Services
(2019 – 2024)
• On-Call Property Management Services
(2019 – 2024)
• On-Call Property Relocation Services (2019
– 2024)

CITY OF SANTA ANA
• On-Call Right of Way Services Contract
(2023 – 2026)
• On-Call Acquisition & Relocation Services
(2015 – 2020)

CITY OF VISTA
• On-Call Property Appraisals (2017 – 2021)

COUNTY OF ORANGE
• Appraisal Services On-Call (2021 – 2026)
• On-Call Analysis & Transaction Services
Contract (2016 – 2021)
• On-Call Relocation Assistance (2016 –
2021)

RIVERSIDE COUNTY TRANSPORTATION

COMMISSION
• Property Management Services Multiple
Contracts (2015 – 2024)
• On-Call ROW Support Services Multiple
Contracts (2006 – 2025)

ORANGE COUNTY TRANSPORTATION AUTHORITY
• On-Call Right of Way Support Services
(2020 – 2024)

341
Corporate Headquarters ∙ 1181 California Ave ∙ Suite 270 ∙ Corona, CA 92881 Thank you,
City of Banning,
for reviewing our Proposal!
342

Epic Land Solutions, Inc.

PRICE PROPOSAL for
City of Banning for
Real Property Appraisal Services On-Call List
(RFP 26-128)
Submitted on May 20, 2026
Corporate Headquarters ∙ 1181 California Ave ∙ Suite 270 ∙ Corona, CA 92881 PARTIAL ACQUISITIONS – MURRIETA HOT SPRINGS RD & SPARKMAN CT

EPIC APPRAISAL FOR CITY OF MURRIETA

PHOTO TAKEN BY KENT CARPENTER, MAI
343
Epic Land Solutions, Inc. | PRICE PROPOSAL
City of Banning | RFP 26-128 | Real Property Appraisal Services On-Call List Creating Land Solutions for the Public Good | Page 1 of 1 Price Proposal

HOURLY RATES
Kent Carpenter, MAI is anticipated to be key staff for this contract. Kari Anvick is merely his supervisor and is not anticipated to bill on task orders for this contract unless an extenuating circumstance arises. Chris Castile will provide support. EPIC appraisals are lump sum fees all-inclusive of any travel or other costs involved to complete an appraisal assignment. Thus, no travel costs, lodging, or other direct costs will be billed to the City.

STAFF NAME TITLE/CLASSIFICATION HOURLY BILLING RATE
(AVERAGE)
Kari Anvick Senior Advisory Manager $267.75
Kent Carpenter Senior Appraiser $199.50
Chris Castile Senior Appraisal Coordinator $115.50
EPIC will increase these hourly rates 5% annually at the beginning of each calendar year. Staff billing rates provided do not include the Federal Acquisition Regulations (FAR) approved overhead rate for Epic Land Solutions, Inc. and are not suitable for state and federally funded projects. If the NTP is received after 120 days from this proposal, fees and billing rates may require revision.

TYPICAL LUMP SUM FEE RANGES
Appraisal and appraisal review services are billed as lump sum fees. The table below provides a sampling of our most typical appraisal assignments and their typical fee range. EPIC assumes each appraisal assignment will be performed in compliance with the Uniform Standards of Professional Appraisal Practice (USPAP), the Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book), and the Appraisal Institute’s Code of Ethics, where applicable.

PROPERTY TYPE TYPICAL APPRAISAL

FEE RANGE

TYPICAL APPRAISAL

REVIEW FEE RANGE
Single Family Residential $750 - $4,500 $1,000 - $2,000 Multi-family 2 to 4 units $1,250 - $4,500 $1,000 - $2,000 Multi-family 5 to 20 units $1,500 - $5,500 $1,250 - $2,500 Multi-family 21 to 100 units $2,500 to $7,000 $1,500 - $2,500 Multi-family 100+ units $7,000 to $11,000 $2,500 - $3,500 Retail Commercial $3,000 - $15,000 $1,500 - $3,500
Office $3,000 - $12,500 $1,500 - $3,500
Industrial Warehouse / Business Park $3,000 - $11,000 $1,500 - $3,500 Land $3,000 - $10,000 $1,500 - $3,500
344

Corporate Headquarters ∙ 1181 California Ave ∙ Suite 270 ∙ Corona, CA 92881 Thank you,
City of Banning,
for reviewing our PRICE PROPOSAL!
345
PREPARED FOR:

City of Banning
99 E. Ramsey Street
Banning, CA 92220
PREPARED BY:

Santolucito Doré Group, Inc.
31566 Railroad Canyon Road
Suite 2, PMB 10
Canyon Lake, CA 92587

PROPOSAL
RFP 26-128 Real Property Appraisal Services –
On Call List
May 20, 2026 • 4:00 PM
346
City of Banning -RFP 26-128 Real Property Appraisal Services – On-Call 4

PROPOSAL
A.STATEMENT OF UNDERSTANDING AND APPROACH
Santolucito Doré Group, Inc. (SD Group) is a 51% woman-owned business. We are a certified Disadvantaged Business Enterprise (DBE) by the CUCP through Caltrans and a certified Small Business Enterprise (SBE) by the Los Angeles County Metropolitan Transportation Authority (Metro) and the State of California Department of General Services, as well as a Woman-Owned Business (WBE) by the Supplier Clearinghouse.SD Group principals have over 60 years of combined appraisal experience. Christie and Lance, SD Group Principals, have a history of working together efficiently, producing high quality documents, and delivering exceptional service to our clients.

SD Group specializes in real estate appraisal services for public agencies, delivering tailored solutions to meet our client’s needs. Our appraisal services always meet or exceed USPAP and, when required, UASFLA requirements. The majority of our real estate and right of way experience has been performed per the requirements of the Uniform Act and under the oversight of various government entities including Caltrans, FHWA, FTA, and FRA. We perform appraisal services in accordance with the requirements of the appraisal related portions of the Code of Civil Procedures and Title VI of the Civil Rights Act. As such, SD Group has extensive experience in ensuring compliance with state, federal and local public agency requirements for timely project delivery and the preservation of funding sources.

Our public agency clients include the Cities of Coachella, Colton, Corona, Costa Mesa, Eastvale, El Centro, Fontana, Fullerton, Glendale, Glendora, Irvine, Lake Elsinore, La Quinta, Menifee, Moreno Valley, Murrieta, Newport Beach, Ontario, Palmdale, Palm Springs, Perris, Pomona, Riverside, San Jacinto, Temecula, and Wildomar; the Counties of Frenso, Imperial, Kern, Madera, Orange, Riverside, and San Bernardino; San Bernardino County Transportation Authority (SBCTA); Omnitrans; Riverside County Transportation Commission (RCTC); Riverside County Flood Control and Water Conservation District (RCFCWCD); Orange County Transportation Authority (OCTA); Los Angeles County Metropolitan Transportation Authority (METRO); San Diego Association of Governments (SANDAG); Los Angeles World Airports (LAWA); the California High Speed Rail Authority (CHSRA); Hi Desert Water District (HDWD); Irvine Ranch Water District (IRWD); Eastern Municipal Water District (EMWD); Elsinore Valley Municipal Water District (EVWMD); Southern California Edison (SCE); and So Cal Gas; as well as other public entities and private property owners. Additionally, Christie has experience working with Union Pacific Railroad (UPRR) and Burlington Northern Santa Fe Railway (BNSF), both directly and acquiring right of way from them.

We assist clients with appraisal services such as: cost estimating for budgetary purposes, alternative design analysis, full and partial acquisition appraisals, appraisal reviews, litigation support, and expert testimony. We effectively communicate with engineers, planners, attorneys, and public agency staff to ensure appraisal compliance with federal, state, and local regulations.

We have completed assignments from one-off appraisals for private clients to large projects for public agencies (up to 63 appraisals at one time so far with the capability to handle more). Lance has completed hundreds of appraisals and Christie has completed hundreds of reviews for the High-Speed Rail Project over the past 10 years. We have a team of four appraisers with additional staffing resources that can be utilized, if needed. Please reference our relevant project experience and resumes to learn more about the assignments we have completed. 347
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 5

PROPOSED METHOD TO ACCOMPLISH WORK
SD Group looks forward to tailoring specific processes to comply with City’s policies, procedures, and preferences. SD Group prides itself on its ability to complete complex projects on schedule and within budget. Christie and Lance have over 60 years of combined experience coordinating with various agencies and will strategize and coordinate each project thoroughly from the beginning to deliver high quality outstanding appraisal services. Christie and Lance will work closely with City’s Project Managers and staff to discover ways to provide assistance, offer recommendations whenever challenges are presented, and will seek feedback pertaining to progress and satisfaction with SD Group’s performance.

The proposed scope of services will include real estate research and analysis to produce appraisal reports that are consistent with, and comply with USPAP, City Policy, and various government regulations. Specifically, SD Group will provide the following services / tasks if awarded a contract:
• Consult with authorized employees, agents and representatives of the City and other agencies having jurisdiction relative to an assigned project; • Attend project meetings as scheduled by the City;
• Review and interpret appraisal maps/right of way maps, legal descriptions and plat maps for acquisitions (including but not limited to, fee and permanent and temporary easements) or dispositions;
• Prepare Property Owner Notification Letters (for right-of-way appraisals); • Develop and report appraisals pursuant to appropriate City, State, and Federal standards; • Provide Appraisal Summary Statement and Parcel Diary along with the appraisal report for each Larger Parcel (for right-of-way appraisals);
• Provide litigation support, if condemnation of the property interest is necessary; and • Assist with estimating project budgets.

Appraisal is unique to each property and all recognized appraisal methodologies are completed with the highest level of quality. The following section describes our general work plan for completing the various appraisal and appraisal review assignments.

PROJECT MANAGEMENT / CONTROLS
Project management for appraisal services is an on-going process from pre-acquisition planning through condemnation, when necessary. Christie, Project Manager / Primary Contact for this contract, will meet with the City staff, consultants, and individual project teams to discuss property appraisal status and updates on progress. She will supervise and coordinate with the appraisal team.

Each assignment is managed by Christie. Christie works with her appraiser team at every step of the appraisal process, from reviewing assignment details, legal descriptions and plat maps, acting as the client and property owner interface (personally attending all appraisal inspections), to reviewing the comparables selected and the valuation analyses. Christie is intricately involved in the valuation of the parts acquired and analysis of severance damages. Her previous experience as Appraisal Manager at HDR provided invaluable knowledge in reading plans and interpreting parcel impacts. Further, she personally reads and reviews each and every report before it goes out the door. Once any changes are made by the appraiser team, Christie checks her requested changes to make sure they were made and nothing was overlooked. On top of Christie’s in-depth review, Lance, as an MAI, provides oversight and reviews each report. This double level senior review is key to ensuring the most reliable appraisal documents are submitted to the City.
348
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 6 SD Group is used to adhering the projects schedules and providing progress reports. Christie will work with the City to develop a valuation schedule that meets their needs and funding deadlines. Below is a sample schedule for appraisal services for a typical project. Timing is adjusted depending on the type of assignment involved.

Once a project is given Notice to Proceed, it is entered on our job log, with the with delivery date recorded. We also use a separate spreadsheet for tracking each project with all pertinent parcel information identified. We include columns for dates to track each piece of pertinent information including the receipt of necessary documents from our client (preliminary title reports, legals and plats, etc.), the date(s) our Notice of Decision to appraise letters go out, the date of inspection, the date our draft appraisal report is due, the date our draft appraisal is submitted, and finally the date our final report is submitted. Below is an example of our spreadsheet. We also track deadlines in our Outlook calendars with notifications set up as the dates approach.

SD Group will closely monitor the appraisal budget throughout the term of the contract. Appraisal assignments are typically bid on a lump sum per appraisal basis. Unless there is a significant change in the scope of work for an appraisal (that is agreed upon with the City), SD Group invoices Day 1-10 Day 11-20 Day 21-
40 Day 41-51 Day 52-60
Contract Approval Report Writing
Logged Review and Comments
Assigned Appraisal Process/Field
Begin Assignment
Analysis and Valuation
Preliminary Conclusions
Quality Control / Graphics
Personnel Key:

Administrative
Review/Valuation
Management Oversight
Field Review
Project Management Plan for Original Appraisal
Workflow and Deliverables
SDG2018-# APN OWNER SITE ADDRESS CITY PHONE
NO.

PROP
TYPE

PRESENT
USE
9-1 RFP

TYPE OF
TAKE
Job ID
DATE
OPC
SENT
NODA
DATE
SDG
MADE

CONTACT
(1st
Attempt)
DATE
SDG
MADE

CONTACT
(2nd
Attempt)
DATE
SDG
MADE

CONTACT
(3rd
Attempt)
DATE
PTR
REC'D
DATE
EXH.

REC'D
DATE
P&L
REC'D
INSP
DATE
INSP
TIME
DUE
DATE
DRAFT
REPORT
SUB.

FINAL
REPORT
SUB.

