Agenda packet, regular meeting, second session — Banning City Council, October 13, 2026 (part 4 of 5)

RESOLUTION 2026-140

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING FINAL TRACT MAP NO. 39262-1; 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. 39292 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. 39262-1 will subdivide approximately 68.74 acres of vacant land into 2 numbered lots and 25 lettered lots for streets, utilities, 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. 39292-1 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 39262.

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

SECTION 1. The City Council approves FM 39262-1, 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 39262-1 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. 556
Resolution 2026-140

Page 2 of 6 ends

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

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
557
Resolution 2026-140

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 2026-140, 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
558
Resolution 2026-140

Page 4 of 6 ends

EXHIBIT A
Final Tract Map 39262-1
559
Resolution 2026-140

Page 5 of 6 ends

EXHIBIT B
Subdivision Improvement Agreement for Final Tract Map 39262-1 560
Resolution 202
6-140

Page 6 of 6 ends

561

TAX COLLECTOR'S CERTIFICATE
ESTIMATED TO BE $ ___________________ .

MATTHEW JENNINGS, TREASURER-TAX COLLECTOR

TAX BOND CERTIFICATE
DATED: __________________________ , 20___ .

CASH OR SURETY TAX BOND

MATTHEW JENNINGS, TREASURER-TAX COLLECTOR
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 JULY, 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 SUBDIVISION CONTAINS
2 THIS SURVEY IS TRUE AND COMPLETE AS SHOWN.
1 COUNTY TAX COLLECTOR
EASEMENT NOTES: SEE SHEET 4
LETTERED LOTS: 25
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:

AN EASEMENT FOR STORMWATER-FLOOD CONTROL FACILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 3, 2007 AS INSTRUMENT NO. 2007-0723899, OF OFFICIAL RECORDS, NOT SHOWN ON THIS MAP.

CITY ENGINEER'S STATEMENT

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. 39262 WHICH WAS APPROVED BY THE CITY OF BANNING CITY COUNCIL ON JANUARY 13, 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 THE APPROVAL OF THE TENTATIVE MAP HAVE BEEN COMPLIED WITH.

GROSS AREA: 68.74 ACRES

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.

OWNER'S STATEMENT
THE REAL PROPERTY DESCRIBED BELOW IS DEDICATED AS AN EASEMENT FOR PUBLIC PURPOSES:

WE HEREBY DEDICATE TO THE CITY OF BANNING LOTS "A" AND "B", FOR STREET AND PUBLIC UTILITY PURPOSES.

1. 3.

2. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOTS "C", "F", "K", "L", "T" AND "U" FOR PUBLIC UTILITY PURPOSES.

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

WE HEREBY DEDICATE TO THE CITY OF BANNING THE 3.0 FOOT WIDE NON-EXCLUSIVE USE EASEMENTS LYING ADJACENT TO LOTS "A" AND "B", AS SHOWN HEREON. THE DEDICATION IS FOR PUBLIC UTILITY PURPOSES.

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 IN FEE, ON BEHALF OF THE PUBLIC LOTS "S" AND "X", FOR PUBLIC UTILITY

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

VICKIE SELLERS, CITY CLERK
DATED:

BY:

1. LOTS "A" AND "B", FOR STREET AND PUBLIC UTILITY PURPOSES, SUBJECT TO IMPROVEMENT.

2. 3.

1. LOTS "C" THROUGH "O", INCLUSIVE, LOTS "T" THROUGH "W", INCLUSIVE, AND LOT "Y" FOR OPEN SPACE,

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

NATHAN C. SMITH, RCE 74754

MARK STAPLES

PALNNING MANAGER
DARYL J. CHRISTIAN

ENGINEERING RESOURCES OF SOUTHERN CALIFORNIA
BY: ROBERT C. OLLERTON, PLS 7731
TRI POINTE HOMES IE-SD, INC., A CALIFORNIA CORPORATION, NAME: MICHAEL C. TAYLOR
TITLE: DIVISION PRESIDENT

FORMERLY KNOWN AS PARDEE

HOMES, A CALIFORNIA CORPORATION

COMMUNITY DEVELOPMENT STATEMENT
THE TENTATIVE MAP OF TRACT NO. 39262 WAS APPROVED BY THE CITY COUNCIL ON JANUARY 13, 2026.

DATED:

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

DATE: _______________________ , 20____ .

SHEET OF 7 SHEETS
I:\89418\MAPPING\TR 39262-1 8-03-2026

IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TRACT NO. 39262-1
DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING MAY, 2026
BEING A SUBDIVISION OF LOTS 20, 24, 47 AND LETTERED LOTS T AND U, ALONG WITH PORTIONS OF LOTS 19, 23, 25 AND PORTIONS OF LETTERED LOTS D AND R, ALL OF TRACT NO. 35967, AS PER MAP FILED IN BOOK 474, PAGES 1 THROUGH 14, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND

INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN.

WE HEREBY DEDICATE IN FEE TO THE CITY OF BANNING LOT "S" AND LOT "X", FOR PUBLIC UTILITY PURPOSES.

4. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOTS "K" AND "T" THROUGH "W", INCLUSIVE, FOR PUBLIC STORM DRAIN PURPOSES, AS SHOWN HEREON.

5. WE HEREBY DEDICATE TO THE CITY OF BANNING A NON-EXCLUSIVE USE EASEMENT OVER LOT "Y" FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES, AS SHOWN HEREON.

2. LOTS "P" AND "Q" FOR MAINTENANCE ACCESS PURPOSES.

4. THE 3.0 FOOT WIDE NON-EXCLUSIVE USE EASEMENTS LYING ADJACENT TO LOTS "A" AND "B", AS SHOWN HEREON, FOR PUBLIC UTILITY PURPOSES.

THE NON-EXCLUSIVE USE EASEMENTS LYING OVER LOTS "C", "F", "K", "L", "T" AND "U", AS SHOWN HEREON, FOR PUBLIC UTILITY PURPOSES.

THE NON-EXCLUSIVE USE EASEMENTS LYING OVER LOT "K" AND LOTS "T" THROUGH "W", INCLUSIVE, AS SHOWN HEREON, FOR PUBLIC STORM DRAIN PURPOSES.

5. THE NON-EXCLUSIVE USE EASEMENTS LYING OVER LOT "Y", AS SHOWN HEREON, FOR STORM DRAIN, DRAINAGE AND MAINTENANCE PURPOSES.

AN EASEMENT FOR WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JUNE 29, 2022 AS INSTRUMENT NO. 2022-0291500, OF OFFICIAL RECORDS, NOT SHOWN ON THIS MAP.

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.

AN EASEMENT FOR PUBLIC WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JANUARY 5, 2023 AS INSTRUMENT NO. 2023-0003708, OF OFFICIAL RECORDS, NOT SHOWN ON THIS MAP.

3. LOT "N" FOR PRIVATE TRAIL PURPOSES, AS SHOWN HEREON.

RIVERSIDE COUNTY, STATE OF CALIFORNIA

CITY OF BANNING, CA

CITY OF BANNING, CA
LANDSCAPING AND MAINTENANCE PURPOSES.

PURPOSES, AND ACCEPTED ON BEHALF OF THE PUBLIC AS OFFERED FOR DEDICATION:

4. LOT "R" FOR FLOOD CONTROL PURPOSES, AS SHOWN HEREON.

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. 562
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. T2305-22-18, DATED JUNE 23, 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 AVENUE
8TH STREET
FD 1" I.P. W/SPIKE IN CENTER,
NO TAG, DN. 0.2', ACC. AS S.E.

R.S. 123/72-77 & M.B. 429/84-103.

COR. SEC. 1, T3S, R1W, SBM, PER
TRACT NO.
37298-1
(5337.44' GRID)
(N88°31'11"W 5338.03')

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
FD 1" I.P. W/SPIKE IN CENTER,
NO TAG, DN. 0.2', ACC. AS S.E.

R.S. 123/72-77 & M.B. 429/84-103.

COR. SEC. 1, T3S, R1W, SBM, PER
-0.°22'23.90"

CONVERGENCE
ANGLE

SOUTHERN SIERRAS POWER COMPANY, HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40 OF PATENTS.

CITY OF BANNING, HOLDER OF AN EASEMENT FOR STORMWATER-FLOOD CONTROL PURPOSES, RECORDED DECEMBER 3, 2007 AS INSTRUMENT NO. 2007-0723899, OF OFFICIAL RECORDS. (N 78°27'06.21" E 157451.64' GRID)
TRACT NO.
37389-1
EASEMENT NOTES:

A EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN FAVOR OF SOUTHERN SIERRAS POWER COMPANY, RECORDED DECEMBER 1, 1919 IN BOOK 8, PAGE 40, OF PATENTS.

LOCATION CANNOT BE DETERMINED FROM RECORD INFORMATION.

B 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.

INDICATES VARIABLE WIDTH NON-EXCLUSIVE EASEMENT OVER LOTS "A" AND "B", FOR STREET AND PUBLIC UTILITY PURPOSES, DEDICATED TO THE CITY OF BANNING, AS SHOWN HEREON. 1 3
TRACT NO.
35967
(5290.83' GRID)
(N00°13'14"W 5291.42')
INDICATES 3' WIDE NON-EXCLUSIVE USE EASEMENTS, LYING ADJACENT TO LOTS "A" AND "B", FOR PUBLIC UTILITY PURPOSES AS SHOWN HEREON.
2 M.B. 473/94-107 & M.B. 485/68-75.

FD 1" I.P., W/TAG, RCE 25742, DN. 1.8', ACC.

AS SECTION CORNER PER R.S. 123/72-77,
FD 1 1/2" BRASS CAP MARKED AS SHOWN,
DN. 0.4', ACC. AS SECTION CORNER PER R.S.

R.S. 123/72-77 & M.B. 429/84-103.

SHEET OF 7 SHEETS
I:\89418\MAPPING\TR 39262-1 8-03-2026

INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN.

TRACT NO.
39262-1
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.

C 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.

D 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 WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JUNE 29, 2022 AS INSTRUMENT NO. 2022-0291500, OF OFFICIAL RECORDS.

E EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF BANNING, RECORDED OCTOBER 6, 2022 AS INSTRUMENT NO. 2022-0420336, OF OFFICIAL RECORDS.

CITY OF BANNING, HOLDER OF AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED OCTOBER 6, 2022 AS INSTRUMENT NO. 2022-0420336, 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.

CITY OF BANNING, HOLDER OF AN EASEMENT FOR PUBLIC STREET AND UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 20, 2022 AS INSTRUMENT NO. 2022-0508418, OF OFFICIAL RECORDS.

F EASEMENT FOR PUBLIC STREET AND UTILITY AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF BANNING, RECORDED DECEMBER 20, 2022 AS INSTRUMENT NO. 2022-0508418, OF OFFICIAL RECORDS.

CITY OF BANNING, HOLDER OF AN EASEMENT FOR PUBLIC WATER UTILITY AND INCIDENTAL PURPOSES, RECORDED JANUARY 5, 2023 AS INSTRUMENT NO. 2023-0003708, OF OFFICIAL RECORDS.

RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, HOLDER OF AN EASEMENT

FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES, INCLUDING INGRESS AND EGRESS, RECORDED MAY 1, 2023 AS INSTRUMENT NO. 2023-0123377, OF OFFICIAL RECORDS.

G EASEMENT FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES INCLUDING INGRESS AND EGRESS,

IN FAVOR OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, RECORDED MAY 1, 2023 AS INSTRUMENT NO. 2023-0123377, OF OFFICIAL RECORDS.

H EASEMENT FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125032 OF OFFICIAL RECORDS.

RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, HOLDER OF AN EASEMENT INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125032, OF OFFICIAL RECORDS.

I EASEMENT FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125037 OF OFFICIAL RECORDS.

J EASEMENT FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES INCLUDING INGRESS AND EGRESS,

IN FAVOR OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125049, OF OFFICIAL RECORDS.

RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, HOLDER OF AN EASEMENT

FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES, INCLUDING INGRESS AND EGRESS, RECORDED MAY 2, 2023 AS INSTRUMENT NO. 2023-0125049, OF OFFICIAL RECORDS.

K EASEMENT FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES INCLUDING INGRESS AND EGRESS,

IN FAVOR OF RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, RECORDED MAY 3, 2023 AS INSTRUMENT NO. 2023-0126324, OF OFFICIAL RECORDS.

RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, HOLDER OF AN EASEMENT

FOR OPERATION, MAINTENANCE AND INCIDENTAL PURPOSES, INCLUDING INGRESS AND EGRESS, RECORDED MAY 3, 2023 AS INSTRUMENT NO. 2023-0126324, OF OFFICIAL RECORDS.

INDICATES A NON-EXCLUSIVE USE EASEMENT OVER LOTS "C", "F", "K", "L", "T" AND "U", FOR PUBLIC UTILITY PURPOSES, AS SHOWN HEREON.
4 INDICATES A NON-EXCLUSIVE USE EASEMENT OVER LOTS "K" AND "T" THROUGH "W", INCLUSIVE, FOR PUBLIC STORM DRAIN PURPOSES, AS SHOWN HEREON.
5 INDICATES A NON-EXCLUSIVE USE EASEMENT OVER LOT "Y" FOR STORM DRAIN, DRAINAGE AND MAINTENACE PURPOSES, AS SHOWN HEREON.
563
SHEET OF 7 SHEETS
I:\89418\MAPPING\TR 39262-1 8-03-2026

INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN.

