Agenda packet, regular meeting, second session — Banning City Council, October 13, 2026 (part 3 of 5)

RESOLUTION 2026-136

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING THE CITY OF BANNING ELECTRIC UTILITY’S POWER SOURCE DISCLOSURE ANNUAL REPORT AND POWER CONTENT LABEL FOR CALENDAR YEAR 2025 WHEREAS, the City of Banning owns and operates its own Municipal Electric Utility; and WHEREAS, California State Senate Bill 1305 and Assembly Bill 162 have certain reporting requirements pertaining to electric utility Power Source Disclosure Annual Report and Power Content Labels; and
WHEREAS, the Banning Electric Utility (“Utility”) is subject to these reporting requirements; and
WHEREAS, the California Energy Commission, which has oversight authority for this requirement, has stated that the governing body of each locally owned public utility must approve both the Power Source Disclosure Annual Report and the Power Content Label for the utility(s) under its jurisdiction.

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

SECTION 1. The City Council approves Resolution 2026-136, approving both the Utility’s Power Source Disclosure Annual Report and the Power Content Label for Calendar Year 2025, attached herewith as Exhibit “A” and Exhibit “B”.

SECTION 2. The City Council authorizes the Electric Utility Deputy Director, or his or her designee, to disseminate the information included on the Power Content Label to the Utility’s customers in compliance with the requirements of Senate Bill 1305 and Assembly Bill 162.

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

PASSED, APPROVED AND ADOPTED this 13th day of October 2026.

Richard Royce, Mayor
City of Banning
335
Resolution 2026-136

Page 2 of 5 ends

ATTEST:

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

Phaedra Norton, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
336
Resolution 2026-136

Page 3 of 5 ends

CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2026-136, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of October 2026 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Deputy City Clerk
City of Banning, California
337
Resolution 2026-136

Page 4 of 5 ends

EXHIBIT A
Power Source Disclosure Annual Report
338
Resolution 2026-136

Page 5 of 5 ends

EXHIBIT B
Power Content Label
339
2025 POWER SOURCE DISCLOSURE ANNUAL REPORT
For the Year Ending December 31, 2025GENERAL INSTRUCTIONS Retail suppliers are required to use the posted template and are not allowed to make edits to this format. Please complete the Retail Supplier Name and contact information in column B below.

RETAIL SUPPLIER NAME City of BanningCONTACT INFORMATIONNAME Jim SteffensTITLE Power Resources ManagerMAILING ADDRESS 176 E. Lincoln StreetCITY, STATE, ZIP Banning, CA 92220PHONE 951-922-3266EMAIL [email protected] URL FOR PCL POSTING https://www.ci.banning.ca.us/DocumentCenter/View/224/PowerContentLabel_2015_AnnualSubmit the Annual Report and signed Attestation in PDF format with the Excel version of the Annual Report to [email protected].

California Energy Commission's website.

If you have questions, contact Power Source Disclosure (PSD) staff at [email protected] or (916) 639-0573.

Version: April 2026
NOTE: Information submitted in this report is not automatically held confidential. If your company wishes the information submitted to be considered confidential an authorized representative must submit an application for confidential designation (CEC-13), which can be found on the 340
Power Sources and Emissions
Retail Sales, Other End Uses, Losses (MWh)Total Net Specified (MWh)Biomass & BiogasGeothermalEligible HydroelectricSolar WindLarge HydroelectricNuclearEmerging TechnologiesOtherNatural GasCoal & PetroleumUnspecified Power - ACSUnspecified Power - Direct ImportUnspecified Power - Spot MarketUnspecified Power - TotalUnspecified GHGs (MT CO2e)*Specified GHGs (MT CO2e) Total GHGs (MT CO2e)*
GHG Emissions Intensity (MT CO2e/MWh)*
PCL Emissions Intensity (lbs CO2e/MWh)*
Retail Sales, Other End Uses,
Specified Losses
Unmet Load (MWh)
Facility Name Fuel Type State or Province WREGIS ID of REC Source RPS ID of REC Source EIA ID of Delivered Energy Loss Factor Gross MWhs Procured Specified Resales MWhs Net MWhs Procured Firmed & Shaped Resource? Eligible for Firmed & Shaped Grandfathering? Specified Losses Covered by Seller? Total EF (MT CO2e/MWh) Total GHGs PCL EF (MT CO2e/MWh) RE Astoria 2 Solar CA W4931 62691A 59977 0.044 15,445 - 15,445 0.0000 - 0.0000 Puente Hills Landfill Gas-to-Energy Facility Biomass & Biogas CA W448 60290A 10472 0.044 33,374 27,686 5,688 0.6306 3,587 0.0035Coso Energy Developers (BLM West) Geothermal CA W748 60322A 10875 0.044 3,226 - 3,226 0.3969 1,280 0.0000 Coso Energy Developers (BLM East) Geothermal CA W460 60322A 10875 0.044 52,411 27,314 25,097 0.3969 9,961 0.0000 Coso Finance Partners (Navy I) Geothermal CA W453 60309A 10873 0.044 5,015 - 5,015 0.1367 686 0.0000Palo Verde Nuclear Generating Station Nuclear Arizona 6008 0.066 18,383 - 18,383 0.0000 - 0.0000 Hoover Dam Uprating Large Hydroelectric Arizona/Nevada border 154 0.066 1,152 - 1,152 0.0000 - 0.0000 Instructions1. Enter electricity portfolio names in cells Q27-V27, as needed.2. Enter the megawatt hours (MWh) of retail sales associated with electricity portfolios in cells Q25-V25, as needed, and the MWh associated with other end uses in cell W25.3. In the table beginning with cell A28, enter information about all specified purchases. All fields in white should be filled out. Fields in grey auto-populate as needed and should not be filled out.4. Default loss factors will auto-populate based on resource location. Enter a custom loss factor if applicable. All custom loss factors require additional documentation.5. If a resource’s losses are covered by the generation seller under contract, select “Yes” in the relevant cell in column M: “Specified Losses Covered by Seller?” 6. For firmed-&-shaped procurements specifically, enter all fields from step 3. Additionally, enter the EIA ID of the substitute power in the "EIA ID of Delivered Energy" field.7. For firmed-&-shaped procurements eligible for grandfathered GHG emissions, select "Yes" in the relevant field in column L: "Eligible for Firmed & Shaped Grandfathering?"8. Proxy EIA IDs for unspecified power and specified system mixes from asset-controlling suppliers have been provided. Enter "Unspecified Power", "BPA", or "Tacoma Power" as applicable.9. Proxy EIA IDs for aggregated reporting of WAPA CVP or PCIA resources have been provided. Enter "CVP", "PCIA Solar", "PCIA Wind", "PCIA Eligible Hydro", or "PCIA Large Hydro" as applicable.10. Only unspecified imports purchased directly from a seller under contract or ACS unspecified power procurements must be entered as line items; any additional unspecified power is calculated automatically in individual electricity portfolio tables after all specified resources are allocated.11. Allocate net MWhs procured to each electricity portfolio until the loads are balanced across each portfolio. If the total Net MWhs Procured exceeds the total retail sales of all portfolios, allocate only enough MWh to meet the retail sales of each portfolio.12. If electricity portfolio loads are balanced and net MWhs remain, allocate net MWhs to cover losses in the column starting with cell X28. This will add new losses, resulting in a new net short of unmet load in Cell X26. For retail suppliers that want to cover 100% of their loss-adjusted load with specified procurements, continue allocating specified procurement in Column X until Cell X26 shows no unmet load. 341
Resource and GHG Allocations
*indicates GHG figures are preliminary until the calculation of the annual unspecified power emissions factor Electric Utility
Electricity Portfolio
Name 2
Electricity Portfolio
Name 3
Electricity Portfolio
Name 4
Electricity Portfolio
Name 5
Electricity Portfolio
Name 6 Other End Uses Losses
151,895 - - - - - - 7,087
74,006 - - - - - - -
5,688 - - - - - - -
33,338 - - - - - - -
- - - - - - - -
15,445 - - - - - - -
- - - - - - - -
1,152 - - - - - - -
18,383 - - - - - - -
- - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 77,889 - - - - - - 7,087 77,889 - - - - - - 7,087 33,336 - - - - - - 3,033 20 - - - - - - - 33,356 - - - - - - 3,033 Checks Status

0.220 #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! - -
Portfolio and other end use allocations COMPLETE
484 #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!
--
Specified resources allocated

COMPLETE
151,895 3,670 Coal allocated COMPLETE
- 77,889 - - - - - 3,670 Oversupply not negative COMPLETE PCL GHG Allocations (MT CO2e) Electric Utility Electricity Portfolio Name 2 Electricity Portfolio Name 3 Electricity Portfolio Name 4 Electricity Portfolio Name 5 Electricity Portfolio Name 6 Other End Uses Specified Procurement Covering Losses
Total Specified Losses Remainder/Oversupply Facility Name Electric Utility Electricity Portfolio Name 2 15,445 - 675 RE Astoria 2 - -
5,688 - 249 Puente Hills Landfill Gas-to-Energy Facility - 20 3,226 - 141 Coso Energy Developers (BLM West) - -
25,097 - 1,097 Coso Energy Developers (BLM East) - -
5,015 - 219 Coso Finance Partners (Navy I) - -
18,383 - 1,213 Palo Verde Nuclear Generating Station - - 1,152 - 76 Hoover Dam Uprating - -
342
Oversupply
Electricity
Portfolio Name 3
Electricity Portfolio
Name 4
Electricity Portfolio
Name 5
Electricity Portfolio
Name 6
Other End Uses
PCL GHGs
Specified
Procurement
Covering
Losses PCL
GHGs
Facility Name Fuel Type Net Procurement Oversupply Losses Annual PCL GHGs (MT CO2e) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 343
2025 PCL Data*
Emissions, Power Sources, Unbundled RECs Electric Utility Electricity Portfolio
Name 2
Electricity
Portfolio Name 3
Electricity Portfolio
Name 4
Electricity Portfolio
Name 5
Electricity Portfolio
Name 6
Total LossAdjusted Load
Retail Sales and Loss-Adjusted Load 151,895 0 0 0 0 0 158,982GHG Emissions Intensity (lbs CO2e/MWh) 484 #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 505 ■ Renewables and Zero-Carbon Resources 49% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 47% ■ Fossil Fuels 51% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 53% Biomass & Biogas 4% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 4% Geothermal 22% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 21%Eligible Hydroelectric 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0% Solar 10% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 10%
Wind 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0%
RPS Eligible Renewables - Subtotal 36% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 34%Large Hydroelectric 1% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 1%Nuclear 12% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 12% Emerging Technologies 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0%Other 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0% Natural Gas 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0%Coal & Petroleum 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0%Unspecified Power - Total 51% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 53%Retail Sales Covered by Retired Unbundled RECs 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! -*NOTE: The figures above are preliminary.

Staff will calculate the GHG emissions factor and fuel mix breakdown (percentage derived from renewables and zero-carbon resources or fossil fuels) of unspecified power after data from all reporting entities is submit 344
Instructions

1. In the table starting in cell A13, select the appropriate retail portfolio from the drop-down list in column A and enter the Facility Name, Fuel Type, State or Province, RPS ID, and Total Retired Unbundled RECs (in MWh) for each facilit

TOTAL ALLOCATIONS
Retail Portfolio Total Retired (in MWh)Electric Utility 0Electricity Portfolio Name 2 0Electricity Portfolio Name 3 0Electricity Portfolio Name 4 0Electricity Portfolio Name 5 0Electricity Portfolio Name 6 0

RETIRED UNBUNDLED RECS
Retail Portfolio Facility Name Fuel Type State or Province RPS ID Total Retired (in MWh) 345
346
City of Banning CA Utility
Total Average
(Retail Sales, Other (Retail Sales, Other
Emissions, Power Sources, Electric Utility End Uses, & End Uses, & Unbundled RECs (Retail Sales) Losses) Losses)
Greenhouse Gas Emissions Intensity
(lbs of CO2e emitted per megawatt hour) 524 546 384
Renewables and Zero-Carbon Resources
Fossil Fuels
53%
47%
51% 67%
49% 33%
Biomass & Biogas 4% 4% 2%
Geothermal 22% 21% 5%
Eligible Hydroelectric 0% 0% 1%
Solar 10% 10% 25%
Wind 0% 0% 14%
RPS Eligible Renewables - Subtotal 36% 34% 46%
Large Hydroelectric 1% 1% 10%
Nuclear 12% 12% 10%
Emerging Technologies 0% 0% 0%
Other 0% 0% 0%
Natural Gas 0% 0% 11%
Coal & Petroleum 0% 0% 2%
Unspecified Power (92% fossil fuels) 51% 53% 21%
Total 100% 100% 100%
Retail sales covered by retired unbundled RECs 0% N/A N/A ■ This label does not reflect compliance with the Renewables Portfolio Standard (RPS), which measures the use of tracking instruments called Renewable Energy Credits (RECs) over the course of multi-year compliance periods.

RECs that are purchased separately from the renewable energy ("Unbundled RECs") can be used for RPS compliance, but they do not factor into the power mixes or GHG emissions intensities above. ■ GHG intensity figures exclude biogenic CO2 and emissions from geothermal sources and grandfathered imports of firmed-and-shaped energy. For detailed information about all GHG emissions from California's retail electricity suppliers, visit the CEC webpage at the link below.
■ Unspecified power is electricity purchased from a genericized pool on the open market. In 2025, 92% of unspecified power came from fossil fuels (natural gas, coal, and petroleum) and 8% came from renewables and zero-carbon resources (RPS-eligible and other renewables, large hydroelectric, and nuclear).

California Energy Commission - Power Source Disclosure
https://www.energy.ca.gov/programs-and-topics/programs/ power-source-disclosure-program/power-content-label
City of Banning
2025 Power Content Label
City of Banning
https://www.ci.banning.ca.us/DocumentCenter/
View/224/PowerContentLabel_2015_Annual
347

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Nate Smith, Development Services Director
Art Vela, Director of Public Works
MEETING DATE: October 13, 2026
SUBJECT: Consideration of Resolution 2026-139, Approving Final Tract Map 39259- 1 and Release the Map for Recordation; Authorize Staff to Sign the Subdivision Improvement Agreement and Final Tract Map; Accept Faithful Performance and Labor Bonds for Public Improvements STAFF RECOMMENDATION:

Adopt Resolution 2026-139
BACKGROUND:

Tentative Tract Map (TTM) No. 39259-1 was approved by City Council on January 13, 2026 as Resolution 2026-03. The proposed map implements the Atwell Specific Plan (also known as the Butterfield Specific Plan; “Specific Plan”) originally approved by the City Council in March of 2012, with minor modifications approved in 2017 and provides for the development as allowed by the Specific Plan.

The applicant has processed the Final Tract Map for portions of the approved Tentative Tract Map, as permitted by the Subdivision Map Act. Final Tract Map 39259-1 subdivides the 160.02-acre property into 6 large lots for future residential subdivision and 11 street and open space lots. This map creates lots for backbone infrastructure and does not authorize the creation of any single residential lot or for any residential construction without future mapping activities. The map is consistent with the approved Tentative Tract Map and Conditions of Approval.

JUSTIFICATION:

Final Tract Map 39259-1 was checked by the City’s consulting surveyor and were found to be technically correct and conform to the requirements of the Subdivision Map Act. All Conditions of Approval required to be met prior to the recording have been met. The City Engineer has verified that the final maps are in substantial conformance with the approved TTM 39259.

FISCAL IMPACT:

There is no direct fiscal impact based on the approval of final maps. However, the recordation of the maps allows for the development of the project which will increase the assessed value of the properties resulting in an increase in property tax revenue. Additionally, the project will generate development impact fee revenues. The City’s cost for processing the project will be offset by processing fees.

ATTACHMENTS:

1. Reso_2026-139.docx

2. Reso 2026-139 Exhibit A - FM39259-1.pdf
348

3. Reso 2026-139 Exhibit B - FM39259-1 SIA.pdf

4. TM 39259-1 Bonds.pdf

5. Resolution No. 2026-003.pdf
349
Resolution 2026-139

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RESOLUTION 2026-139

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING FINAL TRACT MAP NO. 39259-1; AUTHORIZING STAFF TO SIGN THE FINAL TRACT MAP AND SUBDIVISION IMPROVEMENT AGREEMENT; RELEASING THE FINAL MAP FOR RECORDATION; AND ACCEPTING THE PERFORMANCE AND LABOR AND

MATERIAL BONDS FOR PUBLIC IMPROVMENTS
WHEREAS, Tentative Tract Map (TTM) No. 39259 was approved by City Council on January 13, 2026. The proposed map implements the Atwell Specific Plan (also known as the Butterfield Specific Plan; “Specific Plan”) originally approved by the City Council in March of 2012, with minor modifications approved in 2017 and provides for the development as allowed by the Specific Plan; and
WHEREAS, Final Tract Map (FM) No. 39259-1 will subdivide approximately 160.02 acres of vacant land into 6 numbered lots and 11 lettered lots for streets and open space; and WHEREAS, the property owner has signed a Subdivision Improvement Agreement and has submitted bonds to assure that the required improvements including street, sewer, water, and storm drain improvements are constructed; and
WHEREAS, the Final Tract Map (FM) No. 39259-1 have been deemed technically correct and that they conform to the requirements of the Subdivision Map Act and the City Engineer has verified that Final Map is in substantial conformance with the approved TTM 39259.

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

SECTION 1. The City Council approves FM 39259-1, copies of which is hereby attached as Exhibit “A” and made part of this Resolution.

SECTION 2. The City Council approves the execution of the Subdivision Improvement Agreement to be signed by the Mayor which is hereby attached as Exhibit “B” and made part of this resolution.

SECTION 3. The City Council accepts the performance and labor and material bonds and authorize staff to sign the final maps
SECTION 4. The City Council directs the Deputy City Clerk to transmit FM 39259-1 to the County Recorder of the County of Riverside for recordation.

SECTION 5. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 13th day of October 2026. 350
Resolution 2026-139

Page 2 of 6 ends

Richard Royce, Mayor
City of Banning
ATTEST:

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

By: Attorney’s Name, Esq.

Slovak, Baron, Empey, Murphy & Pinkney
351
Resolution 2026-139

Page 3 of 6 ends

CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2026-139, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 13th day of October 2026 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Deputy City Clerk
City of Banning, California
352
Resolution 2026-139

Page 4 of 6 ends

EXHIBIT A
Final Tract Map 39259-1
353
Resolution 2026-139

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EXHIBIT B
Subdivision Improvement Agreement for Final Tract Map 39259-1 354
Resolution 202
6-139

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355

TAX COLLECTOR'S CERTIFICATE
ESTIMATED TO BE $ ___________________ .

MATTHEW JENNINGS, COUNTY TAX COLLECTOR

TAX BOND CERTIFICATE
DATED: __________________________ , 20___ .

CASH OR SURETY TAX BOND

MATTHEW JENNINGS
DATED: __________________________ , 20_____ .

BOND HAS BEEN DULY APPROVED BY SAID BOARD OF SUPERVISORS.

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

ARE NO LIENS AGAINST THE PROPERTY SHOWN ON THE WITHIN MAP FOR UNPAID STATE, COUNTY,

MUNICIPAL OR LOCAL TAXES OR SPECIAL ASSESSMENTS COLLECTED AS TAXES, EXCEPT TAXES OR

SPECIAL ASSESSMENTS COLLECTED AS TAXES NOW A LIEN, BUT NOT YET PAYABLE, WHICH ARE I HEREBY CERTIFY THAT A BOND IN THE SUM OF $ ___________ HAS BEEN EXECUTED AND FILED

WITH THE BOARD OF SUPERVISORS OF THE COUNTY OF RIVERSIDE, CALIFORNIA, CONDITIONED

UPON THE PAYMENT OF ALL TAXES, STATE, COUNTY, MUNICIPAL OR LOCAL, AND ALL SPECIAL

ASSESSMENTS COLLECTED AS TAXES, WHICH AT THE TIME OF FILING OF THIS MAP WITH THE

COUNTY RECORDER ARE A LIEN AGAINST SAID PROPERTY BUT NOT YET PAYABLE AND SAID BY: _________________________________ , DEPUTY

FIRST AMERICAN TITLE INSURANCE COMPANY
BY: ____________________________ , DEPUTY
SUBDIVISION GUARANTEE BY:

FILED THIS DAY OF , 20
AT M. IN BOOK OF MAPS,

AT PAGES AT THE REQUEST

OF THE CLERK OF THE CITY OF BANNING

PETER ALDANA, COUNTY ASSESSOR -
BY: DEPUTY
FEE
NO.

RECORDER'S STATEMENT
THIS FINAL MAP SUBSTANTIALLY CONFORMS TO THE CONDITIONALLY APPROVED TENTATIVE MAP.

SURVEYOR'S STATEMENT
DATE: ________________ , 20___ .

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

IN CONFORMANCE WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF TRI POINTE HOMES IN JUNE, 2025. I HEREBY STATE THAT ALL MONUMENTS

ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED, OR THAT THEY WILL BE SET IN

ACCORDANCE WITH THE TERMS OF THE MONUMENT AGREEMENT FOR THE MAP AND THAT THE

MONUMENTS ARE, OR WILL BE, SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED, AND THAT DARYL J. CHRISTIAN L.S. 8554

CLERK - RECORDER
SIGNATURE OMISSIONS: SEE SHEET 2
ON 20 , BEFORE ME, , A NOTARY PUBLIC,
WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT.

WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE, TO BE THE PERSON(S) WHOSE

SHE/THEY EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/

HER/THEIR SIGNATURE(S) ON THE INSTRUMENT THE PERSON(S), OR THE ENTITY UPON BEHALF OF

COUNTY OF

WITNESS MY HAND

STATE OF
PERSONALLY APPEARED _____________________________________________________________________

NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/

SIGNATURE
FOREGOING PARAGRAPH IS TRUE AND CORRECT.

I CERTIFY UNDER UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE

PRINT NAME

PENALTY OF PERJURY

NOTARY ACKNOWLEDGMENT

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE

VERIFIES ONLY THE IDENTITY OF THE INDIVIDUAL WHO SIGNED THE

DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.
)
)
) SS
NUMBERED LOTS:

THIS SUBDIVISON CONTAINS
6 THIS SURVEY IS TRUE AND COMPLETE AS SHOWN.
1 COUNTY TAX COLLECTOR
EASEMENT NOTES: SEE SHEET 2
LETTERED LOTS: 11
ABANDONMENT NOTE:

PURSUANT TO SECTIONS 66499.20.1/2 AND 66434(g) OF THE SUBDIVISION MAP ACT THE FILING OF THIS MAP SHALL CONSTITUTE THE ABANDONMENT OF THE FOLLOWING:

CITY ENGINEER'S STATEMENT

CITY ENGINEER, CITY OF BANNING
DATE: ____________________ , 20____ .

I HEREBY STATE THAT I HAVE EXAMINED THE WITHIN MAP, THAT THE SUBDIVISION SHOWN THEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE MAP OF TRACT NO. 39259 WHICH WAS APPROVED BY THE CITY OF BANNING CITY COUNCIL ON JANUARY 27, 2026, AND ANY APPROVED ALTERATIONS THEREOF; THAT ALL PROVISIONS OF THE SUBDIVISION MAP ACT (DIVISION 2 OF TITLE 7 OF THE CALIFORNIA GOVERNMENT CODE) AND CHAPTER 22 OF THE BANNING MUNICIPAL CODE APPLICABLE AT THE TIME OF NATHAN C. SMITH, RCE 74754
THE APPROVAL OF THE TENTATIVE MAP HAVE BEEN COMPLIED WITH.

COMMUNITY DEVELOPMENT STATEMENT
THE TENTATIVE MAP OF TRACT NO. 39259 WAS APPROVED BY THE CITY COUNCIL ON JANUARY 27, 2026.

MARK STAPLES

PLANNING MANAGER
DATED:

CITY SURVEYOR'S STATEMENT
I HEREBY STATE THAT I HAVE EXAMINED THIS MAP AND THAT SAID MAP IS TECHNICALLY CORRECT.

ENGINEERING RESOURCES OF SOUTHERN CALIFORNIA
DATE: _______________________ , 20____ .

BY: ROBERT C. OLLERTON, PLS 7731
GROSS AREA: 160.02 ACRES
DARYL J. CHRISTIAN

WE HEREBY STATE THAT WE ARE THE OWNERS OF THE LAND INCLUDED WITHIN THE SUBDIVISION SHOWN

HEREON, THAT WE ARE THE ONLY PERSONS WHOSE CONSENT IS NECESSARY TO PASS A CLEAR TITLE TO

SAID LAND, THAT WE CONSENT TO THE MAKING AND RECORDING OF THIS SUBDIVISION AS SHOWN WITHIN THE DISTINCTIVE BORDER LINE.

TRI POINTE HOMES IE-SD, INC., A CALIFORNIA CORPORATION,

OWNER'S STATEMENT
NAME: MICHAEL C. TAYLOR
TITLE: DIVISION PRESIDENT

VICKIE SELLERS, CITY CLERK
DATED:

BY:

THE REAL PROPERTY DESCRIBED BELOW IS DEDICATED AS AN EASEMENT FOR PUBLIC PURPOSES:

1. WE HEREBY DEDICATE TO THE CITY OF BANNING, LOT 'A' FOR STREET AND PUBLIC UTILITY PURPOSES.

1. LOT 'A', FOR STREET AND PUBLIC UTILITY PURPOSES, SUBJECT TO IMPROVEMENT.

WE HEREBY DEDICATE TO THE CITY OF BANNING THE 3.0 FOOT WIDE, NON-EXCLUSIVE USE EASEMENTS LYING WITHIN LOTS B, C, D, E, AND J, ADJACENT TO LOT 'A', AS SHOWN HEREON. THE DEDICATION IS FOR

CITY ACCEPTANCE CERTIFICATE

I, VICKIE SELLERS, CITY CLERK AND EX-OFFICIO CLERK OF THE CITY COUNCIL OF THE CITY OF MEETING HELD ON THE ______ DAY OF _________________________ , 20 ____ , DULY APPROVED THE WITHIN SUBDIVISION, AND ACCEPTED ON BEHALF OF THE PUBLIC AS OFFERED FOR DEDICATION:

BANNING, STATE OF CALIFORNIA, DO HEREBY CERTIFY THAT THE SAID CITY COUNCIL AT ITS REGULAR

FORMERLY KNOWN AS PARDEE

HOMES, A CALIFORNIA CORPORATION
TOTAL LOTS: 17
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

2. 3.

WE HEREBY DEDICATE TO THE CITY OF BANNING THE NON-EXCLUSIVE USE EASEMENTS LYING WITHIN LYING WITHIN LOTS 'C', 'H' AND 'J' FOR PUBLIC SEWER PURPOSES, AS SHOWN HEREON.

5. WE ALSO HEREBY RESERVE FOR THE SOLE BENEFIT OF OURSELVES, OUR SUCCESSORS, ASSIGNEES AND LOT OWNERS WITHIN THIS TRACT MAP:

1. LOTS 'B' THROUGH 'G', INCLUSIVE, FOR OPEN SPACE, LANDSCAPING AND MAINTENANCE PURPOSES.

2. PUBLIC UTILITY PURPOSES.

WE HEREBY DEDICATE TO THE CITY OF BANNING THE 8.00 FOOT WIDE, NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'J', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES.

AN EASEMENT FOR PUBLIC ELECTRIC UTILITY AND INCIDENTAL PURPOSES, RECORDED OCTOBER 13, 2022, AS INSTRUMENT NO. 2022-0428552, OF OFFICIAL RECORDS, LYING WITHIN THE TRACT BOUNDARY, AND NOT SHOWN ON THIS MAP.

ALL EASEMENTS RIGHTS FOR ACCESS AND INCIDENTAL PURPOSES WITHIN THE BOUNDARY OF THIS MAP WHICH WERE CREATED BY THE RECORDATION OF TRACT NO. 35967, FILED IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE OF MAPS, RECORDS OF RIVERSIDE COUNTY, NOT SHOWN ON THIS MAP.

RIVERSIDE COUNTY, STATE OF CALIFORNIA

CITY OF BANNING, CA

4. WE HEREBY DEDICATE TO THE CITY OF BANNING THE NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOTS 'C' AND 'J' FOR PUBLIC STORM DRAIN AND MAINTENANCE PURPOSES, AS SHOWN HEREON.

WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'J' FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES, AS SHOWN HEREON.