LARGER
PARCEL
SIZE

ZONING COMMENTS
001 1047-243-10 BUSH, MICHAEL & SUSAN 428 E Alvarado St Ontario Michael 909- 465-3493 Residential SFR TCE APP-070 01/26/18 01/30/18 02/07/18 N/A 01/26/18 01/26/18 08/27/18 02/22/18 2:00 PM 10/08/18 11/02/18 11/08/18 0.19 acres8,423 sq ft LDR-5 002 1047-272-02 ADAMS JASON M & MONICA 417 S Vallejo Way Upland Jason 626- 253-0580 Residential SFR TCE APP-071 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/25/18 02/08/18 4:30 PM 07/06/18 08/22/18 08/31/18 0.17 acres 7,405 sq ft RS-7,500 Parcel eliminated after submission of final report. 003 1047-272-03 KOKUGA RONALD H & KAREN A 425 S Vallejo Way Upland Ronald 909-946-2419 Residential SFR TCE APP-072 01/26/18 01/30/18 02/07/18 2/15/2018,
4/2/2018,
6/19/2018
01/26/18 01/26/18 05/25/18 2/8/18
6/22/18
Ext.

Inspection
from
ROW
07/06/18 09/27/18 10/16/18 0.18 acres
7,841 sq ft RS-7,500 No response from owner. Inspected from the public ROW. Did not have access to inspect the access area.
004 1047-272-04 SOTELO NORBERTO & LISA 762 Azure Ct Upland Lisa 626-644- 0749 Residential SFR TCE APP-073 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/25/18 02/08/18 5:30 PM 07/06/18 08/24/18 08/31/18 0.26 acres 11,326 sq ft RS-7,500
005 1047-272-05 HAYLER DANIEL & LETICIA 754 Azure Ct Upland Dan 909-560- 2288 Residential SFR TCE APP-074 01/26/18 01/30/18 02/07/18 2/8/2018,
2/9/2018,
6/19/2018
01/26/18 01/26/18 05/25/18 06/22/18 10:30 AM 07/06/18 08/31/18 09/27/18 10/10/18 0.31 acres
13,504 sq ft RS-7,500
006 1047-281-55 JONES CHARLES & SANDY 1559 N Amber Ct Ontario Sandy 909- 917-1658 Residential SFR

FEE, PERM
ESMT
(SUBSURFACE),
TCE
APP-075 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 07/27/18 02/08/18 3:00 PM 09/07/18 10/17/18 10/22/18 0.25 acres 10,890 sq ft RE-4 Anchor wall easement
007 1047-281-56 CADENA MICHAEL A JR & BERENICE 1553 N Amber Ct Ontario Michael 909- 581-2414 Residential SFR TCE APP-076 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/25/18 02/08/18 3:15 PM 07/06/18 10/12/18 10/16/18 0.21 acres9,148 sq ft RE-4 008 1047-281-57 REYES DAVID J & ROSITA 1545 N Amber Ct Ontario David 909- 988-4899 Residential SFR TCE APP-077 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/30/18 02/08/18 3:30 PM 10/11/18 10/13/18 10/16/18 11/2/18

0.22 acres
9,583 sq ft RE-4
009 1047-281-58 REYES JOHN, DAVID & ELIZABETH 1539 N Amber Ct Ontario David 909- 988-4899 Residential SFR TCE APP-078 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 08/30/18 02/08/18 3:45 PM 07/11/18 10/13/18 10/16/18 0.22 acres9,583 sq ft RE-4 010 1047-293-01 THE BEVERLY CHILDERS TRUST 809 Azure Ct Upland Beverly 949- 825-9785 Residential SFR TCE APP-079 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/15/18 02/08/18 11:00 AM 06/26/18 06/22/18 07/16/18 0.19 acres8,276 sq ft RS-7,500 011 1047-292-10 L2 GROUP LLC 808 Azure Ct Upland Steve 951- 231-7206 Residential SFR TCE APP-080 01/26/18 01/30/18 02/07/18 2/15/2018,
4/2/2018,
6/19/2018
01/26/18 01/26/18 06/13/18 2/8/2018
8/15/18
11:15 AM
4:00 PM 07/25/18 10/19/18 10/23/18 0.19 acres8,276 sq ft RS-7,500 Inspected from public right of way, without owner
present. Portion of TCE is within fencedyard, which we
were not able to access.
012 1047-294-01 NEVILLE, JON-PAUL & GAYLEAN 1559 N San Antonio Ave Ontario Jon-Paul 909- 984-7856 Residential SFR

PERM ESMT
(SUBSURFACE),

RAR, TCE
APP-081 01/26/18 01/30/18 02/07/18
2/15/2018,
4/2/2018,
6/19/2018
01/26/18 01/26/18 07/27/18 02/08/18 1:15 PM 09/07/18 09/27/18 10/16/18 0.51 acres 22,405 sq ft LDR-5 Anchor wall easement
013 1047-294-02 ESPEJEL LUIS & ANGELES 1551 N San Antonio Ave Ontario Luis 760-987- 0556 Residential SFR TCE APP-082 01/26/18 01/30/18 02/07/18 2/8/2018,
2/9/2018,
4/2/2018,
6/19/2018
01/26/18 01/26/18 07/27/18 2/8/2018
7/7/2018
1:30:00
PM, 12:00
PM
09/07/18 10/22/18 10/23/18 0.37 acres
16,030 sq ft LDR-5
014 1047-294-03 THE ANDRADE FAMILY TRUST 1541 N San Antonio Ave Ontario Al 909-229- 6845 Residential SFR TCE APP-083 01/26/18 01/30/18 02/07/18 N/A 01/26/18 01/26/18 05/15/18 02/08/18 1:45 PM 06/26/18 07/13/18 08/17/18 0.44 acres19,200 sq ft LDR-5 015 1047-294-04 POULTON INVESTMENTS LLC 1535 N San Antonio Ave Ontario Jim 909-239- 9052 Residential SFR TCE APP-084 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 05/15/18 02/08/18 4:00 PM 06/26/18 07/13/18 08/23/18 0.44 acres19,200 sq ft LDR-5 016 1008-283-32 MARTIN, BENEDICTO & RUBY T. 1552 N Dahlia Ct Ontario Ruby 909-740- 5804 Residential SFR TCE APP-085 01/26/18 01/30/18 N/A N/A 01/26/18 01/26/18 07/02/18 02/08/18 5:00 PM 08/13/18 11/01/18 11/08/18 0.22 acres9,583 sq ft 5104-SP
Mountain Village
Residential
District
017 1008-283-31 BERNAL, ARMANDO & MARIA R. 1558 N Dahlia Ct Ontario Armando 909-
621-3001
(disconnected)
Residential SFR TCE APP-086 01/26/18 01/30/18 02/07/18 02/15/18 01/26/18 01/26/18 05/15/18 06/22/18 12:00 PM 06/26/18 08/10/18 09/21/18 10/10/18 0.21 acres9,148 sq ft
5104-SP
Mountain Village
Residential
District
No response from owner. Phone number is
disconnected. Inspection from the public right of way.
018 1009-144-43 ANDEN GROUP THE Monte Vista Ave Montclair Residential Condo Complex
Partial, PUE,
TCE APP-087 01/26/18 01/30/18 02/15/18 02/21/18 01/26/18 01/26/18 06/25/18 2/8/18 9/20/18 11:30 AM 08/06/18 10/18/18 11/2/18

9.19 acres
400,316 sq ft R3 No response from owner. Inspected from public right of way, without owner present.
019 1009-153-60 RICHMOND AMERICAN HOMES OF
MARYLAND Monte Vista Ave Montclair Residential Electric Corridor FEE,
TCE APP-088 02/02/18 02/05/18 02/15/18 02/12/18 02/21/18 02/02/18 02/02/18 5/15/018 02/08/18 12:00 PM 06/26/18 08/17/18 08/28/18 0.04 acres1,818 sq ft R1 (SL) No response from owner. Inspected from public right of way, without owner present.
349
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 7 for the amount approved, never more. There are times where there is a change in the scope of work, outside of the control of the appraiser and usually due to design changes. If this change is significant, we will alert the City immediately to discuss options to move forward.

Christie and Lance will be the Key Personnel for real property appraisal services and will not be replaced without the written consent of the City. As Principals of SD Group, the likelihood that either would be replaced is very slim.

APPRAISAL
The purpose of an appraisal report is to produce a document that can be used by the City in negotiations for the required interests, in fee or less than fee (easement) interests. The typical scope of work for an appraisal includes, but is not necessarily limited to, the following steps:

Detailed Inspection of the Property
The acquisition process begins when the appraiser sends out the Notice of Intent to Appraise letters to impacted property owners. The appraiser will invite the property owner to be present for the onsite inspection. Additionally, City staff, other consultants/experts involved in the project, and, if applicable, the acquisition agent, are encouraged to attend the inspection as well. A complete understanding of the larger parcel, the subject property and overall impacts are a critical step in the appraisal process.

Complete Highest and Best Use Property
The cornerstone of the appraisal process is a detailed highest and best use of the property as vacant and as improved, which will be performed to isolate any valuation issues that arise after a detailed analysis of the legal, physical, and financial aspects of the property. This is the essential basis for the valuation analysis and ultimately the just compensation. The last critical stage is to determine the highest and best use of the remainder. Issues that may arise from this final test is uneconomic remainders, determination of underlying fees, or additional considerations for partial takes and easements. This ultimately determines factors that may result in severance damages.

Research Market Data of the Neighborhood, Subject Property, and Comparable Sales After the determination of the highest and best use, the comparables are selected with similar highest and best uses. When identifying sales of comparable properties, market research will include discussions with appropriate real estate professionals and governmental agencies. All sales data utilized in an appraisal report will be confirmed with a party to those transactions, whenever possible. Details of the comparables are presented to fully disclose all issues for adjustments applicable to the valuation of the subject.

Write a Narrative Appraisal Report
The type of appraisal report utilized will be determined on a parcel-by-parcel basis. This determination will be made after analyzing the particular assignment and interests to be acquired, i.e., fee, easement, etc. A narrative appraisal report is typically used for public agency/eminent domain purposes. The appraiser may also be required to complete an Appraisal Summary Statement at the request of the City. Typical steps in the appraisal process are listed below:
• Identify the larger parcel and the appraisal problem; • Obtain and review legals, plats, title reports, environmental reports, and other documents (provided by the City or their other consultants); • Send out Notice of Intent to Appraise letter;
• Gather market data;
350
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 8 • Perform property inspection;
• Meet with project designer and others to address property impacts; • Perform a detailed highest and best use analysis;
• Analyze and inspect comparables;
• Valuation via the three approaches to value (sales, cost, income), as needed for the property type;
• Reconcile approaches to value;
• Valuation of the part(s) acquired and improvements located within the acquisition area; • Valuation of the remainder after acquisition;
• Assess and value potential damages and project benefits; • Prepare written appraisal report;
• Work with the Review Appraiser;
• Prepare the Appraisal Summary Statement; and
• Deliver the completed appraisal report.

After the delivery of the appraisal and following the City’s review process, SD Group will address any comments/questions, and when required, the appraisal report will be corrected or expanded to ensure the most reliable document for public scrutiny.SD Group’s turnaround for addressing comments and submitting final appraisals is typically five calendar days. Once the appraisal report is reviewed and finalized, SD Group will provide a Statement of Value and Summary of the Basis for Appraisal (SOV), as needed for right of way appraisals.

SD Group will testify as an expert witness on behalf of the City in any judicial proceedings involving property appraised under this scope of work.

Sample Appraisal Schedule
SD Group has the availability to deliver the appraisals to the City in a timely manner. Below is a sample project schedule with typical milestones in the appraisal process. • Day 1 – NTP and receipt of Preliminary Title Reports (PTR), legal descriptions and plat maps, project plans and specifications, and other relevant documents, and send out Notice of Decision to Appraise letter (NODA);
• Days 2-12 – Research subject property (ownership, parcel size, existing land use/zoning, potential for a zone change, etc.), identify the appraisal problem, review PTRs, legal/plats, and other reports/documents, research neighborhood and market data;
• Day 13 – Perform property inspection;
• Day 14-24 – Perform detailed highest and best use analyses, and select, analyze, and verify comparables; meet with project designer and others to address property impacts, if necessary;
• Day 25 – Comparables inspection;
• Days 26-36 – Valuations via applicable approaches (sales, cost, income); • Day 37 – Reconcile the approaches used;
• Days 38-44 – Type the narrative appraisal reports, followed by SD Group’s internal review and QA/QC process; and
• Day 45 – Deliver the draft appraisal reports to the City;

APPRAISAL REVIEW
Appraisers are required to comply with the Uniform Standards of Professional Appraisal Practice (USPAP) when performing appraisals and appraisal reviews. As such, the review appraiser is required to address a number of specific items pertaining to the report under review including the 351
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 9 completeness of the report, adequacy and relevance of the data, propriety of the adjustments, form an opinion as to the appropriateness of the appraisal methods and techniques used to complete the appraisal, form an opinion as to whether or not the analyses, opinions, and conclusions are appropriate and reasonable or develop reasons for the disagreements, if any. In addition to USPAP, eminent domain projects with federal and state funding require compliance with various additional regulations and guidelines.