BOUNDARY SURVEY

SURVEYOR'S NOTES

BASIS OF BEARINGS

EASEMENT NOTES
3 MONUMENT NOTES C HIGHLAND HOME ROAD L

LINE AND CURVE TABLES
564
SHEET OF 7 SHEETS
I:\89418\MAPPING\TR 39262-1 8-03-2026

INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN. 4 SHEET INDEX AND EASEMENT MAP

X INDICATES SHEET NUMBER
LOT 2
LOT 1
LOT "C"
LOT "D"
LOT "E"
LOT "F"
LOT "G"
LOT "H"
LOT "I"
LOT
"J"
LOT "L"
LOT "K"
LOT "M"
LOT "M"
LOT "P"
LOT "N"
LOT "R"
LOT
"O"
LOT "Q"
LOT "S"
LOT "R"
WAY DRIVE LOT "B" FERN

HIGHLAND HOME ROAD
LOT "A"
6 5
6 5
LOT "T"
LOT "U"
LOT "X"
LOT "V"
LOT "W"
LOT "Y"
W
565
5 I:\89418\MAPPING\TR 39262-1 8-03-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET OF 7 SHEETS TRACT NO. 39262-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING MAY, 2026 BEING A SUBDIVISION OF LOTS 20, 24, 47 AND LETTERED LOTS T AND U, ALONG WITH PORTIONS OF LOTS 19, 23, 25 AND PORTIONS OF LETTERED LOTS D AND R, ALL OF TRACT NO. 35967, AS PER MAP FILED IN BOOK 474, PAGES 1 THROUGH 14, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN. LOT 1 LOT "N" LOT "P" LOT "G" LOT "E" LOT "R" LOT "H" LOT "Q" LOT "O"LOT "S" LOT 2 LOT "A" HIGHLAND HOME ROAD LOT "I" LOT "J" LOT "L" LOT "K" LOT "M" LOT "Q" LOT "O" LOT "P" LOT "G" LOT "N" LOT "Y" LOT "X" LOT "T" LOT "U" LOT "V" LOT "W" LOT "F" LOT "F" 566
6 I:\89418\MAPPING\TR 39262-1 8-03-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET OF 7 SHEETS TRACT NO. 39262-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING MAY, 2026 BEING A SUBDIVISION OF LOTS 20, 24, 47 AND LETTERED LOTS T AND U, ALONG WITH PORTIONS OF LOTS 19, 23, 25 AND PORTIONS OF LETTERED LOTS D AND R, ALL OF TRACT NO. 35967, AS PER MAP FILED IN BOOK 474, PAGES 1 THROUGH 14, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN. LOT "S" LOT 2 LOT "A" HIGHLAND HOME ROAD LOT "B" FERNWAY DRIVE LOT "C" LOT "D" LOT "J" LOT "R" LOT "M" LOT "E" LOT 1 567
7 I:\89418\MAPPING\TR 39262-1 8-03-2026 IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET OF 7 SHEETS TRACT NO. 39262-1 DARYL J. CHRISTIAN, L.S. 8554 MDS CONSULTING MAY, 2026 BEING A SUBDIVISION OF LOTS 20, 24, 47 AND LETTERED LOTS T AND U, ALONG WITH PORTIONS OF LOTS 19, 23, 25 AND PORTIONS OF LETTERED LOTS D AND R, ALL OF TRACT NO. 35967, AS PER MAP FILED IN BOOK 474, PAGES 1 THROUGH 14, LYING WITHIN SECTION 1, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SECTION 36, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN. 568
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RESOLUTION 2026-04

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNI NG, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 39262 (PTM25- 0005), A PROPOSAL TO SUBDIVIDE 68.74 ACRES OF LAND ACROSS FOUR ( 4) PLANNING AREAS, 50A, 51, 74, AND 75, IN THE LOW DENSITY RESIDENTIAL

LOR) AND MEDIUM DENSITY RESIDENTIAL ( MDR) LAND USE DISTRICTS OF THE BUTTERFIELD SPECIFIC PLAN INTO 193 SINGLE- FAMILY RESIDENTIAL LOTS, A 1.19-ACRE LETTERE D LOT FOR A PARK, AND TWO LETTERED LOTS TOTALING 16.53 ACRES FOR OPEN SPACE STORMWATER RETENTION

PURPOSES AT THE NORTHEAST CORN ER OF HIGHLAND HOME ROAD AND THE SOUTHE RN CALIFORNIA EDISON CORRIDOR ( APN 408-580-053, - 054, - 055, - 056, - 063, - 064)
WH EREAS, Tri Pointe Homes (" Applicant" and " Owner"), has applied for Tentative Tract Map No. 39262, Case No. PTM25- 0005, to allow for the subdivision of 68 .74 acres ( APN 408- 580-042, - 051, - 052, - 053, - 054, - 055, - 056, - 063, - 064) of land across four (4) Planning Areas, 50A, 51, 74, and 75 , in the Low Density Residential ( LOR) and Medium Density Residential ( MOR) of the Butterfield Specific Plan (Atwell) into 193 single- family residential lots, including a 1.19-acre lot for a Park, and 16.53 acres of open space for drainage detention and stormwater control purposes, to the open space area along the Southern California Edison ( SCE) easement to the south; and
WHEREAS , the Planning Commission has the authority, pursuant to the Subd ivision Map Act ( Government Code Section 66410 et seq.), Title 16 (Subdivisions) of the Banning Municipal Code, to make a recommendation to the City Council on Tentative Tract Map applications; and WHEREAS, on December 3, 2025 , continued form the November 17, 2025 , special meeting , the Planning Commission held a duly public hearing on Tentative Tract Map No . 39262, received a staff report, public testimony, and project materials, and voted 2-1 to adopt Resolution 2025- 14 recommending the City Council approve the Tentative Tract Map subject to conditions of approval; and
WHEREAS, public notice for the January 13, 2026, City Council meeting was published in accordance with State law and the Banning Municipal Code, and written notice was mailed to property owners within 300 feet of the project site; and WH EREAS , the City Cou ncil has reviewed the staff report, environm ental 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, THE REFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTIO N 1. ENVIRO NEMNT AL DETE RMINA TION
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 ( EI R) for the Butterfield Specific Plan (SCH No . 2007091194) and pursuant to CEQA Guidelines 151 62 (Subsequent El Rs Resolution 2026- 04

Page 1 of 5 ends

704
and Negative Declarations) no further analysis or environmental action is required. A Notice of Dete rmination has been prepared for the project.

SECTION 2. REQUIR ED FIN DINGS FOR TENTAT IVE TRACT MAP TM39262 ( PTM25- 0005) Pursuant to Section 6647 4 of the Subdivision Map Act, there are seven findings that must be met to justify approval of a Tentative Map application. Staff analyzed the application against these findings for Tentative Tract Map No. 39262 ( PTM25- 0005) below:

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

Finding of Fact: The General Pla n designates the site as the Butterfield Specific Plan with Low Density Residential ( 0- 5 du/ac) and Medium Density Residential ( MDR) land use districts. The proposed subdivision of 68. 74 acres into 193 single- family lots meets or exceeds the minimum lot size of 5,000 square feet and 4,500 square feet of the LDR and MDR land use districts, respectively, and maintains a den sity within the Specific Plan range. The design is compatible with surrounding Butterfield neighborhoods and furthers the Specific Plan' s policies on neighborhood character and land use compatibility.

Findi ng B: The design and improvemen ts of the proposed Ten tative Tract Map is consistent with the zoning district in which the property is located.

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

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

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

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

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

Finding of Fact: The proposed project consists of 24.56 acres of LDR ( 0-05 du/ac) and 18.47 acres of MDR ( 0-10 du/ac) that could permit up to 122 and 185 dwelling units, respectively, for a total of 307 units. The proposed project' s 193 units are less intensive than the maximum allowed.

The Butterfield/ Atwell project area is currently planned for 4,456 units with a maximum cap of 4,862 units, with a 400+ unit development potential surplus available for the remainder of the Planning Areas.

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

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

Resolution 2026- 04

Page 2 of 5 ends

705
Finding F: The design of the subdivision or type of improvements is not likely to cause serious public health problems .

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

Finding G: The design 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 lots have access, streets are dedicated, utility easements aligned, and emergency access points delineated and recorded with the Final Map, ens uring emergency and resident access without impacting the surrounding neighborhood.

SECTI ON 3. APPROVAL
The City Council hereby approves Tentative Tract Map No. 39262 ( PTM25- 0005), subject to the Conditions of Approval attached hereto as Exhibit A.

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

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

ATTEST:
y\J
Sandra Calderon, Acting Deputy City Clerk
City of Banning
APPROVED AS TO FORM:

John Pinkney , City Attorney
Slovak, Baron, Empey, Murp y & Pinkney, LLP
Resolution 2026- 04

Page 3 of 5 ends

Ric rd Royce, Mayor
City of Banning
706
CERTIFICATION:

I, Sandra Calderon , Acting Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2025- 04, was duly adopted by the City Council of the City of Banning , California, at a regular meeting thereof held on the 13th day of January, 2026, by the following vote, to wit:

AYES: Barrington , Flynn , Miller, Royce, Wallace
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 2026- 04

Page 4 of 5 ends

Sandra Calderon, Acting Deputy City Clerk
City of Banning, California
707
Resolution 2026- 04

Page 5 of 5 ends

EXHIBIT A
Conditions of Approval
708
City of Banning
Community Development Department
Conditions of Approval
PROJECT: Tentative Tract Map No. 39262 - PTM25- 0005
SUBJECT: Conditions of Approval ( City Council Resolution 2026- 04) APPLICANT: Tri Pointe Homes
LOCATION: Northeast corner of Highland Home Road and the Southern California Edison SCE) Corridor - APNs: 408-580-042, - 051, - 052, - 053, - 054, - 055, - 056, - 063, & - 064

EXHIBIT A
To City Council Resolution 2026- 04
All fair share agreements, cove nant agreements and agreements subject to recordation will be subject to review and app rova l by the City Attorney and will include appropriate enforcement provisions by the City and be properly securitized.

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

Planning Division
COA# Condition of Approval
Completion
Status
Milestone
PLN. General. 01
The project shall always comply with all federal, state, Informational
County and City laws, codes , regulations, and standards.

The applicant shall indemnify, protect, defend, and hold harmless , the City, and/ or any of its officials, officers, temployees, agents, departments, agencies, and
nstrumentalities 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) PLN. General. 02
collectively " Actions "), brought against the City, and/ or any nformational
pf its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside , void, or annul, the action of, or any permit or approval issued by, the City and/ or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof
including actions approved by the voters of the City), for or concerning the Project, whether such actions are brought under the California Environmental Quality Act ( CEQA), State PlanninQ and ZoninQ Law, the Subdivisions Map Act, 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-310 0 1 709
COA#
PLN. Genera l.03
PLN . Genera l.04
PLN . Genera l.05
PLN. Genera l.06
PLN . General. 07
City of Banning
Community Developm ent Department
Conditions of Approval
Cond ition of Approval
Com pletion
Status
Milestone
Code of Civil Procedure Sections 1085 or 1094. 5, or any oth er state, federal, or local statute , law , ordinance, rule, reg ulation , or any decision of a competent jurisdiction.

It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, 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 sh all cooperate with applicant n the defense of the Action .

Th e City and Developer are parties to a Development
Agreement, recorded on July 17, 2012, as document
n umb er 2012- 0332888 (" DA"). In the event of any direct Informational
ncon sistency or conflict between these Conditions of
Approval and the DA, the DA shall control. The Developer shall indemnify the City as described in the DA.

Approval of this entitlem e nt sha ll not waive comp liance With any sections of the CA Government Code, Bann ing
M unicipa l Code ( B MC), or other applicable City Informationa l ord inances, in effect at the time of building permit
ssuance.
rr he Project permitted unde r PTM25- 0005 ( TM3 9262 ) shall un with the term of the DA and shall commence operation with in two ( 2) years from the date of this approva l. The Com munity Development Director may, upon a written
application being filed 30 days prior to expiration and for informational good cause, grant an extension not to exceed 12 mo nths.

Upon gra nting of an extension, the Community
Dev elopment D irector shall ensure that the Tentative Tract Map comp lies with all current provisions of BMC Title 16 la nd Subdivision Map Act.

Unless approved otherwise by City , the developer shall t:omp ly with all applicable conditions of City Council Ordinance No . 1450 approving the Butterfield Specific Plan nfor mational and conditions of City Council Resolution No. 2017- 07
ap proving Minor Modifications to the Butterfield Specific Plan All mitigation mea sure s required by the Butterfield Specific Plan Environmental Impact Report Mitigation Monitoring
and Reporting Program ( MMRP), as modified pursuant to
U, e approved Addendum, and conditions of the project' s Informational $
ettlement Agreement shall be implemented if those
n,easures/ conditions relate to this phase or part of the k!evelopment or are required to be satisfied in connection With this ph ase or part of the deve lopment.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 2 710
COA #
PLN .General. 08
PLN. General. 09
PLN. General. 1 O
PLN . General. 11
PLN. General. 12
PLN. General. 13
PL N.TTM .01
PLN .TTM .02
PLN .TTM. 03
City of Banning
Community Development Department
Con ditions of Approval
Co ndition of Approval
Completion
Sta tus
M ilestone
A copy of the signed Resolution of Approval or Community D evelopment Director' s letter of approval , along with all conditions of approval and any applicable mitigation
meas ures imposed on Tentative Tract Map No. 39262,
Informational PTM25- 0005, shall be reproduced in legible form on all grading, building, construction, improvement, landscape, and irrigation plans submitted for review and approval as equire d by the reviewi ng department.

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

The subject property shall be operated and maintained in accord ance with the site plans stamped approved by the City and on file in the Planning Division, the conditions Informational co ntained herein, and the applicable regulations within the BMC .

The Applicant shall submit a perimeter landscape plan fo r Submit Plans review and approval by the Community Development Prior to De partment. Landscaping shall be used to soften the visual Issuance of im pact of fencing and integrate the project with surrounding Building Perm its properties , consistent with Amended Butterfield Specific Plan .

All required la ndscapi ng shall be installed prior to final Installati on Pr ior
to Last ~
ccu pancy of the last dwelling unit within TM39262.

Occu pancy
Th e Applicant shall submit a detailed perimeter fencing Submit Plans plan for re vi ew 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 Buildin g Permits ton sistent with the Amended Butterfield Specific Plan.

II required fe ncing shall be installed prior to fina l Installation Prior
to Last ~
ccupan cy of the last dwelling unit within T M39262.

Occupancy
II residentia l and commercial neighborhoods and public iacilities shall require Design Review approval by the Informational Co mm unity Development Director.

Th e subdivision shall be developed in substant ial
con formance with the approved Tentative Tract Map, the Informational associated exhibits, and these Conditions of Approval.

All lots shall meet or exceed the minimum lot size, width, Prior to Final dept h, and other dimensional require ments of the Banning Map Municipal Code at the time of Fin al Map recorda tion. Reco rdation Any common open space, entry features, or landscape
Prior to
ssuance of
iareas shown on the Tentative Map shall be landscaped per _ ast Occ upancy
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • { 951) 922-3100 3 711
City of Banning
Community Development Departme nt
Conditi ons of Approval
COA# Condition of Approval
Com pleti on
Status
Milestone
an approved plan prior to final occupancy of the last
dwelling unit within TM39262.

If common areas, open space, or private streets are
PLN .TTM . 04
proposed, the applicant shall establish a Homeowners'
nformational Association ( HOA) or other mechanism acceptable to the K:;ity to ensure ongoing maintenance.
ovenants, Conditions, and Restrictions ( CC& Rs)
Supplemental Declarations shall be submitted to the
PLN . TTM. 05 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 PLN. TTM. 06 Development Department for the addressing of all lots prior Map o recordation of the Final Map . Recordation
Prior to approval of the Final Map, all conditions requiring he provision or proposed project facilities and subdivision mprovements Prior to Final for the area covered by the Tentative Map PLN. TTM . 07 must be satisfied either through performance or through Map he provision of suitable security prior to recordation of the Recordation i=inal Map.

Prior to commencement of development within the tract,
he Developer shall provide a written Phasing Plan Prior to PLN. TTM. 08 specifying when the lots within the subdivision will be Issuance of Jeveloped and when all appropriate public infrastructure Building Permits Within the subdivision will be co nstructed.