6. WE HEREBY DEDICATE TO THE CITY OF BANNING THE NON-EXCLUSIVE USE EASEMENT OVER LOTS 'H' AND 'I' FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES.

7. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOTS 'D', 'F' AND 'G' FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES.

8. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOTS ''F' AND 'G' FOR PUBLIC UTILITY PURPOSES.

9. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'I' FOR PUBLIC SIDEWALK PURPOSES, AS SHOWN HEREON.

10. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'I' FOR PUBLIC UTILITY PURPOSES, AS SHOWN HEREON.

11. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOT 'J' FOR ACCESS, PARK AND VEHICLE PARKING PURPOSES.

12. LOTS 'H' AND 'I', FOR OPEN SPACE, PRIVATE TRAILS, LANDSCAPING AND MAINTENANCE PURPOSES.

3. LOT 'J', FOR PARK, VEHICLE PARKING, LANDSCAPE AND MAINTENACE PURPOSES.

4. LOTS 'H' AND 'I', FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES.

5. LOT 'K' FOR RECREATION, LANDSCAPING AND MAINTENANCE PURPOSES.

THE NON-EXCLUSIVE USE EASEMENTS LYING WITHIN LOTS 'B', 'C', 'D', 'E' AND 'J', ADJACENT TO LOT 'A', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PUPPOSES.

2. 3.

THE NON-EXCLUSIVE USE EASEMENTS LYING WITHIN LOTS 'C', 'H' AND 'J', AS SHOWN HEREON.

THE DEDICATION IS FOR PUBLIC SEWER PURPOSES.

5. THE 8.0 FOOT WIDE NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'J', AS SHOWN HEREON.

THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES.

4. THE NON-EXCLUSIVE USE EASEMENTS LYING WITHIN LOTS 'C' AND 'J', AS SHOWN HEREON.

THE DEDICATION IS FOR PUBLIC STORM DRAIN AND MAINTENANCE PURPOSES.

THE NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'J', AS SHOWN HEREON.

THE DEDICATION IS FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES.

6. THE NON-EXCLUSIVE USE EASEMENT OVER LOTS 'H' AND 'I', AS SHOWN HEREON.

THE DEDICATION IS FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES.

7. THE NON-EXCLUSIVE USE EASEMENT OVER LOTS 'D', 'F' AND 'G'. THE DEDICATION IS FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES.

8. THE NON-EXCLUSIVE USE EASEMENT OVER LOTS 'F' AND 'G'. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES.

9. THE NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'I', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC SIDEWALK PURPOSES.

10. THE NON-EXCLUSIVE USE EASEMENT LYING WITHIN LOT 'I', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES.

11. THE NON-EXCLUSIVE USE EASEMENT OVER LOT 'J'. THE DEDICATION IS FOR ACCESS, PARK AND VEHICLE PARKING PURPOSES.

12. 356
2 PURSUANT TO SECTION 66436(a)(3) OF THE SUBDIVISION MAP ACT, THE SIGNATURES OF

THE FOLLOWING OWNERS OF EASEMENTS AND/OR OTHER INTERESTS HAVE BEEN OMITTED, AS THEIR INTERESTS CANNOT RIPEN INTO FEE.

SIGNATURE OMISSIONS:

SOILS REPORT:

PURSUANT TO SECTION 66490 OF THE SUBDIVISION MAP ACT, A PRELIMINARY SOILS REPORT, PREPARED BY GEOCON WEST, INC., PROJECT NO. T2305-22-16, DATED JUNE 6, 2025, IS ON FILE WITH THE CITY OF BANNING, ENGINEERING DEPARTMENT.

UNITED STATES OF AMERICA, HOLDER OF A RIGHT OF WAY FOR DITCHES AND CANALS AS RESERVED IN THE PATENT RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40 OF PATENTS.

WILSON STREET HIGHLAND SPRINGS AVENUE HIGHLAND HOME ROAD SUNSET AVENUE INTERSTATE 10
BEDROCK OUTCROPPING PER M.B.
2171990.406
FD. 5/8" STAINLESS STEEL CENTER

PUNCH PIN, FLUSH, IN SANDSTONE

TRAK (BOMMER CANYON)
6088762.992
427/65-70 & M.B. 429/84-103.

OF BRASS DISK STAMPED STA.
2257398.558
FD. 1" STAINLESS STEEL ROD IN
LARGE BOULDER UP 1.0', 50' N.W.

MATH (LAKE MATHEWS)
6201355.292
57+82.57 PER M.B. 427/65-70
& M.B. 429/84-103.

GRID MEAS. & REC. PER M.B. 427/65-70 & M.B. 429/84-103) (N 52°49'02.84" E 141320.84'
(N 67°17'48.05" E 289248.38' GRID) PENNSYLVANIA
8TH STREET
TRACT NO.
37298-1

VICINITY MAP

NOT TO SCALE

BASIS OF BEARINGS AND COORDINATES NOTE
ALL DISTANCES ARE GROUND DISTANCES, UNLESS OTHERWISE NOTED.

THE BASIS OF BEARINGS AND COORDINATES FOR THIS SURVEY IS THE PER NATIONAL GEODETIC SURVEY, NAD 83, EPOCH 1995.5) BASED ON CONTROL STATIONS "TRAK" AND "MATH" AS SHOWN HEREON.

CALIFORNIA STATE PLANE COORDINATE SYSTEM, ZONE 6, (POSITIONS

GRID DISTANCES MAY BE OBTAINED BY MULTIPLYING GROUND DISTANCES BY AN AVERAGE COMBINATION FACTOR OF 0.99988764.

NN
-0.°22'23.90"

CONVERGENCE
ANGLE
TRACT NO.
37389-1
EASEMENT NOTES:

A RIGHT OF WAY FOR DITCHES AND CANALS IN FAVOR THE UNITED STATES OF AMERICA, RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40, OF PATENTS.

LOCATION CANNOT BE DETERMINED FROM RECORD INFORMATION.
1 TRACT NO.
35967
(5290.83' GRID)
(N00°13'14"W 5291.42')
M.B. 474/1-14 & M.B. 495/1-5.

FD 1" I.P., W/TAG, RCE 25742, DN. 0.3', ACC.

AS SECTION CORNER PER R.S. 123/72-77,
TRACT NO.
39262
TRACT NO.
37388-1

SOUTHERN CALIFORNIA EDISON COMPANY, HOLDER OF AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED MAY 9, 1946 IN BOOK 754, PAGE 84 OF OFFICIAL RECORDS.

B EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, RECORDED MAY 9, 1946 IN BOOK 754, PAGE 84, OF OFFICIAL RECORDS.

C EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES IN FAVOR OF CALIFORNIA ELECTRIC POWER COMPANY, RECORDED JANUARY 20, 1961 AS INSTRUMENT NO. 5433, OF OFFICIAL RECORDS.

CALIFORNIA ELECTRIC POWER COMPANY, HOLDER OF AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED JANUARY 20, 1961 AS INSTRUMENT NO. 5433, OF OFFICIAL RECORDS.

CITY OF BANNING, HOLDER OF AN EASEMENT FOR PUBLIC ELECTRIC UTILITY AND INCIDENTAL PURPOSES, RECORDED OCTOBER 13, 2022 AS INSTRUMENT NO. 2022-0428552, OF OFFICIAL RECORDS.

SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1
DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN. AVENUE
(N 78°02'20.13" E 152228.94' GRID)
TRACT NO.
37390
FD 2 1/2" BRASS CAP MARKED AS
SHOWN, DN. 0.1', ACC. AS S.E. COR.

SEC. 1, T3S, R1W, SBM, PER
FD 2 1/2" BRASS DISK, MARKED AS SHOWN,
IN 1" I.P., DN. 0.1', ACC. AS SW COR. SEC. 36
T.2S., R.1W., SBM, PER CR 24-1765 AND
M.B. 473/94-107.

C.R. 2025-0008 & M.B. 474/1-14.

FD 2 1/2" BRASS CAP MARKED AS
SHOWN, DN. 0.1', ACC. AS S.E. COR.

SEC. 1, T3S, R1W, SBM, PER
C.R. 2025-0008 & M.B. 474/1-14.

TRACT NO.
39259-1
(5340.48' GRID)
(N89°41'50"W 5341.08')
TRACT NO.
39262-2

INDICATES VARIABLE WIDTH NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, OVER LOT 'A' FOR STREET AND PUBLIC UTILITY PURPOSES.
1 INDICATES 3.0 FOOT WIDE, NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOTS B, C, D, E, AND J, ADJACENT TO LOT 'A', AS SHOWN HEREON. THE DEDICATION IS FOR 2 3

INDICATES NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOTS 'C', 'H' AND 'J', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC SEWER PURPOSES. 5 PUBLIC UTILITY PURPOSES.

INDICATES A 8.0 FOOT WIDE, NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOT 'J', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES. 4 INDICATES THE NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOTS 'C' AND 'J', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC STORM DRAIN AND MAINTENANCE

INDICATES A NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOT 'J', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES. 6 INDICATES NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, OVER LOTS 'H' AND 'I'. THE DEDICATION IS FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES. 7 INDICATES NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, OVER LOTS 'D', 'F' AND 'G'. THE DEDICATION IS FOR PUBLIC SIDEWALK AND/OR TRAIL PURPOSES. 8 INDICATES NON-EXCLUSIVE USE EASEMENTS, DEDICATED TO THE CITY OF BANNING, OVER LOTS ''F' AND 'G'. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES. 9 INDICATES A NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOT 'I'', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC SIDEWALK PURPOSES. 10 INDICATES A NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, LYING WITHIN LOT 'I', AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES. 11 INDICATES A NON-EXCLUSIVE USE EASEMENT, DEDICATED TO THE CITY OF BANNING, OVER LOT 'J'.

THE DEDICATION IS FOR ACCESS, PARK AND VEHICLE PARKING PURPOSES. 12 PURPOSES,
357
SHEET OF 12 SHEETS I:\89414\MAPPING\TR 39259-1 6-26-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN. BOUNDARY SURVEY SURVEYOR'S NOTES BASIS OF BEARINGS EASEMENT NOTES SEE SHEET 4

SPRINGS AVENUE

C HIGHLAND L HOME ROAD C HIGHLAND L
C HIGHLAND HOME ROAD L 3 DETAIL "A" MONUMENT NOTES AND CURVE DATA TABLES SEE SHEET 12 FOR LINE HIGHLAND HOME ROAD 358
SHEET OF 12 SHEETS I:\89414\MAPPING\TR 39259-1 6-26-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN. HOME ROAD C HIGHLAND L 4 BOUNDARY SURVEY SURVEYOR'S NOTES MONUMENT NOTES BASIS OF BEARINGS EASEMENT NOTES HIGHLAND HOME ROAD IRONWOOD WAY AND CURVE DATA TABLES SEE SHEET 12 FOR LINE 359
SHEET OF 12 SHEETS I:\89414\MAPPING\TR 39259-1 6-26-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN. HOME ROAD C HIGHLAND L 5 3 1 6 4 2 'K' LOT 'H' LOT 'B' LOT 'C' LOT 'F' LOT 'G' LOT LOT 'E' 'D' LOT 'I' LOT 5 INDEX SHEET 10 8 8 6 9 7 9 11 11 10 6 7 # INDICATES SHEET NUMBER LOT 'A' AND CURVE DATA TABLES SEE SHEET 12 FOR LINE HIGHLAND HOME ROAD IRONWOOD WAY 'J' LOT 360
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

LOT 'I'

LOT 'A'

LOT 'C'

LOT 'G'

LOT 'H'
LOT 3
LOT 2
LOT 4

IRONWOOD WAY

IRONWOOD WAY
HOME
HIGH
ROAD
LAND

AND CURVE DATA TABLES
SEE SHEET 12 FOR LINE
LOT 1

LOT 'I'

HOME ROAD

C HIGHLAND L

LOT 'I'
361
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

LOT 'C'

LOT 'G'
LOT 4

IRONWOOD WAY
LOT 1
LOT 2

HIGHLAND HOME ROAD

AND CURVE DATA TABLES
SEE SHEET 12 FOR LINE
SUNCREST DR.

IRONWOOD WAY
362
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

IRONWOOD WAY
LOT 5 LOT 3

LOT 'F' LOT 'G'
LOT 4
LOT 6
LOT 1

LOT 'I'

LOT 'A'

AND CURVE DATA TABLES
SEE SHEET 12 FOR LINE
363
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

IRONWOOD WAY
LOT 6 LOT 2
LOT 3 LOT 1

LOT 'F' LOT 'G'

LOT 'C'

AND CURVE DATA TABLES
SEE SHEET 12 FOR LINE

LOT 'B'
364
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1
DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN.
10 LOT
LOT "F"
LOT 5
LOT "H"
LOT "J"
LOT 6
3 LOT "E"
LOT "D"
LOT "B" LOT "A"

IRONWOOD
WAY

AND CURVE DATA TABLES
SEE SHEET 12 FOR LINE
365
SHEET OF 12 SHEETS I:\89414\MAPPING\TR 39259-1 6-26-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN. 11 LOT 'A' LOT 4 LOT 6 LOT 3 LOT 5 LOT 'J' LOT 'K' LOT 'F' LOT 'E' LOT 'D' LOT 'B' IRONWOOD WAY AND CURVE DATA TABLES SEE SHEET 12 FOR LINE LOT 'J' LOT 6LOT 6 LOT 'J' EASEMENT DETAIL "B" EASEMENT DETAIL "C" EASEMENT DETAIL "A" LOT 'A' LOT 'J' 366
SHEET OF 12 SHEETS
I:\89414\MAPPING\TR 39259-1 6-26-2026

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39259-1
DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING SEPTEMBER, 2025 BEING A SUBDIVISION OF LOT 22, AND PORTIONS OF LOTS 17, 18, 19, 21, 23, 39, 40, 42, 43 AND 46, TOGETHER WITH LETTERED LOTS F, Q AND S, AND PORTIONS OF LETTERED LOTS D AND E, ALL OF TRACT NO. 35967, AS SHOWN BY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, MAP ON FILE IN BOOK 474, PAGES 1 THROUGH 14, INCLUSIVE, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER SAN BERNARDINO MERIDIAN.
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RESOLUTION 2026- 03

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 39259 ( PTM25- 0004), A PROPOSAL TO SUBDIVIDE 160. 02-ACRES OF LAND ACROSS NINE ( 9) PLANNING AREAS, 31, 46, 47A, 47C, 48A, 49A, 498, 53, 63A, IN THE LOW

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

HIGHLAND HOME ROAD AND THE SOUTHERN CALIFORNIA EDISON
CORRIDOR ( APN 408- 580- 027, - 032, - 033, - 034, - 035, - 036, - 039, - 040, - 041, - 042, - 045, - 047, - 050, - 051, - 052, - 064)
WHEREAS, Tri Pointe Homes (" Applicant" and " Owner"), has applied for Tentative Tract Map No. 39259, Case No. PTM25- 0004, to allow for the subdivision of 160.02 acres ( APN 408- 580-027, - 032, - 033, - 034, - 035, - 036, - 039, - 040, - 041, - 042, - 045, - 047, - 050, - 051, - 052, - 064) of land across nine (9) Planning Areas, 31, 46, 47A, 47C, 48A, 49A, 49B, 53, and 63, in the Low Density Residential ( LDR) and Medium Density Residential ( MDR) of the Butterfield Specific Plan Atwell) into 544 single-family residential lots and 36 condominium lots, including a 1.03-acre lots for a Park, a 5.62-acre lot for a Park, with perimeter Planning Areas utilized for drainage basins and stormwater control to the open space area along the Southern California Edison ( SCE) corridor to the south; and
WHEREAS, the Planning Commission has the authority, pursuant to the Subdivision Map Act (Government Code Section 66410 et seq.), Title 16 (Subdivisions) of the Banning Municipal Code, to make a recommendation to the City Council on Tentative Tract Map applications; and WHEREAS, on December 3, 2025, continued from the November 17, 2025, special meeting, the Planning Commission held a duly noticed public hearing on Tentative Tract Map No. 39259, received a staff report, public testimony, and project materials, and voted 2-1 to adopt Resolution 2025- 12 recommending the City Council approve the Tentative Tract Map subject to conditions of approval; and
WHEREAS, a public notice for the January 13, 2026, City Council meeting was published in accordance with State law and the Banning Municipal Code, and written notice was mailed to property owners within 300 feet of the project site; and WHEREAS, at the January 13, 2026, regular meeting, the City Council held a duly noticed public hearing on Tentative Tract Map No. 39259, received a staff report, public testimony, and project materials, and continued the hearing until January 27, 2026; and WHEREAS, the City Council has reviewed the staff report, Planning Commission recommendation, environmental documentation, proposed tentative tract map, supporting materials, and public testimony and finds the project in conformance with the requirements of the Subdivision Map Act, the Banning Municipal Code, the City's General Plan, and the Zoning Ordinance.

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

Resolution 2026- 03

Page 1 of 5 ends

455
SECTION 1. ENVIRONEMNTAL DETERMINATION
The proposed project was evaluated for potential effects on the environment as required under the California Environmental Quality Act ( CEQA) and it was determined that the project is in compliance with a previously adopted Environmental Impact Report ( EIR) for the Butterfield Specific Plan ( SCH No. 2007091194) and pursuant to CEQA Guidelines 15162 ( Subsequent El Rs and Negative Declarations) no further analysis or environmental action is required. A Notice of Determination has been prepared for the project.

SECTION 2. REQUIRED FINDINGS FOR TENTATIVE TRACT MAP NO. 39259 { PTM25- 0004) Pursuant to Section 66474 of the Subdivision Map Act, there are seven findings that must be met to justify approval of a Tentative Map application. Staff analyzed the application against these findings for Tentative Tract Map No. 39259 ( PTM25- 0004) below:

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

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

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

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

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

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

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

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

The 160. 02-acre site is relatively flat with a gentle north to south downhill grade and will be subdivided into 544 single- family, 36 condominium lots for 248 condo units, with parks and open space, that will be graded and developed to be compatible in size to other surrounding properties of the Butterfield Specific Plan.

Finding 0: The subject site is physically suitable for the proposed density of development.

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

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

Finding of Fact: The proposed project was evaluated for potential effects on the environment as required under the California Environmental Quality Act ( CEQA) and it was determined that the project is in compliance a previously adopted Environmental Impact Report ( EIR) for the Resolution 2026- 03

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456
Butterfield Specific Plan ( SCH No. 2007091194) and pursuant to CEQA Guidelines 15162 Subsequent EIRs and Negative Declarations) and the proposed project meets or exceeds all development standards, and no further analysis or environmental action is required.

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

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

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

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

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

SECTION 4. CERTIFICATION
The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this g1' J
th day of January, 2026.

ATTEST:
rv:Ltq ilil~
Sandra Calderon, Deputy City Clerk
City of Banning
APPROVED AS TO FORM:

Resolution 2026- 03

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Rich
City
457
CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025- 03, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 27th day of January, 2026, by the following vote, to wit:

AYES: Barrington, Flynn, Miller, Royce, Wallace
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 2026- 03

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Sandra Calderon, Deputy City Clerk
City of Banning, California
458
Resolution 2026- 03

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EXHIBIT A
Conditions of Approval
459
City of Banning
Community Development Department
Conditions of Approval
PROJECT: Tentative Tract Map No. 39259 - PTM25-0004
SUBJECT: Conditions of Approval ( City Council Resolution 2026-03) APPLICANT: Tri Pointe Homes
LOCATION: Northwest corner of Highland Home Road and Southern California Edison SCE) Corridor - APNs: 408-580-027, - 032, - 033, - 034, - 035, - 036, 039, - 040, -041, - 042, - 045, - 047, - 050, - 051, - 052, - 064

EXHIBIT A
To City Council Resolution 2026-03
All fair share agreements, covenant agreements and agreements subject to recordation will be subject to review and approval by the City Attorney and will include appropriate enforcement provisions by the City and be properly securitized.

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

Planning Division
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PLN. General. 01
PLN. General. 02
ondition of Approval
ompletion
ilestone
he project shall always comply with all federal, state, Informational ounty and City laws, codes, regulations, and standards. he applicant shall indemnify, protect, defend, and hold harmless, the City, and/ or any of its officials, officers, mployees, agents, departments, agencies, and
instrumentalities thereof, from any and all claims,
emands, lawsuits, writs of mandamus, and other actions
nd proceedings ( whether legal, equitable, declaratory, dministrative or adjudicatory in nature), and alternative ispute resolutions procedures ( including, but not limited o, arbitrations, mediations, and other such procedures) 1i t· 1 collectively " Actions"), brought against the City, and/ or any n orma iona fits officials, officers, employees, agents, departments, gencies, and instrumentalities thereof, that challenge, ttack, or seek to modify, set aside, void, or annul, the ction of, or any permit or approval issued by, the City nd/ or any of its officials, officers, employees, agents, epartments, agencies, and instrumentalities thereof
including actions approved by the voters of the City), for or oncernin the Pro· ect, whether such actions are brou ht tatus
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 1 460
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PLN. General. 03
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
under the California Environmental Quality Act ( CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Sections 1085 or 1094. 5, or any pther state, federal, or local statute, law, ordinance, rule, egulation, or any decision of a competent jurisdiction.

It is expressly agreed that the City shall have the right to pprove, which approval will not be unreasonably withheld, he legal counsel providing the City' s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant n the defense of the Action.

The City and Developer are parties to a Development
Agreement, recorded on July 17, 2012, as document
ompletion
Milestone
number 2012- 0332888 (" DA"). In the event of any direct . nconsistency or conflict between these Conditions of Informational Approval and the DA, the DA shall control. The Developer hall indemnify the City as described in the DA.

V,\pproval of this entitlement shall not waive compliance With any sections of the CA Government Code, Banning
Status
PLN. General. 04 Municipal Code ( BMC), or other applicable City Informational brdinances, in effect at the time of building permit
PLN. General. 05
PLN. General. 06
PLN. General. 07
ssuance.
fhe Project permitted under PTM25- 0004 ( TM39259) shall Un with the term of the DA and shall commence operation within two ( 2) years from the date of this approval. The Community Development Director may, upon a written
application being filed 30 days prior to expiration and for good cause, grant an extension not to exceed 12 months. Informational Upon granting of an extension, the Community
Development Director shall ensure that the Tentative Tract Map complies with all current provisions of BMC Title 16 and Subdivision Map Act.

Unless approved otherwise by City, the developer shall
comply with all applicable conditions of City Council
Ordinance No. 1450 approving the Butterfield Specific Plan . and conditions of City Council Resolution No. 2017- 07 nformat1onal approving Minor Modifications to the Butterfield Specific Plan.

All mitigation measures required by the Butterfield Specific Plan Environmental Impact Report Mitigation Monitoring
and Reporting Program ( MMRP), as modified pursuant to
he approved Addendum, and conditions of the project' s
Settlement Agreement shall be implemented if those
measures/ conditions relate to this phase or part of the nformational
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 2 461
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PLN. General. 09
PLN. General. 10
PLN. General. 11
PLN. General. 12
PLN. General. 13
PLN. General. 14
ity of Banning
Community Development Department
Conditions of Approval
ondition of Approval
Completion $
tatus
Milestone
evelopment or are required to be satisfied in connection with this phase or part of the development.

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

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

The subject property shall be operated and maintained in accordance with the site plans stamped approved by the
City and on file in the Planning Division, the conditions Informational ontained herein, and the applicable regulations within the l3MC.

The Applicant shall submit a perimeter landscape plan for Submit Plans review and approval by the Community Development Prior to Department. Landscaping shall be used to soften the visual Issuance of impact of fencing and integrate the project with surrounding Building Permits properties, consistent with Amended Butterfield Specific Plan.

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

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

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

Occupancy
All residential and commercial neighborhoods and public racilities shall require Design Review approval by the nformational Community Development Director.
r=or the residential units developed within TM39259-
2/Plannina Area 49A the Applicant/ developer of the units shall use the attached Occupancy Addendum ( Exhibit " B'J t the time of initial sale. The Occupancy Addendum is ' nformational vrrevocable during the initial occupancy period and shall not e modified without the written approval of the City. To the fullest extent oermitted bv law and eauitv, bindina for the 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 3 462
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PLN. TTM. 05
PLN. TTM. 06
PLN. TTM. 07
PLN. TTM. 08
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
K:ompletion
Status
Milestone
benefit and in favor of, and fully enforceable by the City of Banning and its successors and assigns.
rr-he subdivision shall be developed in substantial
conformance with the approved Tentative Tract Map, the nformational associated exhibits, and these Conditions of Approval.

All lots shall meet or exceed the minimum lot size, width, Prior to Final depth, and other dimensional requirements of the Banning Municipal Code at the time of Final Map recordation. Map Any common open space, entry features, or landscape
areas shown on the Tentative Map shall be landscaped Prior to per an approved plan prior to final occupancy of the last Occupancy dwelling unit within TM39259.

If common areas, open space, or private streets are
proposed, the applicant shall establish a Homeowners'
nformational ~ ssociation ( HOA) or other mechanism acceptable to the City to ensure ongoing maintenance.

Covenants, Conditions, and Restrictions ( CC& Rs)
Supplemental Declarations shall be submitted to the
Planning Department for review to ensure they address nformational maintenance of any common areas, landscaping, and
private improvements.
rrhe applicant shall coordinate with the Community
Prior to Final Development Department for the addressing of all lots prior o recordation of the Final Map. Map
Prior to approval of the Final Map, all conditions requiring he provision or proposed project facilities and subdivision mprovements for the area covered by the Tentative Map Prior to Final must be satisfied either through performance or through Map he provision of suitable security prior to recordation of the t=inal Map.

Prior to commencement of development within the tract,
he Developer shall provide a written Phasing Plan Prior to specifying when the lots within the subdivision will be ssuance of developed and when all appropriate public infrastructure Building Permits within the subdivision will be constructed.

Office of the Fire Marshal
COA# Condition of Approval
Condition
Status
Milestone
BLUE DOT REFLECTORS- Blue retro- reflective pavement
Fire. 01 markers shall be mounted on private streets, public streets and informational drivewavs to indicate location of fire hvdrants. Prior to installation, 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 4 463
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City of Banning
Community Development Department
Conditions of Approval
Condition ofApproval
Condition
Status
Milestone
placement of markers must be approved by the Banning Office of he Fire Marshal.

FIRE PROTECTION WATER SUPPLES/ HYDRANTS - The
minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route From a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing nformational not to exceed 1000 feet along streets for transportation hazards. rrhe size and number of outlets required for the approved fire hydrants are 4" x 2 ½". Final fire hydrant locations shall be determined during the fire water plan review by Banning Office of he Fire Marshal and Public Works. Hydrant spacing shall be Whichever is more restrictive, Fire or Public Works. Reference CFC as amended.

POTENTIAL FIRE FLOW- Fire Protection Water Supplies/ Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Informational Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Reference CFC as amended.

Traffic Calming Devices - Requests for installation of traffic calming designs/ devices on fire apparatus access roads shall be Informational submitted and approved by the Fire Code Official. Reference CFC as amended.

Fire Department Access Turn Around - On- parcel dead- end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum as prescribed in the specific plan In-lieu of a bulb, a hammer- head ype turnaround is acceptable where the top of the " T" dimension Informational is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department.

Reference CFC as amended and Banning Office of the Fire Marshal and/ or Riverside County Fire Department Policies and Standards.

Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on Informational California Fire Code ( CFC), California Building Code ( CBC), and related codes/ standards adopted and amended at the time of construction plan submittal.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 5 464
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Condition
Status
Milestone
Materials and Construction Methods for Exterior Wildfire Exposure Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone, and High Fire Hazard Severity Zones shall comply Informational with Chapter 3, R337 of the California Residential Code and California Code of Regulations Title 14 Fire Safety Regulations.

Reference CFC as amended.

The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department Prior to Final approval signature block, and shall conform to hydrant type, Map location, spacing and minimum fire flow. Once plans are signed by Recordation local water company, the originals shall be presented to the Fire Department for signature.

SECONDARY ACCESS - Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not xceed ( 660 feet for Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zone areas. 800 feet for Moderate Fire Hazard Severity Zone) 1,320 feet. Secondary egress/ access fire apparatus access roads shall provide independent egress/ access from/ to the area or as otherwise approved by the Fire Department.