The scope of work for an appraisal review typically includes the following steps:
• Identify the appraiser(s) that conducted the appraisal; • Become familiar with the subject property and review legals, plats, title reports, environmental reports, and other documents;
• Become familiar with the subject neighborhood and the comparable properties used in the various analyses;
• Check all mathematical calculations made by the appraiser(s); • Cross-reference narrative descriptions within the report with photographs, maps, and other exhibits (when included in the work under review); • Review the weighting assigned to the approaches to value used in the appraisal; • Determine if accepted appraisal principles, techniques, and standards were followed in arriving at property value in accordance with USPAP, California law, and Caltrans, FHWA, and FTA regulations, when applicable;
• Ensure that the appraiser(s) did not overlook any feature that would materially affect the property value;
• Develop an opinion as to the completeness of the material under review, given the review appraiser’s scope of work;
• Develop an opinion as to the apparent adequacy and relevance of the data and the propriety of any adjustments to the data, given the review appraiser’s scope of work; • Develop an opinion as to appropriateness of the appraisal methods and techniques used, given the review appraiser’s scope of work, and developed reasons for any disagreement;
• Develop an opinion as to whether the analyses, opinions, and conclusions are appropriate and reasonable, and developed the reasons for any disagreement; and • Form an opinion as to whether the appraisal can be used to establish fair market value for the subject larger parcel and make a recommendation as to whether the appraisers’ estimate of fair market value should be used as just compensation for the proposed acquisition.

SD Group will provide monthly written reports and weekly verbal reports regarding the status of individual appraisal assignments, along with information relative to future negotiations. At the time of reporting, we will also provide a recap of our QA/QC process to ensure reporting and valuation accuracy.

TASKS REQUIRED OF THE CITY / CITY-OWNED FACILITIES
The City will be required to provide SD Group with identifying information on the parcel(s) to be appraised (APN and/or address) and pertinent documents pertaining to the specific appraisal assignment, such as preliminary title reports, environmental studies, legal descriptions and plat maps, engineering maps, etc.

SD Group operates out of our corporate office in Canyon Lake and will not require the leasing or purchasing of any City-owned facilities / property or equipment. 352
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 10 B.COMPANY INFORMATION
Legal Name of Company: Santolucito Doré Group, Inc.

DBA: SD Group
Corporate Address: 31566 Railroad Canyon Road, Suite 2, PMB 10 Canyon Lake, CA 92587
Telephone No.: 951-225-3500
Contact Person: Christine S. Santolucito, R/W-AC, President / CEO / Secretary Project Manager / Primary Contact
951-225-3500 x 101
[email protected]
Website: www.sdgroupinc.com
Incorporation: S Corporation, filed November 23, 2015
Years in Business: 10+
SD Group was incorporated in November 2015 as a California S-Corporation and has been in business for over 10 years. The corporate office is located in Canyon Lake with secondary offices in San Diego and Bakersfield.

LITIGATION AND CONTRACT HISTORY
SD Group certifies that we (both the firm and Key Personnel) have not been disciplined in the last five years as a consultant by any government body or professional association, nor have we been subject to any of the following:
• Claims;
• Conviction or indictment of the firm or any officer of the firm involving alleged fraud, bribery, collusion, conspiracy, or violation of state or federal antitrust law; • Adjudication or determination by any federal, state, or local agency that the firm or any officer of the firm has violated any provision of law relating to equal opportunity or fair employment; or
• Termination of a contract for convenience or for cause. 353
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 11 C.COMPANY PERSONNEL
We are a qualified team of high caliber appraisers with advanced designations including the Appraisal Institute’s (AI) MAI designation, the International Right of Way Association’s (IRWA) Right of Way Appraisal Certification R/W-AC, and the Royal Institute of Chartered Surveyors (RICS) FRICS designation. We understand the importance of the MAI designation and will ensure that each appraisal report is reviewed and signed by Lance, who holds the MAI designation, when required.

All key personnel are involved in various professional organizations, including local chapters of the IRWA, AI, and RICS. Christie is a past President of the Inland Empire Chapter of the IRWA (Chapter 57). She serves a committee member for the Southern California Chapter of the Appraisal Institute’s (SCCAI) Inland Empire Market Trends Seminar (IEMTS), is a Regional Representative of Region VI for the Appraisal Institute, and is a third-year Leadership Development and Advisory Council (LDAC) attendee and participant. Lance is an instructor for the AI and RICS. Their voluntary involvement is rewarding and keeps them up to date on current industry news, issues, and trends.

Below are brief bios for the team we’ve selected, followed by our organizational chart, key personnel resumes, and licenses. All team members have the availability to perform the proposed scope of services. All assigned key personnel and senior appraisers are properly licensed to perform appraisal services in California.

Real Estate Appraisers: Christine S. Santolucito, R/W-AC* – President/CEO/Secretary *Key Personnel Project Manager/Primary Contact
Santolucito Doré Group, Inc.

CA Certified General Real Estate Appraiser License No. AG043715 IRWA, R/W-AC designation
AI, Candidate for Designation
20+ years real estate appraisal and consultation experience Specializes in right of way and complex appraisal assignments, oversees appraisers and support staff, reviews all internal and external work
951-225-3500 x 101
Lance W. Doré, MAI, FRICS* – Treasurer/CFO and
Associate in Charge/Principal Appraiser
Santolucito Doré Group, Inc.

CA Certified General Real Estate Appraiser License No. AG002464

AI, MAI
Royal Institute of Chartered Surveyors, FRICS designation 40± years of real estate appraisal and consultation experience Specializes in right of way and complex appraisal assignments, oversees appraisers and provides MAI reviews of internal and external work
951-225-3500 x 102
Meredith McDonald – Senior Appraiser
Santolucito Doré Group, Inc.

CA Certified General RE Appraiser License No. AG043402
20+ years real estate appraisal and consultation experience Completes appraisals with Christie’s and Lance’s oversight 354
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 12 Matthew Sunderland – Senior Appraiser
Santolucito Doré Group, Inc.

CA Certified General RE Appraiser License No. AG039963
20+ years real estate appraisal and consultation experience Completes appraisals with Christie’s and Lance’s oversight Jacqueline Shinn – Analyst/Appraiser Trainee
Santolucito Doré Group, Inc.
1< year real estate appraisal experience
Assists Christie with all aspects of the appraisal process Andrea Lawson – Business Manager/Administrative/Research Santolucito Doré Group, Inc.
3> year real estate appraisal administrative and research experience with 25+ years of business/project management experience
Kaitlynn Kunchick – Administrative/Research
Santolucito Doré Group, Inc.
3> year real estate appraisal administrative and research experience
355
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 13 All SD Group Key Personnel and Senior Appraisers are California Licensed Certified General Real Estate Appraisers in good standing. Below are snapshots of Christie’s and Lance’s current licenses.
356
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 14 Below is a copy of Lance’s MAI certificate.

One-page resumes for Key Personnel including qualifications, designations/certifications, educational background and skills, and professional associations for Christie and Lance are provided below.
357
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 15 CHRISTINE S.SANTOLUCITO, R/W-AC
(951) 225-3500 X 101
Christie is the President of the Santolucito Doré Group. In this role, Christie directs all valuation assignments and is responsible for the day-to-day operations of the business. She is the lead appraiser and works closely with her partner, Lance W. Doré, MAI, FRICS, and team of appraisers on complex appraisal assignments.

Christie is a Certified General Real Estate Appraiser who holds the Right of Way Appraisal Certification (R/W-AC) through the IRWA. She is a Candidate for Designation through the Appraisal Institute. Christie has performed hundreds of full and partial acquisition appraisals and appraisal reviews for right of way projects for public agency clients and fee simple and leased fee valuations for private clients and financial institutions. Property types appraised and/or reviewed include single- and multi-tenant office buildings, industrial properties, research and development buildings, retail properties, auto-related properties, mixed-use properties, single- and multi-family residential properties, special-use properties, open space/environmentally sensitive land, agricultural land, and other types of vacant land.

Christie is also a California Licensed Real Estate Salesperson and is currently pursuing her Brokers license (expected 2026). Christie has been involved with various real estate tasks/transactions for multiple public and private entities, including BNSF and UPRR.

Her previous experience includes more than eight years of office management in various capacities including management of a commercial appraisal firm.

EDUCATION
Bachelor of Arts, Business
Administration and Leadership
Concordia University, Irvine, CA
Cum Laude Graduate, 2006
(GPA of 4.0 at Concordia)

LICENSES
Certified General RE Appraiser
State of California
Certificate No. AG043715
Expires 2/14/2028
Real Estate Salesperson
State of California
License No. 01820326
Expires: 1/23/2028 (Broker
License expected 2026)

PROFESSIONAL

MEMBERSHIPS
Member, International Right of
Way Association (Chapter 57
2018/19 President)
Candidate for Designation,
Appraisal Institute (SCCAI
IEMTS Committee Member)

INDUSTRY
TENURE
20 Years

PROJECT EXPERIENCE
County of San Bernardino / SBCTA, I-10 / Cedar Avenue Interchange Project, Bloomington, CA. Appraiser. Christie and her team completed 29 appraisals of single-family, commercial, and industrial property subject to partial acquisition for this interchange project.

San Bernardino County Transportation Authority (SBCTA) as a sub to Overland Pacific & Cutler, LLC, Epic Land Solutions, Inc., and Bender Rosenthal, Inc., West Valley Connector Project, San Bernardino County, CA. Christie and her team appraised 45 properties and reviewed 19 appraisals within segments 1, 2, and 4 for this road widening transit project. Property types includes multi-family residential, mixed-use, commercial, and industrial properties subject to proposed partial acquisitions.

Overland Pacific & Cutler, LLC/City of San Jacinto, San Jacinto, CA. Appraiser. Christie recently completed six appraisals of parcels impacted by the Esplanade Widening project. This project posed unique valuation challenges, since all parcels subject to proposed acquisition were subject to dedication requirements.
358
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 16 LANCE W. DORÉ, MAI, FRICS
(951) 225-3500 X 102
Lance is the Vice-President of the Santolucito Doré Group. In this role he is responsible for the co-management of the business operations. He works closely with his partner, Christie Santolucito R/W-AC, on complex appraisal assignments.

Lance is a Certified General Real Estate Appraiser who holds the MAI designation through the Appraisal Institute. He also holds the FRICS (Fellow of Royal Institute of Chartered Surveyors). Lance has performed hundreds of full and partial acquisition appraisals and appraised and reviewed thousands of real estate projects in Western United States, with specialize assignments in Mexico, Japan, Russia, and the Caribbean Islands. The appraisals have been predominately for public agency clients and fee simple and leased fee valuations for private clients and financial institutions.

Property types appraised and/or reviewed include single- and multitenant office buildings, industrial properties, research and development buildings, retail properties, auto-related properties, mixed-use properties, single- and multi-family residential properties, special-use properties, open space/environmentally sensitive land, agricultural land, and other types of vacant land.

Lance is also a California Licensed Real Estate Broker and published “The Secret of Real Estate Revealed” a real estate primer. Additional published articles in The Wall Street Journal, Appraisal Institute Journal and Energy Central.

He has had executive level management for over 20 years in international real estate firms included Cushman & Wakefield and Colliers International.

EDUCATION
Bachelor of Science, Real
Estate – Minor English – San
Diego State University

LICENSES
Certified General RE Appraiser
State of California
Certificate No. AG002464
Expires 10/1/2026
Real Estate Broker
State of California
License No. 00976180
Expires: 1/23/2029 (Broker)

PROFESSIONAL

MEMBERSHIPS
Member – Appraisal Institute
Member – IRWA
Member – Royal Institute of
Chartered Surveyors (RICS)

INDUSTRY
TENURE
40+ Years

PROJECT EXPERIENCE
Overland Pacific & Cutler, LLC / San Bernardino County Transportation Authority, I-10 Corridor Express Lanes Project, County of San Bernardino, CA. Appraisals for 50 singlefamily and multi-family properties for proposed partial acquisitions associated with this fastpaced design-build project.

City of Pomona, Various Assignments, Pomona, CA. Appraisals of various property types including vacant land, parking lots, and commercial buildings for potential acquisition or disposition purposes.

Epic Land Solutions / City of Palmdale, Avenue R Widening, Palmdale, CA. Appraisals for 42 parcels subject to partial acquisition. Proposed improvements include installing sidewalks and dedicated bike lanes to increase pedestrian safety.

Eastern Municipal Water District (EMWD), On-Call Appraisal Contract, Riverside County, CA. Appraisals for various projects. Recently completed were appraisals of sewer and access easements impacting two large acreage multi-family properties. 359
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 17 D.DISCLOSURES
The Santolucito Dore Group, Inc., it’s staff, and/or representatives do not have any past or current business and personal relationships with any Banning elected official, appointed official, City employee, or family member of any current Banning elected official, appointed official, or City employee.
360
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 18 E. EXPERIENCE AND REFERENCES

EXPERIENCE
SD Group has performed over 1,000 appraisals and reviews since our formation. Below is some of the relevant project experience within the past five years of being in business.

Client Name: Los Angeles County Metropolitan Transportation Authority (LACMTA)
Project Title: Southeast Gateway Line Project (SGL)
Location: Los Angeles County, Ca
Date of Services: 2025
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group is performing 9 appraisals for full acquisition for the SGL project. Property types include commercial and
industrial properties, most with highest and best use issues, requiring additional analyses.