Office of the Fire Marshal
COA# Condition of Approval
Condition
Status
Milesto ne
BLUE DOT REF LECTORS- Blue retro- reflective pavemen t
markers shall be mounted on private streets, public streets and Fire. 01 driveways to indicate location of fire hydrants. Prior to installation, nformational placement of markers must be approved by the Banning Office of the 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 Fire .02 portions of the exterior of the building along an approved route Informational from a fire apparatus access road . Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet alonQ streets for transportation hazards. 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951} 922-3100 4 712
COA #
Fire .03
Fire .04
Fire.OS
Fire .06
Fire.07
Fire .OS
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Condition
Status
Milestone
The size and number of outlets required for the approved fire hydrants are 4" x 2 ½". Final fire hydrant locations shall be determined during the fire water plan review by Banning Office of 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 mended .

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 s amended.

Fire Department Access Turn Around - On-parcel dead-end fire apparatus access roads exceed ing 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum as prescribed in the specific plan In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the "T" dimension Informational is 120 feet with the stem in the center. Additiona l 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 Californ Informational ia Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal.

Materials and Construction Methods for Exterior Wildfire Exposure Projects in the Local Responsibility Area, Very High Fire Hazard Severity Zone , and High Fire Hazard Severity Zones shall comply with Chapter Informational 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 Prior to Final signed by a registered civil engineer, containing a Fire Department Map pproval signature block, and shall conform to hydrant type, Recordation location, spacing and minimum fire flow. Once plans are signed bv 99 E. Ramsey Street• P.O . Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 5 713
COA#
Fire .09
Fire .10
Fire. 11
City of Banning
Com munity Develo pment Department
Conditi ons of Approval
Condition of Approval
Condition
Status
Milestone
local water company, the originals shall be presented to the Fire Depa rtment for signature.

SE CONDARY ACCESS - Unless otherwise approved by the Fire Department , dead end fire apparatus access roads shall not exceed ( 660 feet for Very High Fire Hazard Severity Zone and H igh Fire Hazard Seve rity Zone areas . 800 feet for Moderate Fire Hazard Severity Zone) 1,320 feet. Secondary egress/ access fire a pparatus 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 remo te as practical from the primary fire apparatus access road to Map red uce the possibility that both routes will be obstructed by a Record ation
sin gle emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condi tion of erra in, climat ic cond itions, anticipated magn itude of a potential incident, or oth er factors that could limit access may be required by the Fi re Department. Reference CFC as amended and Banning P ffice of the Fire Marshal/ Riverside County Fire Department Policies and Standards
Fi re Department Access - Fire apparatus access ro ads sha ll be provided w ith in 150 feet of all exterior portions of buildings , unless o th erwise approved by the Fire Department. Fire apparatus access roads shall have a n unobstructed width of no less than 24 foet. Dead- end fire apparatus access roads exceeding 150 feet s hall provide an approved turn around . The minimum requ ired t urni ng radius of a fire apparatus access road shall be as presc ribed in the specific plan .. Additional turnaround designs may be acceptable as approved by th e Fire Department The co nstruction of the fire appa ratus access roads shall be all Prior to Final ~ eath er and capab le of sustaining 80, 000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not Map exce ed 14 percent, and the cross slope shall not exceed 2. 5 Recordation
perce nt. The angles of approach and departure for fire apparatus acce ss roads shall be a maximum of 6 pe rcent grade change for 5 feet of approach/ departure. Reference CFC as amended and Banning Office of the Fire Marshal/ Riverside County Fire Depa rtment Policies and Standards .
a. Fire Lane marking: Identification and marking of fire lanes, incl uding curb deta ils and signage , sha ll comply with all Banning Offi ce of the Fire Marshal/ Riverside County Fire Department Sta ndards.

Phased Construction Access and Water Supply : If construction is ph ased, an approved phasing plan shall be approved by the Fire Prior to Final De partment. Each phase shall provide approved access and wate r Map su pply for fire protection prior to any construction. Reference CFC Recordation as amended.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 6 714
COA#
Fire. 12
Fire. 13
Fire. 14
Fire .15
Fire .16
Fire. 17
Fire. 18
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Condition
Status
Milestone
HAZARDOUS VEGETATION AND FUEL MANAGEMENTProjects 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 singl e-fa mily dwellings that are in a hazardous fire Grading Permit area.

TRACT WATER VERI Fl CATION - 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 pf 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 IAccess( s). Said Alternate or Secondary Access( s) shall have co ncurrence and approval of both the Public Works Department and the Banning Office of the Fire Marshal/ Riverside County Fire Prior to Building Department. Alternate and/ or Secondary Access( s) shall be approved, constructed , useable, and inspected per approved Permit Issuance plans prior to the issuance of the first structure permit. Fire will allow models and production with no secondary access. First production Certificate of Occupancy will require secondary access o be completed.

Fire Maps will come into effect July 22, 2025, therefore structures Prior to Building in those areas will be required to comply with Chapter 3377 A requirements. Permit Issuance
WATER VERIFICATION - The approved final water system, Prior to first including all fire hydrant( s), shall be installed and accepted by the Building appropriate water agency and the Office of the Fire Marshal prior Certificate of to first certificate of occupancy . Contact the Bannino Office of the Occupancy 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • { 951) 922-3100 7 715
City of Banning
Community Development Department
Condi tions of Approval
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ondition
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Milestone
Fire Marshal to inspect the required fire flow . Approved water pl ans must be at the job site.

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

RESIDENTIAL FI RE 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 a pproval prior to installation .

Ban ning 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 comp liance with the following conditions.

Electric Engin eering Division
COA# Con dition of Ap proval
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The City of Banning Electric Utility ( Utility) will require adeq uate easements needed to service the project.

Ea sements may be needed on all neighborhood entrance
BE U.ENG. 01 streets and areas along the perimeter and interior City Informational Uti lity Facilities , School sites , and Parks for vaults, con duits, streetlights and pad mounted transformers and switches depending on the use of each site.

Th e developer will be required to install underground
con duits, vaults, and pad- mounted equipment from the
BEU. ENG. 02
Utility' s Sunset Substation throughout the development Informational ' or electrical distribution. Coordination with the Utility will be required to identify the location of existing conduits near the substatio n.

Easements will be required for Local Streets to serve
resid e ntial lots and street lighting. Adequate easements BEU. ENG. 03
will be required to serve all parcels of this project. These Informational
easements shall be offered for dedication to the City of Bann ing for public utility purposes. A non- exclusive
asement shall be provided to the City of Bann ing to
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 922 20 -0998 • ( 951) 922-3100 8 716
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Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
include the installation of electric distribution facilities within all common areas.

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

All streetlights to be installed on the major thoroughfares, rterial streets, and local streets are assumed to be Informational publicly owned and maintained by the Uti lity.

Prior to constructing the Utility' s electric distribution ystem, the developer shall submit a detailed engineering plan showi ng design, location and schematics for the
µtility system to be approved by the Utility. It will also be required that the developer follows the Electric Utility Informational Maps & Records requirement ( per attachment). This will allow the utility to assist with the completion of a
k1istribution plan and provide a cost estimate to service the project.

J"he Developer shall execute an agreement with the Utility providing for the installation, construction, improvement Informational and dedication of the utility syste m 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
COA# Condition of Approval
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Status
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The subject property shall substantially conform to the pproved PTM25- 0005, TTM 39262. The City Engineer
may approve minor design modifications to the project
plans during the plan check process, if such modifications DW. General. 01 conform to the provisions of the Banning Municipal Code. Informational Substantial changes shall not be permitted except upon
application for , and approval of modification of this
entitlement in compliance with all applicable procedures and requirements.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922 -3100 9 717
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City of Banning
Community Development Depart ment
Conditions of Approval
Co ndition of Approval
Comp leti on
Status
Mileston e
Revisions to the approved TTM 39262 during plan check
pro cess; including, but not limited to, lot line alignments, ease ments, improvement plan revisions , and similar
minor changes that are in substantial compliance with the Tentative Map, or associated Conditions of Approval,
sh all be administratively approved through the plan check process with the mutual consent and approval of the Informational Developer, the Community Development Director, and
he 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).
lAII Ordinances, Policy Resolutions, and Standards of the City in effect at the time this project is approved shall be Informational k:o mplied with as a condition of this approval.

J he applicant shall comply with the approved site plan, h e preliminary grading plan , the preliminary WQMP
pWQ MP), preliminary Drainage Study, and other
relev ant documents approved during project entitlement. Inform ational Any significant omission to the representation of the site cond itions may require the plans to be res ubmitted for furth er review and revision.
lAn Encroachment Permit shall be required prior to
com mencement of any work within the public right- of- way.

Th e contractor working with in the public right- of- way shall Informational submit proof of a Class " A" State Contractor' s License, C ity of Banning Business License, and Liability Insurance.

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

Wh ere survey monuments exist, such monuments shall
be protected or shall be referenced and reset, pursuant Informational o 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
shall be provided for underground, with easements
Informational provided as required, and designed and constructed in acco rdance with City codes and the utility provider.

Telephone, cable TV, and/ or security systems shall be
pre- wired.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220 -0998 • { 951) 922-3100 10 718
City of Banning
Community Development Department
Conditions of Approval
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Completion
Status
Milestone
IAn y existing public improvements, or pub lic
PW. General. 09
improve ments not accepted by the City that are damaged Informational k:lurin g co nstruction shall be removed and replaced as k:letermined by the City Engineer or his/ her representative.

IA.II weather vehicular access shall be maintained at all PW. General. 10 ~ imes to all parts of the proposed subdivision, where Informational on struction work is in progress, for emergency vehicles. lA II precautions shall be taken to prevent washouts,
un dermining and subsurface ponding, caused by rain or
ru noff to all surface structures ( curbs, gutters, sidewalks, pav ing, etc.). The Engineering Division may order repair, PW. General. 11
re moval and replacement, extra compaction tests, load Informational ests, etc. or any combination thereof for any such
stru cture that was damaged or appears to have been
k:lamaged. All of the additional work, testing, etc., shall be t the expense of the Applicant.

Prior to the releas e of surety and upon completion of
construction, the Applicant shall furnish the City with repro ducible record drawings of all improvement plans
th at were approved by the City Engineer. Each sheet
ow. General. 12
shall be clearly marked " As- Built" or " As- Constructed" Informational and shall be stamped and signed by the engineer or survey or certifying the accuracy and completeness of the drawi ngs. The applicant shall have all AutoCAD files
su bmitted to the City , revised to reflect the " As- Built" con ditions
Plans and Clearances
The following is a non- inclusive list of items that may be required by the Public Works Department.

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

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 a roval.

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 En ineer unless otherwise a reed to in the current develo ment a reement. 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 11 719
City of Banning
Community Develop ment Department
Condition s of Appro val
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 imp rove ment plans, and signing and strip in g 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 suretv estimates.

Permit Type Plan Set Scale Notes
Gradin g Mass Grading Plan 1" = 100'
Rou gh Grading Plan 1" = 40'
Precise Grading Plan 1" = 20'
Borrow Pan 1" = 40' If ap plicable
Stoc kpile Plan 1" = 40' If a pp licable
Retaining Walls 1" = 40'
May be included with any
arading plan
Haul Route 1" = 100'
May be included w ith any
grad in g plan
Clearing Plan 1" = 100'
May be included with any
gradi ng plan
Demolition Plan 1" = 100'
May be included with any
aradi na plan
Erosion and Sediment Control 1" = 40'
Shall be included with any
gra di ng plan
Improvement
Street Improvement Plan
1" = 40' Horiz/
Plans 1" = 4' Vertical
Signing and Striping Plan 1" = 40'
For Secondary Highway and
Greater
Traffic Sign al Plan 1" = 40' if necessa ry
Traffic Control Plan 1" = 40' if necessa ry
Storm Drain Improvement Plan
1" = 40' Horiz/
1" = 4' Vertical
Channel Improvement Plan
1" = 40' Horiz/
1" = 4' Vertical
Potable Water Plan
1" = 40' Horiz/
1" = 4' Vertical
Non- Potable Water Plan
1" = 40' Horiz/
1" = 4' Vertical
Sewer Plan
1" = 40' Horiz/
1" = 4' Vertical
MNZ Reservoir Plans As directed
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 12 720
Permit Type
Final Maps
Technical
Studies
Permits and
Aqreements
Certifications
Fina/ Map
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City of Banning
Community Development Department
Conditions of Approval
Plan Set Scale Notes
Final Ma p 1" = 40'
Easement Dedication s
Corn er Record s
Records of Su rvey
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
Aqreement
Subdivi si on/ Improvement
Aqreement
Performance Bonds
Labor and Material Bond
Maintenance Bond
Encroachment Permits
Grading Certifications
Pad Certifications
Condition of Approval
Completion
Status
Milestone
The submittal, approval, and recordation of the Final
Map TM39262 shall be in accordance with the
Informational provisions of the State Subdivision Map Act and Title 16, Subdivisions, of the Banning Municipal Code .
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 13 721
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City of Banning
Community Development Departm ent
Conditions of Approval
Cond ition of Approval
Completion
Statu s
Mi lestone
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 services, Informational maintenance, utilities, storm drain facilities , or tempora ry construction purposes including the reconstruction of
essentia l improvements as directed by the City
Engineer. All costs associated with acquiring rights- ofway or easements shall be borne by the applicant.

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 approp riate ness 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 facil ities including sewer, water, non- potable water and drainage shall be located in a public right of Informational
way or public utility easement. All final maps shall
include armroori ate easements oer the approve d
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 14 722
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
tentative map and as required by the City Engineer
and/ or other agency maintaining public facilities. All easements shall meet minimum width and access
require ments 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 fina l 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.

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 Ci ty 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.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 15 723
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City of Banning
Community Development Dep artment
Conditi ons of Approval
Con dition of Approval
Com pletion
Status
Milestone
The applicant shall offer for dedication on the Final
Map, within Final Map boundaries, all public street rightof- way and public utility easements in conformance with 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 utility service, public and/ or emergency vehicular ingress Prior to Fi nal and egress access to the nearest paved and publicly Map Recordation maintained street as shown of the Tentative Map. All
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 Prior to Final th e Record Map Recordation
Engineer/ Land Surveyor and as approved by the City
Engineer
Securities for the public improvements shall be on file with the City Clerk prior to scheduling the final map for approval by City Council. Unit prices for bonding
estimates shall be those specified or approved by the
City Engineer.

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
Prior to Final review and approval. The house number system shall be in accordance with Section 12. 32 of the Banning Map
Municipal Code. A reduced copy of the subdivision map Recordation shall be included with the submittal.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922 -3100 16 724
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City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
The applicant shall obtain approval from th e Fire
Marshall in consultation with the City Engineer, for a
Prior to Issuance conceptual fuel modification plan and program, unless the City of Bannin g 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 a ll 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 imp rovements shall be completed and accepte d
by City of Banning prior to release of Faithful
Performance Bond and Labor and Material Bond for
such improvements. Faithful Performance Bond for Prior to Release applicabl e public improvements shall be reduced to 10% of Surety once City accepts improvements into maintenance
period . Final 10% to serve as the maintenance bond fo r the 1- year maintenance period.

The Applicant shall comply with Assembly Bill 1414,
which was enacted on January 1, 1995, an d 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 licen sed 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.