Secondary egress/ access fire apparatus access roads shall be as Prior to Final remote as practical from the primary fire apparatus access road to Map reduce the possibility that both routes will be obstructed by a Recordation single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of errain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Banning Office of the Fire Marshal/ Riverside County Fire Department Policies and Standards
Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of no less than 24 reet. Dead- end fire apparatus access roads exceeding 150 feet shall provide an approved turn around. The minimum required urning radius of a fire apparatus access road shall be as prescribed in the specific plan .. Additional turnaround designs Prior to Final
may be acceptable as approved by the Fire Department The Map
construction of the fire apparatus access roads shall be all Recordation
weather and capable of sustaining 80, 000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 14 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 125 feet of approach/ departure. Reference CFC as amended and Banning Office of the Fire Marshal/ Riverside County Fire Deoartment Policies and Standards.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 6 465
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Fire. 12
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Fire. 14
Fire. 15
Fire. 16
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Condition
Status
Milestone
a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Banning Office of the Fire Marshal/ Riverside County Fire Department Standards.

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

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

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

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

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

SECONDARY/ ALTERNATE ACCESS- In the interest of Public
Safety, the project shall provide An Alternate or Secondary ccess( s). Said Alternate or Secondary Access( s) shall have concurrence and approval of both the Public Works Department Prior to Building
and the Banning Office of the Fire Marshal/ Riverside County Fire Permit Issuance
Department. Alternate and/ or Secondary Access( s) shall be approved, constructed, useable, and inspected per approved plans prior to the issuance of the first structure permit. Fire will allow models and production with no secondarv access. First 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 7 466
City of Banning
Community Development Department
Conditions of Approval
COA# Condition of Approval
Condition
Status
Milestone
production Certificate of Occupancy will require secondary access o be completed.

Fire Maps will come into effect July 22, 2025, therefore structures Prior to Building
Fire. 17 in those areas will be required to comply with Chapter 3377 A requirements. Permit Issuance
WATER VERIFICATION - The approved final water system,
including all fire hydrant( s}, shall be installed and accepted by the Prior to first Fire. 18
appropriate water agency and the Office of the Fire Marshal prior Building o first certificate of occupancy. Contact the Banning Office of the Certificate of Fire Marshal to inspect the required fire flow. Approved water Occupancy plans must be at the job site.

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

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

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

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

Easements may be needed on all neighborhood entrance
BEU. ENG. 01 streets and areas along the perimeter and interior City Informational Utility Facilities, School sites, and Parks for vaults, onduits, streetlights and pad mounted transformers and
tswitches depending on the use of each site.

BEU. ENG. 02
lfhe developer will be required to install underground
Informational
tonduits, vaults, and pad- mounted eauipment from the
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 8 467
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BEU. ENG. 03
BEU. ENG. 04
BEU. ENG. OS
BEU. ENG. 06
BEU. ENG. 07
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
Utility' s Sunset Substation throughout the development for ielectrical distribution. Coordination with the Utility will be required to identify the location of existing conduits near the substation.

Easements will be required for Local Streets to serve
residential lots and street lighting. Adequate easements will be required to serve all parcels of this project. These ieasements shall be offered for dedication to the City of Informational Banning for public utility purposes. A non- exclusive ieasement shall be provided to the City of Banning to
include the installation of electric distribution facilities within all common areas.
j{"he developer shall be responsible for facilitating any ieasement agreements necessary for any
Informational overhead/ underground electrical infrastructure placed either emporary or permanently.

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

Prior to constructing the Utility' s electric distribution system, he developer shall submit a detailed engineering plan
showing design, location and schematics for the utility system to be approved by the Utility. It will also be required Informational hat the developer follows the Electric Utility Maps & Records requirement ( per attachment). This will allow the utility to assist with the completion of a distribution plan and provide a cost estimate to service the project.

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

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

General Conditions
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 9 468
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bW. General. 07
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
The subject property shall substantially conform to the approved PTM25- 0004, TM 39259. The City Engineer
may approve minor design modifications to the project
plans during the plan check process, if such
modifications conform to the provisions of the Banning Informational Municipal Code. Substantial changes shall not be
permitted except upon application for, and approval of
modification of this entitlement in compliance with all aoolicable procedures and requirements.

Revisions to the approved TM 39259 during plan check
process; including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar
minor changes that are in substantial compliance with
the Tentative Map, or associated Conditions of Approval, shall be administratively approved through the plan
check process with the mutual consent and approval of Informational the Developer, the Community Development Director,
and the City Engineer. Changes that are not
administratively approved, through the process
referenced above and herein shall be amended in
accordance with the Subdivision Map Act, as amended
and codified within the Banning Municipal Code ( BMC).

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

The applicant shall comply with the approved site plan, the preliminary grading plan, the preliminary WQMP
pWQMP), preliminary Drainage Study, and other
relevant documents approved during project entitlement. Informational Any significant omission to the representation of the site conditions may require the plans to be resubmitted for
further review and revision.

An Encroachment Permit shall be required prior to
commencement of any work within the public right- ofway. The contractor working within the public right- ofInformational way shall submit proof of a Class " A" State Contractor' s License, City of Banning Business License, and Liability Insurance.

The applicant is responsible for resolving any conflicts with existing or proposed easements. All easement( s)
of record and proposed easements shall be shown on Informational the final map, grading plan, and improvement plans
where applicable.

Where survey monuments exist, such monuments shall
be protected or shall be referenced and reset, pursuant Informational 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 10 469
City of Banning
Community Development Department
Conditions of Approval
COA# K:;ondition of Approval
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Status
Milestone
to the Business and Professions Code, Sections 8700
to 8805 ( Land Surveyors Act)
All future utility systems including electric, telephone, water, sewer, and cable TV, except for temporary utility systems as defined under the development agreement
PW. General. 08
shall be provided for underground, with easements
Informational provided as required, and designed and constructed in accordance with City codes and the utility provider.

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

Any existing public improvements, or public
improvements not accepted by the City that are
DW. General. 09 damaged during construction shall be removed and Informational replaced as determined by the City Engineer or his/ her representative.

All weather vehicular access shall be maintained at all PW. General. 10
times to all parts of the proposed subdivision, where
Informational construction work is in progress, for emergency vehicles.

All precautions shall be taken to prevent washouts,
undermining and subsurface ponding, caused by rain or
runoff to all surface structures ( curbs, gutters, sidewalks, paving, etc.). The Engineering Division may order
DW. General. 11 repair, removal and replacement, extra compaction Informational tests, load tests, etc. or any combination thereof for any such structure that was damaged or appears to have
been damaged. All of the additional work, testing, etc., shall be at the expense of the Applicant.

Prior to the release of surety and upon completion of
construction, the Applicant shall furnish the City with reproducible record drawings in electronic form or on
Mylar film of all improvement plans that were approved
by the City Engineer. Each sheet shall be clearly
PW. General. 12 marked " As-Built" or "As-Constructed" and shall be Informational stamped and signed by the engineer or surveyor
certifying the accuracy and completeness of the
drawings. The applicant shall have all AutoCAD files
submitted to the City, revised to reflect the " As-Built" conditions
Plans and Clearances
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 11 470
City of Banning
Community Development Department
Conditions of Approval
The following is a non- inclusive list of items that may be required by the Public Works Department.

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

All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist. Registered Professional Landscape Architect or Registered Professional Surveyor in the State of California and submitted to the Public Works Department for review and approval.

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

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

All off- site plan and profile, street improvement plans, and signing and striping plans shall show all existing improvements for a minimum distance of 200 feet beyond the project limits, and to a distance sufficient to show any required design transitions.

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

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

Permit
Plan Set Scale Notes
Type
Grading Mass Grading Plan 1" = 100'
Rough Grading Plan 1" = 40'
Precise Grading Plan 1" = 20'
Borrow Pan 1" = 40' If applicable
Stockpile Plan 1" = 40' If applicable
Retaining Walls 1" = 40'
May be included with any
aradina plan
Haul Route 1" = 100'
May be included with any
gradina plan
Clearing Plan 1" = 100'
May be included with any
aradina olan
Demolition Plan 1" = 100'
May be included with any
aradina plan
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 12 471
Permit
Tvoe
Improvement
Plans
Final Maps
Technical
Studies
Permits and
Aareements
City of Banning
Community Development Department
Conditions of Approval
Plan Set Scale Notes
Erosion and Sediment Control 1" = 40'
Shall be included with any
aradina Plan
Street Improvement Plan
1" = 40' Horiz/ May be included with any
1" - 4' Vertical aradina plan
Signing and Striping Plan 1" = 40'
May be included with any
aradina plan
Traffic Signal Plan 1" = 40'
Shall be included with any
aradina plan
Traffic Control Plan 1" = 40'
May be included with any
aradina plan
Storm Drain Improvement Plan
1" = 40' Horiz/ May be included with any
1" - 4' Vertical arading plan
Channel Improvement Plan
1" = 40' Horiz/ Shall be included with any
1" 4' Vertical aradina Plan
Potable Water Plan
1" = 40' Horiz/ May be included with any
1" 4' Vertical aradina Plan
Non- Potable Water Plan
1" = 40' Horiz/ May be included with any
1" - 4' Vertical aradina plan
Sewer Plan
1" - 40' Horiz/ Shall be included with any
1" = 4' Vertical aradina plan
MNZ Reservoir Plans As directed
May be included with any
aradina Plan
Final Map 1"- 40'
Easement Dedications
Corner Records
Records of Survey
Geotechnical Report
Compaction Report
Hydrologic and Hydraulic Report
Flood Hazard Report

CLOMR/ LOMR
Water Quality Management Plan
WQMP)
Water Supply Verification
Permission to Grade
Construction Agreements
BMP Agreement
Landscape Maintenance
Aareement
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 13 472
Permit
Type
Certifications
Final Map
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City of Banning
Community Development Department
Conditions of Approval
Plan.Set Scale Notes
Subdivision/ Improvement
Agreement
Performance Bonds
Labor and Material Bond
Maintenance Bond
Non- Interference Letter
Encroachment Permits
Grading Certifications
Pad Certifications
Condition of Approval
Completion
Status
Milestone
The submittal, approval, and recordation of the Final
Map TM39259 shall be in accordance with the
Informational provisions of the State Subdivision Map Act and Title 16, Subdivisions, of the Banning Municipal Code.

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

Prior to issuance of any permit( s), the applicant shall acquire or confer property rights necessary for the
construction or proper functioning of the proposed
project/ development. Conferred rights may include
right- of-way dedications, irrevocable offers to dedicate or grant of easements to the City for emergency
Informational services, maintenance, utilities, storm drain facilities, or temporary construction purposes including the
reconstruction of essential improvements as directed by the City Engineer. All costs associated with acquiring
rights- of-way or easements shall be borne by the
applicant.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 14 473
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
In the event that the applicant is unsuccessful in
acquiring necessary property rights outside the
project/ development, the City will consider and
potentially act on the option to acquire through eminent Informational domain. Permits ( or portions of permits) that are not
affected by ROW acquisition will not be held up during
the property acquisition or eminent domain process.

During the improvement plan checking process, turning
radius template checks shall be submitted for access to all storm drain facilities, open space, and other utility easements that are accessed from a publicly accessible
paved street. These templates shall clearly show that
the easements are sufficient for full access under
emergency conditions. The City of Banning' s review of Informational the easements shall include appropriateness of the
vehicle turning radius, easement slopes and easement
widths. Additional easement widths shall be required
when the design vehicle is likely to use outriggers or
other means of load stabilization.

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

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

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

A map of the proposed subdivision showing the outline
of the streets including street names shall be submitted Informational to the City to update the city atlas map.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 15 474
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
The Applicant shall be responsible for research on private utility lines ( Gas, Edison, Telephone, Cable, Internet, etc.) to ensure there are no conflicts with site development. All Informational existing on- site utility lines that conflict with this project shall be relocated, removed, or sealed to the satisfaction of the City Engineer.

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

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

The applicant shall provide an easement over, across,
and which provides ingress and egress to all private
water quality, stormwater, drainage basins, public water facilities, public sewer facilities, public electric facilities, Prior to Final and fire department access to be dedicated to the City, Map Recordation for ingress, egress, and right to inspect, repair, remove, and replace unless otherwise directed by the City
Engineer.

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

The Applicant shall dedicate right- of-way or provide
temporary easements beyond either the phased
construction and/ or tract boundary required to provide Prior to Final utility service, public and/ or emergency vehicular ingress Map Recordation and egress access to the nearest paved and publicly
maintained street as shown of the Tentative Map. All
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 16 475
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
offers of dedication shall include the corner cut- back at all intersections.

Security for the construction of public improvements in accordance with Government Code Section 66499 shall
be as follows:

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

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

The applicant shall submit a list of street names and
addresses in Microsoft Excel spread sheet format for
review and approval. The house number system shall be Prior to Final in accordance with Section 12.32 of the Banning Map Recordation Municipal Code. A reduced copy of the subdivision map
shall be included with the submittal.

The applicant shall obtain approval from the Fire
Marshall in consultation with the City Engineer, for a
Prior to Issuance conceptual fuel modification plan and program, unless the City of Banning Fire Marshall (" Fire Marshall") finds of any in writing to the City that such plan and program are not Construction required for development of the property within the Permit boundaries of this Final Map.

The applicant shall verify and/ or set all property corners, r/w corners, and centerline monuments. Subsequently,
Prior to Release the applicant shall cause the surveyor to file the appropriate documents and records to the County of of Surety Riverside.

Public improvements shall be completed and accepted
by City of Banning prior to release of Faithful
Performance Bond and Labor and Material Bond for Prior to Release such improvements. Faithful Performance Bond for of Surety applicable public improvements shall be reduced to 10%
once City accepts improvements into maintenance
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 17 476
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
period. Final 10% to serve as the maintenance bond for
the 1-year maintenance period.

The Applicant shall comply with Assembly Bill 1414,
which was enacted on January 1, 1995, and amended
Section 8771 of the Business and Professions Code of
the Land Surveyors Act. Assembly Bill 1414 requires
that two ( 2) corner records be filed when:

Monuments exist that control the location of
subdivisions or tracts, streets or highways; or provides survey control. The monuments are located and Prior to Release referenced by a licensed Land Surveyor before any of Surety streets or highways are reconstructed or relocated. The corner record( s) of the references are filed with the
County Surveyor.

Monuments are reset in the surface of the new
construction and a corner record is filed with the County Surveyor before recording of a Certificate of Completion for the project.

Permanent survey monuments shall be set at the
intersection of street centerlines, beginning, and end of curves in centerlines, and at other locations designated by the Director of Public Works and City Engineer. All
Prior to Release other centerline monuments shall be placed in accordance with standard survey practice. A complete of Surety set of street centerline ties shall be submitted to the Engineering Division upon completion of improvements
or prior to release of the monumentation bond.

Condition of Approval
Completion
Status
Milestone
The applicant shall comply with Title 18 of the Banning Municipal Code " Grading, Erosion, and Sediment Control", the City of Banning Grading Manual, California Building Informational Code related to excavation and grading, and State Water Resources Control Board orders, rules, and regulations.

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

The project grading shall be designed in a manner that
perpetuates the existing natural drainage patterns with Informational
respect to tributary drainage areas, outlet points and
outlet conditions. Otherwise, a drainage easement shall 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 18 477
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion !
Status
Milestone
be obtained for the release of concentrated or diverted storm flows. The project shall accept and convey storm
flows from the adjacent property within the property
boundaries, or within drainage devices and easements
obtained by the applicant.

Rough grading plans shall include retaining walls with top of wall and top of footing elevations shown. All footings shall meet minimum Building and Safety department
requirements have a minimum of 6"-inch of cover, and/ or Informational sufficient cover to clear any obstructions. The Applicant shall submit design calculations and obtain permits for all perimeter and retaining walls from the Building and
Safety Department.

Impacts to jurisdictional streams, creeks and drainages shall be reviewed and approved by the appropriate
regulatory agencies with jurisdiction in this area and will require the appropriate required permits issued. Long Informational term regular maintenance and operation of drainage
improvements, such as detention basins, shall be
included in the initial regulatory permitting applications.

A detailed Grading Plan and Erosion Control Plan shall be Prior to submitted to the City Engineer for review and approval. Recordation of a Final Map
Detailed grading plans shall be prepared and approved Prior to by the City prior to any on- site grading for the project. Issuance of a Grading Permit
Prepare an erosion control plan that provides the
Prior to developed phases with the required flood protection.

Flood protection shall be determined by the size of the Issuance of a undeveloped areas and the flow patterns. Grading Permit Temporary basins shall be designed and constructed to
meet Prior to detention requirements and earthen
channels/ berms shall be used to divert and convey flows Issuance of a during construction. Grading Permit
Within park areas or areas accessible to the public, Prior to detention/ retention basins will be protected from public Issuance of a entry as required where required by CBC. Grading Permit A soils report and geotechnical study shall be submitted in conjunction with the grading plan with further analyses of on- site soil conditions and appropriate measures to Prior to
control erosion and dust. Any issues or
Issuance of a
recommendations provided in the report shall be
Grading Permit
addressed to the satisfaction of the City Engineer. The responsible geotechnical engineer shall sign and stamp
all aradina olans indicatina the olan comolies with the 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 19 478
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
recommendations of the comprehensive soils and
geotechnical report.

The applicant shall retain a qualified archeologist,
Prior to paleontologist, and biologist for observation of grading and excavation activities in accordance with the approved Issuance of a mitigation program. Grading Permit
A grading permit shall be obtained from the Public Works Prior to Department and in accordance with the project Issuance of a Development Agreement. Grading Permit
For construction activities including clearing, grading or excavation of land that disturbs one ( 1) acre or more of land, or that disturbs less than one ( 1) acre of land, but which is a part of a construction project that
encompasses more than one ( 1) acre of land, the
applicant shall be required to submit a Storm Water
Pollution Protection Plan ( SWPPP) and file a Notice of Intent ( NOi) with the Regional Water Quality Control
Board ( RWQCB). The applicant shall provide proof that
the SWPPP has been approved by the RWQCB prior to
issuance of any permits. The applicant shall ensure that the required SWPPP is available for inspection at the
project site at all times through and including acceptance of all improvements by the City. The applicant' s SWPPP Prior to shall include provisions for all of the following Best Issuance of a Management Practices (" BMPs"): Grading Permit
Temporary Soil Stabilization ( erosion control).

Temporary Sediment Control.

Wind Erosion Control.

Tracking Control.

Non- Storm Water Management.

Waste Management and Materials Pollution Control.

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

Construction documents shall include language that
requires all construction contractors to strictly control the staging of construction equipment and the cleanliness of construction equipment stored or driven beyond the limits Prior to of the construction work area. Construction equipment Issuance of a shall be parked and staged within the project site. Grading Permit Staging areas shall be screened from view from adjacent properties. Vehicles shall be kept clean and free of mud and dust before leavino the development site.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 20 479
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
Surrounding streets shall be swept daily and maintained free of dirt and debris.

The grading plan shall conform with all required
mitigation measures Prior to identified in the Mitigation Monitoring and Reporting Plan, and obtain clearance from the Issuance of a Planning Department prior to plan approval. Grading Permit A precise grading plan shall be submitted to the City
Prior to Engineer for review and approval. A grading permit shall be obtained prior to commencement of any precise Issuance of a grading activity. Building Permit
The applicant shall provide a lot pad certification. The pad certification shall include an elevation and
compaction certification. The elevation certification shall be stamped and signed by a licensed civil engineer or
Prior to land surveyor and shall list the pad elevation as shown on the approved grading plan, the actual pad elevation Issuance of a and the difference between the two, if any. The Building Permit compaction certification shall list the relative compaction of the pad soil and shall be certified by a licensed
geotechnical engineer.

The applicant shall provide a Final Grade Certification.

The certification shall be stamped and signed by a
Prior to licensed civil engineer or land surveyor and shall show actual building setbacks, swales, drainage devices, and Certificate of other items shown in conformance with the approved Occupancy Precise Grading Plan.

Stormwater/Water Quality
COA# Condition of Approval
Completion
Status
Milestone
The applicant shall comply with Chapter 13.24
PW. Storm. 01 " Stormwater Management Systems" of the Banning Informational Municipal Code.

The applicant shall submit a Drainage Study with
hydrologic and hydraulic analysis for developed and
undeveloped ( existing) conditions to the Engineering
Division for review and approval. The study and analysis shall be prepared by a civil engineer licensed by the State PW. Storm. 02 of California. Drainage design shall be in accordance with Informational Banning Master Drainage Plan adopted by Riverside
County Flood Control and Water Conservation District
RCFCD), RCFCD Hydrology Manual, and standard plans
and specifications. The 10- year storm flow shall be
contained within the street curbs, and the 100- year storm 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 21 480
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
shall be contained within the street right- of-way; when this criteria is exceeded, additional drainage facilities shall be designed and constructed.

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

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

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

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

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

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

R?- 2013- 0011. .
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 22 481
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ity of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
The applicant shall identify and include in its
Prior to the improvement plans structural and non- structural Best Management Practices ( BMP' s) as outlined in the Final Recordation of a Water Quality Management Plan ( WQMP). Final Map
The applicant shall prepare a Final Water Quality
Management Plan in accordance with the California
Regional Water Quality Control Board Colorado River
Basin Region Order No. R?- 2013- 0011. The WQMP shall Prior to the identify if the project meets the criteria of a Priority Issuance of a Development Project and identify project Site Design Grading Permit BMP' s and Treatment Control BMP' s as applicable. The
WQMP shall be reviewed and approved by the City
Engineer.

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

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

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

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

Streets and Traffic
COA# Condition of Approval
Completion
Status
Milestone
All street designs shall comply with City of Banning standard drawings where available. If no City standard is available PW. Street. 01
applicant may select standards in the following order:

Informational
1 - City of Banning Standards
2 - Riverside County Standard Drawings
3 -' Greenbook' Standard Drawinos
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 23 482
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
4 - Caltrans Standard Drawing
5 - Other published standards, subject to approval from the City Engineer.

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

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

Any public improvements within the map boundary damaged during the course of construction shall be replaced to the Informational satisfaction of the City Engineer, or his/ her designee.

Grading and excavations in the public right- of-way shall be supplemented with a soils and geology report prepared by a Informational professional engineer or geologist licensed by the State of California.

Applicant' s geotechnical engineer shall provide the design of the pavement section and field measured " R-Values" based Informational upon the Caltrans Method.

Street pavement design shall take into account the subgrade soil strength, the projected traffic loading, and have a design Informational life of 20 years.

Minimum AC Thickness for any roadway shall be 4" AC,
completed in at least 2 lifts. For intract roadways, final lift Informational shall be a 0.15- foot cap completed after onsite construction is completed.

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

A minimum width of 20 feet for a paved or all weather
Informational emergency access.

Applicant shall provide horizontal and vertical site distance calculations per Riverside County transportation and
Caltrans Standards for review and approval by the City
Engineer. Safe horizontal traffic sight distances and
vertical curve sight distances shall be maintained
regardless of street intersection angles, street grades, Informational landscaping, or the lot configuration shown on the approved tentative tract map, as follows:

All vertical curve sight line design shall be per the
Caltrans Design Manual ( Figures 201- latest, Topic 405- latest, et al}. The vertical curve design speed along with the 99 E. Ramsey Street • P .0. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 24 483
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval !
Completion
Status
Milestone
requisite vertical curve geometric data shall be shown on the improvement-drawing sheet where the curve occurs.

All horizontal curve sight line design shall be per Riverside County Standards ( Plates 114, 821, et al). Horizontal curve design speeds along with the related geometric data shall be tabulated on the improvement drawing sheets where the curves occur.

Horizontal and vertical sight distances shall be maintained even if such compliance results in reconfigured lots and/or a reduction in the lot count shown on the approved tentative map. City of Banning Ordinances shall be met while
achieving the required safety requirements.

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

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

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

All streets shall have a maximum grade of 15 percent.

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

Access drives to the public right-of-way shall be restricted to those approved by the City Engineer as shown on the Informational approved plans.

Commercial driveway grades shall not exceed eight percent Informational unless approved by the City Engineer.

Residential driveway grades shall not exceed twelve percent Informational unless approved by the City Engineer.

Traffic improvements shall adhere to the phasing criteria Informational shown in the approved Traffic Verification Memo.

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

All existing overhead utility lines located on or adjacent to the site shall be undergrounded prior to public improvement Informational
acceptance and surety release, to the satisfaction of the Public Works Director, including but not limited to, electrical distribution, 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 25 484
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telephone, and cable lines, with the exception of electric utility lines over 33 kV in accordance with Ordinance 1500.

Applicant shall submit and obtain approval from the City Fire Marshall for the street improvement plans for all public or private access drives or streets. The plans shall include plan view and sectional views and indicate the grade and width of Prior to the road measured from flow- line to flow- line. Applicable covenant, conditions or restrictions ( CC& R's) or other Grading approved documents shall contain provisions which prohibit Permit obstructions such as speed bumps/ humps, control gates, or other modifications within said easement or access road unless prior approval from the Fire Marshall is granted.

The applicant shall provide estimates to construct, improve, or finance the proposed public improvements to the City Engineer for review and approval. The estimate shall Prior to differentiate between public improvements within the Recordation of property boundaries of the tentative map, improvements Final Map outside the project boundaries and public improvements
which abut the boundary of the property to be subdivided.

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

A Traffic Control Plan shall be submitted for review and approval by the City Engineer. For roadways classified as Prior to Secondary Highway or greater, the Traffic Control Plan shall be prepared by a California Registered Traffic Engineer or Encroachment Civil Engineer experienced in this type of plan preparation. Permit WATCH manual may be used for lower classification roads.

Applicant shall prepare and process a Street Improvement Prior to Plan for approval by the City Engineer. Streets shall be designed in accordance with City Standards and cross Encroachment sections as shown in the project entitlement documents. Permit Street lights shall be depicted on the street improvement plan and submitted for review and approval by the City' s Electric Department and City Engineer. Street lights shall be installed in accordance with the approved plans City of Prior to Banning Electric Department Standards. A detailed lighting plan shall be submitted for review and approval by the City' s Encroachment
Electric Department and City Engineer prior to recordation of Permit Tr 39259. The plan shall indicate style, illumination,
location, height and length of mast arm. A photometric study shall be submitted to justify street light locations.
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Applicant shall include the temporary " F" Street alignment with the Street Improvement Plans. With a minimum 32' AC Prior to within a 96' easement as shown on the tentative map. Certificate of Lighting and/ or reflective striping/ warning shall be included Occupancy on the interim street to the satisfaction of the City Engineer Applicant shall provide any offsite roadways required to comply with Conditions of Approval from other departments, Prior to including emergency access. Applicant shall include Certificate of easements and/ or rights of way as necessary to comply with Occupancy Conditions of Approval.

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

All required public improvements for the project shall be Prior to completed, tested, and approved by City of Banning and/ or other governing agency to the satisfaction of the City Certificate of Engineer or their designee. Occupancy
Applicant shall install all street name signs, striping, and Prior to related signage as shown on the approved plans to the Certificate of satisfaction of the City Engineer. Occupancy
Applicant shall make pavement repairs necessary to mitigate the impacts of project construction traffic on all affected existing streets within the map boundary. City of Banning Prior to accepted streets within the Specific Plan. The condition does not apply to Highland Springs Avenue or Wilson Street, Release of where due to the regional nature of these facilities, it would Surety be impossible to validate the amount of pavement damage cause by ongoing construction activities.

Upon As- Builts being accepted all tests and inspections of Prior to improvements shall be verified as complete in concurrence of final sign off from City Inspectors unless otherwise Release of directed by the City Engineer. Surety
Condition of Approval
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Prior to laying of the aggregate base layer for any new streets, all landscaping irrigation services ( or sleeves to Informational
accommodate said services) shall be installed. Street cut permits mav be denied and alternate methods mav be
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 27 486
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required for any construction within a street that was
accepted by the City within the prior five years.

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

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

All landscape improvements within public right of way shall Informational be compliant with the City of Banning MWELO guidelines.

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

The conditions, covenants, and restrictions shall contain provisions which prohibit dissolution of the homeowners' association unless another entity has agreed to assume the operation and maintenance responsibilities of the Prior to homeowners' association. The conditions, covenants and Recordation of restrictions shall contain provisions that prohibit the Final Map developer and his/ her successors- in-interest from amending said covenants, conditions and restrictions to conflict with these Conditions of Approval.
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An automatic sprinkler system and landscaping shall be
installed, prior to certificate of occupancy for the portion of the project for which certificates of occupancy are
requested, within the common areas including perimeter
slopes and the interior collector streets. Each system shall Prior to include a smart landscape irrigation controller ( including Occupancy remote communication), a separate water meter and electric meter, and plantings as approved by the Community
Development Director. Landscaping plans and specifications shall be reviewed and approved by the City Engineer.