Staff Involved: Christie Santolucito, Lance Dore, Meredith McDonald, and Matthew Sunderland
Performance: Services are on time and within budget.

Contracted/Invoiced Cost: $62,400
Client Contact Name: Michael Daniels, MAI – Senior Director of Real Property Management & Development
Phone No.: 213-922-3584
Email address: [email protected]
_____________________________________________________________________________________ Client Name: Eastern Municipal Water District (EMWD)
Project Title: Land Swap-Warm Springs Lift Station & Cherry Street Location: Temecula, Ca
Date of Services: 2025
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group performed two appraisals for negotiations for a proposed land swap between EMWD and RCFCWCD;
specifically, a partial acquisition of a portion of the larger parcel of the RCFCWCD property, which will later be
“swapped” for an adjacent EMWD owned parcel.

Staff Involved: Christie Santolucito, Lance Dore, and Meredith McDonald Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $8,800
Client Contact Name: Monica McGrath, RWP – Real Property Technician Phone No.: 951-928-3777 ext. 4416
Email address: [email protected]
_____________________________________________________________________________________ Client Name: City of San Jacinto, as a sub to Best, Best & Krieger LLP Project Title: San Jacinto Avenue Safety Improvements Project Location: San Jacinto, Ca
Date of Services: 2024-2025
Firm’s Role: Prime Consultant – Real Estate Appraisal Services 361
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 19 Description of Services: SD Group performed nine appraisals for acquisition and negotiation for the proposed safety improvement project in 2024. Several appraisals are being update in Fall 2025.

Staff Involved: Christie Santolucito, Lance Dore, Meredith McDonald, and Matthew Sunderland.

Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $58,000
Client Contact Name: Mark Easter, Partner
Phone No.: 951-334-8320
Email address: [email protected]
_____________________________________________________________________________________ Client Name: County of San Bernardino / San Bernardino County Transportation Authority (SBCTA) / Woodruff Law
Project Title: I-10 Cedar Avenue Interchange Improvement Location: Bloomington, Ca
Date of Services: 2020, 2023, 2025
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided 29 appraisals of residential and commercial land subject to partial acquisition of fee and permanent and temporary easements. We are currently
preparing appraisals for TCE extensions on several parcels for SBCTA through Woodruff Law.

Staff Involved: Christie Santolucito, Lance Dore, Matthew Sunderland, Mark Demkiw, and Meredith McDonald
Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $78,000
Client Contact Name: Nancy Summers, MAI, SR/WA, Real Property Agent Phone No.: 909-228-8323
Email address: [email protected]
Client Contact Name: Craig Farrington, Director & Shareholder Phone No.: 714-415-1016
Email address: [email protected]
_____________________________________________________________________________________ Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Murrieta Creek Project
Location: Temecula, Ca
Date of Services: 2024
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal on an RCFC parcel zoned to a Specific Plan with Open Space Uses subject to partial acquisition for channel improvements within the Murrieta Creek.

Staff Involved: Christie Santolucito, Lance Dore, and Meredith McDonald Performance: Services were delivered on time and within budget.

Contracted/Invoiced Cost: $5,400
Client Contact Name: Yolanda King, Principal Real Property Agent Phone No.: 951-955-1304
Email address: [email protected]
362
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 20 Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Sycamore Dam Outlet Modification Project Location: Riverside, Ca
Date of Services: 2024
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided 2 appraisals of multi-family properties subject to partial fee acquisition of the land only for the construction, modification, and maintenance of the dam and access to the existing flood control facility.

Staff Involved: Christie Santolucito, Lance Dore, and Matthew Sunderland Performance: Services were delivered on time and within budget.

Contracted/Invoiced Cost: $10,000
Client Contact Name: Thomas Hanks, Real Property Agent I Phone No.: 951-955-8041
Email address: [email protected]
Client Contact Name: Yolanda King, Principal Real Property Agent Phone No.: 951-955-1304
Email address: [email protected]
_____________________________________________________________________________________ Client Name: San Bernadino Transportation Authority (SBCTA) as a sub to Epic Land Solutions
Project Title: US 395 Freight Mobility and Safety Project Location: Hesperia & Victorville, Ca
Date of Services: 2024
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group recently reviewing (20) appraisals of commercial, industrial, residential, and open space land subject to partial fee acquisitions, and permanent and temporary easements.

Staff Involved: Christie Santolucito, Lance Dore, Meredith McDonald, and Matthew Sunderland,
Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $84,800
Client Contact Name: Darcy Mendoza, SR-WA, R/W-NAC – Regional Manager, CA Right of Way
Phone No.: 951-321-4748
Email address: [email protected]
_____________________________________________________________________________________ Client Name: City of Moreno Valley, as a sub to Clark Land Resources Project Title: Sunnymead Master Drainage Plan – Storm Drain Line F and Line F-7 Project
Location: Moreno Valley, Ca
Date of Services 2023
Firm’s Role: Subconsultant – Real Estate Appraisal Services Description of Services: SD Group recently completed (2) appraisals to provide an opinion of the fair market value on the sites for property acquisition purposes.

Staff Involved: Christie Santolucito, Lance Dore, and Meredith McDonald 363
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 21 Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $9,200
Client Contact Name: Vince McCaw, SR/WA – Client Services Manager / Sr.

Project Manager
Phone No.: 760-758-1562
Email address: [email protected]
_____________________________________________________________________________________ Client Name: San Bernardino County Transportation Authority (SBCTA), as a sub to Transystems (formerly OPC)
Project Title: SBCTA I-10 Corridor Project – Contracts 1, 2, & 4 Location: Ontario, Montclair, Upland & Bloomington, Ca
Date of Services: 2018 - 2023
Firm’s Role: Subconsultant – Real Estate Appraisal Services Description of Services: SD Group provided 70+ appraisals of single-family and multi-family residential and commercial properties subject to partial acquisition for this fast-paced design-build project.

Acquisition types included partial fee acquisitions,
subsurface anchor wall easements, subsurface drainage
easements, underground and overhead public utility
easements, and TCE’s.

Staff Involved: Christie Santolucito, Lance Dore, Matthew Sunderland, Mark Demkiw, Meredith McDonald and Paul Kim
Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $192,000
Client Contact Name: Victoria Cook, Senior Program Manager at Transystems Phone No.: 951-683-2353
Email address: [email protected]
_____________________________________________________________________________________ Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Moreno MDP Project
Location: Moreno Valley, Ca
Date of Services: 2023
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal of an Office/Commercial zoned site consisting of six parcels for negotiation purposes for the potential voluntary acquisition.

Staff Involved: Christie Santolucito, Lance Dore, and Merideth McDonald Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $4,800
Client Contact Name: Mireya Reutter, Real Property Agent II Phone No.: 951-955-1314
Email address: [email protected]
_____________________________________________________________________________________ Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Palm Canyon Wash – Indian Land
Location: Palm Springs, Ca
Date of Services: 2023
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City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 22 Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal of vacant land lying within Indian Allotted land (Allotment 61C) for the purpose of determining Fair Market Value of the property interest as part of the proposed 50-year easement. The easement is for the routine operation and maintenance of a flood control channel.

Staff Involved: Christie Santolucito, Lance Dore, and Jacinto Munoz Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $4,600
Client Contact Name: Jack Peabody, Senior Real Property Agent Phone No.: 951-955-4211
Email address: [email protected]
Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Woodcrest – Rinehart Drainage Project
Location: Riverside, Ca
Date of Services: 2022-2023
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal of Residential Agricultural zoned property improved with a single-family home subject to a partial fee acquisition for inlet drainage purposes.

Staff Involved: Christie Santolucito, Lance Dore, and Paul Kim Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $4,200
Client Contact Name: William Lara, Real Property Agent II Phone No.: 951-955-8041
Email address: [email protected]
Client Contact Name: Yolanda King, Principal Real Property Agent Phone No.: 951-955-1304
Email address: [email protected]
Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Palm Springs MDP Line 41 Project, Stages 3 and 4 Location: Palm Springs, Ca
Date of Services 2022
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal on portions of a 58.52-acre Multi-Family and Open Land site to use to assist RCFCWCD to negotiate future easement terms in relation to the Palm Springs MDP Line 41 Project, Stages 3 and 4.

Staff Involved: Christie Santolucito, Lance Dore, and Matthew Sunderland Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $6,400
Client Contact Name: Jack Peabody
Phone No.: 951-955-4211
Email address: [email protected]
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City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 23 Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Lakeview Dam Project
Location: Nuevo, Ca
Date of Services: 2022
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided an appraisal of a portion of Residential Agricultural zoned property for internal asset valuation purposes for possible disposition.

Staff Involved: Christie Santolucito, Lance Dore, and Noble Tucker Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $4,200
Client Contact Name: Jack Peabody, Senior Real Property Agent Phone No.: 951-955-4211
Email address: [email protected]
Client Name: SBCTA as a sub to Transystems (formerly OPC), Epic Land Solutions, Inc., and Bender Rosenthal, Inc.

Project Title: SBCTA West Valley Connector Project
Location: Ontario, Montclair, Pomona, Ca
Date of Services: 2021
Firm’s Role: Subconsultant – Real Estate Appraisal & Appraisal Review Services
Description of Services: SD Group provided appraisals of 45 properties and reviewed 19 appraisals within segments 1, 2, and 4 for this transit project. Property types include multi-family
residential, mixed-use, commercial, and industrial
properties subject to proposed partial acquisitions.

Staff Involved: Christie Santolucito, Lance Dore, Matthew Sunderland, Meredith McDonald, and Paul Kim
Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $100,000+
Client Contact Name: Chip Willett, Vice President at Monument ROW / Program Manager for SBCTA
Phone No.: 951-683-2353
Email address: [email protected]
____________________________________________________________________________________ Client Name: Riverside County Flood Control and Water Conservation District (RCFCWCD)
Project Title: Wildomar MDP Lateral C, Stage 3 Project
Location: Wildomar, Ca
Date of Services: 2021
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group provided 3 appraisals of industrial and commercial land subject to partial acquisition of storm drain easements for the Wildomar MDP Lateral C, Stage 3
Project.

Staff Involved: Christie Santolucito, Lance Dore, and Meredith McDonald 366
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 24 Performance: Services were delivered within budget. There was a delay in delivering the appraisals due to zoning changes at the City and the receipt of current information.

Contracted/Invoiced Cost: $12,800
Client Contact Name: Mireya Reutter, Real Property Agent I Phone No.: 951-955-1314
Email address: [email protected]
Client Contact Name: Yolanda King, Principal Real Property Agent Phone No.: 951-955-1304
Email address: [email protected]
_______________________________________________________________________________ Client Name: Eastern Municipal Water District (EMWD)
Project Title: Multiple Projects
Location: Temecula, Winchester, Perris, Moreno Valley, Ca Date of Services: 2017 to Present
Firm’s Role: Prime Consultant – Real Estate Appraisal Services Description of Services: SD Group recently appraised a full acquisition of a landlocked parcel in Moreno Valley adjacent to one of
EMWD’s facilities and provided an updated appraisal of
residential subdivision land subject to partial acquisition for a water line easement for the Dunlap Drive Project, which was originally appraised in 2020. SD Group previously
provided two appraisals, rural residential land subject to full acquisition and business park land subject to partial
acquisition of a sewer easement and temporary
construction easement for the Sky Canyon Sewer Project.

SD Group provided two appraisals of vacant medium-tohigh density residential acreage properties subject to partial acquisition for sewer and access easements for the Pala Lift Station Project.

Staff Involved: Christie Santolucito, Lance Dore, Mark Demkiw, Matthew Sunderland, and Meredith McDonald
Performance: Services were delivered within budget and on schedule.

Contracted/Invoiced Cost: $100,000
Client Contact Name: Corinne Galloway, SR/WA, R/W-NAC
Phone No.: 951-928-3777 x 4825
Email address: [email protected]
_____________________________________________________________________________________ 367
City of Banning - RFP 26-128 Real Property Appraisal Services – On-Call 25

REFERENCES

REFERENCE PROJECT DESCRIPTION
City of Irvine
Rudy Romo
Senior Project Manger
(949) 724-7303
[email protected]
1 Civic Center Plaza
Irvine, CA
Services/Projects
SD Group has an active contract for appraisal services with the City of Irvine. We are currently working on appraisals for the Jamboree Road and Barranca Parkway Intersection Improvement Project. We have previously completed an appraisal for the Jeffery Road and Walnut Avenue Improvement Project.

Date of Service
2022 to present
Nossaman, LLP
Brad Kuhn
Partner
(949) 477-7651
[email protected]
18101 Von Karman Avenue, Suite 1800
Irvine, CA
Services/Projects
Existing SD group client since 2018, former HDR client 2011-2016, and professional associate for over 10 years – SD Group has provided appraisals and appraisal reviews for Nossaman for various projects, including 21 appraisals for LS Power’s electrical transmission project (currently), appraisal reviews for LAWA’S LAX Landside Access Modernization Program and a litigation appraisal for SBCTA’s Redlands Passenger Rail Projects. Christie provided 59 appraisal reviews for Mr. Kuhn for SANDAG’s Inland Rail Trail Project while she was employed at HDR. The reviews were completed on an extremely rushed schedule and completed on time and within budget.