Perma nent 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 Div ision upon completio n of improvements
or prior to release of the monumentation bond.
99 E. Ram sey Street• P.O. Box 998 • Banning, CA 92220-0998 • { 951) 922-3100 17 725
Grading
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City of Banning
Community Developm ent Dep artmen t
Conditi ons of Approval
Condition of Approval
Completio n
Stat us
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 Informational Building 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 respect to tributary drainage areas, outlet points and
outlet conditions. Otherwise, a drainage easement shall be obtained for the release of concentrated or diverted Informational 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
reg ulatory 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 Prior to be submitted to th e City Engineer for review and Recordation of approval. 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 Gradi nQ Permit
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 18 726
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City of Banning
Community Development Department
Conditions of Approval
Conditi on of Ap proval
Compl etion
Stat us
Milestone
Prepare an erosion contro l 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 Iss uance 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 fu rther analyses of on- si te soil conditions and appropriate measures to contro erosion and dust. Any issues or recommendations
Prior to provided in the report shall be addressed to the satisfaction of the City En gineer. The responsible Issuance of a geotechnical engineer shall sign and stamp all grading Grading Permit plans indicating the plan complies with the
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 m itigation 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 Pe rm it
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
Prior to Board ( RWQCB). The applicant shall provide proof that the SWPPP has been approved by the RWQCB prior to Issuance of a issuance of any permits. The applicant shall ensure that Grading Permit the required SWPPP is available for inspection at the
project site at all times through and including acceptance of all improvements by the City. The applicant' s SWPPP shall include provisions for all of the following Best
Management Practices (" BMPs"):

Temporary Soil Stabilization ( erosion control).

Temoorarv Sediment Control.
99 E. Ramsey Street• P.O . Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 19 727
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City of Banning
Community Devel opment Department
Conditions of Approval
Cond ition of App roval
Com pletion
Statu s
Mi lesto ne
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 .

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

Surrounding streets shall be swept daily and maintained free of dirt and debris.

The gradin g plan shall conform with all required
mitigation meas Prior to ures 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 grad ing 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.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220 -0998 • ( 951 ) 922-3100 20 728
City of Banning
Community Development Department
Conditions of Approval
Stormwater/ Water Quality
COA# Condition of Approval
Com pletion
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 of California. Drainage design shall be in
accordance with Banning Master Drainage Plan adopted
PW. Storm. 02 by Riverside County Flood Control and Water Info rmation al Conservation District ( RCFCD), RCFCD Hydrology
Manual, and standard plans and specifications . The 10- year storm flow shall be contained within the street curbs, and the 100- year storm shall be contained within the
street right- of-way; when this criteria is exceeded,
additional drainage facilities shall be designed and
constructed.

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
PW. Storm. 03 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
PW. Storm. 04 Bann ing 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) PW. Storm. OS the applicant is responsible for providing a certification by Informational a registered professional engineer or architect
demonstrating that encroachments shall not result in any 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 21 729
COA #
PW. Storm . 06
PW. Storm. 07
PW. Storm . 08
PW. Storm. 09
PW. Storm. 10
PW. Storm . 11
City of Banning
Community Deve lopment Department
Conditio ns of Approval
Con dition of Approval
Com pletion
Status
Milestone
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 Informationa l
copy of the approved FEMA CLOMR with a rough
grading application.

Prior to issuance of any grading or bu ilding permit, the applicant shall install trash filters on newly constructed storm drain systems that are not tributary to any onsite water qual ity/ dete ntion 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 O rde r No.

R?- 2013- 00 11.

The applicant sha ll identify and include in its
Prior to the improvement plans structura l and non- structural Best Management Practices ( BMP' s ) as outlined in the Final Recordation of Water Quality Management Plan ( WQMP). a Final Map
The applicant shall prepare a Final Water Quality
Management Plan in accordance with the California
Regional Water Quality Control Board Colorado River
Prior to the Basin Region Order No. R?- 2013- 001 1. The WQMP shall identify if the project meets the criteria of a Priority Issuance of a Develo pment Project and identify project Site Design Grading BMP' s and Treatment Control BMP' s as applicable . The Permit WQMP shall be reviewed and approved by the City
Engineer.

The applicant shall execute a Stormwater Management
Prior to the Facilities Agreement on terms agreed to by the parties guaranteeing the maintenance of stormwater pollution Issuance of a controls. Said agreement shall be recorded with the Grading Riverside County Recorder and run with the land. Permit If this project includes areas within a designated Federa l Emergency Management Agency ( FEMA) National Flood Prior to the Insurance Program ( NFIP) Special Flood Hazard Zone, a
Issuance of a
conditional letter of map revision ( CLOMR) shall be Grading processed through FEMA and provided to the City Perm it Engineer.
99 E. Ram sey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 22 730
COA#
PW. Storm. 12
PW. Storm. 13
City of Banning
Community Development Department
Conditions of Approval
Condition of Approv al
Completio n
Status
Milestone
If this project includes areas within a designated Federal Emergency Management Agency ( FEMA) Natio nal 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 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
Streets and Traffic
COA# Condition of Approval ~
ompletion
Status
M ilestone
All street designs shall comply with City of Banning standard drawings where available. If no City standard is available applicant may select standards in the following order:
1 - City of Banning Standards
2 - Riverside County Standard Drawi ngs
PW. Street. O1
3 -' Greenbook' Standard Drawings Informational
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
PW. Street. 02 transitions per City of Banning and Caltrans standards for Informational transitions to existing street sections.

Any public improvements within the map boundary damaged PW. Street. 03 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 PW. Street. 04
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 sha ll provide the design of PW. Stree t.05 the pavement section and field measured " R-Values" based Informational upon the Caltrans Method.

Street pavement design shall take into account the subgrade PW. Street. 06 soil strength, the projected traffic loading, and have a design Informational life of 20 years.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 23 731
COA#
PW. Street. 07
PW. Street. 08
PW. Street. 09
PW. Street. 1O
PW. Street. 11
PW. Street. 12
PW. Street. 13
City of Banning
Community Development Dep artment
Condit ions of Approval
Condition of Approval
Co mpletion
Status !
M ilestone
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
Inform at ion al shall provide additional pavement opposite the street centerline of the project to meet the 32' pavement
requirement.

A minimum width of 20 fe et fo r 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, landscaping, or the lot configuration shown on the approved tentative tract map, as follows:

All vertical curve sight line design shall be per the
Caltrans Design Manual ( Figures 201- latest, Topic 405- latest, et al). The vertical curve design speed along with the requisite vertical curve geometric data shall be shown on Informational 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 ma intained 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 Cod e, 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 Informational
ADA ramps, indicating elevations and g rades in accordance 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 24 732
COA #
PW. Street. 14
PW. Street. 15
PW. Street. 16
PW. Street. 17
PW. Street. 18
PW. Street. 19
PW. Street. 20
PW. Street. 21
PW. Street. 22
City of Banning
Community Development Department
Conditions of Approval
Condi tion of Approval
Com pletion
Status
Milestone
wi th City 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 St ripi ng Plans shall show the following at a minimum: stop signs, limit lines and legends, no parking Informational signs, reflective pavement marke rs ( includ ing 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 acceptance and surety release, to the satisfaction of the Public Works Director, including but not limited to, electrical Informational distribution, 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 dri ves o r 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 obstruct ions 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 differen tiate 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. 99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • { 951) 922-3100 25 733
CO A#
PW. Street. 2 3
PW. Street. 24
PW .Street. 25
PW. Street. 26
PW. Street. 27
PW. Street. 28
PW. Street. 29
PW. Street. 30
City of Banning
Comm unity Development Depart ment
Conditions of Approval
Condition of Approval
K;ompleti on
Statu s
Mil estone
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 Cont ro l 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 plansCity of
Prior to Banning Electric Department Standards. A detailed lighting plan sha ll be submitted for review and approval by the City' s Encroachment
Electric Department and City Engineer prior to recordation of Permit Tr 39262. The plan shall indicate style, illumination,
location, height and length of mast arm. A photometric stud y shall be submitted to justify street light locations.

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 sa tisfaction of the City Certificate of Engineer or their designee . Occupancy
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220 -0998 • { 951) 922-3100 26 734
COA#
PW. Street. 31
PW. Street. 32
PW. Street. 33
PW.Street.34
Landscaping
COA#
PW. LS. 01
PW. LS. 02
PW. LS. 03
City of Banning
Community Development Department
Conditions of Approval
Condition ofApproval
Completion
Status
Milestone
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
Appli cant 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 in spections 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
If developer elects to construct a private gated
Prior to commun ity , applicant shall provide an adequate funding mechanism to maintain private streets to the Recordation satisfaction of the City Engineer of Final Map
Condition of Approval
Completion
Status
Milestone
Prior to laying of the aggregate base layer for any new streets, all landscaping irrigation services ( or sleeves to accommodate said services) shall be installed. Street cut Informational permits may be denied and alternate methods may be required for any construction within a street that was
accepted by the City within the prior five years.

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 tu rned over to an HOA or to individua l property owners. This includes ensuring that irrigation systems are operati ng 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.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 27 735
COA #
PW. LS. 04
PW. LS .OS
PW. LS. 06
PW. LS. 07
PW. LS.OS
City of Banning
Com munity Developme nt Departm ent
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
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 Recordation of members of the Board of Directors of the homeowners' Final Map association or take such other steps as may be reasonably necessary to assure that members have been appointed or elected to such Board of Directors, until under the terms of the applicable CC & R's individual lot owners have the
power to elect the members of the Board of Directors in accordance with the CC & R's.

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.

An automatic sprinkle r 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 impleme nt ation report determined applicable, to the City Engineer for review and approval.
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922 -3100 28 736
Potable Water
City of Banning
Community Development Department
Conditions of Approval
COA# Condition of Approval
Completion
Status
Milestone
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. OS including separate laterals for irrigation and fire Informational protection . Irrigation water services will require the installation of a RP backflow protection dev ice.

All main water lines and fittings shall be a minimum of 8- inch in diameter and shall be DIP. Water line easements PW. Wat. 06 shall be a minimum widt h of 20 feet if installed outside of Informational right- of- way or public utility easement.

PW. Wat. 07
Fire hydrants shall be installed within the tract boundaries Informational as required in FIRE. 02.

The fire service with require a RPDA backflow protection PW. Wat. OS
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 PW. Wat. 09
justify meter sizing and to determine annual water
Informational dema nds, both for indoor and outdoor use at community facilities and landscape meters.

A backflow device must be installed on all common- area PW. Wat. 10
buildings and at each irrigation water connection. The
Informational backflow device must be in compliance with City of Banning standards and specifications.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 29 737
COA #
PW. Wat. 11
PW. Wat. 12
PW. Wat. 13
PW. Wat. 14
PW. Wat. 15
PW. Wat. 16
PW. Wat. 17
City of Banning
Community Development Dep artm ent
Condition s of App roval
Co ndition of Ap proval
Completion
Status
Mil estone
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 th e 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
C ity 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 .

Submit Water Improvement Plans to the City Engineer for review and approval. Design and construct water lines
Prior to throug hout 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
water line unless the applicant can successfully Prior to demonstrate that the water pressure is at a minimum 40 Occupancy psi.

The construction of the Mountain North Reservoir shall
be completed/ made operable by the developer and Prior to first accepted by the City prior to issuance of first Certificate Certificate of of Occupancy . Occupancy
All required water lines and fire hydrants shall be installed and made operable before any building permits are iss ued . Prior to This may be done in phases if the construction work is in Occupancy progress for emerge ncy vehicles.
99 E. Ramsey Street• P.O . Box 998 • Banning, CA 92220 -0998 • ( 951) 922-3100 30 738
COA#
PW. Wat. 18
PW. Wat. 19
PW. Wat. 20
City of Banning
Community Development Department
Conditions of Approv al
Condition of Approval
Completion
Status
Milestone
Prior to park and open space occupancy release, an RP
backflow device must be installed on all irrig ation 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 ve rified as complete in concurrence of final sign off from City Inspectors unless Release of otherwise directed by the City Engineer. Surety
Non-Potable Water
COA# Condition of App rov al
Completion
Status
Milestone
All public non- potable water improvements shall be
constructed per City of Banning Standards and
PW. NPW. 01 Specification s , Standard Specifications for Public Works Informational Construction, current edition, or as otherwise approved in 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 Im provement Plans to the City Engineer for review and approval. Design and construct
PW. NPW. 03
non- potable water lines to parks, schools, and other large Informational 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 PW. NPW. 04
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
PW. NPW. 05 DIPRA design guidelines where required. All non- potable Informational wate r DIP mains shall be protected with purple- colored V-Bio polyethylene encasement.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • { 951) 922-3100 31 739
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PW. NPW. 06
PW. NPW. 07
PW. NPW. 08
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PW. NPW. 10
PW. NPW. 11
Sewer
City of Banning
Communi ty Development Department
Conditi ons of Appro val
Co ndition of Approval
Comp letion
Status
Mileston e
Prior to occupancy release, a backflow device must be
installed on each irr igation water connection; and in
compliance with the State of California Department of
Informational Health Regulations T itle 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 Informationa l
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 Build ing Permit connect to the C ity' s non- potable water system as needed.

As requi red by the City En ginee r and prior to record atio n of the final tract map, app licant shall prepare and C ity shall approve a supplemental Focused Recycled Water
Study ( may be combined with the Focused Water Study)
to defi ne system components and sh all in clude a phasing plan for all recycled water facilities . Prior to map
recordation, recycled water plans shall be submitted to the City for review and approval and shall be
substantially complete to the satisfaction of the City
Engineer. Design and installation of recycled water Prior to Fin al facilities shall be in accordance with the requirements Map and specifications of the State Division of Drinking Water, Rivers ide Cou nty Environmental Health, a nd the City of Banning . If interim use of potable water is required until Recycled water becomes available, a potab le- to- nonpotable above ground connection shall be designed, with a reduced pressure backflow preventor. The number of
potable- to- non- potable connections shall be kept to a minimum , and are subject to approval by the State
Division of Drinking Water.

The applicant shall perform testing approved by the City Prior to Inspector prior to surety release and acceptance of non- Release of potable 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
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 32 740
COA#
PW. Sew. 01
PW. Sew. 02
PW. Sew. 03
PW. Sew. 04
PW. Sew. OS
PW. Sew. 06
PW. Sew. 07
PW. Sew. 08
City of Banning
Community Development Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
All public sewer improvements shall be constructed per
City of Banning Standards and Specifications, Standard
Specifications for Public Works Construction, current Informational 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) SDR 26 Pipe. All sewer mains
shall be minimum of 8 inches in diameter. Any sewer
main greater than 15- inches ( 15") shall be extra strength VCP. Any sewer with more than 15' cover ( FG/ FS to top 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 SDR 26. Informational
Any pad with an elevation lower than the nearest upstrea m manhole Informational rim elevation shall require a backwater valve.