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

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All public potable water improvements shall be
constructed per City of Banning Standards and
PW. Wat. 01 Specifications, Standard Specifications for Public Works Informational Construction, current edition, or as otherwise approved in writing by the City Engineer.

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

PW. Wat. 03
All private fire suppression systems shall be reviewed
Informational and approved by the City Fire Marshall.

Applicant shall install facilities within public rights of way.

PW.Wat.04
Where public right of way is not available, applicant shall Informational provide easement rights to the City of Banning covering existing and proposed facilities necessary for the project.

A water improvement plan shall be submitted showing
proposed water service connection sizes and locations,
PW.Wat.05 including separate laterals for irrigation and fire Informational protection. Irrigation water services will require the
installation of a RP backflow protection device.
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All main water lines and fittings shall be a minimum of 8- inch in diameter and shall be DIP. Water line easements shall be a minimum width of 20 feet if installed outside of Informational right- of-way or public utility easement.

Fire hydrants shall be installed within the tract boundaries Informational as required in FIRE. 02.

The fire service with require a RPDA backflow protection device. Private fire hydrants shall be painted red, and Informational approval of location and materials to be coordinated with the Fire Department.

Detailed water demand calculations shall be submitted to justify meter sizing and to determine annual water
Informational demands, both for indoor and outdoor use at community facilities and landscape meters.

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

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

As required by the City Engineer and prior to recordation of the final tract map, the City shall prepare at Applicant' s expense a Water Verification Memo. The Water
Verification Memo shall include but not be limited to
identifying well production facility locations, treatment Prior to requirements, define on/ off site transmission facilities, location and volume of system storage, define system Recordation of points of connection and booster or reducing stations. Final Map The report must verify that water pipeline sizes and
pressures meet all required water flow rates and identify offsite system improvements and phase in which they
shall be constructed.

Prior to recordation of the final tract map, improvement plans for water facilities shall be prepared by a Licensed Engineer and submitted for review and approval by the
City Engineer. The Applicant is required to design and
Prior to construct all those water facilities identified in the approved Focused Water Study and in accordance with Recordation of the phasing plan selected and approved by the City Final Map Engineer. All the proposed new waterlines shall connect into the City' s water supply and be designed and
constructed to City Standards.
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Submit Water Improvement Plans to the City Engineer for review and approval. Design and construct water lines
Prior to throughout and to property boundaries to tract as needed. The proposed new water lines shall connect to Building Permit the City' s water system as needed.

The applicant shall not construct or make operable any
Prior to water line unless the applicant can successfully demonstrate that the water pressure is at a minimum 40 psi. Occupancy The construction of the Mountain North Reservoir shall be Prior to First completed/ made operable by the developer and accepted Certificate by the City prior to first Certificate of Occupancy. Occupancy All required water lines and fire hydrants shall be installed and made operable before any building permits are Prior to issued. This may be done in phases if the construction Occupancy work is in progress for emergency vehicles.

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

The applicant shall perform pressure testing, flushing, Prior to and Bac- T testing approved by the City Inspector prior to Release of surety release and acceptance of water improvements. Surety Upon As-Builts being accepted all tests and inspections Prior to of improvements shall be verified as complete in concurrence of final sign off from City Inspectors unless Release of otherwise directed by the City Engineer. Surety
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All public non- potable water improvements shall be
constructed per City of Banning Standards and
PW.NPW.01 Specifications, Standard Specifications for Public Works Construction, current edition, or as otherwise approved in Informational
writing by the City Engineer.

Applicant shall install facilities within public rights of way.

PW.NPW.02
Where public right of way is not available, applicant shall Informational provide easement rights to the City of Banning covering existing and proposed facilities necessary for the project.

Submit non- potable water Improvement Plans to the City PW.NPW.03 Engineer for review and approval. Design and construct Informational non- potable water lines to parks, schools, and other large 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 31 490
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irrigation areas and to tie-in points at the tract boundary as agreed to in the Development Agreement by the
Developer, and the City of Banning.

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

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

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

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

Submit Non- Potable Water Improvement Plans to the City Engineer for review and approval. Design and construct
Prior to non- potable water lines to property boundaries to tract as needed. The proposed new non- potable water lines shall Building Permit connect to the City' s non- potable water system as needed.

As required by the City Engineer and prior to recordation of the final tract map, applicant shall prepare and City shall approve a supplemental Focused Recycled Water
Study ( may be combined with the Focused Water Study)
to define system components and shall include a phasing plan for all recycled water facilities. Prior to map
recordation, recycled water plans shall be submitted to the City for review and approval and shall be Prior to Final substantially complete to the satisfaction of the City Map Engineer. Design and installation of recycled water
facilities shall be in accordance with the requirements and specifications of the State Division of Drinking Water, Riverside County Environmental Health, and the City of
Banning. If interim use of potable water is required until Recycled water becomes available, a potable- to-nonpotable above ground connection shall be designed, with 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 32 491
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a reduced pressure backflow preventer. The number of
potable- to-non- potable connections shall be kept to a minimum, and are subject to approval by the State
Division of Drinking Water.

The applicant shall perform testing approved by the City Prior to Release Inspector prior to surety release and acceptance of nonpotable water improvements. of Surety Upon As- Builts being accepted all tests and inspections of improvements shall be verified as complete in Prior to Release concurrence of final sign off from City Inspectors unless of Surety otherwise directed by the City Engineer.

Condition of Approval
Completion
Status
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All public sewer improvements shall be constructed per City of Banning Standards and Specifications, Standard
Informational Specifications for Public Works Construction, current edition, or as otherwise approved in writing by the City Engineer.

Applicant shall install facilities within public rights of way.

Where public right of way is not available, applicant shall Informational provide easement rights to the City of Banning covering existing and proposed facilities necessary for the project.

All sewer lines to be constructed within the public right- ofway shall be extra strength Vitrified Clay Pipe ( VCP) or Polyvinyl Chloride { PVC) SOR 26 Pipe. All sewer mains
shall be minimum of 8 inches in diameter. Any sewer
main greater than 15-inches ( 15") shall be extra strength VCP. Any sewer with more than 15' cover ( FG/ FS to top Informational of pipe) shall be extra strength VCP. Final sizes shall be approved by the City Engineer based on calculations
submitted by the design engineer accounting for ultimate discharge flows for phase and all upstream areas. Sewer line easements shall be a minimum of 20 feet wide if
installed outside of right- of-way or public utility easement.

Each residential unit shall have its own sewer lateral and shall be PVC SOR 26. Informational
Any pad with an elevation lower than the nearest
upstream manhole rim elevation shall require a
Informational
backwater valve.
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Community Development Department
Conditions of Approval
Condition of Approval
Completion
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Sewer mains shall maintain a straight alignment from
manhole to manhole whenever feasible. Bends in PVC
pipe shall not be allowed. The required radius, when Informational necessary, shall be achieved by use of deflection at the joint with VCP pipe, following manufacturer' s guidelines.

Applicant shall fill out and submit an Industrial User Prior to Survey form and an Industrial Waste Permit application. Encroachment i.e. commercial/ community kitchen) Permit
Submit Sewer Improvement Plans to the City Engineer for review and approval. The phasing plan shall identify all required sewer infrastructure ( e.g. sewer mains, lift stations, treatment facilities, manholes, etc.) required to meet the demands of the tract map. A hydraulic analysis will need to Prior to be prepared and submitted that demonstrates the maximum Encroachment discharge that can be accommodated by the existing Permit collections system before a new trunk line is needed.

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

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

Prior to recordation of the final tract map, associated Prior to improvement plans for sewer facilities shall be submitted to Recordation of the City for review and approval and of the City Engineer. Final Map All required sewer lines and sewer laterals shall be
installed and made operable before any building permits Prior to are issued. This may be done in phases at the discretion Building Permit of the City Engineer.

The applicant shall inspect with CCTV all new public
Prior to sewer ma.ins and submit to the City for review and approval prior to surety release and acceptance of sewer Release of improvements. Surety
Upon As- Builts being accepted all tests and inspections Prior to of improvements shall be verified as complete in concurrence of final sign off from City Inspectors unless Release of otherwise directed by the City Engineer. Surety
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 34 493
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Condition of Approval
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Effective January 1, 2022, all residential, single- family units shall subscribe to City' s three- container ( trash, recycling, organics), Collection Services per Banning
Municipal Code, Title 8.28, " Garbage Collection and
Disposal". Information on the program is available on the Informational City of Banning website and made available at the
following link:
https:// library. municode. com/ ca/ banning/ codes/ code_ of_ ordinances? nodeld= TIT8HESA_ CH8. 28SOWACODI
Applicants are required to use the City' s exclusive
franchise hauler ( Waste Management) unless otherwise Informational approved in writing by the Public Works Department.

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

Applicants are encouraged to review the referenced
sections in the 2022 California Green Building Standard Informational Code: https:// codes. iccsafe. org/ content/ CAGBC2022P3 Pursuant to CAL Green Building Standards Code section
code 5.408. Construction and demolition wastes must be
recycled and or salvaged for a reuse minimum of 65% of Prior to nonhazardous construction demolition waste materials. Certificate of All projects require construction waste reduction, disposal Occupancy and recycling services that comply with the 2022
California Green Building Standards Code ( CALGreen)
Applicants shall submit a Construction and Demolition
Waste Diversion Plan to the City' s Environmental Prior to Program Coordinator prior to commencement of Demolition construction or demolition. Contact AND/ OR Prior to
refuse@banningca. gov or 951. 922. 3193 for further Building Permit details and to obtain a plan template.

Applicants shall submit a Construction and Demolition
Waste Diversion Reporting Form to the City' s
Environmental Waste Program Coordinator upon Prior to
completion of the project to obtain diversion approval prior Certificate of to final sign- off. Contact the Environmental Program Occupancy Coordinator at refuse@banningca. gov or 951. 922. 3193 for further details and to obtain a report form template.

For any alley loaded and multi- family project, the applicant shall supply a Trash Management Plan indicating where bin Prior to placement will occur on the specified trash collection day. Certificate of Appropriate signage shall be required to restrict parking in Occupancy trash collection zones on collection day, and the 24-hour 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 35 494
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period prior to and after collection day. Striping and signage may be shown on the signing and striping plan.

Condition of Approval
Completion
Status
Milestone
All fees must be paid in full at the thresholds identified below. Plan check fees for professional report review and all improvement plan reviews shall be paid at the time of Informational submittal of said documents in accordance with the fee
schedule in effect at the time of the submittal.

Applications submitted without full payment of fees are deemed incomplete. Plan review will not commence until Informational all fees are paid.

Evidence of paid fees to agencies outside the City of
Banning is required prior to the issuance of any Informational applicable permit.

Public Works Grading Permit fees ( including fees for
NPDES inspections) shall be paid prior to the issuance of Prior to Grading any permits in accordance with the fee schedule in effect Permit at the time of scheduling.

Public Works Encroachment Permit and Inspection fees
Prior to shall be paid prior to the issuance of any permits in accordance with the fee schedule in effect at the time of Encroachment scheduling. Permit
Water Meter fees and installation fees shall be paid in full Prior to prior to installation of any water meter in accordance with the fee schedule in effect at that time. Installation
Water connection fees shall be paid in accordance with
Prior to Building the fee schedule in effect at that time and in accordance with the DA. Final/ C of 0
Sewer connection fees shall be paid in accordance with
Prior to Building the fee schedule in effect at that time at that time and in accordance with the DA. Final/ C of 0
Traffic Impact fees shall be paid in accordance with the Prior to Building fee schedule in effect at that time at that time and in accordance with the DA. Final/ C of 0
END***
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 36 495

EXHIBIT B
Division_ Setting_ Mailing_ Address>>
Division_ Setting_ Phone>>
Division_ Setting_ General_ Contractor_ License_ Number»

OCCUPANCY ADDENDUM
Community: « Community Site Name»
Phase #:« Home Site Phase»
Homesite: « Home Site Site Number»
This Occupancy Addendum (" Addendum") is attached to and forms a part of the Purchase Agreement (" Purchase Agreement"), executed between Buyer and Seller for the property described in the Purchase Agreement. Any capitalized terms not otherwise defined herein shall have the meanings set forth in the Purchase Agreement. If there is a conflict between the Purchase Agreement and the terms and provisions of this Addendum, the terms and provisions of this Addendum shall control.

Consistent with its policy to provide a stabilized community of owner- occupied homes and to provide for the availability of institutional financing for the purchasers of such homes, Seller desires to sell homes only to people who will utilize them as their residences. Therefore, in order to induce Seller to agree to sell the Property to Buyer, Buyer represents and agrees as follows:

1. USE AS RESIDENCE FOR ONE YEAR. Buyer represents and warrants to Seller: ( a) that Buyer is purchasing the Property for use as Buyer' s principal or secondary residence, ( b) that Buyer will utilize the Property as Buyer' s principal or secondary residence upon Closing, and ( c) that Buyer shall not attempt to transfer Buyer' s rights under the Agreement nor enter into any agreement for the lease, sale or other transfer of the Property that would result in Buyer' s failure to utilize the Property as Buyer' s principal or secondary residence for a period of at least one year from Closing Occupancy Period"). The provisions of this paragraph and the accuracy of the above representations and warranties constitute a covenant of Buyer and a condition to Seller' s performance under the Purchase Agreement (" Occupancy Requirement").

The following illustrates some, but not all activities that may constitute a violation of the Occupancy Requirement:

1.1 Assigning the Purchase Agreement to another person prior to Closing.

1.2 Advertising, listing or otherwise offering the Home for sale or rent to others at a time or in a manner that would result in failure or inability to utilize the Home as a principal or secondary residence for the full Occupancy Period.

1.3 Entering an agreement to sell or rent the Home that would cause Buyer to move from the Property prior to the expiration of the Occupancy Period.

1.4 Taking any other action that indicates to Seller that Buyer does not have a bona fide intention of utilizing the Home as Buyer' s principal or secondary residence for the full Occupancy Period.

2. NO TRANSFER BY BUYER DURING THE OCCUPANCY PERIOD. Except for " hardship" situations described below, any sale, lease or other transfer which results in the failure by Buyer to utilize the Property as Buyer' s residence during the Occupancy Period shall constitute a breach of the Purchase Agreement. Any such breach shall entitle Seller to any remedy to which Seller is entitled by law or in equity including, without limitation: ( a) the right but not the obligation to re- purchase the Property for the Purchase Price less any costs to restore the Property to the condition it was in at Closing, b) in the case of a sale or other transfer of fee title to the Property, the amount of the appreciation of the Property since Closing pursuant to the Purchase Agreement, or ( c) in the case of a lease or other occupancy agreement (" Lease"), the greater of: ( i) the actual rent or economic consideration or ( ii) the fair market rental value of the Property ( in either case, Rent") payable to or for the benefit of Buyer during the Occupancy Period pursuant to the Lease. For purposes of this provision, " appreciation" shall mean the difference between ( i) the fair market value of the Property at the time of Buyer' s sale thereof, less customary costs of resale paid by Buyer such as broker' s commission, escrow fees and title costs, and ii) the Purchase Price paid by Buyer to Seller for the Property, except that appreciation shall not include any increased property value attributable to improvements made by Buyer to the Property since Closing. Buyer shall pay any amounts 496

EXHIBIT B
owing pursuant to this paragraph immediately upon its receipt of Rent, in the case of a Lease, or immediately upon its receipt of sales proceeds, in the case of the transfer of fee title.

3. NO EQUITABLE SERVITUDES. Nothing created herein shall be deemed an equitable servitude.

4. SUBORDINATION. Buyer acknowledges and agrees that a violation of this Addendum by Buyer shall not defeat or render invalid the lien of any first mortgage or deed of trust made in good faith and for value by Buyer, and that the covenants and provisions of this Addendum shall be inferior and subordinate to the lien of any such first mortgage or deed of trust recorded concurrently with the deed conveying the Property to Buyer.

5. NO GUARANTEE, REPRESENTATION OR WARRANTY. BUYER ACKNOWLEDGES AND UNDERSTANDS

THAT, NOTWITHSTANDING THE ABOVE, SELLER DOES NOT GUARANTEE THAT THE COMMUNITY IN WHICH THE PROPERTY IS LOCATED WILL BE ENTIRELY OWNER OCCUPIED. SELLER HAS NO OBLIGATION TO

ENFORCE THE TERMS OF THIS OR ANY OTHER OCCUPANCY ADDENDUM FOR RESIDENCES IN THE COMMUNITY. BUYER IS NOT A THIRD PARTY BENEFICIARY TO ANY SUCH AGREEMENTS WITH OTHER HOMEOWNERS. BUYER ACKNOWLEDGES THAT THE COMMUNITY MAY CONTAIN RENTAL UNITS, AND/OR

THAT HOMES WITHIN THE COMMUNITY MAY BE LEASED, RENTED OR SOLD WITHIN THE OCCUPANCY PERIOD APPLICABLE TO BUYER PURSUANT TO THIS ADDENDUM. SELLER MAKES NO REPRESENTATION OR WARRANTY AS TO THE RATE OF OWNER-OCCUPIED RESIDENCES WITHIN THE COMMUNITY.

6. HARDSHIP. The following events shall be deemed to constitute " hardship" situations under which Buyer may transfer its right, title and interest in the Property prior to occupying and holding title to the Property for the Occupancy Period.

6.1 A transfer resulting from the death of Buyer.

6.2 A transfer by Buyer where the spouse of Buyer becomes the only co- owner of the Property with Buyer.

6.3 A transfer resulting from a decree of dissolution of marriage or legal separation or from a property settlement contract incident to such decree.

6.4 A transfer by Buyer into a revocable inter vivas trust in which Buyer is a beneficiary.

6. 5 A transfer, conveyance, pledge, assignment or other hypothecation of the Property to secure the performance of an obligation, which transfer, conveyance, pledge, assignment or hypothecation will be released or reconveyed upon the completion of such performance.

6.6 A transfer by Buyer where necessary to accommodate a job transfer required by Buyer' s employer ( not including Buyer, if Buyer is self- employed).

6.7 A transfer necessitated by a medical or financial emergency, proof of which emergency has been delivered to Seller, and has been approved by Seller in its reasonable discretion.

6.8 A transfer which, in the reasonable judgment of Seller, constitutes a " hardship" situation consistent with the intentions of this Addendum.

7. FHANA LOANS. Notwithstanding anything to the contrary contained herein, in the event the mortgage or deed of trust encumbering the Property is insured by FHA or guaranteed by VA, any occupancy requirements of FHA and/ or VA, as applicable, shall apply, and the provisions of this Occupancy Addendum shall automatically terminate and shall be of no force and effect.

8. BUYER ACKNOWLEDGEMENT. Buyer acknowledges that: ( i) Buyer has read the provisions of this Addendum, ii) Buyer understands the provisions of this Addendum and agrees they are reasonable, and ( iii) Buyer acknowledges that no representation, warranty or other promise not contained in this Addendum has been made to Buyer by Seller' s Representatives upon which Buyer is relying in connection with Buyer' s purchase of the Property. 4847- 9626- 9729, V. 2 2
497
BUYER:
dl.signhere. 1
PB_ FirstName>> << PB_ LastName>>
dl. signhere. 2
CB1_ FirstName>> << CB1_ LastName>>
dl. signhere. 3
CB2_ FirstName>> << CB2_ LastName>>
dl. signhere. 4
CB3_ FirstName>> « CB3_ LastName>>
SELLER:

Opportunity _ Division»
By: dl. signhere. 7
Name: « Opportunity_ VP _of_ Sales»
Title: « VP _of_ Sales_ Title»
4847- 9626- 9729, V. 2

EXHIBIT B
3 dl.datesign. 1
Date
dl.datesign. 2
Date
dl.datesign. 3
Date
dl.datesign. 4
Date
dl.datesign. 7
Date
498
W E
s
0 250 500 7501, 000
MM I
Feet
PROJECT NUMBER: PTM25- 0004
APN: 408-580-031,408-580-032,408-580-033,408-580-034,408-580-035, 408-580-036 ,408-580-039 ,408-580-040 ,408-580-041,408-580-042, 408-580-045 ,408-580-049 ,408-580-050 ,408-580-051,408-580-052, 408-580-063
ZONE: Pardee- Butterfield Specific Plan
499
TENTATJ\' ElAACTWJ> BOUNOAAY
sl! llllillllllllli PlANNMiAP£. A50UNDAAY
SHEITW.. TC1iUNE
PREPARED FOR:
tri ~~~-~te·
C111111, CA.HUI
Ull] 01•~ 0~
M., l,NNhlMtl.
lt«'A1lll/'t;\SE3, I.

PREPARED BY:
l~IMICINIICWt .... _,._ ..,_ --
FUTURE
TIM NO. 37446
ATWELi. PHASE,;!&
ij
A.P.N. 535·020-004
FU!lJRl, RESIDENTllj. L

VACANT),

VICINITY MAP
111137« 6

PROJECTSITE
PHASE3B)

SHEET INDEX LOT INDEX
11ml ...,,
1Hll111- 11
1111. Ettm/ HE' Na .... ...........
llFEEl' E! Dll/ tmU ....,..,.,. --.,,...,. ---
lD! l'A' IZ',' NNW
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HEIJ• UIM
IHE' llll -· ATWELL

KEY MAP
ATWELL
PHASE 3B / TENTATIVE TRACT NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 498, 53 & 63A ATWELL

TITLE SHEET/ SHEET INDEX

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 1 OF 16
500
LEGEND
ST! lffT' B"
OF\!' 1['11"
a
@
100
@ID
a--
PAOPOOEO PU6UC S! Fll: ET
PROPOSED PRIVATECOM\ IONDM' E
TENTAm' ETRACTMAPBOLM: ARY
PLA~ lN~ AA. EA BOVNOAAY

SHEETMATCHUNE
STF. EEfCENTERUNE
PROPOSED 1.'EANDEAlNG
0EC0"' 1'0:SED GRANITE TfWL

AOOAEGATE MAJNTENANCE
ACCESSflOAO

PAOPOSEO EASEMENT
n'FEPEflPLAN)
PRCPOOEOCI.. IR!& G\ JTTER
TING CUR8 l. GUTTER
ma. EVATION
EXl3TJNQSTREETEt. EVATION

ATCENTERLINE
HIGHEST RESIDENTIAi.

LOTNU"' 68\
PROl' OSEDSTOA. MDAA! N
PFIOPO$ EOSANIT"'- RYSEWEA
PACF' OSEC!" OTA6LEWATER
MOUNTAIN\ VEST ZONE/
PFIOPO'> EONON- f'OTABLEWATEFI

MOUNTAIN WEST ZONE)

EXISTINGSTORMORAIN
EX! STING SANITARY SEWER
E>JSTINa POTA&. E WA TEA
MOUNT AN .,.,'EST ; ta,/E)
OJ.STING POTAflt.. EWATER
FOOTH! U. WEST ZONE}
EXISTINGNm'" POTAfllEWATEA
FOOTHILLWE' STZONE}
FflCPOSEOSTREETG. AAOE
PACKl$ EORETA! NINGWAU,
PROPOSED RETA! NING
WAU. HOOHT
LOT " 10POINT OlM~ NSION

UTILITIES
B!
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u. strw. Er" ll"IIEI' _ ......

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FLOOD ZONE NOTE
THISTENTATIVETRACTMAPHASIIEENO£ SIGNAltDA. SLYWGWl' ffllH ZOHt:'X'OffmEF£ CERALEMf. RGEHC\" WJWStM£ NT AGENtY
FEMA) Ft00Dff61JRAMCERATIMAJI, CDMMUNIT' fPAHa. NUMBERS D6024S- O!IISG.MAPNUMBSO! ll65CIBl5GANDC& lli5CXIID1G.

ZONE ' X' !IEJNG DEPICTm AS • m,. s DETERMINEDlO B£001SIDE THEOlKAHNUALOw« IR.OOOPUJH".

EASEMENT NOTES
I) PflOPOSEO PUBLIC SEWER AND STOR,\ l DfWN EMENENT
I] f'RQPO:! lED f'UBUC : l£Y£ A EASEMENT
I] PROPOSW f't.Jl'IIX $ TOAM DRAIN EASEMENT
TI EXISTING INTERlM DETENTION BASIN TO BERB! OVED,
II EXISTU' K: llNTERIMS~ CAEEKDIVERSIONCKANN! J.TO! lERE~ NOTES
0 PAOf' OOEOWATDIAUTO- FL\JSHSY' STEMATTERMNUSOf' MAlN
PROPOSED TENTATIVE TRACT NO, 39259 ..... ..... .. -.... , .... -=-.. .. ...... -...... .... --.. ... -...... "" ... ..... --... ... , •• m .. m .. • ..

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II • ., ... .. .... • ... ... II ....

PAOPOSE. DWATt: RAlTTO- fi. U: StiSYSTEM**: 1~~=,.~~~

ABBREVIATIONS
PREPARED FOR:
tri p~)nte·
i7 \,,)
I 215" 0 Co, or,•
SY!! eOO! J
Corona, CA 1nan,
151)' 12$• 44(10
PER BlITTERFIELO
SPECIFIC PLAN, 2017 -..... ---.. ...

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PREPARED BY:

APPLICANT/ DEVELOPER/ OWNER ., __

1. m~ F' Clli' l'l!CQJ! T, IU' l!IBI
11awuDHW1
ENGINEER ........ ,..

IFmRSCW' l'QCFIWJ
CClll' ACT: l:Dwmt
u .. ,,.

BASIS OF BEARINGS
ttEIEMIGIRJt1ltSIIMY/ ff.BNB. 0HM: IJEIIE1YimtlTA' IQG' IW NCl' IMM, oRTICMl' l!l'l"'30W. OOODm:: UMY, IWID, B' COll& IJ, A1 ll«: Mtl' ritMIMPFUDlll! COC\ 11, P. mSIMD. Ol• tJ" IBXID: ICf UP, e',NnECfflCECf' l'HEOOOO' l'IIX: 0IIIEJl. 01' FWBalECOONT' l',CAUFO' H\ IENIHOmH.- flOUl" EAII'.

BENCHMARK
lllVAlJJaNl& Qllifl' IIDCllENTSMCFMIWDW. IIBXElx:~
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LEGAL DESCRIPTION
iaaii, f,Q. iiiii, Mlliii: i&CfiaisU, i.i,i,,21, u, n,« 1, 4: 1,, uANO- tS, OF ll.ll:l'MHllBQ, FlflllflCJOl( 4740FWJ' S,~ 1TIRJU8HU. INIUll',!,, IN woma0F11tEOJU1mlEOll) flDFIWEISIDt: C001m, CAIIIUIM.

OPEN SPACE AREA SUMMARY
O!I_
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COMMON DRIVE AREA SUMMARY
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CIL"!" _____ _
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LAND USE SUMMARY
INl) IJSE _,_ -...,., -....... .... ..,.,

7.'IIAC .,,,.,
Ml~ .......
crma- ttETIIHJIYE.

TENTATIVE TRACT NO. 39259
IUIIRO" LOfl: l'OTM.
81G! f'Ma. YIISEIIIW.

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STREET AREA SUMMARY ---"'""'""""""""" ..... _ .......

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PA 49A RESIDENTIAL

CONDOMINIUM SUMMARY
lDTNO. ! m'.,~~ J fJ~ .. ~.~ .. : .. .. .. .,
l ..
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GENERAL INFORMATION
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PHASE 3B / TENTATIVE TRACT MAP NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A NOTES

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 2 OF 16
g
i
1'5
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w ...
0 w
i
a.
501
11\ ll«lmi2 ...... ,
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JKJIOA1M.

HIGHLAND HOME ROAD ( PUBLIC)
MODFIED~ I-IGH'NA't)
IDT' l'MJ.. IE< MH. I.DllimlAPl. 8.CUM\' fA9.: lelf ""',... ~ 8'1.YfWJ NI. TI\ W l'L
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F'STREET
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STREET ' A', 'I' & 'R' (PUBLIC)
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STREET · o·, ·s·, 'T" & ·u·
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Cl' lm1CACl'! 1: W2m' HU',/ MIEUID.