Date of Service
2018 to present
Riverside County Flood Control and Water
Conservation District
Jack Peabody
Senior Real Property Agent
(951) 955-4211
[email protected]
1995 Market Street
Riverside, CA
Services/Projects
Palm Springs MDP Line 41, Stage 4 Project; 2 appraisal of mobile home park land and open space land. Wildomar MDP; 3 appraisals of single-family, industrial, and commercial land. Moreno MDP; 1 appraisal of commercial/office land.

An additional appraisal was completed for a private property owner impacting District property (the owner was referred to SD Group by Ruben Duran, former Supervising Real Property Agent for the District).

Date of Service
2019 to present
County of San Bernardino, Real Estate
Services Department
Brenda Fusco, MAI, R/W-AC
Real Property Agent III
(909) 361-8976
[email protected]
385 North Arrowhead Avenue
San Bernardino, CA
Services/Projects
40th Street ADA Project; we provided 24 appraisals of commercial and residential properties subject to partial acquisition. I-10 Cedar Avenue Interchange Improvement project; we provided 30 appraisals of residential and commercial land subject to partial acquisition of fee and permanent and temporary easements. We’ve also appraised a school property and fire station for disposition purposes.

Date of Service
2017 to present
GFT/TranSystems
(formerly OPC)
Victoria Cook
Senior Program Manager
(951) 683-2353
[email protected]
5000 Airport Plaza Drive, Suite 250
Long Beach, CA
Services/Projects
We are currently appraising 60 parcels for primarily partial acquisitions for the County of Riverside’s Temescal Canyon Road Widening Project. SBCTA I-10 Project, we provided 50 appraisals of single-family and multi-family residential properties subject to partial acquisition for this fat paced design- build project. Acquisition types included partial fee acquisitions, subsurface anchor wall easements, subsurface drainage easements, underground and overhead public utility easements and TCE’s. We’ve also appraised property for the City of San Jacinto’s Esplanade widening project and City of Palmdale’s Avenue S-8 & 40th Street East Roundabout project.

Date of Service
2018 to present
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SD GROUP PRICE PROPOSAL

FEE SCHEDULE AND HOURLY RATES
Appraisals and appraisal reviews are typically bid on a lump sum per subject property or larger parcel basis. Our fee depends on the type of property being appraised, complexity of the appraisal problem, the availability of market data, as well as economies of scale achieved when appraising or reviewing appraisals of multiple similar properties. Other types of appraisal/consulting services are billed on an hourly rate basis. SD Group’s fee schedule is outlined below. This is not an allinclusive schedule, as each property and project is unique and varies in the level of complexity.

Real Estate Appraisal Fees:
• Single Family Residences – $1,000 to $2,500+ per property • Traditional Commercial – $3,000 to $10,000+ per property • Agricultural Land – $3,000 to $10,000+ per property
• Special Use Property – $5,000 to $20,000+ per property • Eminent Domain – $3,000+ for uncomplicated partial acquisitions of land only, $7,000+ for complete before and after appraisals with thorough damages analysis Real Estate Appraisal Review Fees:
• Single Family Residences – $800 to $1,200+ per appraisal review • Traditional Commercial – $800 to $1,800+ per appraisal review • Agricultural Land – $1,000 to $2,500+ per appraisal review • Special Use Property – $1,500 to $5,000+ per appraisal review • Eminent Domain – $1,400+ for appraisal reviews of uncomplicated partial acquisitions of land only, $2,500+ for review of complete before and after appraisals with thorough damages analysis
Hourly Rates:
• Christine S. Santolucito, R/W-AC (Principal) – $350 per hour for valuation and consultation • Lance W. Doré, MAI, FRICS (Principal) – $500 per hour for valuation and consultation • Christine S. Santolucito, R/W-AC (Principal) – $450 per hour for litigation support / depositions / court appearances
• Lance W. Doré, MAI, FRICS (Principal) – $600 per hour for litigation support / depositions / court appearances
• Senior Appraiser – $200 per hour for valuation and consultation • Staff Appraiser - $150 per hour for valuation and consultation • Trainee Appraiser - $120 per hour for valuation and consultation • Administrative/Research – $80-100 per hour for valuation support Out-of-Pocket Expenses:

In addition to the professional hourly rates set forth above, Client shall reimburse for any of the following out-of-pocket expenses incurred in connection with any consulting assignment:
travel expenses including, but not limited to, transportation, lodging, meals and incidental expenses; overnight or courier delivery charges; and copies of original documents submitted to Client. These reimbursable expenses are only for hourly consulting assignments, not for appraisals billed on a lump sum basis.
• Travel Expenses At Cost
• Messenger Services At Cost
• Mileage Reimbursement At Rate Allowed by IRS
• Overnight or Express Mail At Cost
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1 AGREEMENT FOR PROFESSIONAL SERVICES (C01289)

BY INDEPENDENT CONTRACTOR

THIS AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR (“Agreement”) is made and effective as of the ____________ by and between the CITY OF BANNING, a California municipal corporation (“City”) whose address is 99 East Ramsey Street, Banning, California 92220, and SANTOLUCITO DORE GROUP, INC., a California Corporation whose address is 23140 Pretty Doe Drive, Canyon Lake, California 92587 (“Contractor”). City and Contractor are sometimes hereinafter individually referred to as “party” and hereinafter collectively referred to as the “parties.”

RECITALS
This Agreement is entered into on the basis of the following facts, understandings and intentions of the parties to this Agreement:

A. City desires to engage Contractor to provide the following services: On-Call Real Property Appraisal Services; and
B. Contractor has made a proposal (“Proposal”) to the City to provide such professional services, which Proposal is attached hereto as Exhibit “A” and incorporated herein by this reference; and
C. Contractor agrees to provide such services pursuant to, and in accordance with, the terms and conditions of this Agreement, and represents and warrants to City that Contractor possesses the necessary skills, licenses, certifications, qualifications, personnel and equipment to provide such services.

AGREEMENT
NOW, THEREFORE, in consideration of the foregoing Recitals and mutual covenants contained herein, City and Contractor agree as follows:

1. Term of Agreement. This Agreement is effective as of the date first above written and shall continue until terminated as provided for herein. Notwithstanding anything in this Agreement to the contrary, this Agreement shall automatically terminate after one (1) year unless extended for up to four (4) additional one (1) year terms upon approval of the City Council of the City.
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2 2. Services to be Performed. Contractor agrees to provide the services (“Services”) as follows: On-Call Real Property Appraisal Services in accordance with Exhibit “A”. All Services shall be performed in the manner and according to the timeframe set forth in the Proposal.

Contractor designates Christine S. Santolucito as Contractor’s Representative responsible for overseeing the Services provided by Contractor (“Contractor’s Representative”). City designates the City Manager, or his or her designee, to act as the Project Manager (“Project Manager”) in connection with the delivery of Services under this Agreement. Contractor shall supply, at its sole expense, all equipment, tools, materials, and supplies necessary to perform Services. In the event that the Proposal contains terms that are in addition to or in conflict with this Agreement, other than the price for Services, such terms shall not be valid and shall be of no force or effect.

Contractor shall ensure that all subcontractors comply with the requirements of this Agreement, including, but not limited to, insurance, indemnification, and licensing requirements.

4. Compensation.

4.01 Contractor shall be paid at the rates set forth in the Proposal and shall not increase any rate without the prior written consent of the City. Notwithstanding anything in this Agreement to the contrary, total fees and charges paid by City to Contractor under this Agreement shall not exceed the amount of Thirty Thousand Dollars and Zero Cents ($30,000.00) and the total aggregate compensation for all three consultants (CBRE, Inc., Santolucito Dore Group, Inc., and Epic Land Solutions, Inc.) will not exceed $50,000 during the initial one-year term of the agreements.

4.02 Contractor shall not be compensated for any Services rendered nor reimbursed for any expenses incurred in excess of those authorized unless approved in advance by the City, in writing.

4.03 Contractor shall submit to City, on or before the fifteenth (15th) of each month, itemized invoices for the Services rendered in the previous month. The City shall not be obligated to pay any invoice that is submitted more than sixty (60) days after the due date of such invoice. City shall have the right to review and audit all invoices prior to or after payment to Contractor. This review and audit may include, but not be limited to City’s:
a. Determination that any hourly fee charged is consistent with this Agreement's approved hourly rate schedule;
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3 b. Verification that the hours billed, when multiplied by the approved hourly rates, result in the correct total;
c. Determination that each item charged is the usual, customary, and reasonable charge for the particular item. If City determines an item charged is greater than usual, customary, or reasonable, or is duplicative, ambiguous, excessive, or inappropriate, City shall either return the bill to Contractor with a request for explanation or adjust the payment accordingly and give notice to Contractor of the adjustment.

5. Obligations of Contractor.

5.04 Contractor is responsible for paying, when due, all income and other taxes, fees, and withholding, including withholding state and federal taxes, social security, unemployment and worker’s compensation, incurred as a result of the compensation paid under this Agreement. Contractor agrees to indemnify, defend, and hold harmless City for any claims, costs, losses, fees, penalties, interest, or damages suffered by City resulting from Contractor’s failure to comply with this provision.
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4 5.05 In the event Contractor is required to prepare plans, drawings, specifications and/or estimates, the same shall be furnished in conformance with local, state and federal laws, rules and regulations.

In the event City is required to obtain an approval or permit from another governmental entity, Contractor shall provide all necessary supporting documents to be filed with such entity.

Contractor warrants all Services under the Agreement to be of good quality and free from any defective or faulty material and workmanship. Contractor agrees that for a period of one year (or the period of time specified elsewhere in the Agreement or in any guarantee or warranty provided by any manufacturer or supplier of equipment or materials incorporated into the Services, whichever is later) after the date of final acceptance, Contractor shall within ten (10) days after being notified in writing by the City of any defect in the Services or non-conformance of the Services to the Agreement, commence and prosecute with due diligence all Services necessary to fulfill the terms of the warranty at Contractor’s sole cost and expense. Contractor shall act sooner as requested by the City in response to an emergency. In addition, Contractor shall, at its sole cost and expense, repair and replace any portions of the Services (or work of other contractors) damaged by Contractor’s defective Services or which becomes damaged in the course of repairing or replacing defective Services. For any Services so corrected, Contractor’s obligation hereunder to correct defective Services shall be reinstated for an additional one-year period, commencing with the date of acceptance of such corrected Services. All costs associated with such corrective actions and testing, including the removal, replacement, and reinstitution of equipment and materials necessary to gain access, shall be the sole responsibility of Contractor.

Payment to Contractor for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Contractor.

5.13 Time is of the essence in the performance of this Agreement.

Therefore, throughout the duration of this Agreement, Contractor hereby covenants and agrees to maintain insurance in conformance with the requirements set forth below. Attached hereto as 374
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6 Exhibit “B” are copies of Certificates of Insurance and endorsements as required by Section 7.02.

6.01 Commercial general liability insurance in an amount of not less than $1,000,000 per occurrence and $2,000,000 in the aggregate; Contractor agrees to have its insurer endorse the general liability coverage required herein to include as additional insured’s City, its officials, employees and agents. Contractor also agrees to require all contractors and subcontractors to provide the same coverage required under this Section 6.

6.02 Business Auto Coverage in an amount no less than $1 million per accident.

If Contractor or Contractor’s employees will use personal autos in performance of the Services hereunder, Contractor shall provide evidence of personal auto liability coverage for each such person.

6.04 Optional Insurance Coverage. Choose and check one: Required X /Not Required __; Errors and omissions insurance in a minimum amount of $2 million per occurrence to cover any negligent acts or omissions committed by Contractor, its employees and/or agents in the performance of any Services for City.

6.05 Cyber Liability Insurance REQUIRED IF CHECKED HERE ONLY [___] (Technology Professional Liability – Errors and Omissions), with limits not less than $2,000,000 per occurrence or claim, and $2,000,000 aggregate or the full per occurrence limits of the policies available, whichever is greater. Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Contractor in this Agreement and shall include, but not be limited to, claims involving infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, alteration of electronic information, extortion and network security. The policy shall provide coverage for breach 375
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7 response costs as well as regulatory fines and penalties as well as credit monitoring expenses with limits sufficient to respond to these obligations. Contractor will file with City, before beginning professional services, certificates of insurance (Acord Form 25 or equivalent) satisfactory to City evidencing.

6.06 If Claims Made Policies (applies only to professional liability and cyber liability policies):
i. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.
ii. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. iii. If coverage is canceled or non-renewed and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Contractor must purchase “extended reporting” coverage for a minimum of five (5) years after completion of the contract work.

7. General Conditions pertaining to Insurance Coverage.

7.02 Prior to beginning the Services under this Agreement, Contractor shall furnish City with certificates of insurance, endorsements, and upon request, complete copies of all policies, including complete copies of all endorsements. All copies of policies and endorsements shall show the signature of a person authorized by that insurer to bind coverage on its behalf.