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 Prior to wi ll need to be prepared and submitted that
demonstrates the maxim um discharge that can be Encroachment accommodated by the existing collections system before Permit 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 .
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220-0998 • ( 951) 922-3100 33 741
COA#
PW. Sew. 09
PW. Sew. 10
PW. Sew. 11
PW. Sew. 12
PW. Sew. 13
Refuse
COA#
PW. Refuse. 01
PW. Refuse. 02
PW. Refuse. 04
City of Banning
Commun ity Devel opment Department
Conditions of Approval
Con dition of App rov al
Comp leti on
Statu s
Milestone
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 the C ity for review and approval and of the City Recordation of 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 do ne in phases at the discretion Building Permit of the City Engineer.

The applicant shall inspect with CCTV all new public
Prior to sewer mains 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
Condition of Approval
Completion
Status
Milestone
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 Informational contact the City' s franchised solid waste hauler, Waste 99 E. Ramsey Street• P.O . Box 998 • Banning, CA 92220- 0998 • ( 951) 922-3100 34 742
COA#
PW.Refuse.OS
PW. Refuse. 06
PW. Refuse. 07
PW. Refuse. OS
Fees
COA#
PW. Fees. 01
PW. Fees .02
PW. Fees. 03
City of Banning
Community Dev elopment Department
Conditions of Approval
Condition of Approval
Completion
Status
Milestone
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 Bu ildi ng 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 w aste 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 Coo rdinator upon Prior to
completion of the project to obtain diversion approval Certificate of prior 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.

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 pa id at the time of Informational submittal of said documents in accordance with the fee
schedule in effect at the tim e of the sub mitta l.

Applications submitted without full payment of fees are dee med incomplete . Plan rev iew will not com me nce 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 applicable Informat io nal pe rmit.
99 E. Ramsey Street• P.O. Box 998 • Banning, CA 92220- 0998 • { 951) 922-3100 35 743
PW. Fees. 04
PW. Fees . OS
PW. Fees. 06
PW. Fees .07
PW. Fees. OB
PW. Fees. 09
City of Banning
Commu nity Development Departm ent
Conditi ons of Approval
Public Works Grading Permit fees ( including fees for
NPDES inspections) shall be pa id prior to the issuance of Prior to Grading any pe rm its in accordance with the fee schedule in effe ct 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 acco rdance 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 acco rdance with the DA. Fi nal/ C of O
Sewer connection fees shall be paid in accorda nce with Prior to Bu ilding 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 36 744
SHEET INDEX -· -· .... ....

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LOT INDEX
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LEGEND
TENTATJVETR.\ CTMAP BO. MOA. R't'
PLANNJNGAFl; ABOIJNtl, o,Fl'f
SHEETW. TCH UHE
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GRAPHIC SCALE
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CALIFORNIA EDISON CORRIDOR
1 VACAKI : !
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SHEET INDEX MAP

AT W ELL
VACANT
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VICINITY MAP
COUNTY OF FI\IEASIOE
11M 11446
ATWELL

KEY MAP
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ATWELL
PHASE 4A-1 / TENTATIVE TRACT NO. 39262
P.A.'s 50A, 51, 74 & 75

TENTATIVE TRACT MAP

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 1 OF 12 ------------
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PHASE 4A-1 / TENTATIVE TRACT MAP NO. 39262
P.A.'s 50A, 51, 74 & 75

STREET SECTIONS

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA N
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RESIDENTIAL LOT SUMMARY

PLANNING AREA
50A ( LDR- 7,500)
5,5115 ,., '·"'
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OODOI
wll)C" ATWELL PHASE 4A-1 / TENTATIVE TRACT
MAP NO. 39262 P.A.'s 50A,
51,
AREA
74 &

SUMMARIES / SECTIONS CITY OF BANNING,
75 COUNTY OF RIVERSIDE,

STATE OF CALIFORNIA SHEET
4 OF
12 ._ ______
I
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748
NOTES:
il EXlffllrtGINTEM4SEOlii€ HT COtffllOl J
RE'l'1:JmON! IAlll"IT0 9EAEMO\ ED.
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LEGEND:
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GRAPHIC SCALE
k-. .LJ-.4'
t., e~ Jft.

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111,--- t:" -
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EXlSTING SOUTHSIN CALIFORNIA EDISON CORRIDOR

TIM IIOUC) ARY
EXISDIG DflT ACCESS
ROAD I. PROPOSED
PIWA1E PEDESTRAN ,-
i
ElOSTNG -<•-~ SCE TOWERS ( TYPJ
j
EXISTM PmlJC Ul1. JfY
EASBelT & RCFC& WC: O
AOCE88 EASBENT
APN 5311·020·029

IILBEIIIRYI
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l
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ROAD
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I _ J ~ f ~ 1 ~] i JQ -----
I I I I I .. f I FIJTIIE lll'ROVEl.£ NTS ( BY OTIERS)
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U..TNATE 1- tGH.. AN) HOt,E ROAD R/W
VACA.NT
APN 6311·020·004

LARSON)
ATWELL
PHASE 4A-1 / TENTATIVE TRACT MAP NO. 39262
P.A.'s SOA, 51, 74 & 75 __ 1-__ L - 1, l'l<tM '- l j I ! I i I I
y I I ' II.~ \ ' . '
I I 111 I
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TENTATIVE TRACT MAP

CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 1?l
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CT) EXmN. 1JmMM& alll, IEHTCONTROl./
flETElflJON8'. St' TOIIE. REMCNED.

J EXISffiGMBII. IAGGA£ GATEACCt: SS' MW> TO
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LEGEND:
@ LOTMIOPo• .. -rOIUENSION
J~ ~

GRAPHIC SCALE
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PREPARED FOR:

FEIT)
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TIM 1101.NlARY
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ACCESS ROAD - TE)
EXISTING RCFC&¥/ CO
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EXISTl< O RCFC& WCD ACCESS ........,,.,.

VACANT
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PROJECT NUMBER :PTM25-0005
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ZONE: Pardee- Butterfield Specific Plan
757

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Matthew Bassi, Senior Project Planner
MEETING DATE: October 13, 2026
SUBJECT: Specific Plan Amendment No. 26-0001 (Amendment to Table 3-1 of the Sunset Crossroads Specific Plan)
STAFF RECOMMENDATION:

The Planning Commission recommends the City Council take the following actions:

1. Determine that Specific Plan Amendment No. 2026-01 does not require further environmental review in accordance with Section 15183 of the California Environmental Quality Act (CEQA) Guidelines; and

2. Adopt a Resolution entitled:

RESOLUTION NO. 2026-132

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT NO. 26-0001 TO AMEND TABLE 3-1 OF THE SUNSET

CROSSROADS SPECIFIC PLAN AND MAKE A DETERMINATION THAT SPECIFIC PLAN AMENDMENT NO. 26-0001 DOES NOT REQUIRE FURTHER ENVIRONMENTAL REVIEW IN ACCORDANCE WITH SECTION 15183 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
BACKGROUND:

The Sunset Crossroads Specific Plan project was approved by the City Council on March 10, 2026, and included approval of Specific Plan No. 20-2002, General Plan Amendment No. 20-2501, Zone Change No. 20-3502, Tentative Parcel Map No. 38118, and Development Agreement. Council's approval also included certification of the Environmental Impact Report (EIR) for the project (SCH No. 2021020011).

During the Planning Commission and City Council public hearings, Commissioners and Councilmembers (as well as the general public) expressed their concerns regarding the allowing industrial buildings in the specific plan area that could be used for Immigration and Customs Enforcement (ICE) detention facilities, Data Centers, and Battery Energy Storage Systems (BESS). It was believed that these specific uses can create significant land use and environmental impacts and are not a desirable use to be allowed within the Sunset Crossroads Specific Plan.

Therefore, the applicant, NP Banning Industrial LLC, in recognizing these concerns, committed to processing a minor specific plan amendment to prohibit these uses. Hence, the submittal of Specific Plan Amendment No. 26-0001. The Applicant has submitted a “Justification Letter” acknowledging their intent and understanding in this regard (refer to Attachment 3). 758
Planning Commission Meeting Summary:

The Planning Commission reviewed the proposed SPA 26-0001 at its September 2, 2026 meeting.

There were approximately 13 speakers that provided various public comments on the proposed amendment to Table 3-1 of the Crossroads Specific Plan. After questions from the Commission to Staff and Commission discussion on the proposed amendment, Commissioner Marshall made a motion to adopt PC Resolution No. 2026-03 recommending City Council approval of SPA 26-0001 with the additional request to prohibit cold storage uses in the specific plan. Before a second to the motion could be made, Chair Castorena made an alternative motion to continue SPA 26-0001 to a future meeting and asked Planning staff to create definitions of the uses proposed to be prohibited as part of the amendment. Chair Castorena's motion did not receive a second confirmation from the other Commissioners, thus, the motion failed.

Commissioner Marshall's original motion then prevailed which was seconded by Commissioner Valdiserri. A roll call vote followed with a 4 - 1 (Castorena voting no) decision to adopt PC Resolution No. 2026-03 recommending City Council approval of SPA 26-0001 with the additional request to prohibit cold storage uses in the specific plan. The proposed Table 3-1 has been amended per the Commission's recommendation and is reflected in the attached Council Resolution (Exhibit 1).

JUSTIFICATION:

Project Summary/Analysis:

NP Banning Industrial, LLC submitted their Specific Plan Amendment No. 26-0001 on June 15, 2026, proposing to amend Table 3-1 to prohibit ICE Detention Facilities and Data Centers in the General Commercial and Industrial land use districts of the SP, and to allow the use of a BESS systems in the Industrial land use district as an ancillary use to a primary industrial use (i.e., not as a primary/standalone use) when required by the California Building Code. Stand-alone BESS facilities are already prohibited in Table 3-1 for the General Commercial SP District. The amended Table 3-1 reflecting these proposed changes is provided as Exhibit A to Council Resolution No. 2026-132 (Attachment 1). The changes are noted in red color font and highlighted in yellow.

Detention facilities, data centers, and stand-alone BESS facilities/systems are incompatible with the other permitted and conditionally permitted uses outlined in Table 3-1 of the Specific Plan as they could significantly impact other retail commercial and light industrial uses across the specific plan project area.

A detention facility, data center, and BESS facility/system (stand-alone) would also likely result in significant local impacts and create nuisance concerns within the specific plan project area and surrounding neighborhoods.

At-Risk Determination:

The Applicant has submitted an At-Risk letter (Attachment 4) recognizing that the adopted Sunset Crossroads Specific Plan and Development Agreement approved by City Council (Ordinance No. 1618, 1619, and 1620) are subject to a current local referendum that will be placed on the November 3, 2026, general election. Although there is a referendum in process, the City Attorney has confirmed that the Applicant may proceed with this specific plan amendment.

Recognizing the Sunset Crossroads Specific Plan (including the proposed amendment) is effected by the referendum and could not be officially effective until the outcome of the referendum is determined on November 3, 2026, the City Attorney has recommended special language be added to Council Resolution No. 2026-132 that will “stay” the effective date of the Council Resolution (if approved) until after the outcome of the November 3, 2026, vote and certification of the three ballot measures. The specific language the City Attorney is recommending reads as follows (refer to Section 5 of the Resolution):
“This City Council Resolution No. 2026-132 approving the proposed Specific Plan Amendment No. 26- 0001 is contingent upon approval of Ordinances Nos. 1618, 1619, and 1620 by the electorate which are 759
subject to a referendum vote on November 3, 2026. It is recommended that if ballot Measures U, V, and W all receive a majority “Yes” vote, then the City Council approval of the proposed Specific Plan Amendment No. 26-0001 via this Resolution should become effective 15 days after certification of the November 3, 2026, election. It is also recommended that should the Measures receive a majority “No” vote, then the City Council approvals of Specific Plan Amendment No. 26-0001 via this resolution should be null and void.”
In summary, the Commission supported (4-1 vote) the proposed amendment to the Sunset Crossroads Specific Plan to prohibit ICE Detention Facilities, Data Centers and Cold Storage uses in the General Commercial and Industrial land use districts of the SP, and to allow the use of a BESS system in the Industrial land use district as an ancillary use to a primary industrial use (i.e., not as a primary/standalone use) when required by the California Building Code and has recommended City Council approval.

Required SPA Findings:

In accordance with Section 17.96.060 of the Banning Municipal Code, the City Council, upon recommendation of the Planning Commission, is required to make four (4) findings to approve the proposed specific plan amendment. The Planning Commission in their review of SPA 26-0001 recommended the City Council make the followings findings to approve SPA No. 26-0001:

A. The proposed plan is consistent with the General Plan.

Evidence: The Specific Plan Amendment is consistent with the City’s General Plan in that adding prohibited uses and limiting certain uses outlined in Table 3-1 will ensure the project will continue to avoid adverse impacts, while allowing economic growth opportunities and balancing land use, circulation, housing, and economic development priorities within specific plan project. Further, the amendment to Table 3-1 to prohibit ICE Detention Facilities and Data Centers, and to limit BESS systems will continue to support development and job creation opportunities within the specific plan area as encouraged and continue to align with policies related to walkability, infrastructure upgrades, and community amenities in the General Plan.

B. The proposed plan would not be detrimental to the environment, or to the public interest, health, safety, convenience, or welfare of the City.

Evidence: An Environmental Impact Report (EIR) was prepared and certified (SCH No. 2021020011) for the Sunset Crossroads Specific Plan project that identified potentially significant impacts and included mitigation measures to reduce impacts to less than significant where feasible. The City Council determined that, with mitigation and overriding considerations, the plan would not be detrimental to the environment or public interest, health, safety, or welfare. The adopted Statement of Overriding Considerations as allowed by CEQA guidelines maintains the projects’ long-term economic and community benefits. Additionally, consistent with state law requirements, the approved Specific Plan achieves a comprehensive plan for land use, circulation and infrastructure within the specific plan area and surrounding area to ensure the project accommodates necessary utilities and services to protect the public interest, health safety, convenience and welfare.

C: The subject property is physically suitable for the requested land use designation(s) and the anticipated development(s).

Evidence: The property continues to be physically suitable for the intended permitted and conditionally permitted land uses. The site is largely undeveloped, has appropriate access to major roadways, and will be served by necessary infrastructure improvements (e.g., sewer, water, streets). The project underwent geotechnical, hydrology, and environmental analyses, during the EIR review, that confirmed suitability for the scale and type of development. The proposed amendment will prohibit and limit incompatible land uses that are not physically suitable for the Plan area. 760
D: The proposed plan amendment shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood.

Adjacent uses include residential, commercial, and institutional land uses, and the project includes transitions in use intensity and design to ensure compatibility. The proposed amendment will prohibit and limit incompatible land uses that are inconsistent with the desirable character of the Plan area and the surrounding neighborhood.

CEQA Determination:

Pursuant to the California Environmental Quality Act (CEQA) (Cal. Pub. Res. Code § 21000 et seq.), the State Guidelines (14 Cal. Code Regs. § 15000 et seq.), the Planning Commission has determined that the proposed project is exempt from further environmental review per Section 15183 of the CEQA Guidelines. The proposed amendments to prohibit the ICE Detention Facilities and Data Centers, and to limit BESS systems, are consistent with the General Plan and the Sunset Crossroads Specific Plan Table 3-1 Permitted Uses. The prohibited and limited uses have the potential of causing additional environmental impact and nuisance concerns. The prohibited and limited uses are inconsistent with the other permitted and conditionally permitted in uses in Table 3-1 that were reviewed in the certified Environmental Impact Report (EIR SCH No. 2021020011) and a Notice of Exemption will be filed within 5 working days of City Council approval in accordance with CEQA law.