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MODIREDI. OCALRESDENTW. STREET)
Cf'! Dt1( J! Cf' IOl:~~ U, Q' l£UB!.
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STREET ' X' (PUBLIC)
IHlll'I) .... ,...
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ATWELL!
PREPAREDFOR: PREPAREDBY: PHASE 38 / TENTATIVE TRACT MAP NO. 39259 ~ tri pointe• --·---- P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A ~ H O M E S STREET SECTIONS Ill
12ao co, 011• 1'111111• c,~ 11 0 G CO NTY I O W ~::·:.:'.~ • .,.,, CITY F BANNIN , U OF RIVERS DE, STATE OF CALIF RNIA ~ s- H_ e_ e_ r_ 3-:: o!:: F~ 1~&=~ a: -,:~..=
0\10..~=:i:i~!.=
502
PRN10tEO Plt!lF'll.£0
WATU\~! llj ~ N-roTAB!.£
WATTR{ MNZ',
fkCi!'O!El)1E°j\'f'R
PREPARED FOR:
tri pointe·
Hn
12HI Ceyron•
Sul!e,900
CPr<> n•, CA 92619
951 j 429-4400
TYPICAL DUPLEX CONDOMINIUM COMMON DRIVE IN PA 49A
AIJJACENTTO HntlAHD HOME fD,,\ D
SColJ. E: 1"• 111
TYPICAL COMMON DRIVE IN PA 47C
w. JAa: NTTO' PSTREET
SCAU:: 1"• 20'
GRAPHIC SCALE .,
I
PREPARED BY:

I ~I
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l.~ ~- WAllil( MNil $ 1\1!>.MOAAIN
fl i -~
l'fm; aHI _ J 9:: I ( C' CUIIOIA. I'
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CIJITER ~~ MGIIM'
COMMON DRIVES "A"·"E" & "H"·"P" (PRIVATE)
lt'J,I.Ef,,111'
COMMON DRIVE "F-1" (PRIVATE)
D. E,... 111
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COMMON DRIVE "F·2" (PRIVATE) COMMON DRIVE 'G" (PRIVATE) SCM. Et• .. 117
INTERIM "F" STREET (PUBLIC)
OOl.lECroRBIRfEI)
fiCllEr- 11, r
FUTURE "F' STREET, ATWELL PHASE 3A (PUBLIC)
MOOIFE) C0W! CltJRBIRfEI)
IICM. E'1'•111'
ATWELL
PHASE 3B / TENTATIVE TRACT MAP NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 498, 53 & 63A

STREET SECTIONS/ DETAILS

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 4 OF 16
503

TYPICAL PAD DETAIL

AT PUBLIC STREET
I'
1' ~ :-,
I' ®
ii, '' '
l
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l
PA 47C TYPICAL PAD DETAIL

AT PUBLIC STREET
l
lmDIW. UJr i FUUMVllm
PA 47C TYFICAL PAD DETAIL

AT COMMON DRIVE
SECTION " A'
7,11 I..COCHlflm
1il'; t;D1Hlt« lStt
t1RiAti; ffif\':IJ,! I,
P!,OfOifilf'IW,l,ll
NOH- mlll! TIW.

SECTION ' BB'

PE SECTION
l
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GRAPHIC SCALE
b.rs.l. ___ ,
TTM l>!O. 37445
ATWELL
PHASf 49
FlJTIJRE PUBLIC PEDESTRIAN
TRAIL I MA.! trrav. m: E
VEaCLEACCE: 5'$
FlI1UlE PI.AlfflG AREA ~ Lt£ WITH PHASE 4S .. .. .. .. .. .. i.,,,.,,.

I
0 z
I
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ATWELL ...

PREPAREDFOR: PREPAREDBY: PHASE 38 / TENTATIVE TRACT MAP NO. 39259 l tri pain~~• a=... P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A ~ HOMES . ..::..=::-=--::-:::.. DETAILS/ SECTIONS ~
CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ~ T.!" s_H_E_E_T_s""' l:O,IIF~1!!! 6-~ i!: ""':~
r~~:;;.; za
504

PLANNING AREA
47A(LDR)

LOT AREA SUMMARY
LOTS 1 •67

PLANNING AREA
48A(MDR)

LOT AREA SUMMARY
LOTS 68•138

PLANNING AREA
53(MDR)

LOT AREA SUMMARY
LOTS 139• 194

RESIDENTIAL LOT SUMMARY

PLANNING AREA
498 ( LDR)

LOT AREA SUMMARY
LOTS 195 • 234

PLANNING AREA
46(LDR)

LOT AREA SUMMARY
LOTS 235 • 366

PLANNING AREA
47C( MDR)

LOT AREA SUMMARY
LOlS 367 -544

PLANNING AREA
49A(MDR)
LOT AREA. SUMMARY
LOlS 545- 580
lllt_j,.,.,, •
1111, R~ 1111. Fl', 1 ~ 1;1:1;-: i: l':i':: I:-: i:r 1:.1:1:i:111: 1:-:s1:r: i:I;~I:.:i1Ii:r1~~I:~1Ii:I:~I;r::11i:1:.1:I;1: i: I ':~ I :.-: i:r 1:1:1:1:11 a: 1;1:1;-:111: l':i:l'::'I I': 1:~1:.:111: 1:-:1:.:-11-: 1;':1:.-: .. . ... .. ... 2 s~ a511~ : Ji' 5275 5,l!75 C9 ! 4,635
3 5.611 311 522: i 5,22:1
401 ! J50 I S.150 12 4,635 4,m
41 ! 5.150 j !\. IM 7~ 4.€115 4~
74 4635 . fll! l
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53 5414 5,414 85 e.8411 6,l?TT
1H M41 7,100 M Me7 M24
01 s.w ! 5.235 ~ 6951 6.ll.51 87 5.7M S,OW
Zl I 6,¾4
nl e.su1 I e,331 {, Sj 5, 7M ! 5,768
241 t,500 e¼l ! 5,260 t 5,15<1
2:1j E.73a
ze:t e.lil06 j M211
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PREPARED FOR:
tri p()inte·
t--1 ()
1;: 5oco, on•
1111. eoo
C~ rona CA 9~579
4,/00 ! 4,5.0
WO j 4/,M

5.985 ! 4,634 ~, 517

11.ell9 I 49$
5,921
12e! ~. m U7G j 49~
1,054 j e,m
Hllil I 7,2i0
0,07$ j 4,7W
PREPARED BY:
1 ---~-..,_ ---".

HANNtll• -~-·• ENOIM~ EIII "~~ $ 1,/ l! V( YOM~

7.~ ! M57 s.16'1 I 5,764
7,ol'l!I j 5.004
1;.: ~.: 1 ~11 1 •.w~•-~ I ..... I
V7[ ~ lol' i ! 7,471
1:1,6-45

12.~ j 11,( @ 5,124 .,,,
5,e:;'O ! 5.!'.ffi
8,4U ! 1,00:, M95 ! l,2U

1.~1:1 I 1,1:i',8
0,115
u20 I e,120 I taSl! j lt\ 218 J 6. 4~

3.'! 7,17\\
5, 5SSll~ l2. aoo! 2- t110 2.ooal 2.911D
3,318. I :z.753
uao f 2. to) I ltml u1z 1 :u12 J
M5~ I ,.~55 113731 3.080 4, 83! 11~
5,555

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3,aao I :um J 1"21ll s., 57J 3,Gf;.1 Z7,71Z
2-& oolZM ,,,. I,.,.. 3,US { 3.141
l···I I '·"' 1 1"' 1 ~ 1 •'"'
I ··I •.. 1 ·~ 11"' 1 .... I ....

ATWELL
PHASE 38 / TENTATIVE TRACT MAP NO. 39259
P.A."s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A

AREA SUMMARIES

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA i
6 z
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f-=~:..- Z-~"::.=---'"'-'.J __ n.
951] 428• 4400 SHEET 6 OF 16
505
PROPOSED MAtlTENANCE ,
M'ERl. t ~ CREEK ACCESS RAJJP: i,~'~r,i",>:,.:J.;,;zt.,~ DETENTION BASN f /
FUTURE Pll3UC PEDESTRIAN ""
TRAL/ MANTelANCE , VEHa. E :,;"
ACCESS ROAD WITH PHASE 3Al
FUTI. RE PLAtflNG AREA -........._ :

LtE WITH PHASE 3A ........ II f
ell OF PIJBUC PEDESTRIAN [ !:

TRAI. JMANTENANC VEHCLE : I
ACCESS R9AD WITH PHASE l
FUTURE
mw NO. 37

ATWELL PH
J<lt<El<ISTHG
NTERIM STORM ORM!
FOR NTERM OUl1. ET
NTO EXTEK> ED m. F
BAstl NO, 23
PROPOSED 5" WllE
EARnEN BEllM
1••~ SED <><AmGE 7 !
DROP STRUCTLF! E ( TYP.)
FU1l..RE ~ AREA !
ltE WITH PHASE 3A JON EXISTN3 _ w, l -''
SMllH CREEK , J /
j \=.:~ THO see om A~ ROAD·~: ~/ jJt:: .••
EXJSTtJQ PAVED Aci:: es; ROAD \ ffl'H ~ :, ~ ·:,,
ClA. VERT AT CROSSN3 OF smH CREEK
FUTlRE f' lANt, N3 AREA l ---·
174
I I TUii NO. 37390
I g ATWELL PHASE 18
B I
I . . ..

JI PA & OB

DRAIIONPLY STREU
t
SEE SHEET NO. 9.
322 323 . 324 325
@ @ @ @

TO BE REMOVED
TIM BOlNJ:ARY r
EXISffiG <>< AmGE
506
tu
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i:::,
UI,
ltl'-- s<--->,~-~-
33 34
PA 16B
35 i-'
EXISTNG SCE _.

TOWER CTYl' J •
38 37 "' ,.:

P,.H-;
36 i ~: Ml
39 f
42 l
43 44
t
4~
40 i>A.U
41 TThl BOUN) ARY , 1 j
PA 4GB
Ill 40
1l1
BT.!
39 tl
u ..
2B91) 26 EXISTWG ORANAGE
ErnSON 0oRRDOR
38 37
TTIIII NO. 373GG
ATWELL PHASE 2B PA 15A
AllDW Pl:ACE
28 ll.TMATE t-lGl- tt.ANO HOME
ROAD R1W ( SY OTI-!El<S) ~
EXISTNG see om

ACCESS ROAD

PROPOSED
MAtlTENANCE

ACCESS RAAP
27 ' 215
25 I
I
I
EXISTNG EARlHEN DITCH
r, -i-t- 1-..... J.'--~-- EXISTNG HGH. AND HOME ..

DRM•f!' ., _, r ROAD M' ROYEMENTS
22 I I I
24 23
VACANT
APN 535· 020· 004

LARSON)

LINE TABLE
Ulff:# I 1£.WIIII I DIITANC£
I.I , ..... 1 •
fil
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ATWELL;
LEGEND: NOTES: ~ PHASE 3B / TENTATIVE TRACT MAP NO. 39259 ~ PREPARED FOR: - 11·1 PROPOSEDPIJBUO& TOl' IMO. WNEASEMEN' T p A I 1 D E 36 37 46 47A 47C 48A 49A 49B 53 & 63A ! z t .,, • t • ® """'"""'"""'"" "' • , s 3 , 35 , 35 , , , , , , , , , w n ~~~;;!:~ ~.. .... u:::::r j r. CITY J!~! ~!!'!~ .. ! B~ET:.:.-,:~~ i PREPARED BY:
l ______ ;,:•·:,:";_ 1 ·:.:·:•·;;",:":._ _________________________ .;'.::.,..,:.:·.;":.:";_ ______________________________________ '=.!: rei!!:l'5::15::;"--"=!!ii:;.;;:el5'!ta. i·$~~
507
L=--=-,.~: \\ CHJTE TO HTERM /
SMTHaiEEK. / I
DETalT10N BAStl j f
EXJSTNG NTERtd ('"' ...... ,.. .... ,.. .. ,.,,/
SOUTH CREEK all,. .. .,'",. .. ,.,
DETENTION BA~ "'"'"'"']
FUTURE •
TTll/ 1 1\10. 37443 f ......... "/
LEGEND:
@) I.OTMOPOINTDI~
508
122 123 .. 124 125 126 127 128
@" '®'" @ € P c@y c@y ·.€}
LEGEND:
@ lOi MDPOINT DIMENSION
E SHEET N0. 12 •
181! 182.! 1
@7@l, 7
I I
I ( I
509
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PREPARED FOR:

PROPOSED
tffmM ClLVERT FOR
EXISTHG Sf\lTH CREEK
tri pointe·
HO
t~ ~~• tn•
Ccrana, CA 1121711
II&!) 42&•44QO
PROPOSED SMITH au:.EK /,,.

EXTENDED DETemON /' //'
BASH ~ NO. 27 ~
WS- 2749. 5)
LEGEND:

LOTMD!' OO- ITaWISION
PREPARED BY:

NOTES:
z} PROPO:!! E'OP' JBUCS. EV, BlLJ.$ 0.'ENT
fil f'fiOPOS!; Of'UBllC! HORMDfiAINEA& EMENT
EmllNG. WTERIMDe' TENTIONl! AS! NTOBERE...: M: D.

B EX5TIN< i!NTERIM& JJITHCf\ EEKOIVEft. lONC!- 1A.' IIM: l..TOBEAEMCMll.

GRAPHIC SCALE
T "' I
FUlUIE PLAlfflG AREA
LIE WITH PHASE 4B
FUTURE
TTM NO. 37445
ATWELL PHASE 48
ATWELL
PHASE 38 / TENTATIVE TRACT MAP NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 48A, 49A, 498, 53 & 63A

TENTATIVE TRACT MAP

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 11 OF 16
l
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LINE TABLE
PREPARED FOR:
tri P~!~~~-
1: no C• nn• Po1111, Co1111
11111, eoo
CD1on1, CA U87i
HI) 421- 4400
FUTURE
TTi/1 HO. 37445
ATWELL PHAS~ 4B
FUTlR: PL. Af. oNNG AREA :

Ll'E WITH PHASE 48 \ • • •• ••'
PREPARED BY:
l,._.l:Alfl' IIIIDIII
LEGEND:
ig; LOT MOF' OINT OIMSNSION
FUTURE Pll3UC PEDESTRIAN TRAL &
MAMENANCE VEHa..E ACCESS ROAD . .
i 179 ·,,
@
SEE SHEET NO. 10
IY! l'Vn' CRI

GRAPHIC SCALE
WM ' i
ATWELL
PHASE 3B / TENTATIVE TRACT MAP NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 498, 53 & 63A TENTATIVE TRACT MAP ~
CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ~ SHEET 12 OF 16 : c
1~"':·"':.:'":-"' .. 1-"'·.:.."'~---~ .. ="i'"~:t"",;r--"',~ .. "'"12. 511
91 90
EXISffiG NON-- POTABlE
WATER BLOW• OFF TO BE

RELOCATED AS REOLIREO
EXlSTNG AC BERM

PROPOSED

ORAHAGE
FUTURE
TTM il!O. 37443
ATWELL PHASE 3A
EXISmGtlTE! llA

SMTH CREEK
0ETENT10N BASH
PROPOSED STORM ORAN OVT1.. ET

NTO EXISTNG DRANAGE
512
FUTURE
TTM NO. 37443
AVWELL PHASE 3A

PROPOSED STORM ORAN OUTLET

NTO EXISTHQ DRANAGE

PROPOSED
DR~AGE
iiiaiiM NTERM
st.l'IH CREEK CETamON BASH
PROPOSED SMf11- I CREEK
PROPOSED SMITl- t CREEK
DElENTION BASN
EXISTf.lG SmH CREB< DR.ANA.GE~
CKJlE TO tflmM Sl, fl} l CREEK
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r- 1e-- ATWE LL ~
j PHASE 3B / TENTATIVE TRACT MAP NO. 39259 ~
PREPtri' pointe· PREPAREIJBY: $. 1=- GRAPHIC SCALE Jr P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 49B, 53 & 63A ffi t!,!~?.,!~~J::~.~· ---;..._.:<. w.- T T ~- TENTATIVE TRACT MAP ~ c_ 1rv __ o_F_e_A_N_N_1_N_G_, _c_ o_ u_ N_ rv __ o_F_R_1v_ e_R_s_1.,:. ... : ... :~ ... : .. :::": .. : .. : .. :~"'-~"';-~- e-~-~-L-: .. ; .. ; .. : R .. ~;"~"'!"~I 513
CD
FUTURE
TTM NO. 37443
ATWELL PHAE 3A
ci I
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TIMOO-, Y ~!
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FUTURE
TTM. NO. 37445
ATWELL PHASE 4B
I ---------------------/----.,. ... __ -_ __........_,___ TTMBO\ JPOARV

EXISTING

STOCKPILE
Tl'III. 110. 39259
ATIUEI.L PHASE SB
SECTI! l!I
lOWliSIII!' 2 SOl!TII
111'.! IGE 11: lil:ST
TTi\11. N . 37300
l!l::CTIClll 1
m : no
ATWELL ASE 28
IIAllllE WE<
I
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l_ _____ _
m.1 OOUNOARY
I
TTM NO. 39262
ATWELL PHASE 4A·1
IIAPJGE1 EIUIJ
l'OWNS!III' ll SllllT!I
IIAH!!E11:AST I I
VACANT $:~.

A,P.11!. 535- 020·~ <(
LARSOHJ / , /"-'~

EXISTING EASEMENTS
8 A RIGKT OFWA YFOR DITCHES ANO C,l,N,IUi A:lRUEA\.' Etl ll'!' tHE IJNITEO STA Tic!! OF AMERICA. WTl- lE PATENT RroOMED oe: E1," 8ER t 1911,1.NSOOl<; a, PAGE - 400f PATT:NT:;,
THEI. OCATtONOFEMEMENTCANNOTeEDETERl, INEDFOOI. IAEDOl' IO INFORMATION.

R<. t'ASl: MEWf FOR PIJl!i.JC l!llUT'fANO !NCIOfNTAL f'lJRPOSU., RECORDEO MAYP. 194& AS 500K 7~ PACiE M OFCFFlCIIJ. RECOR: a IN FA'-' OROF, SOl. ftHEANCALlf' OflMAEOOON COM' Alff
c~~' i:~~=~~ewe
A.E'COROO.

INFAVOR'-' f:C4LIFORNIAELEC' mC1' 0't't'ERCOl. f'ANY.ACOF! POAATD, 1 10Zl~OFOfFICW. AEOOROS.

IN FA'. c-R Of. 11- IECITVOF! WNNG, ACAUForu.- A M. JhlCll' AL CORl' ORATION. ANOtrnSUCCESSORSORASSKiNS
TOBEAaANOONEO.
c=~~~ c:~;:~~~-~
180FOFFICIALFECOADS.

INf' AVOROF TKEC/ TYOF~ NG. A. POUTICAl. SlJ6Dl'& IC> NOFn£ STATEOfC: AUFm-. n.,,,. ANOITTlSI. ICC~ Ol' IASSIONS
N~~OP~~:; i~;:»e~~~
g=E~~~~~;~~,~~~~~

GRAPHIC SCALE
I
514
PREPARED FOR:
tri· pc,jnte·
f·l t.,
12! i0Co/ OM
Sulte400
C" IQMa, CA ll~87ll
S! i1) 42~• 4 00
FUTURE
TTH!ll NO. 37443
ATWELL PHAE 3A

EXISTING INTERIM

SMITH CREEK
DETeITTIOtJ BASI~~
PREPARED BY:
ll'nlll'll,0l'ill'l'Qllll¥ 0 ~-....... _ ..,...., --
SECTlll! l 1
TOWl\! SlilP 3 SlllJTII
RJll\! GE 1 WEST
I
I
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FUTURE
HM. NO. 37~45

ATWELL PHASE JJB
TTM. IIO. 39258
ATYIELL PHASE 88
SECTIOII 36
Tillilffll! lillP 1! SIIIITII
RMGE1 WE!lT
EXISTit. iG

STOCKPILE
YTM. NO. 37368
ATWELL PHASE 28
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EXISTING EASEMENTS
a AfUQKTOFWAVfORD: TCHEGANOCAN'"-. SASRiS. SERVEDl: IVTHE UNITED STATES OF' AMERICA ( Nll- JE PATENTRECOROEO DECf; J,il)EA 1, 1ErJ9lNBOOl( 8,PAGE4( H)FPATEN' IB,
THE LOCATION OF EASeMENr CANNOT BE OETER~ NEO FROM RECORD INFORMATION.

AN EMEMENT FOR PUBLIC VTIU1Y AND iNCIOENTIU. PlJRPOSES.

F!ECOAOEO ~. AY i;, 1t48 " 5 SOOK 711- 4, PAGE 8-4 OF Of'FICIAL RECOPDa IN FAVOR OF". SOUTHERN CAUF' ORNIA EDISON COMPANY
c~~J~~~~~~=~~~~i~
RECORDS.
1N FA\/ 00 OF. CALIFORNIA ElECTFIC POWEACOWANY, A CORPOAATION rnE TEAMS ANO PROw.. lONS CONTAINED IN THE DOCUM:: NT ENTTTlED OEVELOMNT AG. REEMEtit' RECORDED JL' LY17. 2012 N3 INSTflVl'.! ENT N0.: 1012~ 0FOFFICIALAECORM,

GRAPHIC SCALE

INFEET)
1,neh,.:- OO!' l
I
ATWELL
PHASE 38 / TENTATIVE TRACT MAP NO. 39259
P.A.'s 31, 35D, 35E, 36, 37, 46, 47A, 47C, 48A, 49A, 498, 53 & 63A

EASEMENT DISPOSITION MAP

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 16 OF 16
515
Butterfield Specific Plan Project
Mitigation Monitoring and Reporting Program
Project File No.: _______________ Applicant: ____________ _ EIR Prepared by: Date: _________ _
Responsible for Timing of Method of
Mitigation Measure No. i Implementation Action Monitoring Verification Verification Aesthetics, Light and Glare
AES- 1: Development or revegetation shall be initiated within three months following initiation of mass grading or clearing activities, so as to limit the time graded surfaces remain in their exposed state, consistent with the Specific Plan's approved landscape design guidelines and landscape plans and the provisions ofntle 18.15.020 of the Oty' s Municipal Code. A COD D,F A2,C2 Revegetation Plan, addressing interim revegetation during construction and for future development areas prior to buildout, shall be submitted for City review and approval as part of each grading permit application.

AES - 2: The faces of all slopes shall be prepared, protected and maintained to control erosion and to reduce the visual impacts of slope grading. Slopes in excess of ten feet in height shall be graded pursuant to City Code requirements. Devices or procedures for erosion protections shall be installed as prescribed by State law and regulations and Title 18 of the City's Municipal Code and shall be maintained in operable condition by the developer during the duration of the COD D,G A2,C2
activity for which the grading permit was issued. The use of plastic sheeting for erosion control shall be avoided except where required in emergency conditions to prevent land slippage.

Preferred means of erosion and sediment control on slopes and pads shall include hydromulching, placement of straw bales and wind fencing, and the use of straw blankets and similar devises.

AES - 3: The Project developer shall maintain the site free of debris, which shall be promptly removed from the site when found at least once a quarter and at least daily during DPW C A2
construction, and the Project developer shall monitor the site at least once a quarter and at least daily during construction to protect the site from illegal dumping.

Responsible Person Monitoring Frequency Method ofVerification CDD - Community Development Director or
A - With each new development A2 - Onsite inspection
deslgnee
CP - City Planner or designee B - Prior to construction 82 - other agency permit/ approval CE- City Engineer or designee C • Throughout construction C2 - Plan check BO· Building Official or designee D -On completion 02 -Separate submittal { e.g., reports/ studies/ plans) PC - Police Captain or designee E-Operating
FC - Fire Chief or designee F -Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G • Prior to approval of project plans and/ or specifications 1 Verified Date/
Initials
516
Responsible for Timing of Method of Verified Date/
Mitigation Measure No.% Implementation Action Monitoring Verification Verification Initials AES -4: The Project developer and its successor( s) in interest inclusive of the HOA or Landscape Lighting and Maintenance District, if any, shall maintain perimeter walls, fencing, irrigation, and landscape in a satisfactory condition at all times. Parkways and other landscape features visible from the public right of way shall be maintained free of weeds and trash and graffiti shall be promptly removed.

AES- 5: Rough Grading Plans, including a sheet detailing the location of the construction staging, shall be approved by the City Engineer, prior to grading permit issuance. The sheet pertaining to the construction staging shall include the following provisions:

The construction equipment and supply staging areas shall be at least 500 feet from the nearest residence off site. Staging areas shall be screened.

During construction and grading, the construction contractor shall keep the site clear of all trash, weeds, and debris. Compliance with this measure is subject to periodic City inspections.

The grading contractor shall minimize creation of large stockpiles of soil ( in terms of height) to minimize visual impacts pursuant to the provisions of the grading and/ or stockpile permit issued by the City Engineer pursuant to the provisions of MC Section

18.09, Grading Permit Requirements, and the requirements of the City Engineer.

All temporary security lighting shall be designed and located so as to avoid intrusive effects on adjacent properties. Proper lighting techniques to direct light onsite and away from other properties shall be required to reduce light and glare impacts including directional lighting away from reflective surfaces, use of non- reflective glass, low- intensity lighting, use of lighting baffles, and use of appropriate types of lighting fixtures),
AES-6: As part of the final design, improvement plan and grading plan review and approval process, the applicant shall design plans to preserve the existing oak tree along Highland Springs Avenue. If during this process it is determined that preservation is not feasible, the Applicant will utilize the following options to mitigate this impact.

A certified arborist shall evaluate the viability of transplanting the oak tree. If transplanting is deemed feasible by the arborist, the Project Applicant shall relocate the oak tree to a suitable location as approved by the City and verified by the arborist within the Project boundaries, or

CDD,DPW C,E
CE C,F

CP C,D,F
Responsible Person Monitonng Frequency Method of Venflcation COD - Community Development Director or
deslgnee
CP • City Planner or deslgnee
CE• City Engineer or designee
A• With each new development
B - Prior to construction
c -Throughout construction
A2 - Onslte Inspection
B2 - Other agency permit/ approval
C2 • Plan check
A2
A2,C2
A2,C2
BO - Building Official or deslgnee D • On completion D2 • Separate submittal ( e.g., reports/ studies/ plans) PC• Police Captain or deslgnee E • Operating
FC- Fire Chief or deslgnee F -Prior to Issuance of grading/ building permits DPW • Director of Public Works or deslgnee G • Prior to approval of project plans and/ or specifications 2 517
3 Responsible for Timing of Method of Verified Date; I
Mitigation Measur: e No./ Implementation Action Monitoring Verification Verification Initials If replacement is selected, the Project Applicant as " Replacement Option # 1" shall replace the oak with a single oak tree contained in a minimum of a 60-inch box if readily available and suitable for transplanting at a suitable location approved by the City and verified by the arborist, or
If replacement is selected, and Option 1 is not feasible, the Project Applicant shall replace the oak tree with 24-inch box oaks trees at a ratio of 3:1 at suitable locations approved by the City and verified by the arborist within the Project boundaries.

AES- 7: Prior to issuance of building permits, architectural plans, including detailed lighting specifications, shall be submitted for the review and approval by the Oty of Banning Community Development Director. Tue specifications shall be consistent with lighting standards included in the Specific Plan and shall meet or exceed the lighting standards contained in the City's Municipal Code. The lighting plans must demonstrate the following to the satisfaction of the City of Banning Community Development Director: .

Use of low- sodium lamps of 4,050 lumens ( maximum), to provide for adequate public safety and security;
A lighting standard that is shielded to direct illumination downward and to limit casting light and glare on adjacent properties;
Exterior lighting, including street lights, landscape lighting, parking lot lighting, and

CDD C,F,G
A2,C2,D2
lighting of the interior of parks and trails shall be sufficient to establish a sense of well-( lighting plans) being for the pedestrian and sufficient to facilitate recognition of persons at a reasonable distance. Type ( lighting standard) and placement of lighting shall be to the satisfaction of the Community Development Director or designee and shall be consistent with the requirements of the City's most current lighting ordinance and the standards ofthe Specific Plan ;
A minimum of one foot- candle at ground level overlap provided in all exterior doorways and vehicle parking areas, and on outdoor pedestrian walkways presented on a photometric plan; and
Outdoor light fixtures that are not covered by the Specific Plan's lighting standards shall be subject to the City of Banning Municipal Code.