7.03 All required policies shall be issued by a highly rated insurer with a minimum A.M. Best rating of “A-VII”. The insurer(s) shall be admitted and licensed to do business in California. The certificates of insurance hereunder shall state that coverage shall not be suspended, voided, canceled by either party, or reduced in coverage or in limits, except after thirty (30) days' prior written notice has been given to CITY.

7.04 Self-insurance does not comply with these insurance specifications.

Contractor acknowledges and agrees that that all insurance coverage required to be provided by 376
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8 Contractor or any subcontractor, shall apply first and on a primary, non-contributing basis in relation to any other insurance, indemnity or self-insurance available to City.

7.05 All coverage types and limits required are subject to approval, modification and additional requirements by City, as the need arises. Contractor shall not make any reductions in scope of coverage (e.g. elimination of contractual liability or reduction of discovery period) that may affect City’s protection without City’s prior written consent.

8. Indemnification.

8.01 Contractor and City agree that City, its employees, agents and officials should, to the extent permitted by law, be fully protected from any loss, injury, damage, claim, lawsuit, cost, expense, attorneys’ fees, litigation costs, defense costs, court costs or any other costs arising out of or in any way related to the performance of this Agreement by Contractor or any subcontractor or agent of either as set forth herein. Accordingly, the provisions of this indemnity are intended by the parties to be interpreted and construed to provide the fullest protection possible under the law to City. Contractor acknowledges that City would not enter into this Agreement in the absence of the commitment of Contractor to defend, indemnify, and protect City as set forth herein.
a. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold harmless City, its employees, agents and officials, from and against any liability, claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, injuries, expenses, damages or costs of any kind, whether actual, alleged or threatened, actual attorneys’ fees incurred by City, court costs, interest, defense costs, including expert witness fees and any other costs or expenses of any kind whatsoever without restriction or limitation incurred in relation to, as a consequence of or arising out of, or in any way attributable actually, allegedly or impliedly, in whole or in part to the performance of this Agreement. 377
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9 Contractor’s obligation to defend, indemnify, and hold harmless shall include any and all claims, suits, and proceedings in which Contractor (and/or Contractor’s agents and/or employees) is alleged to be an employee of City. All obligations under this provision are to be paid by Contractor as they are incurred by City.
b. Without affecting the rights of City under any provision of this Agreement or this Section, Contractor shall not be required to indemnify and hold harmless City as set forth above for liability attributable solely to the fault of City, provided such fault is determined by agreement between the parties or the findings of a court of competent jurisdiction. 8A Indemnification Design Professionals. In the event that Contractor is a design professional under California Civil Code Section 2782.8 this Section 8A shall apply instead of Section 8. To the fullest extent permitted by California law and in accordance with California Civil Code section 2782.8, Contractor shall defend, indemnify, and hold harmless the City, its officers, employees, trustees and members (“Indemnified Parties”) from any and all actions, assessments, counts, citations, claims, costs, damages, demands, judgments, liabilities (legal, administrative or otherwise), losses, notices, expenses, fines, penalties, proceedings, responsibilities, violations, attorney’s and consultants’ fees and causes of action including, but not limited to those for, injury to property or persons, including personal injury and/or death (“Claim(s)”), to the extent that the Claim(s) arises out of, pertains to, or relates to the negligence, recklessness, or willful misconduct of Contractor, its directors, officials, officers, employees and consultants arising out of, connected with, or resulting from the performance of the Services, the Project, or this Agreement. This indemnity excludes liability caused by the negligence or willful misconduct of any of the Indemnified Parties. The cost to indemnify, hold harmless, and defend charged to Contractor shall not exceed Contractor’s proportionate percentage of fault.

9. Additional Services, Changes and Deletions.

10.01. Notwithstanding any other provision of this Agreement, City, at its sole option, may terminate this Agreement with or without cause, or for no cause, at any time by giving twenty (20) days’ written notice to Contractor.

11. Status of Contractor.

12. Ownership of Documents; Audit.

12.01 All draft and final reports, plans, drawings, studies, maps, photographs, specifications, data, notes, manuals, warranties, and all other documents of any kind or nature prepared, developed, or obtained by Contractor in connection with the performance of Services 379
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11 performed for the City shall become the sole property of City, and Contractor shall promptly deliver all such materials to City upon request. At the City’s sole discretion, Contractor may be permitted to retain original documents, and furnish reproductions to City upon request, at no cost to City.

12.02 Subject to applicable federal and state laws, rules and regulations, City shall hold all intellectual property rights to any materials developed pursuant to this Agreement.

13. Miscellaneous Provisions.

13.01 This Agreement, which includes all attached exhibits, supersedes any and all previous agreements, either oral or written, between the parties hereto with respect to the rendering of Services by Contractor for City and contains all of the covenants and agreements between the parties with respect to the rendering of such Services in any manner whatsoever. Any modification of this Agreement will be effective only if it is in writing signed by both parties. 380
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12 13.02 Contractor shall not assign or otherwise transfer any rights or interest in this Agreement without the prior written consent of City. Unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

13.03 Contractor shall timely file FPPC Form 700 Conflict of Interest Statements with City if required by California law and/or the City’s conflict of interest policy.

13.08 Improper Consideration. Contractor shall not offer (either directly or through an intermediary) any improper consideration such as, but not limited to, cash, discounts, services, the provision of travel or entertainment, or any items of value to any officer, employee or agent of the City in an attempt to secure favorable treatment regarding this Agreement or any contract awarded by City. The City, by notice, may immediately terminate this Agreement if it determines that any improper consideration as described in the preceding sentence was offered to any officer, employee or agent of the City with respect to the proposal and award process of this 381
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13 Agreement or any City contract. This prohibition shall apply to any amendment, extension or evaluation process once this Agreement or any City contract has been awarded. Contractor shall immediately report any attempt by any City officer, employee or agent to solicit (either directly or through an intermediary) improper consideration from Contractor.

1. Section 1771 - Requirement to Pay Prevailing Wages

2. Section 1773.1 – Per Diem Wages; Travel and Subsistence Pay.

3. Section 1774 – Payment of Prevailing Wage Rates.

4. Section 1775 - Penalty for Failure to Comply with Prevailing Wage Rates.

5. Section 1776 – Payroll Records and Certified Payroll Reports.

6. Section 1777.5 - Apprenticeship Requirements.

7. Sections 1810 and 1811 - Working Hour Restrictions.

8. Section 1813 - Penalty for Failure to Pay Overtime.

Waiver by any party of any breach of the provisions of this Agreement shall not constitute a waiver of any other provision or a waiver of any subsequent breach or violation of any provision of this Agreement. Acceptance by City of any work or Services by Contractor shall not constitute a waiver of any of the provisions of this Agreement. No delay or omission in the exercise of any right or remedy by a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.

13.17 Both parties agree to use reasonable care and diligence to perform their respective obligations under this Agreement. Both parties agree to act in good faith to execute all instruments, prepare all documents and take all actions as may be reasonably necessary to carry out the purposes of this Agreement. Unless hereafter specified neither party shall be responsible for the service of the other.
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15 13.18 The parties acknowledge and agree that this Agreement may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. The parties expressly adopt and confirm each electronic signature made by a party to this Agreement, regardless of whether delivered in person, by mail, courier, facsimile, email, or in portable document format (PDF), as if the same were manually signed and delivered in person. Each party agrees not to assert that any electronic signature is inadequate to bind such party to the same extent as if signed manually and delivered in person.

13.19 The provisions of this Agreement that by their nature are intended to survive the expiration or termination of this Agreement shall survive such expiration or termination.

To City:

City of Banning
Attn: City Manager
99 East Ramsey Street
Banning, California 92220
Email: [email protected]
To Contractor:

Santolucito Dore Group, Inc.

Attn Christine S. Santolucito
31566 Railroad Canyon Road, Suite 2 PMB 10
Canyon Lake, California 92587
Email: [email protected]
Notices shall be deemed received as follows: (i) on the date of delivery if delivered personally; (ii) one (1) business day after deposit with a nationally recognized overnight courier; (iii) three (3) business days after deposit in the United States mail, postage prepaid; or (iv) on the date transmitted if sent by electronic mail during normal business hours of the receiving party, or on 384
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16 the next business day if sent after normal business hours. Either party may change its address for Notice by providing written Notice of such change to the other party in accordance with this Section.

13.21 This Agreement may be executed in any number of counterparts, each of which when executed and delivered shall be deemed to be an original, and all of which counterparts taken together shall constitute one and the same instrument for all purposes of this Agreement.

13.22 The recitals set forth in the preamble of this Agreement are hereby incorporated into and made a substantive part of this Agreement as if fully set forth herein. [SIGNATURES ON FOLLOWING PAGE]
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17 IN WITNESS WHEREOF, the parties hereby have made and executed this Agreement to be effective as of the day and year first above written.

CITY: CONTRACTOR:

CITY OF BANNING SANTOLUCITO DORE GROUP, INC
By:_______________________ By:_______________________
Elizabeth Gibbs, City Manager Print
Name: ____________________
Date: ______________________
Date: _____________________
ATTEST:

By: ______________________
Sandra Calderon, Deputy City Clerk
Date: __________________
APPROVED AS TO FORM:

By: ______________________
John O. Pinkney, City Attorney
Date: __________________
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18 EXHIBIT “A”

PROPOSAL
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19 388
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20 389
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21 390
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22 391
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23 392
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24 393
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25 394
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26 EXHIBIT “B”

CERTIFICATES OF INSURANCE
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1 AGREEMENT FOR PROFESSIONAL SERVICES (C01288)

BY INDEPENDENT CONTRACTOR

THIS AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR (“Agreement”) is made and effective as of the ____________ by and between the CITY OF BANNING, a California municipal corporation (“City”) whose address is 99 East Ramsey Street, Banning, California 92220, and EPIC LAND SOLUTIONS, INC., a California Corporation whose address is 1181 California Avenue, Suite 270, Corona, California 92881 (“Contractor”).

City and Contractor are sometimes hereinafter individually referred to as “party” and hereinafter collectively referred to as the “parties.”

RECITALS
This Agreement is entered into on the basis of the following facts, understandings and intentions of the parties to this Agreement:

AGREEMENT
NOW, THEREFORE, in consideration of the foregoing Recitals and mutual covenants contained herein, City and Contractor agree as follows:

1. Term of Agreement. This Agreement is effective as of the date first above written and shall continue until terminated as provided for herein. Notwithstanding anything in this Agreement to the contrary, this Agreement shall automatically terminate after one (1) year unless extended for up to four (4) additional one (1) year terms upon approval of the City Council of the City.
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2 2. Services to be Performed. Contractor agrees to provide the services (“Services”) as follows: On-Call Real Property Appraisal Services in accordance with Exhibit “A”. All Services shall be performed in the manner and according to the timeframe set forth in the Proposal.

Contractor designates Kent Carpenter as Contractor’s Representative responsible for overseeing the Services provided by Contractor (“Contractor’s Representative”). City designates the City Manager, or his or her designee, to act as the Project Manager (“Project Manager”) in connection with the delivery of Services under this Agreement. Contractor shall supply, at its sole expense, all equipment, tools, materials, and supplies necessary to perform Services. In the event that the Proposal contains terms that are in addition to or in conflict with this Agreement, other than the price for Services, such terms shall not be valid and shall be of no force or effect.

Contractor shall ensure that all subcontractors comply with the requirements of this Agreement, including, but not limited to, insurance, indemnification, and licensing requirements.

4. Compensation.

4.02 Contractor shall not be compensated for any Services rendered nor reimbursed for any expenses incurred in excess of those authorized unless approved in advance by the City, in writing.

4.03 Contractor shall submit to City, on or before the fifteenth (15th) of each month, itemized invoices for the Services rendered in the previous month. The City shall not be obligated to pay any invoice that is submitted more than sixty (60) days after the due date of such invoice. City shall have the right to review and audit all invoices prior to or after payment to Contractor. This review and audit may include, but not be limited to City’s:
a. Determination that any hourly fee charged is consistent with this Agreement's approved hourly rate schedule;
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3 b. Verification that the hours billed, when multiplied by the approved hourly rates, result in the correct total;
c. Determination that each item charged is the usual, customary, and reasonable charge for the particular item. If City determines an item charged is greater than usual, customary, or reasonable, or is duplicative, ambiguous, excessive, or inappropriate, City shall either return the bill to Contractor with a request for explanation or adjust the payment accordingly and give notice to Contractor of the adjustment.

5. Obligations of Contractor.

5.04 Contractor is responsible for paying, when due, all income and other taxes, fees, and withholding, including withholding state and federal taxes, social security, unemployment and worker’s compensation, incurred as a result of the compensation paid under this Agreement. Contractor agrees to indemnify, defend, and hold harmless City for any claims, costs, losses, fees, penalties, interest, or damages suffered by City resulting from Contractor’s failure to comply with this provision.
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4 5.05 In the event Contractor is required to prepare plans, drawings, specifications and/or estimates, the same shall be furnished in conformance with local, state and federal laws, rules and regulations.

In the event City is required to obtain an approval or permit from another governmental entity, Contractor shall provide all necessary supporting documents to be filed with such entity.

Payment to Contractor for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Contractor.