Notice of Public Hearing:

In accordance with Chapter 17.96.030 and 17.68 of the Banning Municipal Code, the Planning Department on September 18, 2026, published a notice of public hearing in the Record Gazette, a local newspaper of general circulation within the City of Banning, notifying the general public of the October 13, 2026 City Council meeting at which time the City Council would be considering action on Specific Plan Amendment No. 26-0001. In addition, the same notice of public hearing was also mailed to property owners within a 300-foot radius of the project site, including the Sunlakes HOA, notifying all the adjacent property owners of the October 13, 2026 City Council meeting at which time the City Council would be considering action on Specific Plan Amendment No. 26-0001. A copy of the public hearing notice is provided in Attachment 5 of the report packet. During the SPA process, staff did receive one (1) comment letter which was presented to the Planning Commission and is provided for Council consideration (refer to Attachment 6).

FISCAL IMPACT:

None.

ATTACHMENTS:

1. Attach 1 - CC Reso 2026-132-Ex A (Table 3-1).pdf

2. Attach 2 - SP Project Area Map.pdf

3. Attach 3 - NP Banning Industrial LLC Letter of Justification.pdf

4. Attach 4 - NP Banning Industrial LLC At-Risk Letter.pdf

5. Attach 5 - NOPH CC Mtg [10-13-26].pdf

6. Attach 6 - Mitchel Tsai Comment Support Letter [9-2-26].pdf 761
RESOLUTION 2026-132

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT NO. 26-0001 TO AMEND TABLE 3-1 OF THE SUNSET CROSSROADS SPECIFIC PLAN AND DETERMINE THAT SPECIFIC PLAN AMENDMENT NO. 26-0001

DOES NOT REQUIRE FURTHER ENVIRONMENTAL REVIEW IN
ACCORDANCE WITH SECTION 15183 OF THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
WHEREAS, the Planning Department has received a Specific Plan Amendment (SPA 26-0001) to amend Table 3-1 of the Sunset Crossroads Specific Plan from:

Applicant/Owner: NP Banning Industrial, LLC
Project Location: South of the I-10 and the Union Pacific Railroad, and west of Sunset Avenue
APNs: 537-110-003, -004, -005, 537-110-011 through -014, 537- 120-013, 537-120-025, and 537-120-028 through -036)
Project Area: Approximately 533.8 acres
WHEREAS, pursuant to Section 17.96.050 of the Banning Municipal Code, the City Council has the authority to review the proposed Specific Plan Amendment No. 26-0001 upon a recommendation from the Planning Commission may approve, approve with modifications, or disapprove the proposed specific plan amendment based upon the findings contained in Section 17.96.060 of the Banning Municipal Code; and WHEREAS, the Planning Commission at a duly noticed public hearing held on September 2, 2026 reviewed Specific Plan Amendment No. 26-0001 and after public comments and deliberations the Planning Commission (4 – 1 vote) adopted PC Resolution No. 2026-03 recommending City Council approval of Specific Plan Amendment No. 26-0001 with the addition of prohibiting cold storage uses in the specific plan; and
WHEREAS, in accordance with Chapter 17.68 of the Banning Municipal Code and Government Code Sections 65353, 65854, 65090, and 65091, the Planning Department on September 18, 2026, published a notice of public hearing in the Record Gazette, a local newspaper of general circulation within the City of Banning, notifying the general public of the October 13, 2026 City Council meeting at which time the City Council would be considering action on Specific Plan Amendment No. 26-0001; and WHEREAS, in accordance with Chapter 17.68 of the Banning Municipal Code and Government Code Sections 65353, 65854, 65090, and 65091, the Planning Department on September 17, 2026, mailed a notice of public hearing to all property owners within a 300-foot radius of the project site, including the Sunlakes HOA, notifying the adjacent 762
property owners of the October 13, 2026 City Council meeting at which time the City Council would be considering action on Specific Plan Amendment No. 26-0001. and WHEREAS, in accordance with Section 17.96.050 of the Banning Municipal Code and Government Code Sections 65353 and 65855, the City Council conducted the duly noticed public hearing on October 13, 2026, at which time all interested persons had an opportunity to testify in support of, or opposition to Specific Plan Amendment No. 26- 0001, and at which time the City Council received public testimony concerning Specific Plan Amendment No. 26-0001.

NOW, THEREFORE, the City Council of the City of Banning does hereby resolve, determine, find, and order as follows:

SECTION 1. RECITALS:

The preceding Recitals are true and correct and made a part of this Resolution.

SECTION 2. ENVIRONMENTAL DETERMINATION:

Pursuant to the California Environmental Quality Act (CEQA) (Cal. Pub. Res. Code § 21000 et seq.), the State Guidelines (14 Cal. Code Regs. § 15000 et seq.), the Planning Commission has determined that the proposed project does not require further environmental review in accordance with Section 15183 of the CEQA Guidelines. The proposed amendments to Table 3-1 to prohibit ICE Detention Facilities, Data Centers and Cold Storage Uses, and to limit BESS systems to an ancillary use, remain consistent with the General Plan, the Sunset Crossroads Specific Plan and will not have a significant effect on the environment. Further, Specific Plan Amendment No. 26-0001 remains consistent with the original Sunset Crossroads Specific Plan Environmental Impact Report that was certified by the City Council on March 10, 2026 (SCH No. 2021020011).

SECTION 3. SPECIFIC PLAN AMENDMENT FINDINGS OF FACT:

In accordance with Section 17.96.060 of the Banning Municipal Code, the City Council, upon recommendation of the Planning Commission, hereby finds and determines that Specific Plan Amendment No. 26-0001 meets the required findings to approve the Specific Plan Amendment No. 26-0001 as follows:

A: The proposed plan is consistent with the General Plan.

C: The subject property is physically suitable for the requested land use designation(s) and the anticipated development(s).

D: The proposed plan amendment shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood.

Evidence: The Sunset Crossroads Specific Plan project design reflects desirable and compatible land uses and features, incorporating landscaping, architectural standards, buffers, and traffic planning. Adjacent uses include residential, commercial, and institutional land uses, and the project includes transitions in use intensity and design to ensure compatibility. The proposed amendment will prohibit and limit incompatible land uses that are inconsistent with the desirable character of the Plan area and the surrounding neighborhood.

SECTION 4. CITY COUNCIL ACTION:

Based on the foregoing findings and substantial evidence in the whole of the record, including the application materials, project plans, staff report, environmental documentation, written and oral testimony, the City Council hereby adopts Resolution No. 2026-132 approving Specific Plan Amendment No. 26-0001 to amend Table 3-1 of the 764
Sunset Crossroads Specific Plan attached hereto and incorporated herein by reference as Exhibit A of this Resolution.

SECTION 5. EFFECTIVE DATE OF APPROVAL:

This City Council Resolution No. 2026-132 approving the proposed Specific Plan Amendment No. 26-0001 is contingent upon approval of Ordinances Nos. 1618, 1619, and 1620 by the electorate which are subject to a referendum vote on November 3, 2026.

It is recommended that if ballot Measures U, V, and W all receive a majority “Yes” vote, then the City Council approval of the proposed Specific Plan Amendment No. 26-0001 via this Resolution should become effective 15 days after certification of the November 3, 2026, election. It is also recommended that should the Measures receive a majority “No” vote, then the City Council approvals of Specific Plan Amendment No. 26-0001 via this resolution should be null and void.

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

Richard Royce, Mayor
City of Banning
ATTEST:

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

Phaedra Norton, City Attorney
Slovak Baron Empey Murphy & Pinkney, LLP
765
CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk for the City of Banning City Council, do hereby certify that the foregoing Council Resolution No. 2026-132, 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, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sandra Calderon, Deputy City Clerk
City of Banning, California
766

EXHIBIT A
Sunset Crossroads Table 3-1
767

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-10
Table 3-1 Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses USE LEGEND:P:PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Recreation, Education, and Public Assembly
Go-Cart racetrack P X
Billiard parlors/pool halls C X
Religious Facilities C C
Community centers C X
Day care centers P A
Health/fitness facilities P A
Indoor recreation centers P X
Libraries P P
Membership organization facilities P C
Museums P C
Outdoor commercial recreation P X
Public parks, outdoor spaces, and playgrounds P X
Recreational vehicle (RV) storage X P
Sport facilities and outdoor public assembly C X
Studios for dance, art, music, photography, etc. P C
Theatres and meeting halls C C
Retail Uses
Accessory retail uses P P
Alcoholic beverage sales, on- or off-site C X
Amusement Halls/Pools Halls C X
Antique stores P X
Art galleries P X
Auto, mobile home, and motor vehicle sales,
with or without part sales, new and/or used X C
Auto, mobile home, and motor vehicle part
sales X X
Bakeries, retail P X
Bars and drinking establishments C X
Certified farmers' markets P P
Convenience stores, with liquor sales C X
Convenience stores, no liquor sales P X
768

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-11
USE LEGEND:P:PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Department stores P X
Drive-in/drive-through sales C X
Drug stores P X
Factory outlet centers P X
Farm and ranch supply stores P X
Furniture, furnishings, home equipment stores P X
Gift shops P X
Grocery stores, retail butchers and green
grocers
P X
Hardware/lumber/building material stores P X
e.g., Ace Hardware, The Home Depot, etc.
with corresponding ancillary outdoor
storage for these uses.

Liquor stores (off-site consumption) C X
Outdoor retail merchandise display and
activities C X
Pawn shops X X
Pet stores and grooming P X
Restaurants, no beer, wine or liquor sales P A Ancillary to an industrial building i.e.:

Cafeteria
Restaurants, serving beer, wine or liquor P A Ancillary to an industrial building i.e.:

Cafeteria
Restaurants, drive-in, take-out, fast food P A Ancillary to an industrial building i.e.:

Cafeteria
Retail stores, general merchandise P X
Second hand/thrift stores C X
Shopping centers, 15,000 square feet or more P X
Warehouse or club stores (i.e., "Big box
stores") P X
Services
Automatic teller machine (ATM), not at a bank P X
Banks and financial establishments/services P X
Barber shops and beauty shops P A
Bed and breakfast establishments C X
Business support/secretarial services P X
769

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-12
USE LEGEND:P:PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Car wash P A
Construction storage (indoor and/or outdoor) X C
Drive-in and drive-through services P X
Dry cleaning, retail P A
Equipment rental yards X P
Fortune-Telling C X
Government offices P X
Hookah and Smoking Lounges C C
Hotels and motels, including extended stay P X
Laundry, coin operated P X
Massage Establishment P X
Medical services, clinics and labs C X
Professional offices P P
Public parking P P
Public utility and safety facilities P P
Including Fire Station, Reverse Osmosis
Facility, Potable Water Reservoir, and
Electrical Substation.

Real estate offices P X
Repair and maintenance of consumer products P X
Repair and maintenance of motor vehicles,
including auto body X P
Research and development facilities X P
Storage, accessory, including self-storage X P
Tattoo and Body Piercing Studios C X
Travel Centers P X Gas, Diesel, Electric, CNG, Car Wash, Retail/Fast Food
Urgent Care P X
Vehicle Repair Facilities with or without eight
(8) or fewer fueling stations [Automobile or
Truck]
X A
Limited to basic maintenance such as tire
repairs, oil changes, and other minor nonengine vehicle maintenance.

Veterinary clinics, animal hospitals, grooming P X
Manufacturing and Processing Uses
Assembly from prefabricated parts or products C P
Auto wrecking/parts salvaging X X
770

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-13
USE LEGEND:P:PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 89 &
10) Notes
Bakeries, wholesale X P Wholesale only, no small bakeries.

Breweries and distilleries P P
Breweries and distilleries, with bar and/or
restaurant in same building. P P
Cabinet shops, carpentry, furniture
manufacturing and assembly X P
Ceramics manufacturing and assembly X P
Cleaning and dyeing plants X C
Contractor's storage yards X P
Creameries and dairies X C
Distribution X P
Food products manufacturing X P
Furniture and fixtures X P
Garment and shoe manufacturing X P
Ice and cold storage X P X Not including cooled/chilled or frozen foods/products distribution facilities
Laundries and dry-cleaning plants C P
Lumber yards X P Primarily wholesale to the trade, limited retail sales, outdoor storage.

Machining, welding and blacksmithing X P
Manufacturing facilities, light X P
Manufacturing facilities, heavy X X
Metal plating shops X X
Mixed-use office/industrial X P
Mixed-use industrial/commercial X P
Packing plant X X
Printing/publishing P P
Recycling facilities X P
Recycling—Reverse vending machines P P
Sheet metal shops X P
Stone and granite storage and sales X P
Storage yard X P
Tire recapping, retreading and storage X C
771

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-14
USE LEGEND:P: PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 8, 9,
& 10) Notes
Truck (commercial) repair, towing, parking,
storage and service X P
Trucking yard or terminal X P
Warehousing X P
Wholesaling X P
Other Uses
Commercial or telecommunications antennae P P
Public utility facilities P P
Including Electrical Substation, Fire
Station, Potable Water Reservoir, and
Reverse Osmosis Water Treatment
Facility
Cannabis Commercial Indoor Cultivation 4 X C
Cannabis Manufacturing Level 1 4 X C
Cannabis Retailer 4 C X
Cannabis Testing Laboratory 4 X C
Cannabis Distribution Facility 4 X C
Plant nurseries, with on-site sales P X
Plant nurseries, without on-site sales C X
Commercial cargo/storage containers C P
Additional Uses Not Listed in City’s Ordinance
Recreational Uses within fully enclosed
building with ancillary outdoor activities. P P
Linen and Uniform Supply X P
Battery Energy Storage System (BESS) X P
Permitted exclusively to serve project
energy use when required by California
Building Code. Otherwise, prohibited.

Distribution warehouses, general warehouses,
and e-commerce fulfillment centers, for dry
goods
X P
Distribution warehouses, general warehouses,
and e-commerce fulfillment centers for chilled,
cooled, or frozen goods
X PX
Immigration and Customs Enforcement (ICE)
detention facility X X
Industrial Robotics Manufacturing and
Assembly X P
772

EXHIBIT A

SUNSET CROSSROADS
SPECIFIC PLAN NO. 20-20000002
CHAPTER 3 | DEVELOPMENT STANDARDS
PAGE | 3-15
USE LEGEND:P: PERMITTED BY RIGHT |C:CONDITIONAL USE |A:ANCILLARY |X: PROHIBITED Use General Commercial
(Planning Area 1)
Industrial
(Planning Areas
2, 3, 4, 5, 6, 7, 8, 9,
& 10) Notes
Data processing centers and data storage
services X PX
For purposes of this Specific Plan, data
processing center is defined as a facility
primarily used for the housing, processing,
and storage of computer servers,
networking equipment, and associated
infrastructure to support enterprise, cloud
or internet-based computing services.