Air Quality
Responsible Person Monitoring Frequenc: y Method of Verification CDD - Community Development Director or
A- With each new development A2 - Onsite Inspection
designee
CP - Oty Planner or designee B -Prior to construction 82 - Other agency permit/ approval CE- City Engineer or designee C- Throughout construction CZ - Plan check 80 - Building Official or deslgnee 0- On completion 02- Separate submittal ( e.g., reports/ studies/ plans) PC· Police Captain or designee E -Operating
FC- Fire Chief or designee F -Prior to issuance of grading/ building permits DPW • Director of Public Works or designee G -Prior to approval of project plans and/ or specifications 518
Responsible for Timing of Method of Verified Date/
Mitigation Measure No.Z Implementation Action Monitoring Verification Verification Initials AQ-1: Prior to Issuance of any Grading Permit, the Director of Public Works and the Building Official shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, In compliance with SCAQMD Rule 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures, as specified in the SCAQMD' s Rules and Regulations. In addition, in accordance with SCAQMD Rule 402, the Applicant shall implement dust suppression techniques to prevent fugitive dust from creating a nuisance off- site.

Implementation of the following measures are required:

All active portions of the construction site shall be watered at least twice daily to prevent excessive amounts of dust;
On- site vehicle speed shall be limited to 15 miles per hour; All on-site permanent roads shall be paved, watered as needed, or chemically stabilized;
Visible dust beyond the property line which emanates from the project shall be prevented to the maximum extent feasible through the use of dust suppressant techniques identified above;
All material transported off- site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site; Track- out devices shall be used at all construction site access points; All delivery truck tires shall be watered down and/ or scraped down prior to departing the job site; and
Replace groundcover on disturbed areas within the required timeframes identified in Rule 403.

AQ- 2: All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle Code Section 23114 ( Spilling Loads on Highways), with special attention to Sections 23114( b)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. Prior to the issuance of grading permits, the Applicant shall coordinate with the appropriate City of Banning Engineer on hauling activities compliance.

AQ-3: Prior to the issuance of building permits, the City building official shall confirm that construction plans and specifications include the following measures, which shall be implemented to reduce ROG emissions resulting from application of architectural coatings:

DPW,BO C,F

DPW,BO C,F
Responsible Person Monitoring Frequency Method of Verification COD - Community Development Director or
deslgnee
CP - City Planner or deslgnee
CE- City Engineer or deslgnee
A• With each new development
B- Prior to constru, ctlon
C• Throughout construction
A2 - Onslte inspection
B2 • Other agency permit/ approval
C2 • Plan check
A2,C2
A2,C2
A2,C2
BO· Building Official or diislgriee •· • ••• D • On completion 02; Separate submittal ( e:g., reports/ studies/ plans) PC• Police Captain or deslgnee E • Operating
FC • Fire Chief or deslgnee F • Prior to Issuance of grading/building permits OPW - Director of Public Works or deslgnee G - Prior to approval of project plans and/ or specifications 4 519
5 Responsible for Timing of Method of Verified Date%
Mitigation Measure No// Implementation Action Monitoring Verification Verification Initials Contractors shall use high- pressure- low- volume ( HPLV) paint applicators with a minimum transfer efficiency of at least 50 percent;
Coatings and solvents with a ROG content lower than required under Rule 1113 shall be used;
Construction and building materials that do not require painting shall be used where readily available; and
Pre-painted construction materials shall be used where readily available .

AQ-4: Prior to issuance of any Grading Permit, the Director of Public Works and the Building Official shall confirm that the Grading Plan, Building Plans and specifications stipulate that, in compliance with SCAQMD Rule 403, ozone precursor emissions from construction equipment vehicles shall be controlled by maintaining equipment engines in good condition and in proper DPW,BO C,F A2, C2
tune per manufacturer' s specifications, to the satisfaction of the City Engineer. A set of maintenance records shall be provided to the City before grading commences. The City Inspector shall be responsible for ensuring that contractors comply with this measure during construction.

AQ- 5: Prior to issuance of any Grading Permit, the grading plan shall indicate dust management measures for review and approval by the City Engineer, to identify viable dust control measures and include a monitoring plan to be implemented throughout the construction phases of the Specific Plan. In accordance with the Specific Plan and City's Municipal Code, the dust management measures shall minimize wind- blown particles by including:

All applicable mitigation measures identified in this EIR ( related to dust control) and otherwise required by the City or SCAQMD;
An erosion and sediment control plan to minimize wind or waterborne transport of CE C,F A2, C2 soil onto adjacent properties, streets, storm drains, or drainages; and A Revegetation Plan to address interim conditions between initial grading and final site development. The Revegetatlon Plan, although focused on the control of wind and water erosion, shall consider compatibility with fuel modification zone requirements, drought tolerant landscape requirements, and potential ongoing livestock grazing. Special techniques such as wind fences shall also be considered, to minimize surface soil and dust during high wind events.

Responsible Person Monitoring Frequency Method of Verification COO - Community Development Director or
A - With each new development A2 • Onsite inspection
designee
CP • City Planner or designee B -Prior to construction B2 • Other agency permit/ approval CE - City Engineer or designee C • Throughout construction C2 • Plan check BO· Building Official or designee D • On completion 02 • Separate submittal { e.g., reports/ studies/ plans) PC· Police Captain or deslgnee E -Operating
FC- Fire Chief or designee F- Prior to issuance of grading/ building permits DPW • Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 520
6 Responsible for miming of Method of Verified Date/
Mitigation Measure No/L Implementation Action Monitoring Verification Verification Initials AQ- 6: GPS- controlled " machine- guided grading", or other equivalent grading techniques, shall be Incorporated into Project grading plans, subject to review and approval by the City Engineer. CE C,F A2, C2 mhe City Engineer shall approve the areas of the site where this technology shall be used.

AQ- 7: The following measures shall be implemented during construction to substantially reduce NOX related emissions. They shall be included in the Grading Plan, Building Plans, and specifications.

Off-road diesel equipment operators shall be required to shut down their engines rather than idle for more than five minutes, and shall ensure that all off-road equipment is compliant with the CARB in-use off-road diesel vehicle regulation and SCAQMD Rule 2449.

The following note shall be included on all grading plans: " The City shall require construction contractors to utilize diesel powered construction equipment that meets EPA- Certified Tier Ill emissions standards, or higher according to the following:
0 January 1, 2012, to December 31, 2014: All off-road diesel- powered construction equipment greater than 50 hp shall meet TI er 3 off-road emissions standards at a minimum. In addition, all construction equipment shall be outfitted with BACT devices certified by CARB. Any emissions control device DPW,80 C,F A2, C2 used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations.
0 Post- January 1, 2015: All off-road diesel- powered construction equipment greater than 50 hp shall meet the mier 4 emission standards, where available.

In addition, all construction equipment shall be outfitted with BACT devices certified by CARS. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations.
0 A copy of each unit' s certified tier specification, BACT documentation, and CARB or SCAQMD operating permit shall be provided at the time of mobilization of each applicable unit of equipment.
0 Encourage construction contractors to apply for AQMD " SOON" funds.

Responsible Person Monitoring Frequency Method of Verification COD- Community Development Director or
A• With each new development A2 • Onsite inspection
designee
CP • City Planner or designee B - Prior to construction B2 - Other agency permit/ approval CE - City Engineer or designee C -Throughout construction Cl· Plan check BO - Building Official or deslgnee D - On completion 02 - Separate submittal ( e.g., reports/ studies/ plans) PC· Police Captain or designee E -Operating
FC • Fire Chief or designee F -Prior to issuance of grading/ building permits DPW • Director of Public Works or deslgnee G • Prior to approval of project plans and/ or specifications 521
Responsible for Timing of Method of Verified Datef
Mitigation Measure No.% Implementation Action Monitoring Verification Verification Initials Incentives could be provided for those construction contractors who apply for AQMD " SOON" funds. The " SOON" program provides funds to accelerate clean up of off-road diesel vehicles, such as heavy duty construction equipment.

More information on this program can be found at the following website:
http:// www. aqmd. gov/ tao/ lmplementation/ SOONProgram. htm" The contractor and applicant, if the applicant' s equipment is used, shall maintain construction equipment engines by keeping them tuned and regularly serviced to minimize exhaust emissions.

Low sulfur fuel for stationary construction equipment shall be required. This is required by SCAQMD Rules 431. 1 and 431. 2.

Existing power sources ( i.e., power poles) shall be used when available.

Construction parking shall be located on- site where possible and shall be configured to minimize traffic interference.

Obstruction of through- traffic lanes shall be minimized by providing temporary traffic controls such as flag persons, cones and/ or signage during all phases of construction when needed to maintain smooth traffic flow. Construction shall be planned so that lane closures on existing streets are kept to a minimum.

Construction operations affecting traffic shall be scheduled for off- peak hours, except in situations deemed necessary.

Develop a traffic plan to minimize traffic flow interference from construction activities. The plan shall specify the times during which construction activities will occur and particular times when travel lanes cannot be blocked ( e.g., peak traffic periods as directed by the affected City Engineer). The plans shall provide details regarding the placement of traffic control, warning devices and detours. As a supplement to the traffic plan, the construction contractor shall coordinate with the affected agency to determine the need for a public information program which would inform area residents, employers and business owners of the details concerning construction schedules and expected travel delays, detours, and blocking of turning movements lanes at intersections. The public information programs could utilize various media venues ( e.g., newspaper, radio, television, telephone hot lines, internet website, etc.) to disseminate information such as:

Responsible Person Monitoring Frequency
CDD - Community Development Director or
A - With each new development
designee
CP- City Planner or designee B -Prior to construction
CE- Oty Engineer or designee C- Throughout construction BO - Building Official or designee D -On completion
PC - Police Captain or designee E -Operating
FC- Fire Chief or designee F -Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications Method of Verification
A2 - Onsite Inspection
82- Other agency permit/ approval
C2- Plan check
D2 - Separate submittal ( e.g., reports/ studies/ plans) 7 522
Responsible for miming of Method of Verified DateZ
Mitigation Measure No, l lmRlementation Action Monitoring Verification Verification Initials o Overview of project information
o Weekly updates on location of construction zones;
o Identification of street( s) affected by construction; o Times when construction activities will occur and when traffic delays, and blockage of intersection turning movements can be expected; and o Identification of alternate routes which could be used to avoid construction.

AQ-8: The potential future construction and implementation of an onsite WWTP shall require a Conditional Use Permit { CUP) to be approved by the City of Banning, as well as design review of the proposed site plan and building architecture, landscaping and lighting.

Biological Resources
810-1: Prior to the commencement of grading during the nesting season ( approximately midFebruary through mid-August), all suitable habitat shall be surveyed for the presence of nesting birds by a qualified biologist prior to site disturbance. Should any active nests be located, construction must comply with Migratory Bird Treaty Act requirements, including a 300- foot construction buffer around active nests or avoiding construction during the nesting season if a 300- foot buffer is infeasible.
810-2: A preconstruction clearance survey for burrowing owl will be performed within 30 days prior to ground disturbance in potentially suitable habitat within the site, pursuant to CDFG protocols. The preconstruction survey will include a 300- foot buffer if between February 1 and August 31 ( nesting season) and a 100- foot buffer if outside of this period. if owls are found within the survey area during the nesting season, construction activities will not occur within 300 feet of the occupied burrows until nesting is completed. A qualified biologist must confirm that the nesting effort has been completed prior to the removal of the work buffer restriction.

If owls are found within the disturbance footprint outside of the February 1 through August 31 period, passive relocation ( e.g. use of one way doors and collapse of burrows) will occur. These surveys and mitigation for burrowing owl are consistent with Section 6.3.2, Additional Survey Needs and Procedures of the MSHCP.
810-3: The applicant shall provide mitigation for the temporary disturbance to 9.22 acres of CDFG jurisdictional waters at a minimum 1:1 ratio, which includes approximately 0.02 acres of vegetated riparian habitat, and the tempora disturbance to 8.65 acres of Regional Board and COD
DPW ( verify preconstruction
survey),
BO ( verify
monitoring &
implementation)
DPW ( verify preconstruction
survey),
BO ( verify
monitoring &
implementation)
DPW ( verify preconstruction
B,F,G D2
B,C,F A2,C2,D2
B,C,F A2,C2,D2
B,C,F A2,C2,D2
Responsible Person Monitoring Frequency Method of Verification COD - Community Development Director or
designee
CP - City Planner or designee
CE - Oty Engineer or deslgnee
BO - Building Official or deslgnee
PC - Police Captain or designee
FC - Fire Oiief or designee
DPW - Director of Public Works or designee
A - With each new development AZ - Onsite inspection
B - Prior to construction BZ • Other agency permit/ approval C -Throughout construction CZ• Plan check
D - On completion DZ• Separate submittal ( e.g., reports/ studies/ plans) E -Operating
F -Prior to issuance of grading/ building permits
G - Prior to approval of project plans and/ or specifications 8 523
Responsible for Timing of Method of Verified DateZ
Mitigation Measure No// Implementation Action Monitoring Verification Verification Initials USACE jurisdiction. The applicant shall provide mitigation for the permanent impact disturbance to 2.47 acres of CDFG jurisdiction, of which 0.41 acre consists of vegetated riparian habitat and the permanent disturbance to 1.17 acres of USACE jurisdiction, of which 0.01 acre consists of jurisdictional wetlands.

The mitigation requirements will be determined through applicable regulatory permitting programs of CDFG, RWQCB, and USACE, and shall consist of minimum 1:1 mitigation through onsite restoration of 9.22 acres within the Smith Creek drainage and other onsite areas, which will be performed concurrently with development of the golf course ( PAs 35 and 39) or alternative uses within these PAs and 1:1 mitigation through onsite restoration of 2.47 acres of permanent habitat within, or adjacent to, Smith Creek.

B10- 4: Prior to the issuance of the grading permits the developer shall complete and submit all required protocol and habitat assessment studies required to demonstrate compliance with the MSHCP. Specifically, a DB ESP ( Determination of Biologically Equivalent or Superior Preservation), following approval of all required permits for the CDFG and USACE, shall be prepared, which shall be reviewed by the CDFG and USFWS and approved by City staff, in compliance with Section 6.1.2 of the MSHCP. The applicant shall implement the approved DB ESP as a condition of the issuance of a grading permit and comply with all biological mitigation measures contained within the D8ESP.

B10- 5: The following mitigations shall be incorporated into the construction plans and specifications to minimize any potentially adverse construction impacts:

Construction areas will be watered regularly to control dust and minimize impacts to adjacent vegetation and wildlife habitat.

Short- term stream diversions will be accomplished by use of gravel bags or other methods that will result in minimal in-stream impacts. Short- term diversions will be evaluated through the riparian/ riverine component of the MSHCP Consistency analysis ( Section 6.1.2) (refer to Mitigation Measure 810- 4) which will require a D8ESP analysis to be prepared. In addition the 401, 404, and 1602 permitting processes will evaluate short- term impacts relative to stream diversions. All biological mitigation measures contained within the 401, 404 and 1602 approval conditions and D8ESP shall be implemented pursuant to 810-3 and 810-4, respectively, which typically require 1:1 onsite restoration. Any mitigation beyond the 1:1 restoration of the o_ r~ig~ i_n_ a_stream l will be mi • ated onsite throu h negotiations with CDFG, RWQCB, and COD - Community Development Director or
deslgnee
CP • City Plannrr or deslgnee
CE - City Engineer or designee
BO· Building Official or deslgnee
PC· Police Captain or designee
FC • Fire Chief or designee
A -With each new development
B • Prior to construction
C-Throughout construction
D - On completion
E -Operating
F -Prior to issuance of grading/ building permits
survey),
BO ( verify
monitoring &
implementation)
CDD
DPW, 8O

B,C,D,E,F
C,F
A2 - Onsite inspection
B2 • Other agency permit/ approval
C2 - Plan check
B2, D2
A2, D2
D2 - Separate submittal ( e.g., reports/ studies/ plans) DPW • Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 9 524
10 Responsible for Timing of Method of Verified Datel
II/ litigation l\lleasure No.½ Implementation Action Monitoring Verification Verification Initials USACE.

Equipment storage, fueling and staging areas will be sited on non- sensitive upland habitat types with minimal risk of direct discharge into riparian areas or other sensitive habitat types.

The limits of jurisdictional disturbance, including the upstream, downstream along Smith Creek and lateral extents that are tributaries to Smith Creek, will be clearly defined and marked in the field. Monitoring personnel will review the limits of disturbance prior to initiation of construction activities.

During construction, the placement of equipment within the stream or on adjacent banks or adjacent upland habitats occupied by Covered Species that are outside of the Project footprint will be avoided.

Exotic, weedy plant species removed during construction will be properly handled to prevent sprouting or re-growth.

Waste, dirt, rubble, or trash shall not be deposited in a conservation area or on native habitat.

Climate Change
GHG- 1: Prior to the issuance of building permits, the following measures shall be reflected on applicable tract maps, building permits, improvement plans, landscape plans and/ or grading plans:
a) Green Building Practices
1) Water Conservation - All appliances such as showerheads, lavatory faucets and sink faucets shall comply with efficiency standards set forth in Title 20, California Administrative Code Section 1604( f). Title 24 of the California DPW,80 A,F,G A2,C2 Administrative Code Section 1606( b) prohibits the installation offixtures unless the manufacturer has certified to the California Energy Conservation compliance with the flow rate standards.
2) Water Conservation - Low- flush toilets shall be installed as specified in California State Health and Safety Code Section 17921. 3 and the County Green Building Ordinance [ as applicable in Riverside County]. 3) Water Conservation - All common area irrigation areas shall be operated by a Responsible Person Morntonnc Frequency Method of Verification COD - Community Development Director or
A• With each new development A2 • Onslte Inspection
deslsnee
CP - City Planneror designee B • Priorto construction 82 • Other agency permit/ approval CE- City Engineer or deslgnee C • Throughout construction C2 - Plan check ab- Building cifflclai ordiisignee D -On completion . DZ -Separate submittal (e.g., reports/studies/ plans) PC- Police Captain or deslgnee E-Operating
FC - Fire Chiefor deslgnee F -Prior to issuance ofgrading/building permits DPW • Director ofPublic Works or desfgnee G -Prior to approval of project plans and/or specifications 525
Responsible for Timing of Method of Verified Date,';
Mitigation Measure No. f Implementation Action Monitoring Verification Verification Initials computerized irrigation system which includes an on-site weather station/ IT gage capable of reading current weather data and making automatic adjustments to independent run times for each irrigation valve based on changes in temperature, solar radiation, relative humidity, rain and wind.

In addition, the computerized irrigation system shall be equipped with flow sensing capabilities, thus automatically shutting down the irrigation system in the event of a mainline break or broken head. All common area irrigation controllers shall also include a rain-sensing automatic shutoff. 4) Water Conservation - Common- area landscaping shall emphasize droughttolerant vegetation. Plants of similar water use shall be grouped to reduce over- irrigation of low- water- using plants. Those irrigated areas not designed with drought- tolerant vegetation shall be gauged to use the minimum amount of water needed to maintain healthy vegetation.
5) Water Conservation - Residential occupants shall be informed as to the benefits of low- water- using landscaping and sources of additional information related to water conservation documents.
6) Water Conservation - Community Center or Recreational Facilities with a pool amenity shall be conditioned to provide and use a pool cover to reduce water evaporation and retain heat.
7) Water Conservation - Water conservation standards shall be noted in the Tier 1 measures of the 2010 California Green Building Standards. 8) Energy, Water, and RecyclingThe builder shall be conditioned to provide the following:

Energy efficient appliances;
Energy efficient indoor lighting
Water efficient smart controllers for landscaping
Water efficient plumbing in all buildings
Integrate recycling into residential home design. Create areas in the home to promote recycling ( additional trash cans in cabinets, etc.) Energy Efficiency standards shall be as noted in the Tier 1 measures of the 2010 California Green Building Standards.
9'-') __ Carbon Se uestration - The builder shall plant an avera e of a proximate! Responsible Person Momtormg Frequency
COD - Community Development Director or
A• With each new development
desi2nee
CP • City Planner or designee B • Prior to construction CE• City Engineer or deslgnee C • Throughout construction BO· Building Official or deslgnee D • On completion
PC• Police Captain or deslgnee E • Operating
FC • Fire Chief or designee F -Prior to issuance of grading/ building permits DPW • Director of Public Works or deslgnee G • Prior to approval of project plans and/ or specifications Method ofVenficat,on
Al• Onslte Inspection
B:Z: - Other agency permit/ approval
C2 • Plan check
02 • Separate submittal ( e.g., reports/ studies/ plans) 11 526
Responsible for Timing of Method of Verified DateZ
Mitigation Measure No,½ Implementation Action Monitoring Verification Verification Initials 40 trees per landscaped acre ( where landscaping is provided) as a means to capture ( sequester) carbon dioxide emissions and to provide shade to the buildings, which can decrease the need for air conditioning. 10) Green Education Program - In order to increase awareness of green building practices and to promote water and energy conservation, the builder( s) shall develop and implement a green educational program. The program shall include but not necessarily be limited to a pamphlet that educates and promotes conservation practices that homeowners can implement, with specific guidance on landscaping with drought tolerant plants, use of efficient irrigation systems, compact florescent lighting, and other measures that help lower GHG emissions.
11) Energy Efficient Outdoor Lighting - Lighting for public streets, parking areas, and recreation areas shall utilize energy efficient light and mechanical, computerized or photo cell switching devices to reduce unnecessary energy usage.
12) Energy Conservation - Community Center or Recreational Facilities with a pool amenity shall be conditioned to install energy- efficient pumps and motors, such as variable speed motors.
b) Solid Waste Measures
1) Reuse and recycle construction and demolition waste ( including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). 2) Shall comply with state model ordinance AB 1327, Chapter 18 California Solid Water Reuse and Recycling Access Act of 1991, which requires interior and exterior storage areas for recyclables and green waste and adequate recycling containers located in public areas.
c) Transportation and Motor Vehicles
1) limit idling time for commercial vehicles, including delivery and construction vehicles, pursuant to applicable SCAQMD and City requirements. 2) Promote ride sharing programs e.g., by designating a certain percentage of parking spaces for ride sharing vehicles, designating adequate passenger loading and unloading and waiting areas for ride sharing vehicles, and providing a web site or message board for coordinating rides. The actual Responsible Person Monitoring Frequency
COD - Community oevelopment Director or
A - With each new development
designee
CP - ty Planner or deslgnee B - Prior to construction
CE - City Engineer or designee C -Throughout construction BO - Building Official or designee O - On completion
PC - Police Captain or designee E -Operating
FC - Fire Chief or designee F - Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications Method ofVerification
A2 - Onsite inspection
B2 - Other agency permit/ approval
C2 - Plan check
02- Separate submittal ( e.g., reports/ studies/ plans) 12 527
13 Responsible for Timing of Method of Verified Date/
Mitigation Measure No./ Implementation Action Monitoring Verification Verification Initials percentage of potential ride sharing vehicle spaces will be determined in coordination with the City Planning Director or designee based on square footage and use type ( e.g., shopping center, office, fitness center, etc.) prior to approval of a site plan within the commercial land use Planning Areas. 3) Provide adequate bicycle parking near non- residential building entrances to promote cyclist safety, security, and convenience. Provide facilities that encourage bicycle commuting { e.g., locked bicycle storage or covered or indoor bicycle parking).
4) All golf carts and Neighborhood Electric Vehicles ( NEVs) shall be electrical powered only.

GHG-2: The Butterfield Specific Plan shall be conditioned to allow the following uses ( as reflected on future tract maps and commercial site plans), to further promote renewable energy resources, including:
a) Allowing rooftop solar on all structures, subject to City Municipal Code and related building permit provisions; DPW, 80 A,F,G A2,C2
b) Allowing electric vehicle charging stations at all commercial, park, golf course, multifamily residential, and school areas, subject to a Conditional Use Permit; and c) Allowing hydrogen vehicle fueling stations within the Commercial zone, subject to a Conditional Use Permit.

GHG-3 As part of future tract map, grading plan, site plan and/ or improvement plan submittals, the Applicant shall identify bus stop provisions along arterial streets, through

CE A,D,F,G A,D,F,G
C2, D2 ( site
consultation with the City Engineer and Banning Pass Transit, including stops on Highland plans) Springs Road, Wilson Street, Highland Home Road, and FStreet as determined appropriate.

Cultural Resources
CUL-1: The Project Applicant shall prepare a paleontological resource impact mitigation program ( PRIMP) for the grading and excavation phase of the Project, including both on- and off- site activities. The PRIMP shall be submitted for review and approval prior to issuance of any grading permit, and shall conform to the guidelines of the County of Riverside and the CDD C,F A2, C2, D2 Society of Vertebrate Paleontology; including the following:

A trained paleontological monitor shall be present during initial mass grading or deep trenching activities within the Project in sediment areas determined like Iv to contain Responsible Person Monitoring Frequenc: y Method of Verification COD - Community Development Director or
A- With each new development AZ - Onsite inspection
designee
CP- City Planner or designee B ~ Prior to construction B2 - Other agency permit/ approval CE- City Engineer or designee C -Throughout construction C2 - Plan check BO - Building Official or designee D -On completion D2- Separate submittal ( e.g., reports/ studies/ plans) PC - Police Captain or designee E -Operating
FC • Fire Chief or designee F -Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G -Prior to approval of project plans and/ or specifications 528
14 Responsible for Timing of Method of Verified Date/'
Mitigation Measure No.Z Implementation Action Monitoring Verification Verification Initials paleontological resources. If paleontological resources are located within excavation, the monitoring program will change to full- time. The monitor shall be empowered to temporarily halt or redirect construction activities to ensure avoidance of adverse impacts to paleontological resources. The monitor shall be equipped to rapidly remove any large fossil specimens encountered during excavation. During monitoring, samples shall be collected and processed to recover microvertebrate fossils.

Processing shall include wet screen washing and microscopic examination of the residual materials to identify small vertebrate remains.

Upon encountering a large deposit of bone, salvage of all bone in the area shall be conducted with additional field staff and in accordance with modern paleontological techniques.

All fossils collected during the Project shall be prepared to a reasonable point of identification. Excess sediment or matrix shall be removed from the specimens to reduce the bulk and cost of storage. Itemized catalogs of all material collected and identified shall be provided to the museum repository along with the specimens.

A report documenting the results of the monitoring and salvage activities and the significance of the fossils will be prepared.

Ail fossils collected during this work, along with the itemized inventory of these specimens, shall be deposited in a museum repository for permanent curation and storage.

CUL-2: Prior to the issuance of a grading permit, an archaeological resource monitoring plan shall be developed by a qualified archaeologist. This plan shall include a grading observation schedule, to be maintained when Initial mass grading occurs in upper soils, to identify and further evaluate any cultural resources that may be discovered in the Project area. A qualified archaeologist shall be retained to attend pre- grading meetings and to monitor earth moving activities, including clearing, grubbing, cutting, and trenching at the site. The archaeologist COD C,F A2, C2, D2 shall carefully inspect these areas to assess the potential for significant prehistoric or historic remains. If potential archaeological and historical resources are uncovered, the construction contractor shall cease grading operations in the vicinity of the find until further evaluation is undertaken to assess the discovery. Further subsurface investigation may be needed if the resource is determined unique or important for its prehistoric or historic information.

Responsible Person Monitoring Frequency Method ofVmf, cation CDD -community Development Director or
A• With each new development AZ• Onslte Inspection
deslgnee
CP • City Planner or deslgnee B • Priorto construction B2-Other agency permit/ approval CE • City Engineer or d~slgnee . C-Throughout construction O • Plan check BO ' Bulldl~gOfficial or d~slgriee / • D ~ 0~ completion. Di· Separate submlttaf (e.g., reports/studies/ plans) PC- Police Captain or deslgnee E • Operating
FC • Fire Chiefor deslgnee F • Prior to issuance ofgrading/building permits DPW • Director ofPublic Works or designee G • Prior to approval of project plans and/or specifications 529
Responsible for Timing of Method of Verified Date/
Mitigation Measure No./2 Implementation Action Monitoring Verification Verification Initials CUL- 3: All earthmoving activity occurring within 30 meters of the on-site refuse scatter ( LSAPDH0601- H-2) shall be monitored by a qualified archaeologist. If archaeological remnants are discovered during monitoring, the archaeologist shall have the authority to divert construction in order to assess the significance of the find. Remnants shall be properly evaluated, documented, and deposited as applicable, consistent with State and local protocols.