5.13 Time is of the essence in the performance of this Agreement.

Therefore, throughout the duration of this Agreement, Contractor hereby covenants and agrees to maintain insurance in conformance with the requirements set forth below. Attached hereto as 400
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6 Exhibit “B” are copies of Certificates of Insurance and endorsements as required by Section 7.02.

6.02 Business Auto Coverage in an amount no less than $1 million per accident.

If Contractor or Contractor’s employees will use personal autos in performance of the Services hereunder, Contractor shall provide evidence of personal auto liability coverage for each such person.

6.05 Cyber Liability Insurance REQUIRED IF CHECKED HERE ONLY [___] (Technology Professional Liability – Errors and Omissions), with limits not less than $2,000,000 per occurrence or claim, and $2,000,000 aggregate or the full per occurrence limits of the policies available, whichever is greater. Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Contractor in this Agreement and shall include, but not be limited to, claims involving infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, alteration of electronic information, extortion and network security. The policy shall provide coverage for breach 401
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7 response costs as well as regulatory fines and penalties as well as credit monitoring expenses with limits sufficient to respond to these obligations. Contractor will file with City, before beginning professional services, certificates of insurance (Acord Form 25 or equivalent) satisfactory to City evidencing.

7. General Conditions pertaining to Insurance Coverage.

7.04 Self-insurance does not comply with these insurance specifications.

Contractor acknowledges and agrees that that all insurance coverage required to be provided by 402
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8 Contractor or any subcontractor, shall apply first and on a primary, non-contributing basis in relation to any other insurance, indemnity or self-insurance available to City.

8. Indemnification.

8.01 Contractor and City agree that City, its employees, agents and officials should, to the extent permitted by law, be fully protected from any loss, injury, damage, claim, lawsuit, cost, expense, attorneys’ fees, litigation costs, defense costs, court costs or any other costs arising out of or in any way related to the performance of this Agreement by Contractor or any subcontractor or agent of either as set forth herein. Accordingly, the provisions of this indemnity are intended by the parties to be interpreted and construed to provide the fullest protection possible under the law to City. Contractor acknowledges that City would not enter into this Agreement in the absence of the commitment of Contractor to defend, indemnify, and protect City as set forth herein.
a. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold harmless City, its employees, agents and officials, from and against any liability, claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, injuries, expenses, damages or costs of any kind, whether actual, alleged or threatened, actual attorneys’ fees incurred by City, court costs, interest, defense costs, including expert witness fees and any other costs or expenses of any kind whatsoever without restriction or limitation incurred in relation to, as a consequence of or arising out of, or in any way attributable actually, allegedly or impliedly, in whole or in part to the performance of this Agreement. 403
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9 Contractor’s obligation to defend, indemnify, and hold harmless shall include any and all claims, suits, and proceedings in which Contractor (and/or Contractor’s agents and/or employees) is alleged to be an employee of City. All obligations under this provision are to be paid by Contractor as they are incurred by City.
b. Without affecting the rights of City under any provision of this Agreement or this Section, Contractor shall not be required to indemnify and hold harmless City as set forth above for liability attributable solely to the fault of City, provided such fault is determined by agreement between the parties or the findings of a court of competent jurisdiction. 8A Indemnification Design Professionals. In the event that Contractor is a design professional under California Civil Code Section 2782.8 this Section 8A shall apply instead of Section 8. To the fullest extent permitted by California law and in accordance with California Civil Code section 2782.8, Contractor shall defend, indemnify, and hold harmless the City, its officers, employees, trustees and members (“Indemnified Parties”) from any and all actions, assessments, counts, citations, claims, costs, damages, demands, judgments, liabilities (legal, administrative or otherwise), losses, notices, expenses, fines, penalties, proceedings, responsibilities, violations, attorney’s and consultants’ fees and causes of action including, but not limited to those for, injury to property or persons, including personal injury and/or death (“Claim(s)”), to the extent that the Claim(s) arises out of, pertains to, or relates to the negligence, recklessness, or willful misconduct of Contractor, its directors, officials, officers, employees and consultants arising out of, connected with, or resulting from the performance of the Services, the Project, or this Agreement. This indemnity excludes liability caused by the negligence or willful misconduct of any of the Indemnified Parties. The cost to indemnify, hold harmless, and defend charged to Contractor shall not exceed Contractor’s proportionate percentage of fault.

9. Additional Services, Changes and Deletions.

11. Status of Contractor.

12. Ownership of Documents; Audit.

12.01 All draft and final reports, plans, drawings, studies, maps, photographs, specifications, data, notes, manuals, warranties, and all other documents of any kind or nature prepared, developed, or obtained by Contractor in connection with the performance of Services 405
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11 performed for the City shall become the sole property of City, and Contractor shall promptly deliver all such materials to City upon request. At the City’s sole discretion, Contractor may be permitted to retain original documents, and furnish reproductions to City upon request, at no cost to City.

12.02 Subject to applicable federal and state laws, rules and regulations, City shall hold all intellectual property rights to any materials developed pursuant to this Agreement.

13. Miscellaneous Provisions.

13.01 This Agreement, which includes all attached exhibits, supersedes any and all previous agreements, either oral or written, between the parties hereto with respect to the rendering of Services by Contractor for City and contains all of the covenants and agreements between the parties with respect to the rendering of such Services in any manner whatsoever. Any modification of this Agreement will be effective only if it is in writing signed by both parties. 406
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12 13.02 Contractor shall not assign or otherwise transfer any rights or interest in this Agreement without the prior written consent of City. Unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

13.03 Contractor shall timely file FPPC Form 700 Conflict of Interest Statements with City if required by California law and/or the City’s conflict of interest policy.

13.08 Improper Consideration. Contractor shall not offer (either directly or through an intermediary) any improper consideration such as, but not limited to, cash, discounts, services, the provision of travel or entertainment, or any items of value to any officer, employee or agent of the City in an attempt to secure favorable treatment regarding this Agreement or any contract awarded by City. The City, by notice, may immediately terminate this Agreement if it determines that any improper consideration as described in the preceding sentence was offered to any officer, employee or agent of the City with respect to the proposal and award process of this 407
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13 Agreement or any City contract. This prohibition shall apply to any amendment, extension or evaluation process once this Agreement or any City contract has been awarded. Contractor shall immediately report any attempt by any City officer, employee or agent to solicit (either directly or through an intermediary) improper consideration from Contractor.

1. Section 1771 - Requirement to Pay Prevailing Wages

2. Section 1773.1 – Per Diem Wages; Travel and Subsistence Pay.

3. Section 1774 – Payment of Prevailing Wage Rates.

4. Section 1775 - Penalty for Failure to Comply with Prevailing Wage Rates.

5. Section 1776 – Payroll Records and Certified Payroll Reports.

6. Section 1777.5 - Apprenticeship Requirements.

7. Sections 1810 and 1811 - Working Hour Restrictions.

8. Section 1813 - Penalty for Failure to Pay Overtime.

13.17 Both parties agree to use reasonable care and diligence to perform their respective obligations under this Agreement. Both parties agree to act in good faith to execute all instruments, prepare all documents and take all actions as may be reasonably necessary to carry out the purposes of this Agreement. Unless hereafter specified neither party shall be responsible for the service of the other.
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15 13.18 The parties acknowledge and agree that this Agreement may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. The parties expressly adopt and confirm each electronic signature made by a party to this Agreement, regardless of whether delivered in person, by mail, courier, facsimile, email, or in portable document format (PDF), as if the same were manually signed and delivered in person. Each party agrees not to assert that any electronic signature is inadequate to bind such party to the same extent as if signed manually and delivered in person.

13.19 The provisions of this Agreement that by their nature are intended to survive the expiration or termination of this Agreement shall survive such expiration or termination.

To City:

City of Banning
Attn: City Manager
99 East Ramsey Street
Banning, California 92220
Email: [email protected]
To Contractor:

Epic Land Solutions, Inc.

Attn Kari Anvick
1181 California Ave, Suite 270
Corona, California 92881
Email: [email protected]; [email protected]
Notices shall be deemed received as follows: (i) on the date of delivery if delivered personally; (ii) one (1) business day after deposit with a nationally recognized overnight courier; (iii) three (3) business days after deposit in the United States mail, postage prepaid; or (iv) on the date 410
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16 transmitted if sent by electronic mail during normal business hours of the receiving party, or on the next business day if sent after normal business hours. Either party may change its address for Notice by providing written Notice of such change to the other party in accordance with this Section.

13.22 The recitals set forth in the preamble of this Agreement are hereby incorporated into and made a substantive part of this Agreement as if fully set forth herein. [SIGNATURES ON FOLLOWING PAGE]
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17 IN WITNESS WHEREOF, the parties hereby have made and executed this Agreement to be effective as of the day and year first above written.

CITY: CONTRACTOR:

CITY OF BANNING EPIC LAND SULTUIONS, INC
By:_______________________ By:_______________________
Elizabeth Gibbs, City Manager Print
Name: ____________________
Date: ______________________
Date: _____________________
ATTEST:

By: ______________________
Sandra Calderon, Deputy City Clerk
Date: __________________
APPROVED AS TO FORM:

By: ______________________
John O. Pinkney, City Attorney
Date: __________________
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18 EXHIBIT “A”

PROPOSAL
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19 414
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20 415
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21 416
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22 417
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23 418
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24 419
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25 EXHIBIT “B”

CERTIFICATES OF INSURANCE
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1 AGREEMENT FOR PROFESSIONAL SERVICES (C01290)

BY INDEPENDENT CONTRACTOR

THIS AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR (“Agreement”) is made and effective as of the ____________ by and between the CITY OF BANNING, a California municipal corporation (“City”) whose address is 99 East Ramsey Street, Banning, California 92220, and CBRE, INC., a Delaware Corporation whose address is _2121 North Pearl Street, Suite 300, Dallas, Texas 75201 (“Contractor”). City and Contractor are sometimes hereinafter individually referred to as “party” and hereinafter collectively referred to as the “parties.”

RECITALS
This Agreement is entered into on the basis of the following facts, understandings and intentions of the parties to this Agreement:

AGREEMENT
NOW, THEREFORE, in consideration of the foregoing Recitals and mutual covenants contained herein, City and Contractor agree as follows:

1. Term of Agreement. This Agreement is effective as of the date first above written and shall continue until terminated as provided for herein. Notwithstanding anything in this Agreement to the contrary, this Agreement shall automatically terminate after one (1) year unless extended for up to four (4) additional one (1) year terms upon approval of the City Council of the City.
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2 2. Services to be Performed. Contractor agrees to provide the services (“Services”) as follows: On-Call Real Property Appraisal Services in accordance with Exhibit “A”. All Services shall be performed in the manner and according to the timeframe set forth in the Proposal.

Contractor designates Michael R. Rowland as Contractor’s Representative responsible for overseeing the Services provided by Contractor (“Contractor’s Representative”). City designates the City Manager, or his or her designee, to act as the Project Manager (“Project Manager”) in connection with the delivery of Services under this Agreement. Contractor shall supply, at its sole expense, all equipment, tools, materials, and supplies necessary to perform Services. In the event that the Proposal contains terms that are in addition to or in conflict with this Agreement, other than the price for Services, such terms shall not be valid and shall be of no force or effect.

Contractor shall ensure that all subcontractors comply with the requirements of this Agreement, including, but not limited to, insurance, indemnification, and licensing requirements.

4. Compensation.

4.02 Contractor shall not be compensated for any Services rendered nor reimbursed for any expenses incurred in excess of those authorized unless approved in advance by the City, in writing.

4.03 Contractor shall submit to City, on or before the fifteenth (15th) of each month, itemized invoices for the Services rendered in the previous month. The City shall not be obligated to pay any invoice that is submitted more than sixty (60) days after the due date of such invoice. City shall have the right to review and audit all invoices prior to or after payment to Contractor. This review and audit may include, but not be limited to City’s:
a. Determination that any hourly fee charged is consistent with this Agreement's approved hourly rate schedule;
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3 b. Verification that the hours billed, when multiplied by the approved hourly rates, result in the correct total;
c. Determination that each item charged is the usual, customary, and reasonable charge for the particular item. If City determines an item charged is greater than usual, customary, or reasonable, or is duplicative, ambiguous, excessive, or inappropriate, City shall either return the bill to Contractor with a request for explanation or adjust the payment accordingly and give notice to Contractor of the adjustment.

5. Obligations of Contractor.

5.04 Contractor is responsible for paying, when due, all income and other taxes, fees, and withholding, including withholding state and federal taxes, social security, unemployment and worker’s compensation, incurred as a result of the compensation paid under this Agreement. Contractor agrees to indemnify, defend, and hold harmless City for any claims, costs, losses, fees, penalties, interest, or damages suffered by City resulting from Contractor’s failure to comply with this provision.
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4 5.05 In the event Contractor is required to prepare plans, drawings, specifications and/or estimates, the same shall be furnished in conformance with local, state and federal laws, rules and regulations.

In the event City is required to obtain an approval or permit from another governmental entity, Contractor shall provide all necessary supporting documents to be filed with such entity.

Payment to Contractor for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Contractor.