Computer and electronic parts manufacturing
and assembly X P
Machinery manufacture X P
Day/health spa P X
Freeway Oriented Freestanding Signs3 P P
Indoor Go Kart Racing Tracks P X
Indoor Trampoline Parks and/or Indoor
Obstacle Courses, Climbing Walls/Gyms P X
Indoor, Man-made Surf and Wave Recreation P X
Notes:
1Uses permitted within Planning Area 11 include a 5.0-acre public park, natural open space, trails, and landscaping. Planning Area 12 shall include open space areas which may include trails, as well as a possible Reverse Osmosis Facility Site and Fire Station site. 2 Development within Planning Areas 13, 14, 15, 16, 17, 18, and 19 shall be limited to grading associated with drainage crossings by roadways and/or fuel modification activities.
3 Freeway Oriented Freestanding Signs are permitted within Planning Areas 1, 6, and 7 and may be constructed as electronic/digital message board pylon signs consistent with the Specific Plan Sign Program. 4Subject to Banning Municipal Code Requirements: Chapters 5.33, 5.35, 17.53 and 17.54. 773
ECT NUMBER:SP 20-2002,GPA 20-2501,ZC 20-3502,TPM 38118

VICINITY MAP
APN: 537-110-003 THROUGH -005, 537-110-011 THROUGH -014, 537-120-013, 537-120-025, AND 537-120-028 THROUGH -036
ZONE: General Commercial(GC), Low Density Residential(LDR), High Density Residential(HDR), Medium Density Residential(MDR), Open Space - Parks(OS-P), Open Space - Resources(OS-R) 774

NP BANNING INDUSTRIAL, LLC
August 6, 2026
Matthew Bassi
Interim Community Development Director
City of Banning
Community Development Dept
99 E. Ramsey Street
Banning, CA 92220
Re: Justification Letter – Specific Plan Amendment
Dear Mr. Matthew Bassi,
NP Banning Industrial, LLC is submitting a Specific Plan Amendment Application to amend the Sunset Crossroad Specific Plan pursuant to a letter issued by NP Banning Industrial, LLC to Hon. Mayor and City Council of City of Banning on June 4, 2026.

The application is intended to modify Table 3-1 of the Sunset Crossroad Specific Plan to list Data Processing Centers, and Immigration and Customs Enforcement (ICE) detention facilities as prohibited uses under the Specific Plan. In addition, to limit Battery Energy Storage Systems (BESS) exclusively to serve project energy use when required by California Building Code and otherwise prohibit BESS in the Specific Plan.

The proposed project is consistent with the adopted General Plan and the Sunset Crossroad Specific Plan and is therefore exempt from further environmental review pursuant to Section 15183 of the CEQA Guidelines. The Specific Plan Amendment identifies the uses that are inconsistent with the other permitted and conditionally permitted uses in Table 3-1 and prohibits those uses accordingly.

Please contact us with any questions or comments.

Very truly yours,

Nathaniel Hagedorn
775

NP BANNING INDUSTRIAL, LLC
August 6, 2026
Matthew Bassi
Interim Community Development Director
City of Banning
Community Development Dept
99 E. Ramsey Street
Banning, CA 92220
Re: At-Risk Acknowledgment – Sunset Crossroads Specific Plan (Case No. SP 20-2002)
Dear Mr. Matthew Bassi,
On behalf of NP Banning Industrial, LLC ("Applicant"), and in connection with the submittal of Specific Plan Amendment application materials for the Sunset Crossroads Specific Plan project (the "Project"), Applicant submits this At-Risk Letter to acknowledge the following:

1. Applicant understands and acknowledges that the Project's entitlement approval is currently subject to a local referendum.

2. Applicant understands and acknowledges that the referendum will be decided at the midterm elections scheduled for November 3, 2026, and that the results are expected to be certified approximately thirty (30) days following the election.

3. As the Project applicant, Applicant expressly acknowledges that the outcome of the referendum may affect the development of the commercial site associated with the Project.

4. Applicant nonetheless elects to proceed with the submittal and processing of the Specific Plan Amendment Application, with full knowledge of the pending referendum and its potential impact on the entitlement approval and the future development of the Project. Applicant assumes all costs, delays, and other risks associated with continued processing during the pendency of the referendum and its certification.

Applicant respectfully requests that the City continue to process the Project resubmittal in parallel with the referendum proceedings. Please contact the undersigned with any questions.

Very truly yours,

Nathaniel Hagedorn
776

CITY OF BANNING

NOTICE OF PUBLIC HEARING

BEFORE THE CITY COUNCIL
NOTICE IS HEREBY GIVEN that the City Council of the City of Banning, California, will hold a public hearing on Tuesday, October 13, 2026, to discuss the project described below. The City Council meeting begins at 5:00 p.m., in the Council Chambers at City Hall, 99 East Ramsey Street, Banning, CA 92220. To observe the live meeting through your personal computer or smart phone enter the following link: https://banninglive.viebit.com or view on the Banning Government Channel on Cable Television.

PROJECT TITLE/APPLICANT: SPECIFIC PLAN AMENDMENT NO. 26-0001/NP BANNING INDUSTRIAL LLC PROJECT DESCRIPTION: The purpose of this hearing is to consider NP Banning Industrial LLC’s proposal of an amendment to the Sunset Crossroads Specific Plan Land Use Table 3-1, to prohibit ICE Detention Facilities, Data Centers, and Cold Storage uses within the General Commercial and Industrial land use districts, and limit Battery Energy Storage System (BESS) facilities within the Industrial land use district as an ancillary use.

The Planning Commission reviewed the proposed project at its meeting of September 2, 2026, and voted 4 to 1 to recommend to the City Council to approve the proposed amendments to the Sunset Crossroads Specific Plan Land Use Table 3-1.

ENVIRONMENTAL DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA) (Cal. Pub.

Res. Code § 21000 et seq.), the State Guidelines (14 Cal. Code Regs. § 15000 et seq.), City Staff have determined that the proposed project is exempt from further environmental review per Section 15183 of the CEQA Guidelines.

The proposed amendments to prohibit the ICE Detention Facilities and Data Centers, and to limit BESS systems, are consistent with the General Plan and the Sunset Crossroads Specific Plan Table 3-1 Permitted Uses. The prohibited and limited uses have the potential of causing additional environmental impact and nuisance concerns.

The prohibited and limited uses are inconsistent with the other permitted and conditionally permitted in uses in Table 3-1 that were reviewed in the certified Environmental Impact Report (EIR SCH No. 2021020011) and a Notice of Exemption will be filed.

REVIEW OF PROJECT INFORMATION: The proposed amendment documents are available for public review by contacting the Community Development Department during normal business hours (Monday – Friday, 8:00am to 5:00pm) by telephone at (951) 922-3125.

COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing:
• You may provide oral comments at the in-person hearing. Agendas are available at least 72 hours in advance of the meeting online: https://banningca.granicus.com/ViewPublisher.php?view_id=1 • Written comments may be submitted to the City Clerk by email at [email protected] or letter to the address below. Transmittal prior to the start of the meeting is required. Any correspondence received during or after the meeting will be distributed to the Planning Commission as soon as practicable and retained for the official record.

City Clerk’s Office
PO Box 998
99 E. Ramsey St
Banning, CA 92220
Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing (Government Code Section 65009[b][2]).

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at 951-822-3102. Notification 48 hours prior to the meeting Will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Si necesita ayuda con esta carta, por favor llame a la Ciudad de Banning y puede hablar con Sandra Calderon, teléfono (951) 922-3102.

BY ORDER OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF BANNING, CALIFORNIA.

Matthew Bassi Dated: September 14, 2026
Interim Community Development Director Publish: September 18, 2026 777
P: (626) 314-3821
E: [email protected]
Mitchell M. Tsai
Law Firm
139 S. Hudson Ave., Suite 200
Pasadena, California 91101

VIA E-MAIL
September 2, 2026
City of Banning
City Clerk
99 E. Ramsey Street
Banning, CA 92220
Em: [email protected]
RE: City of Banning, Sunset Crossroads Specific Plan (SCH# 2021020011 Agenda Item 4.1).

Dear City Clerk,
On behalf of the Western States Regional Council of Carpenters (“Western Carpenters” or “WSRCC”), my Office is submitting these comments for the City of Banning’s Planning Commission meeting addressing the Sunset Crossroads Specific Plan (SCH # 2021020011, Agenda item 4.1) (“Project”).

WSRCC would like to express its support for this Project. After further reviewing this Project, WSRCC believes that the Project will benefit the environment and the local economy by practicing protocols that will protect worker health and safety and will incorporate adequate environmental mitigation.

Please feel free to contact my Office if you have any additional questions or concerns.

Sincerely,
_____________________________
Mitchell M. Tsai
Jeremy H. Herwitt
Attorneys for Western States Regional
Council of Carpenters
778

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 a Joint Resolution of the City Council of the City of Banning, the Banning Utility Authority, and the Successor Agency of the City of Banning, Approving and adopting the 2027-2031 Capital Improvement Program including 2027 Capital Improvement
Appropriations
STAFF RECOMMENDATION:

Adopt Joint Resolution 2026-138, 2026-09UA, and 2026-03SA BACKGROUND:

As part of the annual operating budget acted on by the City Council, the City of Banning also includes a 5-year Capital Improvement Program (CIP) that identifies the capital needs of the City over the 5-year planning horizon and appropriates funding to implement the capital projects during the adopted budget cycle. For this current fiscal year, the City Council adopted the operating budget at the September 22nd City Council meeting without the CIP component. This item will identify the projects proposed for funding in Fiscal Year 2026/2027. Future needs for Fiscal Years 2028 through 2031 are identified but not funded in this proposal.

CIP Format
The CIP is formatted based on the accounting funds that each project would utilize for its construction.

The General Fund (Fund 001) is listed first, with special revenue funds and utility funds following. Any fund or department not listed means that no capital expenses are anticipated over the 5-year planning horizon. The CIP sheet lists previously appropriated monies from past budget cycles and City Council authorizations that are necessary to complete the project, for information only. No Council action is required regarding the Remaining Previously Appropriated Budget column. Requested appropriations for Fiscal Year 2027 are identified in their own column. Planned, but not appropriated funds, for fiscal years 2028-2031 are identified in their own columns as well. Staff has determined that there are necessary projects to complete that do not have a funding source in the 5-year planning horizon, and those are listed for reference in the Unfunded Capital Improvement Projects columns and excluded from the 5- Year CIP project totals. If there is money for a project from outside the accounting fund for a capital project, those outside funds are identified in the Non-Reserves Funding Totals. The last column represents the amount of fund reserves required to complete a particular project.

General Fund (001)
Given the negative fund balance in the General Fund, staff removed all Capital Improvement Projects 779
that require appropriation from the General Fund to complete them. In this budget cycle, no projects are proposed for funding from the General Fund. However, one project is listed under the General Fund for the Refuse Program to purchase Big Belly Containers, which are waste and recycling stations that compact discarded items to hold up to five times more volume than a standard trash can. The project will be funded by a Beverage Container Recycling Grant. The estimated project cost is $27,016.

If other grant opportunities arise that may implement a future item within this fund, the CIP can be amended to authorize that project, dependent on future City Council direction and action.

Special (Restricted) Revenue Funds (Funds 100, 101, 102, 110, 132, 451) Projects in these funds utilize restricted revenues to construct capital projects. For this CIP program, the identified projects are proposed to use grants and other restricted non-reserve funding sources to complete the work. The requested appropriations are offset from outside funding sources, generally on a reimbursement basis, that do not require allocation from the individual fund balances. Significant new projects include the following:
• San Gorgonio/URPP Railroad Safety Upgrade (offset by State Section 130 funding) • HSIP Citywide Traffic Signal Upgrades (offset by HSIP grant and Measure A funding) • HSIP Citywide Crosswalk Upgrades (offset by HSIP grant and Measure A funding) • HSIP Wilson/12th Crosswalk Safety Upgrade (offset by HSIP grant and Measure A funding) • Sun Lakes Boulevard Extension (offset by Measure A funding) • Roadway maintenance project (offset by Measure A and SB1 Funding) • CDBG funded parks projects at Sylvan, Dysart, Senior Center, and Nutrition Site • Electric vehicle purchases offset by AQMD revenues
The proposed appropriation for the Special Revenue Funds is $6,031,723.

Enterprise Funds (610, 660, 661, 670, 673, 680, 681, 682, 683) The Transit Fund (Fund 610) requests appropriations for several projects identified in the Short-Range Transit Plan and STA funding plans, including vehicle purchases, vehicle upgrades, operations support, and facilities upgrades. Each request includes an offset from State sources (TIRCP, STA, Caltrans) and regional funding (RCTC, WRCOG). No funding request would require allocation from the proposed fund reserve. Most grants are reimbursement-based. The proposed appropriation for the Transit Fund is $7,845,012.

The Water Utility (Funds 660, 661) requests appropriation of rate-supported projects totaling $775,000.

These projects were included in the previous rate study and complete work identified and supported by current water rates. Those projects include:
• Well M-7 repairs
• San Gorgonio Flume Support
• Well C-4 Repairs
• Well C-3 Repairs
The following requested appropriations use reserves from Fund 660, totaling $1,785,000, from the current fund balance of $49,992,000.
• SCADA (system communications and operations) upgrades • Chromium 6 Compliance – Dynamic Well Profiling
The following projects are proposed to use the Water Development Impact Fee (DIF) Fund 661, which has a current fund balance of $2,021,000, for a total of $550,000. 780
• Well C9 Siting Study and Planning/Design services
The Electric Improvement Fund (Fund 673) requests appropriation of projects that are rate, grant, or development deposit supported. Rate-funded projects are appropriated from a component of the user rates assessed within Fund 670. The FY 2026/27 budget transfer of $3,000,000 from Fund 670 to Fund 673 supports capital maintenance and improvements. The CIP proposes $1,982,500 in projects, and the remaining revenue balance will partially address a negative fund balance in Fund 673. Projects proposed include:
• System Studies, Equipment, Maintenance, and Testing
• Distribution System Automation
• Underground Cabling Replacement
• Transmission and Distribution Pole Replacement
• Grid Hardening in Banning Canyon
• Airport Substation Decommissioning
Additional projects proposed in Fund 673 include grant-supported projects and projects associated with a developer deposit. Contributions in Aid of Construction are direct payments received by development projects from the Electric Utility, where the Electric Utility will construct facilities that will be accepted as capital improvements by the utility. These act as pass-through costs and do not have a rate impact or a fund balance impact. These projects include:
• Transmission Pole Replacement
• Indian Health Clinic Design and Service Support
• Mias Canyon Line Hardening and Wildfire Mitigation (Department of Homeland Security Grant) The proposed appropriation for the Electric Capital Fund is $4,408,000. No capital projects are proposed from Fund 670 (Electric Fund) or Fund 675 (Public Benefits).