CUL- 4: If previously unknown cultural resources, including human remains, are identified during grading activities, a qualified archaeologist shall be retained to assess the nature and significance of the find. If human remains are encountered, State Health and Safety Code Section 7050. 5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097. 98. The County Coroner shall be notified of the find immediately. Ifthe remains are determined to be prehistoric, the Coroner shall notify the Native American Heritage Commission ( NAHC), which shall determine and notify a Most Likely Descendant ( MLD). With the permission of the landowner or his/ her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 24 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials.

Geology, Soils, and Seismicity
GE0- 1: All structures on the Project site shall be constructed pursuant to the most current applicable seismic standards, as determined by the City as part of the tract map, grading plan, and building permit review processes, with building setbacks as recommended by the Project' s Seismic Hazard Analysis ( Geocon 2005). Design criteria developed for Project structures shall also be based on the most current standards of practice and design parameters suggested by the Structural Engineers Association of California based on the recommendations and amendments to the CBC by the Division of State Architect for specific types of buildings and occupancies.

GE0- 2: A detailed analysis of site geotechnical conditions, field investigation and slope stability analyses shall be conducted as 40-scale grading plans for mass and fine grading are prepared in the course of the phased development of the Project site. These studies shall be submitted to the City Building Department or Building Official, and their recommendations incorporated into Project design to the satisfaction of the City Engineer, prior to the issuance of any grading permits, includi those for mass in areas where slo es of 10 feet or more in hei ht COD - Community Development Director or
designee
CP - City Planner or deslgnee
CE· City Engineer or designee
BO - Building Official or designee
PC- Police Captain or designee
FC- Fire Chief or designee
A- With each new development
B • Prior to construction
C- Throughout construction
D -On completion
E -Operating
F- Prior to issuance of grading/ building permits
DPW, BO C A2
DPW, BO C A2
DPW, BO C,F A2, C2
DPW, BO,CE C,F A2, C2, D2
A2 - Onsite inspection
B2 - Other agency permit/ approval
C2 - Plan check
02 -Separate submittal ( e.g., reports/ studies/ plans) OPW - Director of Public Works or deslgnee G -Prior to approval of project plans and/ or specifications 15 530
16 Responsible for Timing of Method of Verified Date/
Mitigation Measure No.½ Implementation Action Monitoring Verification Verification Initials are anticipated and/ or where evidence of debris flows or past landslides is found.

GE0- 3: The Project site shall be constructed pursuant to the following mitigation measure contained in the City of Banning General Plan EIR, Geotechnical Element:

During the site grading, all existing vegetation and debris shall be removed from areas that are to receive compacted fill. Any trees to be removed shall have a minimum of 95 percent of the root systems extracted. Man- made objects shall be over excavated and exported from the site. Removal of unsuitable materials may require excavation to depths ranging from 2 to 4 feet or more below the existing site grade.

All fill soil, whether on site or imported, shall be approved by the individual Project soils engineer prior to placement as compaction fill. All fill soil shall be free from vegetation, organic material, cobbles and boulders greater than 6 inches in diameter, and other debris. Approved soil shall be placed in horizontal lifts or appropriate thickness as prescribed by the soils engineer and watered or aerated as necessary to obtain near- optimum moisture- content.

Fill materials shall be completely and uniformly compacted to not less than 90 percent of the laboratory maximum density, as determined by American Society for Testing DPW, BO,CE C,F A2, C2 and Materials ( ASTM) Test Method D-1557- 78, or equivalent test method acceptable to the City Building Department. The project soils engineer shall observe the placement of fill and take sufficient tests to verify the moisture content, uniformity, and degree of compaction obtained. In-place soil density should be determined by the sand- cone method, in accordance with ASTM Test Method D1556- 64 (74), or equivalent test method acceptable to the City Building Department.

Finish cut slopes generally shall not be inclined steeper than 2:1 (horizontal to vertical). Attempts to excavate near- vertical temporary cuts for retaining walls or utility installation in excess of 5 feet may result in gross failure of the cut and may possibly damage equipment and injure workers. All cut slopes must be inspected during grading to provide additional recommendations for safe construction.

Finish fill slopes shall not be inclined steeper than 2:1 {horizontal to vertical). Fill slope surfaces shall be compacted to 90 percent of the laboratory maximum density by either overfilling and cutting back to expose a compacted core or by approved Responsible Person Monitorinc Frequency Method of Venfication COD - Community Development Director or
A• With each new development A2 - Onslte Inspection
designee
CP • City Planner or deslgnee B • Prior to construction B2 • Other agency permit/ approval CE- City Engineer or deslgnee C• Througnout construction C2 • Plan check BO; Building Official or designee • o - 611 cotnpletlon 02 - Separate submittal ( e.g., reportsistudles/ plans) PC - Police Captain or deslgnee E-Operatlng
FC - Fire Chief or deslgnee F -Prior to issuance of grading/ building permits DPW • Director of Public Works or designee G • Prior to approval of project plans and/ or speclflcatlons 531
17 Responsible for Timing of Method of Verified Date/'.

Mitigation Measure No. Z Implementation Action Monitoring Verification Verification Initials mechanical methods.

Foundation systems that utilize continuous and spread footings are recommended for the support of one- and two- story structures. Foundations for higher structures must be evaluated based on structure design and on-site soil conditions.

Retaining walls shall be constructed to adopted building code standards and inspected by the Building Inspector.

Positive site drainage shall be established during finish grading. Finish lot grading shall include a minimum positive gradient of 2 percent away from structures for a minimum distance of 3 feet and a minimum gradient of 1 percent to the street or other approved drainage course.

Utility trench excavations in slope areas or within the zone of influence of structures should be properly backfilled in accordance with the following:
a) Pipes shall be bedded with a minimum of 6 inches of pea gravel or approved granular soil. Similar material shall be used to provide a cover of at least 1 foot over the pipe. This backfill shall then be uniformly compacted by mechanical means or jetted to a firm and unyielding condition. b) Remaining backfill may be fine- grained soils. It shall be placed in lifts not exceeding 6 inches in thickness or as determined appropriate, watered, or aerated to near optimum moisture content, and mechanically completed to a minimum of 90 percent of the laboratory maximum density. c) Pipes in trenches within 5 feet of the top of slopes or on the face of slopes shall be bedded and backfilled with pea gravel or approved granular soils as described above. The remainder of the trench backfill shall comprise typical on-site fill soil mechanically completed as described in the previous paragraph.

Hazards and Hazardous Materials
HAZ- 1: The grading plans shall indicate methods to address potential contamination discovered during construction, as well as safety considerations for on- site construction personnel and the general public. Details of the plan shall include, but not be limited, to the DPW,BO B,C,F A2,B2,C2 following:

Procedures for identification of contaminated soil during earthmoving operations; Responsible Person Monitoring Frequency Method of Verification CDD - Community Development Director or
A· With each new development A2 - Onsite inspection
designee
CP • City Planner or designee B • Prior to construction 82 - Other agency permit/ approval CE• Oty Engineer or designee C -Throughout construction C2 - Pian check BO• Building Official or deslgnee D • On completion D2 -Separate submittal ( e.g., reports/ studies/ plans) PC- Police Captain or designee E -Operating
FC - Fire Chief or designee F -Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 532
18 Responsible for Timing of Method of Verified Datef
Mitigation Measure No.½ Implementation Action Monitoring Verification Verification Initials Immediate measures to protect workers and the public from exposure to contaminated areas ( e.g., fencing or hazard flagging, covering of contaminated soils with plastic, etc.) and prevent migration of the contaminants to the surrounding environment; and
Steps to be taken following initial discovery of contaminated soils. Notification shall be made to the local environmental health officials and the City' s construction inspector( s) immediately following identification of previously unknown contamination within the construction area. In the event hazardous substances are encountered during site grading, work shall immediately cease in the area and the property owner /developer shall retain a qualified hazardous materials engineer to assess the impacts and prepare a response plan using risk- based cleanup standards applicable to residential land use. Upon approval of the response plan by the Fire Department or other agency, as applicable, the engineer shall obtain any required permits, oversee the removal of such features and/ or conduct the response work to the satisfaction of the Fire Department or other agency, as applicable, until closure status is attained.

HAZ-2: As part of construction specifications, procedures for the fueling and maintenance of construction vehicles shall be required to minimize the potential for accidental release of hazardous materials. This shall include locating refueling and maintenance areas minimum of DPW, 80 C,F A2,C2 500 feet from occupied residential uses. Drip plans shall be placed under motorized equipment when parked on the site to prevent soil contamination from dripping oil or other fluids.

HAZ- 3: Hazardous construction waste management practices are to be Implemented pursuant to the Best Management Practices contained in the California Stormwater BMP Handbook 2009) 1and shall include the following:

1. All hazardous construction wastes as defined by Title 22 Division 4.5, or listed in 40 DPW, BO C,F A2, C2 CFR Pars 110, 117, 261, or 302, including but not limited to petroleum products, concrete curing compounds, palliatives, septic wastes, stains, wood preservatives, asphalt products, pesticides, acids, paints, solvents, roofing tar, sandblasting grid mixed with lead-, cadmium-, or chromium based paints, asbestos, or PCBs, that California Stormwater Quality Association, 2009 Construction BMP Handbook, 2010, accessed from https:// www. casqa. org/ casqastore/ entitiy/ tabid/ 169/ c-4-best- management- practice- bmphandbooks. aspx 3.10.11 Responsible Person Monitormg frequency Method of Verification COO - Community Development Director or
A· With each new development A2 - Onsite Inspection
deslgnee
CP- City Planner or deslgnee B -Prior to construction 82 • Other agency permit/ approval CE - City Engineer or deslg~ee C •Throughout CQ,nstructlon c2 • Plan check BO - Building Official ordeslgnee O -On completion 02 -Separate submittal (e.g., reports/studies/ plans) PC - Police Captain or deslgnee E -Operating
FC - Fire Chiefor designee F -Prior to Issuance ofgrading/building permits DPW - Director ofPublic Works or designee G -Prior to approval of project plans and/or specifications 533
Responsible for Timing of Method of Verified Date/;
Mitigation Measure No.½ Implementation Action Monitoring Verification Verification Initials cannot be reused or recycled shall be disposed of by a licensed hazardous waste hauler.

2. Wastes shall be stored in sealed containers constructed of suitable material and shall be labeled as required by Title 22 CCR, Division 4.5 and 49 CFR Parts 172, 173, 178, and 179.

3. Waste containers shall be stored in temporary containment facilities that should comply with the following requirements:
a. Temporary containment facility shall provide for a spill containment volume equal to 1.5 times the volume of all containers able to contain precipitation from a 25 year storm event plus the greater of 10 percent of the aggregate volume of all containers or 100 percent of the largest tank within its boundary, whichever is greater.
b. Temporary containment facility shall be impervious to the materials stored there for a minimum contact time of 72 hours.
c. Temporary containment facilities shall be maintained free of accumulated rainwater and spills. In the event of spills or leaks, accumulated rainwater and spills should be placed into drums after each rainfall. These liquids shall be handled as a hazardous waste unless testing determines them to be nonhazardous. d. Sufficient separation shall be provided between stored containers to allow for spill cleanup and emergency response access.
e. Incompatible materials such as chlorine and ammonia shall not be stored in the same temporary containment facility.
d. Throughout the rainy season, temporary containment facilities shall be covered during non- working days and prior to rain events.

4. Storage drums shall not be overfilled and wastes should not be mixed.

5. Unless watertight, containers of dry waste shall be stored on pallets.

6. Herbicides and pesticides shall not be over used. Only the amount needed shall be prepared. Apply surface dressings in several small applications as opposed to one large application. Allow time for infiltration and avoid excess material being carried off- site by runoff. Do not apply such chemicals immediately prior to rain events. All persons applving cesticides must be certified in accordance with federal and State Responsible Person Momtormg Frequency
COD - Community Development Director or
A - With each new development
desl• nee
CP - City- Planner or deslgnee B - Prior to construction CE - City Engineer or designee C • Throughout construction BO - Bullding Official or designee D - On completion
PC• Police Captain or deslgnee E-Operating
FC - Fire Chief or designee F • Prior to issuance of grading/ building permits DPW- Director of Public Works or designee G - Prior to approval of project plans and/ or speclflcatlons Method ofVcnficat, on
A2 - Onslte inspection
B2 • Other agency permit/ approval
C2 - Plan check
02 - Separate submittal ( e.g., reports/ studies/ plans) 19 534
20 Responsible for Timing of Method of Verifiecl Datef
Mitigation Measure No.¼ Implementation Action Monitoring Verification Verification Initials regulations.

7. Paint brushes and equipment for water and oil based pants should be cleaned within a contained area and shall not be allowed to contaminate soil, watercourses or drainage systems. Waste paints, thinners, solvents, residues, and sludges that cannot be recycled or reused shall be disposed of as hazardous waste by a licensed hazardous waste hauler.

8. Hazardous waste storage areas on-site shall be located away from storm drains or water courses and way from moving vehicles and equipment to prevent accidental spllls.

9. Containment berms shall be used in fueling and maintenance areas and where the potential for spills is high.

10. Potentially hazardous waste shall be segregated from non- hazardous construction site debris.

11. Liquid or semi- liquid hazardous materials shall be stored in appropriate containers and under cover.

12. Hazardous waste collection sites shall be designated on- site away from watercourses and drainage systems, and shall be clearly labeled.

13. Hazardous materials shall be stored in containers and protected from vandalism.

14. All employees and subcontractors shall receive on-site training in hazardous waste storage and disposal procedures.

15. Areas treated with chemicals shall be identified with appropriate warning signage

16. Place a stockpile of spill clean- up materials where it will be readily accessible

17. Inspect and verify that activity- based BMPs are in place prior to the commencement of associated activities. While activities associated with the BMP are underway, BMPs shall be inspected on a weekly basis.

18. A copy of hazardous waste manifests shall be maintained on-site for access by City inspectors.

HAZ- 4 The abandoned well identified in the 2007 Converse Consultant' s Technical Memorandum for the Butterfield Specific Plan shall be properly capped and any associated DPW, 80 C,D B2, C2, O2
pipeline abandoned and/ or removed from the site pursuant to applicable State and federal Guidelines.

R~s.pons1ble Person Monitorinc Frequency Method of Verification COD -Community Development Director or
A· With each new development A2 • Onslte inspection
deslgnee
CP • City Planner or deslgnee B -Prior to construction 82 -Other agency permit/ approval CE - City Engineer or deslgnee C •Throughout construction C2 • Plan check BO~ BuildingOfflclai oi designee b- dn toinp(etlon 02 • Separate s~bmlttal (e'.g., reports/studies/ plans) PC· Police Captain or deslgnee E • Operating
FC • Fire Chiefor designee F • Prior to Issuance of grading/building permits DPW - Director of Public Works or deslgnee G • Prior to approval of project plans and/or specifications 535
Responsible for Timing of Method of Verified Datef
Mitigation Measure No.½ Implementation Action Monitoring Verification Verification Initials HAZ- 5 Prior to issuance of grading permits, the following remediation efforts shall occur:

The batteries, auto parts, tires and the diesel engine observed on the concrete pad next to the well and any associated fuel sources shall be removed and disposed of in compliance with all applicable regulations by waste haulers certified by the State for the handling and disposal of such wastes;
Piles of asphalt debris and inert trash observed in various locations throughout the property shall be removed following their inspection by a hazardous waste consultant and, if required, by a cultural resource consultant, and the material removed and disposed of pursuant to all applicable laws and regulations.

Prior to the removal of any potentially hazardous debris, additional environmental assessment and testing shall be completed pursuant to the recommendations of a certified environmental consultant and appropriate methods of handling and disposal shall be identified and implemented pursuant to existing { or then current) regulations and procedures for any particular hazardous waste or toxic material identified.

HAZ- 6 The contractor shall ensure that precautions are taken to avoid the Southern California Gas Company pipeline observed crossing the property diagonally from the westcenter of the Project site to the southeast corner and that may be present along the alignments of the proposed off- site infrastructure. Such precautions shall include calling Dig Alert prior to any construction activity to determine and mark the exact location of this pipeline and close coordination with Southern California Gas Company to ensure that appropriate measures are taken by SCGC, including potential reduction in pressure and on- site monitoring, to protect both workers and the pipeline from accidental damage during grading activities. The appropriate identification and setbacks shall be maintained in order to ensure the safety of adjacent properties.

HAZ- 7: The Applicant shall ensure that the existing high pressure gas line is replaced by the operator with pipeline that is PUC- rated for location in residential areas. Replacement of the pipeline and required relocation shall occur prior to trenching for sewer, water and storm drain within 25 feet of the outer edge of the pipeline easement and/ or prior to the issuance of building permits for residences located within 100 feet of the ultimate pipeline alignment and prior to the paving of any roads within the pipeline alignment. Unless directed otherwise by the PUC, wet utility crossings shall observe a minimum ten- foot vertical separation and ten- feet of horizontal separation from the pipeline, given the needed depth of utility services.

DPW, BO C,F,D A2,C2,D2
DPW, BO B,C A2,C2
DPW, BO C,D,G A2,C2
Responsible Person Monitoring Frequency Method of Verification COD - Community Development Director or
designee
CP • City Planner or designee
CE• City Engineer or designee
BO• Building Official or designee
PC - Police Captain or deslgnee
FC • Fire Chief or designee
DPW- Director of Public Works or designee
A· With each new development A2 - Onsite inspection
B -Prior to construction B2 - Other agency permit/ approval C • Throughout construction C2 - Plan check
D -on completion 02 • Separate submittal ( e.g., reports/ studies/ plans) E • Operating
F - Prior to issuance of grading/ building permits
G - Prior to approval of project plans and/ or specifications 21 536
Responsible for Timing of Metliod of Verified DateZ
Mitigation Measure No.¼ Implementation Action Monitoring Verification Verification Initials Undergrounded electrical services shall observe a minimum 10 foot horizontal separation from the pipeline. The location ofthe pipeline shall be indicated with appropriate curbside notation and/ or monuments at minimum SO-foot intervals along its route and by ground- level monumentation through the golf course, or at intervals required by the PUC.

HAZ- 8: A permit shall be obtained from the Riverside County Fire Department ( Banning Services Unit} and, if required, from the County Department of Environmental Health, prior to installation of any temporary above ground fuel storage tank on the Project site.

A hazardous materials business plan consisting of an owner/ operator page, a chemical description/ inventory page, and a site map must be submitted with the application for permit.

The storage area shall be kept free of weeds and extraneous combustible material.

Plans must be submitted for approval prior to installation. Aboveground fuel/ mixed liquid tanks( s) shall meet the following standard: Tank must be tested and labeled to UL2085 Protected Tank Standard or SwRI 93-01. The test must include the Projectile Penetration Test and the Heavy Vehicle Impact Test. A sample copy of the tank' s label from an Independent test laboratory must be submitted with the tank plans.

The tank shall be kept 50 feet from buildings and conspicuously marked with the name DIESEL and COMBUSTIBLE- KEEP FIRE AWAY.

The tank shall be located within a secondary containment area such as earthen berms covered from end to end by a thick mil plastic. Concrete or steel may also be used to provide secondary containment. / show calculations for secondary containment on the Site Plan.

The tank shall be secured to prevent movement on the containment surface or be mounted on metal skids ( not on an elevated stilt rack).

The project manager or contractor shall contact the fire department representative for Inspections at the time prior to when product is put into the tank to verify compliance, AND at the time when the tank is removed from the site to check for evidence of ground contamination.

HAZ- 9: Prior to the approval of Final Tract maps, the City Engineer and Riverside County Fire Department ( Banning Services Unit) shall discuss with the Applicant approximate locations of work activities and inaress and e1uess ooints in and out of the construction site to assure there DPW,80,FC B,D

DPW,CE,FC A,F
B2,C2,D2
Hazardous
Materials
Business Plan)
B2,C2
ResponsiblP Person Monitoring Frequency Method of Verification COD - Community Development Director or
desienee
CP • City Planner er deslgnee
CE• City Engineer er designee
BO - Bulldins Official or deslgnee
PC• Police Captain or deslgnee
FC- Fire Chiefor designee
OPW- Director ofPublic Works or designee
A• With each new development A2 • Onsite Inspection
B • Prior to construction 82 • Other agency permit/ approval C • Throughout construction C2-Plan check
D • On completion D2 • Separate submittal (e.g., reports/studies/ plansJ E -Operating
F • Prior to Issuance ofgrading/building permits
G • Priorto approval of project plans and/or specifications 22 537
Responsible for Timing of Method of Verified Date/
Mitigation Measure No. z Implementation Action Monitoring Verification Verification Initials is adequate access and communications protocols for emergency response vehicles during each of the proposed construction phases.

HAZ-10: Prior to the issuance of grading permits or road encroachment permits, aTraffic Management Plan providing safety control measures for area- wide streets that would be affected by construction traffic and activities must be prepared by a licensed civil or traffic engineer, to the satisfaction of the City Engineer, that would minimize safety hazards and emergency access impacts. The temporary measures in the Traffic Management Plan could include: flaggers, temporary lane restriping, temporary lanes, caution signs, reduced- speed zones, temporary detours, and other safety and traffic control devices.

HAZ-11: All proposed subdivisions within the Specific Plan project area shall be evaluated by the Fire Department to determine whether the Department' s Urban- Wildland Interface requirements should be implemented as part of the development. If the Department determines that either an interim or permanent condition of high fire risk would be present, a Fuel Modification Plan that meets the then- current requirements of the Fire Department shall be prepared and shall be approved by the Fire Department prior to recordation of a Final Tract Map. Maintenance of interim fuel modification areas shall be the responsibility of the master Homeowners Association and/ or the property owner and/ or a LLMP and temporary maintenance easements shall be recorded over interim fuel modification areas. Such easements shall be quitclaimed when the Fire Department determines that additional new development has eliminated the need for fuel modification in these areas.

HAZ- 12: Seed mix used for the temporary re-vegetation of graded areas that will remain as undeveloped open space for a period of 6 months or more shall consist primarily of droughttolerant grasses that may combine native and non- native species. These mixes include grasses that require little maintenance and do not grow tall, but do provide sufficient vegetative coverage to be effective in controlling wind and water- caused erosion. Defensible spaces as defined by the Rre Department pursuant to Chapter 49 of the California Fire Code shall be maintained around the exposed perimeters of subdivisions abutting un-irrigated grassland and/ or chaparral through weed abatement, mowing, and other fuel reduction/ modification strategies.

HAZ-13: The applicant shall continue to provide annual fuel modification as required by City code. The annual fuel modification ( thinning) shall also be conducted in the future development areas south of Highland Home Road extension as needed ( which excludes PAs SO, DPW,CE
DPW,FC
DPW,BO

DPW,BO,FC
A,B,F C2,D2
A,D,E,F A2,C2,D2
C,D,E A2,B2,C2
C,E A2,B2,C2
Responsible Person Monitoring Frequency Method of Verification CDD - Community Development Director or
designee
CP - City Planner or designee
CE - City Engineer or designee
80 -Building Official or designee
PC· Police Captain or designee
FC - Fire Chiefer designee
DPW - Director of Public Works or designee
A· With each new development A2 - Onsite inspection
B - Prior to construction B2 - Other agency permit/ approval C- ihroughout construction C2- Plan check
D - On completion D2 • Separate submittal ( e.g., reports/ studies/ plans) E· Operatlng
F - Prior to issuance of grading/ building permits
G • Prior to approval of project plans and/ or specifications 23 538
24 Responsible for ' riming of Method of Verified Date½ Mitigation Measure No. z Implementation Action Monitoring Verification Verification Initials 51, 52, 60, 61 and 73, which shall remain natural until such time these areas are developed or require infrastructure improvements).

Hydrology and Water Quality
HWQ- 1: The following measures shall be reflected in applicable Tentative Tract Maps ( TTMs), site plans, grading plans, and/ or improvement plans to the satisfaction of the City Engineer, prior to applicable plan/ permit approval:
1) All building pads within the Specific Plan shall be constructed so that they are free from flood hazard for the 100- year frequency storm by elevating finished floor elevations above the 100- year level of flood protection. 2) The depths of flow in the Project' s streets shall not exceed top of curb elevations for the 10- year frequency storm event.
3) Streets shall be oriented to allow for maximum potential conveyance of regional flooding during significant storm events to expedite the passage of storm flows through the Specific Plan area.
4) The Specific Plan will be phased so that 100- year flood protection is ensured in all areas of development. Interim improvements ( such as temporary debris basin, earthen channels/ berms, check dams, sand bag barriers,, or other temporary BMP DPW, CE,BO F C2 and flood protection measures; refer to Mitigation Measure HWQ- 1, bullet # 6 and 7 below) shall be provided as development progresses to protect against flooding, erosion, siltation, and water quality impacts.
5) All subdivisions implemented as part of the Specific Plan shall be required to detain any incremental increase in drainage within the Project Boundary until the Riverside County Flood Control and Water Conservation District Master Drainage Plan Banning" - Zone S) is fully implemented downstream of the Project site. 6) Construction of each phase shall include an assessment of the size and flow patterns of the adjacent undeveloped areas of the Specific Plan site. Interim phase on-site facilities shall provide developed phases with required flood protection pursuant to Code.
7) Temporary basins shall be constructed to meet detention requirements and earthen channels/ berms shall be used to divert and convey flows during construction phases.

Responsible Person Monitoring Frequency Method ofVerification COD - Community Development Director or
A - With each new development AZ - Onslte inspection
designee
CP - City Planner or designee B ~ Prior to construction B2 • Other agency permit/ approval CE· City Engineer or deslgnee C • Throughout construction C2 • Plan check BO• Building Official or designee D -On completion D2 • Separate submittal ( e.g., reports/ studies/ plans( PC - Police Captain or designee E -Operating
FC - Fire Chief or designee F- Prior to issuance of grading/ building permits OPW - Director of Public Works or designee G -Prior to approval of project plans and/ or specifications 539
25 Responsible for Timing of Method of Verified Date. l Mitigation Measure No//, Implementation Action Monitoring Verification Verification Initials Noise
NOl- 1: As a condition of approval of all grading and building permits, the Applicant shall comply with the following list of noise reduction measures, subject to inclusion of additional provisions at the discretion of the Building Official as appropriate:

Excavation, grading, and other noise- intensive construction activities related to the proposed Project shall be restricted to the hours of operation allowed under Section

8.44.090.E, Noise Prohibited - Unnecessary Noise Standard - Construction, Landscape Maintenance or Repair, of the City Municipal Code. Any deviations from these standards shall require the written approval of the City Building Official. The days and hours shall also apply to any servicing of equipment and to the movement of materials to and from the site.

The developer shall require, as a condition of contract, that all construction equipment operating on the site be equipped with mufflers and sound control devices e.g., intake silencers and noise shrouds} no less effective than those provided on the original equipment and no equipment shall have an unmuffled exhaust.

The developer shall require all contractors, as a condition of contract, to maintain and DPW,BO C,F A2,C2 tune- up all construction equipment to minimize noise emissions Stockpiling and vehicle staging areas shall be located a minimum of 500 feet from occupied residences, and screened from these uses by a solid noise attenuation barrier where necessary to achieve City Municipal Code- required noise attenuation levels.

Solid noise attenuation barriers ( temporary barriers or noise curtains) with a sound transmission coefficient ( STC) of at least 20 shall be used along Project boundaries adjacent to sensitive receptors, where noise monitoring, performed by a qualified noise monitor, indicates exceedance of City Municipal Code noise levels for more than 15 minutes in any one hour period.

Construction activities that occur outside the allowable hours per City standards 6 PM to 7 AM) shall require approval of the City Building Official based on demonstration of unusual circumstances and avoidance of significant impacts to neighboring sensitive receptors. Construction noise exceeding City standards ( i.e., interior noise in excess of 50 dBA or exterior noise in excess of 65 dBA) and statutorv time limits is anticipated, Responsible Person Momtonng Frequency Method ofVenf1cat1on CDC - Community Development Director or
A- With each new development A2 • Onsite inspection
deslgnee
CP • City Pianne~ or de. slgnee B • Prior to constructlon B2• Other agency permit/ approval CE • City Engineer or designee c- Throughout construction C2 • Plan check BO - Bu\ lding Officlal or designee O • On completlon 02 - Separate submittal ( e.g., reports/ studies/ plans) PC• Police Captain or deslgnee E • Operating
FC- Fire Chief or deslgnee F - Prior to Issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 540
26 Responsible for Timing of Method of Verified DateZ
Mitigation Measure No.½ Implementation Action Monitoring Verification Verification Initials shall require implementation of additional noise attenuation measures such as temporary noise " curtains" to reduce construction noise to meet City Standards, or offer the affected sensitive receptors the option of temporary relocation at the Developer' s expense for the duration of the impact.