5.13 Time is of the essence in the performance of this Agreement.

Therefore, throughout the duration of this Agreement, Contractor hereby covenants and agrees to maintain insurance in conformance with the requirements set forth below. Attached hereto as 425
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6 Exhibit “B” are copies of Certificates of Insurance and endorsements as required by Section 7.02.

6.01 Commercial general liability insurance in an amount of $2,000,000 per occurrence and $4,000,000 in the aggregate; Contractor agrees to have its insurer endorse the general liability coverage required herein to include as additional insured’s City, its officials, employees and agents. Contractor also agrees to require all contractors and subcontractors to provide the same coverage required under this Section 6.

6.02 Business Auto Coverage in an amount of $1 million per accident. If Contractor or Contractor’s employees will use personal autos in performance of the Services hereunder, Contractor shall provide evidence of personal auto liability coverage for each such person.

6.04 Optional Insurance Coverage. Choose and check one: Required __ /Not Required X; Errors and omissions insurance in an amount of $2 million per occurrence/$2 million annual aggregate to cover any negligent acts or omissions committed by Contractor, its employees and/or agents in the performance of any Services for City.

6.05 Cyber Liability Insurance REQUIRED IF CHECKED HERE ONLY [X] (Technology Professional Liability – Errors and Omissions), with limits of $2,000,000 per occurrence or claim, and $2,000,000 aggregate Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Contractor in this Agreement and shall include, but not be limited to, claims involving infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, alteration of electronic information, extortion and network security. The policy shall provide coverage for breach response costs as well as regulatory fines and penalties as well as credit monitoring 426
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7 expenses with limits sufficient to respond to these obligations. Contractor will file with City, before beginning professional services, certificates of insurance (Acord Form 25 or equivalent) satisfactory to City evidencing the vendor’s agreement to evidence up to $10 million in limits.

7. General Conditions pertaining to Insurance Coverage.

7.03 All required policies shall be issued by a highly rated insurer with a minimum A.M. Best rating of “A-:VII”. The insurer(s) shall be admitted and licensed to do business in California. The certificates of insurance hereunder shall state that should any described policies be cancelled before the expiration date thereof, notice will be delivered in accordance with the insurance policy provisions. Contractor shall provide no less than thirty (30) days prior written notice to the City in the event any of the coverages herein are suspended, voided, canceled or limits reduced. Upon the expiration, suspension, voiding, cancellation, nonrenewal, or reduction in limits of any required policy, Contractor shall obtain and maintain replacement insurance providing 427
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8 coverage and limits equivalent to or greater than those required herein, effective no later than the date of such event, so that no lapse or gap in required insurance coverage occurs.

7.04 Self-insurance does not comply with these insurance specifications.

7.07 The coverage shall contain no special limitations on the scope of protection afforded to City, its directors, officers, employees, or authorized volunteers.

8. Indemnification.

Contractor acknowledges that City would not enter into this Agreement in the absence of the commitment of Contractor to defend, indemnify, and protect City as set forth herein. a. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold harmless City, its employees, agents and officials, from and against any liability, claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, injuries, expenses, damages or costs of any kind, whether actual, alleged or threatened, actual attorneys’ fees incurred by City, court costs, interest, defense costs, including expert witness fees and any other costs or expenses of any kind whatsoever without restriction or 428
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9 limitation incurred in relation to, as a consequence of or arising out of, or in any way attributable actually, allegedly or impliedly, in whole or in part to the performance of this Agreement to the extent such claims arise from Contractor’s entry on to the subject property and result from, or are attributable to, Contractor’s negligence or wrongful misconduct. Contractor’s obligation to defend, indemnify, and hold harmless shall include any and all claims, suits, and proceedings in which Contractor (and/or Contractor’s agents and/or employees) is alleged to be an employee of City. All obligations under this provision are to be paid by Contractor as they are incurred by City. b. Without affecting the rights of City under any provision of this Agreement or this Section, Contractor shall not be required to indemnify and hold harmless City as set forth above for liability attributable solely to the fault of City, provided such fault is determined by agreement between the parties or the findings of a court of competent jurisdiction. 8A Indemnification Design Professionals. In the event that Contractor is a design professional under California Civil Code Section 2782.8 this Section 8A shall apply instead of Section 8. To the fullest extent permitted by California law and in accordance with California Civil Code section 2782.8, Contractor shall defend, indemnify, and hold harmless the City, its officers, employees, trustees and members (“Indemnified Parties”) from any and all actions, assessments, counts, citations, claims, costs, damages, demands, judgments, liabilities (legal, administrative or otherwise), losses, notices, expenses, fines, penalties, proceedings, responsibilities, violations, attorney’s and consultants’ fees and causes of action including, but not limited to those for, injury to property or persons, including personal injury and/or death (“Claim(s)”), to the extent that the Claim(s) arises out of, pertains to, or relates to the negligence, recklessness, or willful misconduct of Contractor, its directors, officials, officers, employees and consultants arising out of, connected with, or resulting from the performance of the Services, the Project, or this Agreement. This indemnity excludes liability caused by the negligence or willful misconduct of any of the Indemnified Parties. The cost to indemnify, hold harmless, and defend charged to Contractor shall not exceed Contractor’s proportionate percentage of fault.

9. Additional Services, Changes and Deletions.

9.02 Contractor shall promptly advise the City Manager and Finance Director of City as soon as reasonably practicable upon gaining knowledge of a condition, event or accumulation of events which may affect the scope and/or cost of Services. All proposed changes, 429
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10 modifications, deletions and/or requests for additional services shall be reduced to writing for review and approval by the City and/or City Council.

10. Termination of Agreement.

11. Status of Contractor.

12. Ownership of Documents; Audit.
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11 12.01 All draft and final reports, plans, drawings, studies, maps, photographs, specifications, data, notes, manuals, warranties, and all other documents of any kind or nature prepared, developed, or obtained by Contractor in connection with the performance of Services performed for the City shall become the sole property of City, and Contractor shall promptly deliver all such materials to City upon request. At the City’s sole discretion, Contractor may be permitted to retain original documents, and furnish reproductions to City upon request, at no cost to City.

12.02 Subject to applicable federal and state laws, rules and regulations, City shall hold all intellectual property rights to any materials developed pursuant to this Agreement.

13. Miscellaneous Provisions.

13.02 Contractor shall not assign or otherwise transfer any rights or interest in this Agreement without the prior written consent of City. Unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

13.03 Contractor shall timely file FPPC Form 700 Conflict of Interest Statements with City if required by California law and/or the City’s conflict of interest policy.

13.08 Improper Consideration. Contractor shall not offer (either directly or through an intermediary) any improper consideration such as, but not limited to, cash, discounts, services, the provision of travel or entertainment, or any items of value to any officer, employee or agent of the City in an attempt to secure favorable treatment regarding this Agreement or any 432
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13 contract awarded by City. The City, by notice, may immediately terminate this Agreement if it determines that any improper consideration as described in the preceding sentence was offered to any officer, employee or agent of the City with respect to the proposal and award process of this Agreement or any City contract. This prohibition shall apply to any amendment, extension or evaluation process once this Agreement or any City contract has been awarded. Contractor shall immediately report any attempt by any City officer, employee or agent to solicit (either directly or through an intermediary) improper consideration from Contractor.

1. Section 1771 - Requirement to Pay Prevailing Wages

2. Section 1773.1 – Per Diem Wages; Travel and Subsistence Pay.

3. Section 1774 – Payment of Prevailing Wage Rates.

4. Section 1775 - Penalty for Failure to Comply with Prevailing Wage Rates.

5. Section 1776 – Payroll Records and Certified Payroll Reports.

6. Section 1777.5 - Apprenticeship Requirements.

7. Sections 1810 and 1811 - Working Hour Restrictions.

8. Section 1813 - Penalty for Failure to Pay Overtime.

13.11 Covenant Against Discrimination. Contractor covenants that, by and for itself, its heirs, executors, assigns and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, marital status, national origin, or ancestry in the performance of this Agreement. Contractor shall take affirmative action to ensure that employees are treated during 433
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14 employment without regard to their race, color, creed, religion, sex, marital status, national origin or ancestry.

13.12 Waiver. Waiver by any party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant.

13.18 The parties acknowledge and agree that this Agreement may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. The parties expressly adopt and confirm each electronic signature made by a party to this Agreement, regardless of whether delivered in person, by mail, courier, facsimile, email, or in portable document format (PDF), as if the same were manually signed and delivered in person. Each party agrees not to assert that any electronic signature is inadequate to bind such party to the same extent as if signed manually and delivered in person.

13.19 The provisions of this Agreement that by their nature are intended to survive the expiration or termination of this Agreement shall survive such expiration or termination.

To City:

City of Banning
Attn: City Manager
99 East Ramsey Street
Banning, California 92220
Email: [email protected]
To Contractor:

CBRE, Inc.

Attn: Nicole B. Galvez
5921 Owensmouth Avenue
Woodland Hills, California 91367
[email protected]
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16 Notices shall be deemed received as follows: (i) on the date of delivery if delivered personally; (ii) one (1) business day after deposit with a nationally recognized overnight courier; (iii) three (3) business days after deposit in the United States mail, postage prepaid; or (iv) on the date transmitted if sent by electronic mail during normal business hours of the receiving party, or on the next business day if sent after normal business hours. Either party may change its address for Notice by providing written Notice of such change to the other party in accordance with this Section.

13.22 The recitals set forth in the preamble of this Agreement are hereby incorporated into and made a substantive part of this Agreement as if fully set forth herein. [SIGNATURES ON FOLLOWING PAGE]
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17 IN WITNESS WHEREOF, the parties hereby have made and executed this Agreement to be effective as of the day and year first above written.

CITY: CONTRACTOR:

CITY OF BANNING CBRE, INC
By:_______________________ By:_______________________
Elizabeth Gibbs, City Manager Print
Name: ____________________
Date: ______________________
Date: _____________________
ATTEST:

By: ______________________
Sandra Calderon, Deputy City Clerk
Date: __________________
APPROVED AS TO FORM:

By: ______________________
John O. Pinkney, City Attorney
Date: __________________
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18 EXHIBIT “A”

PROPOSAL
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33 EXHIBIT “B”

CERTIFICATES OF INSURANCE
453

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Mikki Sherry, Deputy Fire Marshall
Matthew Bassi, Interim Community Development Director
MEETING DATE: September 8, 2026
SUBJECT: Consideration of Resolution 2026-123 for the FY 2025/2026 Heath and Safety Code (HSC) 13146.4 Annual Inspection Report of Certain Occupancies Pursuant to Sections HSC 13146.2 and 13146.3 STAFF RECOMMENDATION:

Adopt Resolution 2026-123
BACKGROUND:

In 2018, California Health and Safety Code Section 13146.4 was added by Senate Bill 1205 (SB1205) and became effective January 1, 2019. Section 13146.4 requires all fire departments, that provide fire protection services, to report annually to their administering authority on their compliance with Health and Safety Code Sections 13146.2 and 13146.3. Sections 13146.2 and 13146.3. These sections cover the required annual inspections of every building used as a public or private school (used by more than 6 persons for educational purposes through the 12
th grade), hotel, motel, lodging house, apartment house (3 units or more) and certain residential care facilities for compliance with building standards.

During the time period of July 1, 2025 to June 30, 2026, the Fire Department identified 12 Group E and 10 Group R-1, 91 R-2, and 5 R2.1, buildings, structures and/or facilities in the City of Banning and completed 100% of the annual inspections at the identified occupancies, buildings, structures and/or facilities. The Fire Department will continue to assess, with the assistance of City Staff, the existing building stock and new development within the City in an effort to ensure that all applicable Group E and R buildings, structures and/or facilities receive an annual inspection in accordance with SB1205.

JUSTIFICATION:

California Health and Safety Codes §13145, §13146, and §17921 grant the authority of City and County Fire Departments to enforce fire and life safety standards, adopted by the State Fire Marshal. Residents and occupants of the structures within the City of Banning have benefited from the annual, comprehensive inspection program, by having increased the level of safety at these types of facilities. In accordance with the City of Banning adopted fee schedule, inspection fees are set by the California Health and Safety Codes §13146.2 and §13146.3. The Banning Office of the Fire Marshal inspects various buildings, identified as state-mandated structures, consisting of apartments, hotels, lodging homes, motels, public or private schools, and certain residential care facilities for compliance with fire and life safety standards. The Banning Office of the Fire Marshal ensures compliance of these facilities by conducting inspections and mailing inspection reports to property managers and/or owners, during 454
each facility’s assigned inspection month. The Banning Office of the Fire Marshal is mandated by the State of California to have completed inspections at 118 facilities and or/ complexes for FY 2025/2026; 100% of which have been completed. A copy of the SB 1205 Annual Report is attached to Resolution No. 2026-121 as Exhibit A.

FISCAL IMPACT:

None. SB1205 is solely a reporting requirement by the State.

ATTACHMENTS:

1. Resolution_No._2026-123.docx

2. FY 25-26 SB 1205 Inspection Spreadsheet Totals - 2.pdf

3. SB 1205 Text.pdf
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Banning City CouncilSeptember 8, 2026

Banning City Council
September 8, 2026