All stationary construction equipment ( e.g., air compressor, generators, etc.) shall be operated as far away from the residential and institutional uses as practicable. If necessary to meet the City's noise standards, the equipment shall be shielded with temporary sound barriers, sound aprons, or sound skins to the satisfaction of the Building Official.

In areas subject to potentially significant construction noise impacts, the developer shall be required to monitor and document compliance with all applicable noise level limits.

Construction haul routes for large equipment and material import/ export shall be specified to minimize the use of routes affecting sensitive receptors ( e.g., residential, parks, hospitals, schools, convalescent homes, etc.). Construction phasing for individual subdivisions shall be designed to avoid the need for construction vehicles and related construction traffic to traverse occupied residential neighborhoods. In all cases, trucks shall utilize a route that is least disruptive to sensitive receptors.

Construction trucks shall avoid weekday and Saturday AM and PM peak hours ( 7 AM to 9 AM and 4 PM to 6 PM).

NOl- 2: Prior to the issuance of each grading or building permit, the Applicant shall submit to the Building Official a proposed Construction Noise Monitoring Program to respond to and track complaints pertaining to construction noise, throughout demolition and/ or grading.

Throughout and/ or grading, these measures shall include the following:

A procedure and phone numbers for notifying the City Building and Safety Department staff and Banning Police Department ( during regular construction hours DPW,BO B,C,F A2,C2,D2 and off- hours); .

A sign prominently posted on-site containing the permitted construction days and hours and complaint procedures and the name and phone number of the person( s) to notify in the event of a problem. The sign shall also include a listing of both the City and construction contractor' s telephone numbers ( during regular construction hours Responsible Person Monitoring Frequency Method of Verification COD - Community Development Director or
A· With each new development A2 • Onslte inspection
designee
CP • City Planner or deslgnee B • Prior to construction B2 • Other agency permit/ approval CE• City Engineer or deslgnee C -Throughout construction C2 • Plan check BO· Bullding Official or deslgnee • • • ci-cin compfetlon D2 • Separate submittal ( e.g., repbrts/ studles/ plans! PC - Police Captain or designee E • Operating
FC • Fire Chief or deslsnee F -Prior to Issuance of grading/ building permits DPW- Director cf Public Works or deslgnee G - Prior to approval of project plans and/ or specifications 541
Responsible for Timing of Method of Verified DateZ
Mitigation Measure No.'/ Implementation Action Monitoring Verification Verification Initials and off- hours);
The designation of an on- site construction complaint and enforcement manager for the Project. The manager shall act as a liaison between the Project and its neighbors.

The manager' s responsibilities and authority shall include the following:
o An active role in monitoring project compliance with respect to noise; o Ability to reschedule noisy construction activities to reduce effects on surrounding sensitive receivers;
o Site supervision of all potential sources of noise ( e.g., material delivery, construction staging areas, construction workers, debris box pick- up and delivery) for all trades;
o Intervening or discussing mitigation options with contractors; and o Conducting a preconstruction meeting shall be held with the job inspectors and the general contractor/ on- site project manager to confirm that noise measures and practices ( including construction hours, neighborhood notification, posted signs, etc.) are completed.

NOl- 3: The Applicant shall, through contract specifications, prohibit the use of any on- site construction equipment generating greater than 0.049 RMS ( greater than 79 VpD) within 25 feet of any sensitive use or limit the use of equipment exceeding this standard to less than 30 events per day.

NOl- 4: Prior to the issuance of grading permits or encroachment permits for the improvement of Highland Home Road ( aka Meridian Street) between future " D Street" and Wilson Street, an acoustical study shall be completed by the Applicant ( using construction- level improvement plans and/ or more detailed grading plans) and submitted to the City for review and approval.

The acoustical study will specify additional specific noise attenuation measures necessary, if any, to ensure that the City of Banning' s exterior and interior noise standards are met at adjacent residential properties. Appropriate attenuation measures could include a solid wall in the landscaped parkway between future Highland Home Road and the existing frontage street.

NOl- 5: Prior to the issuance of building permits for non- residential uses ( such as commercial areas, wastewater treatment plant, and the golf course clubhouse), the Applicant shall prepare a site- specific construction level noise analysis, analyzing potential on and off site noise impacts, based upon detailed grading lans, im rovement lans and site lans. The gradin , DPW,80 C,F A2,C2
DPW,BO C,F A2,C2,D2
DPW,BO C,F A2,C2,D2
Responsible Person Momtonng Frequency Method ofVer1ficat1on COD - Community Development Director or
deslgnee
CP - City Planner or designee
CE- City Engineer or des1gnee
BO- Building Official or deslgnee
PC - Police Captain or designee
FC - Fire Chief or deslgnee
DPW - Director of Public works or designee
A- With each new development A2 - Onsite inspection
B - Prior to construction B2 • Other agency permit/ approval C -Throughout construction CZ· Plan check
D • On completion D2 - Separate submittal ( e.g., reports/ studies/ plans) E -Operating
F - Prior to issuance of grading/ building permits
G - Prior to approval of project plans and/ or specifications 27 542
Responsible for Timing of Method of Verified Date/
Mitigation Measure No.% Implementation : Action Monitoring Verification Verification Initials site and/ or improvement plans for these uses shall include the location of stationary noise sources, such as loading docks, air conditioning units, trash hauling and trash compactors ( noise from trash pickup and compacting results from the use of hydraulic equipment to raise and lower the metal trash bins and to compact their contents), and drive- thru lanes. The noise analysis shall evaluate the potential noise impacts to the existing and proposed noise sensitive homes near the commercial areas of the project. In the event the analysis shows that noise levels for any adjacent sensitive receptor( s) would exceed applicable standards, measures shall be required to reduce noise to levels to within applicable standards, including providing enclosures for stationary sources ( such as pump stations and air conditioners), and providing walls or siting to attenuate mobile or stationary sources from receptors ( such as loading bays).

The analysis shall be subject to review and approval by the City Building Official and shall ensure compliance with applicable exterior and interior noise standards.

Public Services and Utilities
PSU-1: Applicant shall communicate and work with the Fire Chief throughout Project development to determine the appropriate timing for a potential addition of a fire response unit ( medic squad, fire engine), or the need for a fire station that is conceptually located in PA 60 but could be located in any Planning Area as described within the Specific Plan. When the fire station or a response unit is determined to be necessary, the Applicant shall fund and/ or construct the fire response unit and/ or fire station and would subsequently be credited the cost of the fire response unit or fire station towards the dedication of fire fees.

PSU-2: The Project shall incorporate the principles of defensible space as defined by the U.S.

Department of Housing and Urban Development Office of Policy Development and Research in the design of cluster housing and/ or multifamily housing within the proposed Project to reduce the impact of such development on police services. These principles shall be incorporated through inclusion ofthe following design solutions:

Orienting the front doors and living area windows to the public street without providing " protection" of walls and fencing while providing back doors in these same units that allow access to more secure play areas and open space.

Clustering parking in close proximity to units or the must provide enclosed garages or semi- subterranean parking garages that can be secured.

Providing motion- activated security lighting.

FC C

DPW, BO A,G
Responsible Person Mon1tonng Frequency Method of Verification COD- Community Development Director or
deslanee
CP- City Planner or designee
CE• City Engineer or designee
A· With each new development A2 • Onslte Inspection
B • Prior to construction B2 • Other agency permit/ approval C-Throughout . construction C2 - Plan check
82 C2
BO - Building Offli: iJI oh: l~lgnee •· D • On completlcin D2 • Separate submittal { e.g., reports/ studies/ plansj PC• Police Captain or deslgnee E • Operating
FC • Fire Chief or deslgnee F • Prior to Issuance of grading/ building permits DPW • Director of Publlc Works or deslgnee G • Prior to approval of project plans and/ or speclflcatlons 28 543
29 Responsible for Timing of Method of Verified Dater
Mitigation Measure No./ 4 Implementation Action Monitoring Verification Verification Initials Clustering multifamily units around shared courtyard spaces with appropriate amenities that draw residents into the common area and encourage the development of relationships between neighbors through interaction in the public domain See Oscar Newman, Creating Defensible Space, 1996, Institute for Community Design Analysis, US Department of Housing and Urban Development, Office of Policy Development and Research for applicable guidelines and design criteria.)
PSU- 3: The Project shall include potential school sites within the development by designating and setting aside two 11+ acre Planning Areas ( i.e., PA 68 for Banning Unified School District and PA 20 for Beaumont Unified School District) to increase available school facilities. ( The intent of Mitigation Measure PSU- 3 is to initially designate and set aside each of the two 11 + CDD C 824
acre Planning Areas, then offer these sites to the School Districts for sale or fee credit. In the event that one or both of the Districts choose to not accept the site, the Applicant may opt to implement the residential overlay on the corresponding school site, which would permit medium- density residential development at 10 du/ ac).

PSU- 4: Offsite infrastructure improvements ( identified in Section 3.6.3) shall comply with all of DPW,8O ( fair the same mitigation measures for onsite facilities, as applicable. Off- site above- ground facilities market shall provide for a general biological assessment by a qualified biologist. If sensitive resources compensation), B,F C2,D2 are determined to be present, those resources shall be assessed and/ or delineated, mitigation COD ( biological measures shall be developed and imposed. assessment)
PSU- 5: Prior to the issuance of building permits for an onsite satellite WWTP, the City must prepare a site- specific construction- level noise analysis analyzing potential on- and off- site noise impacts. In addition, the analysis shall evaluate the potential noise impacts to existing and proposed sensitive receptors. Construction and implementation of the wastewater treatment plant would require a Conditional Use Permit ( CUP) to be approved by the City of COD G D2 Banning, as well as design review of the proposed site plan and building architecture, landscaping and lighting. Compliance with the existing regulations ( specified under Impact 4.8- 1) and on-going monitoring of the plant' s operations would reduce potential impacts associated with the routine use, handling, transport, and storage of hazardous materials.

PSU- 6: The operator of the Butterfield Specific Plan Golf Course shall prepare and implement a Operational Waste Management Plan that incorporates the Best Management Practices for the DPW,8O E,G A2,D2 management of 11:reen waste recommended bv the Golf Course Superintendent Association of Responsible Person Monitonng Frequency Method of Venfication COD - Community Development Director or
A - With each new development A2 • Onsite Inspection
desi~ nee
CP • City Planner or designee B - Prior to construction 82- Other agency permit/ approval CE• City Engineer or designee C • Throughout construction C2 • Plan check BO• Building Official or deslgnee D -On completion DZ- Separate submittal ( e.g., reports/ studies/ plans) PC- Police Captain or deslgnee E· Operating
FC • Fire Chief or designee F • Prior to Issuance of grading/ building permits DPW - Director of Public Works or deslsnee G • Prior to approval of project plans and/ or specifications 544
30 Responsi61e for miming of Method of Verified Date/
Mitigation Measure No.¾ Implementation Action Monitoring Verification Verification Initials America ( GCSAA) including separate collection and recycling of green waste by a licensed hauler and recycling facility, on-site use of green waste for landscape mulching, and other methods acceptable to the City and the SCAQMD so as to reduce the facility' s impact on landfill capacity.

Traffic and Transportation
TRF-1: If not constructed by the City or others, the Applicant shall construct road improvements identified in Table 4.13-9, Summary of Future Improvements (" Existing plus Project" improvements in the City of Banning only). These improvements include portions on Highland Springs Avenue in the City of Beaumont, between 1-10 and Brookfield, but exclude locations that are deemed by the affected jurisdiction( s) to be infeasible due to impacts of ROW DPW,CE A,D C2 acquisition. If constructed by the Applicant, the cost of these improvements shall be credited against applicable City fees, and/ or shall be eligible for reimbursement agreements with the City and/ or third parties. The Improvements listed in Table 4.13-9 shall be consistent with the General Pian Circulation Element.

TRF- 2: As part of each Final Tract Map, or appropriate group of maps, the Applicant shall prepare a TIA Validation Report ( TVR) based on the criteria provided herein for review and approval by the City Engineer. Final Tract Map approvals resulting in less than 500 p.m. peak hour trips ( Exempt Maps) shall not require a TVR unless the cumulative total of prior approved Exempt Maps exceeds 1,000 p.m. peak hour trips since the last TVR.

The TVR shall identify which of the Existing Plus Project improvements identified in Table 4.13- 9, are required to be constructed for the respective Final Tract Map, to ensure adequate emergency access and satisfactory levels of service. " Existing plus Project" improvements In the City of Banning identified in an approved TVR shall be conditions of Final Tract Map DPW,CE A,F C2,D2
approval. To the extent that any of the improvements mentioned above are Included in a fee program, the cost for those improvements, if constructed by the Applicant, will be eligible for fee credits.

The ongoing traffic impact assessment program will be based on the p.m. peak- hour trip threshold. The Final Tract Maps' total number of p.m. peak hour trips wlll be established based on the trip generation listed in Table 4.13-7, Project Trip Generation. If a portion of commercial development and some residential development is included in the Final Tract Map, the total number of trips generated by each use ( commercial and residential) will be calculated for the p.m. peak hour and compared to a predefined threshold.

Responsible Person Monitoring Frequency Method of Verification CDD - Community Development Director or
A· With each new development A2 - Onsite inspection
designee
CP - City Planner or deslgnee B - Prior to construction 82 • Other agency permit/ approval CE - City Engineer or deslgnee C • Throughout construction C2 • Plan check BO - Building Official or designee D - On completion D2- Separate submittal ( e.g., reports/ studies/ plans) PC· Police Captain or designee E· Operating
FC - Fire Chief or designee F - Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 545
31 Responsible for Timing of Method of Verified DateZ
Mitigation Measure No.Z lmf:? lementation Action Monitoring Verification Verification Initials Recognizing the variety of land use options, overlays and permitted or conditionally permitted uses, the TVR will also be used to verify, as the Project builds out, that the Project' s total peak hour trips are consistent with the assumptions in the Project TIA.

TRF- 3: Improvement plans shall be prepared for each Project- related offsite traffic improvement and approved by the City Engineer. Improvement plans shall incorporate the following considerations, as applicable:
a) Obtain encroachment permit( s) from the applicable jurisdiction( s) for offsite improvements;
b) Through creative design techniques, where determined appropriate and consistent with City policy, modify roadway geometry to reduce potential impacts to existing developed areas ( such as reduced lane widths, reduced or eliminated medians, reduced turn lane transition zones, and/ or shifting intersection approaches to widen intersection quadrants where associated impacts would be reduced); c) Maintain access for existing residences and businesses at all times; CE A,G A2,C2
d) Replace landscaped areas within the affected parcel and along the parcel frontage wherever practical;
e) Assist the affected property owner in re- striping affected parking areas and/ or reconfiguring affected driveways to avoid or offset improvement- related impacts; f) Follow applicable Project EIR mitigation measures related to biological resources ( i.e., BI0- 1 through BIO-5), with respect to minimizing loss of native vegetation, replacement or relocation of mature trees, use of native and/ or drought tolerant vegetation in new landscaped areas, and ensuring consistency with applicable MSHCP and regulatory agency permitting provisions; and
g) Compensate the affected property owner based on fair market valuation of the acquired ROW in accordance with applicable local, State and federal regulations.

TRF- 4: The applicant shall pay a fair share toward cumulative impacts not otherwise captured in existing fee programs, funding sources or In lieu improvements noted above, if such a DPW,BO A,D C2
program is in place at the time of building permit issuance, based on project contribution percentages identified in Table 4.13-16.

Water Supply
Responsible Person Monitoring Frequency Method of Verification CDD- Community Development Director or
A - With each new development A2 • Onsite inspection
designee
CP - City Planner or designee B • Prior to construction 82 - Other agency permit/ approval CE• City Engineer or designee C • Throughout construction C2 - Plan check BO· Building Official or deslgnee D • On completion D2 - Separate submittal ( e.g., reports/ studies/ plans) PC - Police Captain or designee E • Operating
FC • Fire Chief or designee F -Prior to issuance of grading/ building permits DPW • Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 546
32 Responsible for Timing of Method of Verified DateZ
Mitigation Measure No,Z lmglementation Action Monitoring Verification Verification Initials WS-1: With respect to the City' s Banning, Banning Bench, Banning Canyon, and Cabazon groundwater supplies, the City will:
1) Periodically, conduct a groundwater audit that evaluates groundwater level trends, production rates, groundwater quality or other aquifer/ well/ pump considerations from the previous year (through use of a on-going groundwater monitoring and data collection system). DPW E D2
2) Develop a groundwater model to allow accurate simulation of groundwater flow and groundwater quality ( including potential impacts by recharge of recycled water) in the City of Banning groundwater resource area.

Additionally, to avoid injury to other legal users of the Cabazon Basin, the City will:
3) Site any new well so as to not result in material interference to existing wells.

WS- 2: Additionally, to guard against the potential adverse effects of climate change on the City' s water supplies, the City will:
1) Continue to manage its imported and surface water supplies conjunctively with its groundwater supplies to maximize opportunities for groundwater storage. 2) Continue to monitor expert technical analyses of the impacts of climate change on surface and groundwater supplies and incorporate any recommendations into the City' s water supply planning efforts.
3) Continue to practice and promote integrated flood management. The City will incorporate climate change findings into infrastructure design and continue to DPW E D2
integrate water and land use practices, such as encouraging new developments to capture and treat stormwater onsite. New water infrastructure will be designed to operate under a wide range of conditions and will consider climate change impacts. 4) Continue to diversify its portfolio through increased water use efficiency and aggressive demand reductions achieved by existing and new conservation programs.

The development and use of a new recycled water supply will further diversity the City' s portfolio and reduce potable water demands.
5) Continue to further develop regional alliances with cities, water districts and water agencies to integrate, improve and develop regional water management.

Responsible Person Monitoring Frequency Method of Verification COD- Community Development Director or
A • With each new development AZ - Onsite inspection
designee
CP • City Planner or designee B - Prior to construction B2 - Other agency permit/ approval CE - City Engineer or deslgnee C • Throughout construction C2 • Plan check BO - Building Offlclal or designee D -On completion 02 - Separate submittal ( e.g., reports/ studies/ plans) PC - Police Captain or deslgnee E-Operatlng
FC - Fire Chief or designee F -Prior to issuance of grading/ building permits DPW - Director of Public Works or designee G - Prior to approval of project plans and/ or specifications 547
Butterfield Specific Plan Project
Addendum Modifications to the Mitigation Monitoring and Reporting Program Project File No.: ____________ Applicant: __________ _
EIR Prepared by: ____________ Date: ___________ _
Mitigation Measures No.Zlmplementation Action Responsible for Timing of Method of Verified Mitigation Measure AQ- 7: The following measures shall be implemented during construction to substantially reduce nitrogen oxides (NOx)-related emissions. They shall be
included in the Grading Plan, Building Plans, and
specifications.

Off-road diesel equipment operators shall be required to shut down their engines rather than idle for more than 5 minutes, and shall ensure that all off-road equipment is compliant with the California Air Resources Board (ARB) in-use off-road diesel vehicle regulations and SCAQMD Rule 2449.

The following note shall be included on all grading plans:

The City shall require construction contractors to utilize diesel powered construction equipment that meets EPAcertified Tier ill emissions standards, or higher according to the following:

January 1, 2012, to December 31, 2014: All off road diesel pm.vered coastruction equipment greater than 50 hp shall meet Tier 3 off road emissions standards at a minimum. In addition, all construction equipment shall be outfitted 'vvith best available control technology (BACT) devices certified by ARB. Any emissions control dCY,riee used by the contractor shall achi& le emissions reductions that are no less than •,vhat could be achieved by a Le•;el 3 diesel emissions control Monitoring Verification Verification Daterlnitials
548
strategy for
a similarly sized engine as defined by A.RB
regulations.

Post January 1, 2015: All off-road diesel-powered
construction equipment greater than 50 hp shall meet the Tier 4 emission standards, where available. In addition, all construction equipment shall be outfitted with BACT devices certified by ARB. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved bya Level3 diesel emissions control strategy fora similarly sized engine as defined by ARB regulations." A copy of each unit'
s certified tier specification, BACT
documentation, and ARB or SCAQMD operating pennit
shall be provided at the time ofmobilization ofeach
applicable unit of equipment.

Construction contractors are encouraged to apply for AQMD SOON" funds. Incentives could be provided for those
construction contractors who apply for AQMD "SOON"
funds. The "SOON" program provides funds to accelerate
clean up of off-road diesel vehicles, such as heavy duty construction equipment. More information on this program can be found at the following website:
http://www.aqmd.gov/tao/Implementation/ SOONProgram. htm The contractor and the Applicant, ifthe Applicant's
equipment is used, shall maintain construction equipment engines by keeping them tuned and regularly serviced to minimize exhaust emissions, as required by SCAQMD Rules 431.1 and 431.2.

Existing power sources (i.e., power poles) shall be used when available. This measure would minimize the use ofhigher polluting gas or diesel generators.

Construction parking shall be located on the site where possible and shall be configured to minimize traffic
interference.
549
Obstruction ofthrough-traffic lanes shall be minimized by providing temporary traffic controls such as flag persons, cones, and/or signage during all phases of construction when needed to maintain smooth traffic flow. Construction shall be planned so that lane closures on existing streets are kept toa minimum. A traffic plan shall be developed to minimize traffic flow interference from construction activities. The plan shall specify the times during which construction activities would occur and particular times when travel lanes cannot be blocked e.g., peak traffic periods as directed by the affected City Engineer). The plans shall provide details regarding the placement oftraffic control, warning devices, and detours. As a supplement to the traffic plan, the construction contractor shall coordinate with the affected agency to determine the need fora public information program that would inform area residents, employers, and business owners ofthe details concerning construction schedules and expected travel delays, detours, and blocking ofturning movements lanes at
intersections. The public information programs could utilize various media venues ( e.g., newspaper, radio, television, telephone hot lines, or internet website, etc.) to disseminate information such as: o Overview ofproject information oWeekly updates on location ofconstruction zones; o Identification of street(s) affected by construction; o Times when construction activities would occur and when traffic
delays, and blockage of intersection turning movements can be expected; and o Identification ofalternate routes that could be used to avoid construction delays.

Mitigation Measure BI0-3: The Applicant shall provide
compensatory mitigation for the temporary disturbance to CDFW jurisdictional waters, which includes approximately 550

0.41 acre of vegetated riparian habitat, and the temporary disturbance to RWQCB and USACE jurisdiction, none of
which consists ofjurisdictional wetlands. The mitigation requirements will be determined through applicable regulatory permitting programs ofthe CDFW, the RWQCB, and the
USACE, and shall consist ofminimum 1 : 1 mitigation
primarily through onsite restoration within the Smith Creek drainage and other on-site areas, which will be performed concurrently with development ofthe golf course (Planning Areas [ PAs] 35 and 39) or alternative uses within these Planning Areas 35 and 39 (the golf course/open space
PAs uses, includi!!g various combinations ofparks, trails, native habitat, drainage facilities, water quality improvements, groundwater recharge areas, and wetland mitigation areas).

Mitigation Measure GHG-2: The Butterfield Specific Plan shall be conditioned to allov; the fellowing uses Eas reflected on future tract maps and commereial site plans), to further promote renewable energy resources, including:

Allowing rooftop solar on all structures, subject to City Municipal Code and related building permit provisions;
allowing electric vehicle charging stations at all commercial, park, golf course, multifamily residential, and school areas, subject toa Conditional Use Permit; and allowing hydrogen vehicle fueling stations
Mitiga-tiae MeasuFe PSY 6: '.fhe eperator ofthe Butterfielel Speei:§c Plan Golf Goarse shall preflare and implement an GI3erational 1,lfaste Management Plaft that incorporates to the e,x::1:em feasible the Best Management Practices fer the meaagement efgreeft 'i'i'aste recommended ar the Golf Gearse Su13erintendent Assoeiatiea ef26.meriea (GGS26a!\
j iaeludiHg
sepa:rate eeUeeti:en aae: fee:yelmg ef greea: wast:e eya Heea:sea haeler end reeyeling facility, en site use ef greea waste ·fof . ., ..

1. -. .. --_.,_ --. 1.. 1- L~ L1--,-,..
r --
551
and the SCA:QMD so as to reduee the faeility'
s impact on
landfill eapaei.ty.

Mitigation Measure TRF-2: As part of each Final Tract
Map, or appropriate group of maps, the Applicant shall
preparea Traffic Impact Analysis Validation Report
TVR) based on the criteria provided herein for review and approval by the City Engineer. Final Tract Map approvals resulting in less than 500 p.m. peak hour trips (Exempt Maps) shall not requirea TVR, unless the cumulative total ofprior approved Exempt Maps exceeds 1,000 p.m. peak hour trips since the last TVR. The TVR shall identify which ofthe
Existing plus Project improvements identified in Table 4.13-9 are required to be constructed for the respective Final Tract Map, to ensure adequate emergency access and satisfactory levels of service. Improvements identified in an approved TVR shall be conditions ofFinal Tract Map approval. To
the extent that any ofthe improvements mentioned above are included ina fee program, the cost for those improvements, if constructed by the Applicant, will be eligible for fee credits.

The ongoing traffic impact assessment program will be based on the p.m. peak hour trip threshold. The Final Tract Maps' total number ofp.m. peak hour trips will be established based on the trip generation listed in Ta-ble 1.13 7, Project Trip Generefion, Table 3.I. Proiect Trip Generation Comparison. If a portion ofcommercial development and some residential development is included in the Final Tract Map, the total number oftrips generated by each use (commercial and
residential) will be calculated for the p.m. peak hour and compared toa predefined threshold. Recognizing the variety ofland use options, overlays and permitted or conditionally permitted uses, the TVR will also be used to verify , as the Project builds out, that the Project's total peak hour trips are consistent with the assumptions in the project Traffic Impact Analysis.
552
Mitigation Measure TRF-4: The Applicant shall pay a fair share toward cumulative impacts not otherwise captured in existing fee programs, funding sources, or in lieu
improvements noted above, if such a program is in place at the time ofbuilding permit issuance, based on project contribution percentages identified in Table :!:.13-16 ofthe Specific Plan EIR, with the exception ofthe intersections included in the Project study area for the 2016 Traffic Imi;1act Analysis, as outlined in Table 4.13- 16A.
553

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Nate Smith, Development Services Director
Art Vela, Director of Public Works
MEETING DATE: October 13, 2026
SUBJECT: Consideration of Resolution 2026-140, Approving Final Tract Map 39262- 1 and Release the Map for Recordation; Authorize Staff to Sign the Subdivision Improvement Agreement and Final Tract Map; Accept Faithful Performance and Labor Bonds for Public Improvements STAFF RECOMMENDATION:

Adopt Resolution 2026-140
BACKGROUND:

Tentative Tract Map (TTM) No. 39262-1 was approved by City Council on January 13, 2026 as Resolution 2026-04. The proposed map implements the Atwell Specific Plan (also known as the Butterfield Specific Plan; “Specific Plan”) originally approved by the City Council in March of 2012, with minor modifications approved in 2017 and provides for the development as allowed by the Specific Plan.

The applicant has processed the Final Tract Map for portions of the approved Tentative Tract Map, as permitted by the Subdivision Map Act. Final Tract Map 39262-1 subdivides the 68.74-acre property with 2 large lots for future residential subdivision and 25 street and open space lots. This map creates lots for backbone infrastructure and does not authorize the creation of any single residential lot or for any residential construction without future mapping activities. The map is consistent with the approved Tentative Tract Map and Conditions of Approval.

JUSTIFICATION:

Final Tract Map 39262-1 was checked by the City’s consulting surveyor and were found to be technically correct and conform to the requirements of the Subdivision Map Act. All Conditions of Approval required to be met prior to the recording have been met. The City Engineer has verified that the final maps are in substantial conformance with the approved TTM 39262.

FISCAL IMPACT:

ATTACHMENTS:

1. Reso_2026-140.docx

2. Reso 2026-140 Exhibit A 39262-1 Final Map.pdf
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3. Reso 2026-140 Exhibit B SIA.pdf

4. TM 39262-1 Bonds.pdf

5. Resolution 2026-04.pdf
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Resolution 2026-140

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Banning City CouncilOctober 13, 2026

Banning City Council
October 13, 2026