The Wastewater Utility (Funds 680, 681, 682, 683) requests appropriation of projects that are rate supported, grant supported, and DIF supported. The requested appropriation for these projects is $6,500,000. The following projects were included in the previous rate study and complete work identified and supported by current wastewater rates. Those projects include:
• Wastewater Treatment Plant Upgrades (Design)
• Equipment Replacement and Rehabilitation
The requested appropriations use reserves from Fund 680, totaling $1,575,000, from the current fund balance of $22,660,000. The Equalization Basin also includes a federal EPA grant to offset $1,250,000 of anticipated construction expenses.
• Equalization Basin
• Westward Lift Station Rehabilitation
The following projects are proposed to utilize the Wastewater Development Impact Fee (DIF) Fund 681 in the amount of $2,000,000 from the current fund balance of $10,868,000. • Equalization Basin
The following projects are proposed to use the Wastewater Tertiary Fund (Fund 682), supported by a portion of current Wastewater Rates from the current rate study, in the amount of $4,500,000, from a current fund balance of $8,064,000.
781
• Wastewater Treatment Plant Upgrades
Interservice Funds (702, 703, 704)
Interservice Funds (Fleet, IT, Building Maintenance) utilize funding from all departments that pay a portion of the overall project cost that can be reasonably allocated to them, including the General Fund.

Given the negative fund balance within the General Fund, staff has removed all Capital Improvement Projects that require any appropriation from the General Fund in order to complete them. In this current budget cycle, there are no proposed projects from the Interservice Funds.

If a grant opportunity arises that may implement a future item within this fund, the CIP can be amended to authorize that project, dependent on future City Council direction and action.

JUSTIFICATION:

Adoption of the Capital Improvement Program is a necessary component of the City’s Annual Budget.

City Council can approve revisions to the CIP throughout the year as project scopes, costs, or needs emerge.

FISCAL IMPACT:

The fiscal impact of adopting the Fiscal Year 2026/2027 Capital Improvement Program varies for each of the representative funds. In total, the CIP proposes $35,996,751 in new appropriations for Fiscal Year 2026/2027, with $32,636,751 offset by grants, utility rates, restricted funds, and DIF, and fund reserve appropriations totaling $3,360,000 from Fund 660 (Water Operations) and Fund 680 (Wastewater Operations).

The CIP proposes no General Fund appropriations, except for grant-funded Refuse Program big-belly trash containers that are fully offset.

Expenditures for each Project will be authorized in accordance with City of Banning Purchasing Policy B30 and will likely require City Council approval of contractor and professional service agreements.

ATTACHMENTS:

1. Reso_2026-138__2026-09UA__2026-03SA.docx

2. Reso 2026-138, 2026-09UA, 2026-03SA Exhibit A - CIP 5 Year 2027-2031.pdf

3. City of Banning Fund Index.pdf

4. Reso 2026-138, 2026-09UA, 2026-03SA PHN.pdf
782
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 1 of 6 ends

RESOLUTION 2026-138, 2026-09UA, AND 2026-03SA

JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, THE BANNING

UTILITY AUTHORITY, AND THE SUCCESSOR AGENCY OF THE CITY OF BANNING, CALIFORNIA, APPROVING AND ADOPTING THE FISCAL YEARS 2027-2031 5-YEAR CAPITAL IMPROVEMENT PROGRAM INCLUDING 2027 CAPITAL IMPROVEMENT

APPROPRIATIONS
WHEREAS, the City Council adopted Joint Resolutions 2026-131, 2026-08UA, and 2026- 02SA on September 22, 2026, for the Annual Operating Budget for Fiscal Year 2026/2027 that did not include the 5-Year Capital Improvement Program and was informed that the 5-Year Capital Improvement Program would be brought back for consideration in October 2026; and WHEREAS, it is essential that the City of Banning adopt a 5-Year Capital Improvement Program establishing expenditures for capital improvements and identifying the funding sources for each project in accordance with adopted budgets and fiscal policies; and WHEREAS, the Public Works Director has submitted the 5-Year Capital Improvement Program for Fiscal Years 2026/2027 through 2030/2031 to the City Council, the Banning Utility Authority, and the Successor Agency of the City of Banning in accordance with the Banning Municipal Code and applicable State laws; and
WHEREAS, the City Council, Banning Utility Authority, and the Successor Agency of the City of Banning are statutorily responsible for formally approving and adopting the 5-Year Capital Improvement Plan to ensure continuous capital investment and maintenance of public infrastructure.

NOW, THEREFORE, BE IT RESOLVED by the City Council, the Banning Utility Authority, and the Successor Agency of the City of Banning as follows:

SECTION 1. Adoption of the 5-Year Capital Improvement Program, included as Attachment A to this resolution. The funds appropriated by this resolution are authorized to be expended as necessary and proper for municipal purposes.

SECTION 2. The sums of money set forth in the 5-Year Capital Improvement Program for Fiscal Year 2026/2027 in Attachment A are hereby appropriated from the City of Banning's respective funds and revenues for the purposes stated in the 5-Year Capital Improvement Program.

SECTION 3. The City Manager, or designee, is authorized to approve and process the requisitions and purchase orders necessary to implement the adopted Fiscal Year 2026/2027 Operating Budget, provided that such purchases are within the scope of approved budget appropriations. All procurement activities shall be conducted in accordance with the City’s adopted purchasing policies and procedures. No purchases shall be made without appropriate budget authorization and approval in accordance with City policy.

SECTION 4. The City Council authorizes the City Manager, or designee, to make necessary budget adjustments, appropriations, and transfers related to this resolution.

SECTION 5. The City Clerk shall certify the adoption of this resolution and shall cause a certified copy of the resolution to be filed in the book of original resolutions. 783
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 2 of 6 ends

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

For the City Council
Richard Royce, Mayor
City of Banning, California
ATTEST:

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

Phaedra Norton, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
784
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 3 of 6 ends

For the Banning Utility Authority
Richard Royce, Mayor
Banning Utility Authority
ATTEST:

Sandra Calderon, Secretary
Banning Utility Authority
APPROVED AS TO FORM:

Phaedra Norton, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
785
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 4 of 6 ends

For the Successor Agency of the City of
Banning
Richard Royce, Chairperson
Successor Agency of the City of Banning
ATTEST:

Sandra Calderon, Secretary
Successor Agency of the City of Banning
APPROVED AS TO FORM:

Phaedra Norton, City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
786
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 5 of 6 ends

CERTIFICATION:

I, Sandra Calderon, Deputy City Clerk of the City of Banning, California, Secretary of the Banning Utility Authority, and Secretary of the Successor Agency of the City of Banning do hereby certify that the foregoing Joint Resolution 2026-138, 2026-09UA, and 2026-03SA was duly adopted by the City Council of the City of Banning, California, Banning Utility Authority, and Successor Agency of the City of Banning 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
787
Resolution 2025-138, 2026-09UA, 2026-03SA

Page 6 of 6 ends

EXHIBIT A
Fiscal Year 2027-2031 5-Year Capital Improvement Program 788

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 1 of 9
FY 2027 FY 2028

GENERAL
Animal Control
AC25-01
Animal Shelter Needs
Assessment
$ 89,170 $ - $ -
Animal Control Subtotal: $ 89,170 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Fire Department
FD25-01 Station 89 - Roof Repair Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 20,000 $ - $ -
FD24-01
Station 89 - Bay Door
Replacement Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 55,000 $ - $ -
FD24-02
Station 89 - Bathroom &
Living Quartes Update Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 350,000 $ - $ -
FD25-02
Station 89 - Carpet
Replacement Reserves 001-2400-422.90-45

BLDG FURNISHING/

FIXTURES
$ 10,000 $ - $ -
FD25-03 Station 89 - Repaint Reserves 001-2400-422.90-45

BLDG FURNISHING/

FIXTURES
$ 45,000 $ - $ -
FD27-01
Station 89 - Turf Removal/
Replacement Reserves 001-2400-422.90-45

BUILDING

IMPROVEMENTS
$ 150,000 $ - $ -
FD27-02 Fire Station 2 - HVAC Repairs Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 75,000 $ - $ -
FD27-03 Fire Station 2 - Roof Repairs Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 200,000 $ - $ -
FD27-04
Fire Station 2 - Site Wall
Replacement Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 275,000 $ - $ -
FD27-05
Fire Station 2 - Interior
Reconfigurations Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 1,500,000 $ - $ -
FD27-06 Fire Station 2 - Roll Up Door Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 60,000 $ - $ -
FD27-07
Fire Station 2 - Security and
Communications
Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 100,000 $ - $ -
FD24-03
Fire Admin - Bay Door
Replacement Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 45,000 $ - $ -
FD24-04 Fire Admin - Security Upgrades Reserves 001-2400-422.90-15

BUILDING

IMPROVEMENTS
$ 25,000 $ - $ -
Fire Department Subtotal: $ - $ - $ - $ - $ - $ - $ 2,910,000 $ - $ - $ - $ - Parks
PR25-01
Purchase of up to 6 smart
irrigation controllers to allow
staff to monitor and control
irrigation and reduce
consumption.

RESERVES - CAPITAL 001-3600-461-90-05

IRRIGATION

IMPROVEMENTS
$ 35,000 $ - $ -
PR25-02
Resurface of Basketball Court
Surfaces (vandalism & Wear) Reserves 001-3600-461.90-30

ROOSEVELT WMS PARK

IMPROVMENTS
$ 25,000 $ - $ -
PR25-03 Replacement of Playground Reserves 001-3600-461.90-37

REPPLIER PARK

IMPROVEMENTS
$ 165,000 $ - $ -
PR25-04 Playground Replacement Reserves 001-3600-461.90-38

SYLVAN PARK

IMPROVEMENTS
$ 165,000 $ - $ -
PR25-05 Annual Request Reserves 001-3600-461.90-56

MACHINERY/

EQUIPMENT
$ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 200,000 $ -
PR24-01
Purchase of used tractor and
water truck to better prepare
and maintain Dysart Park.
001-0000-285.07-00

RESERVES (CAPITAL
REPLACEMENT) 001-3600-461.90-56

MACHINERY/

EQUIPMENT
$ 170,000 $ - $ -
Parks Subtotal: $ - $ - $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 560,000 $ 200,000 $ - $ - $ - Recreation
PR25-07
Master Plan Update - 18 to 24
month completion estimate

PARK DEVELOPMENT

DIF FUNDS
001-4000-461.33-11
Parks and Rec Master
Plan Update $ 350,000 $ - $ -
PR25-08
Resurfacing and Coping
Improvments
Reserves 001-4000-461.90-27

SWIMMING POOL

IMPROVEMENT
$ 125,000 $ - $ -
Recreation Subtotal: $ - $ - $ - $ - $ - $ - $ 475,000 $ - $ - $ - $ - Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 2 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
Refuse Refuse
RF25-01 ACC/PCC Recycling Reserves 001-9600-453.90-10

COLLECTION SITE

IMPROVEMENTS
$ 500,000 $ - $ -
RF24-01
Downtown Trash Enclosure
Enhancements Reserves 001-9600-453.90-22

COLLECTION SITE

IMPROVEMENTS
$ 250,000 $ - $ -
RF24-02 Big Belly Containers Bev. Container
Recycling Grant 001-9600-453.90-56

MACHINERY/

EQUIPMENT
$ 27,016 $ 85,000 $ 27,016 $ 27,016 $ -
Refuse Subtotals: $ - $ 27,016 $ - $ - $ - $ - $ 835,000 $ 27,016 $ 27,016 $ - $ - General Fund Subtotal: $ 89,170 $ 27,016 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 4,780,000 $ 227,016 $ 27,016 $ - $ -

PUBLIC WORKS SPECIAL REVENUE
Fund 100 (Gas Tax Street Fund), Fund 101 (Measure A Sales Tax), Fund 102 (SB1/RMRA Gas Tax) 100-4900-347.34-38 FRA RCE Grant $ 1,918,941 $ - $ -
100-4900-344.33-20 RCTC Grade Sep. Grant $ 3,931,144 $ - $ - Local DIF Fund 420-4900-431.90-10 $ 500,000 $ - $ -
100-4900-341.31-64 HSIP Grant $ - $ -
101-4900-302.11-02 MEASURE A SALES TAX $ 116,531 $ - $ - ST2005
San Gorgonio UP Pedestrian
Crossing
100-4190-341.31-16
CPUC Section 130
Project
100-4901-431.90.10
STREET

IMPROVEMENTS
$ 24,964 $ 871,000 $ 871,000 $ 871,000 $ -
100-4900-341.31-64 HSIP Grant $ - $ -
101-4900-302.11-02 MEASURE A SALES TAX $ 10,973 $ - $ - 100-4900-341.31-64 HSIP Grant $ 318,000 $ 318,000 $ 318,000 $ - 101-4900-302.11-02 MEASURE A SALES TAX $ 50,000 $ 50,000 $ 50,000 $ - 100-4900-341.31-64 HSIP Grant $ - $ -
101-4900-302.11-02 MEASURE A SALES TAX $ 9,707 $ - $ -
100-4900-341.31-64 HSIP Grant $ 475,650 $ 475,650 $ 475,650 $ - 101-4900-302.11-02 MEASURE A SALES TAX $ 50,000 $ 50,000 $ 50,000 $ - 100-4900-344.33-20 RCTC MARA Grant $ 13,500,000 $ - $ - 100-4900-366.44-21 WRCOG TUMF $ 19,000,000 $ - $ -
101-4900-302.11-02 Measue A $ 830,000 $ 830,000 $ 1,660,000 $ 830,000 $ 830,000 $ - 420-4900-431.90-10 Local DIF Fund $ - $ -
100-4900-341.31-64 HSIP Grant $ - $ -
101-4900-302.11-02 MEASURE A SALES TAX $ 4,413 $ - $ -
100-4900-341.31-64 HSIP Grant $ 209,313 $ 209,313 $ 209,313 $ - 101-4900-302.11-02 MEASURE A SALES TAX $ 22,760 $ 22,760 $ 22,760 $ - ST27-01 Sun Lakes Boulevard Restripe 101-4900-302.11-02 MEASURE A SALES TAX 101-4900-431.96-16 STREET

IMPROVEMENTS
$ 60,000 $ 60,000 $ 60,000 $ -
ST27-02 Pavement Mangement Plan 101-4900-302.11-02 MEASURE A SALES TAX 101-4900-431.96-16

PLANNING/

ENGINEERING SVC
$ 250,000 $ 250,000 $ 250,000 $ -
ST27-03 Misc. Traffic Engineering 101-4900-302.11-02 MEASURE A SALES TAX 101-4900-431.96-16 STREET

IMPROVEMENTS
$ 25,000 $ 30,000 $ 35,000 $ 40,000 $ 30,000 $ 160,000 $ 25,000 $ 30,000 $ - ST27-04
San G/Westward and San
G/Lincoln Intersection
Updates
102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 500,000 $ 500,000 $ 500,000 $ -
ST27-05
12th Street Overlay
(Westward to Barbour) 102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 60,000 $ 60,000 $ 60,000 $ -
ST27-06
Highland Home Road Slurry
(Wilson to Ramsey) 102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 80,000 $ 80,000 $ 80,000 $ -
ST27-07
Highland Springs AC Ovelay
(UPRR to Wilson) 102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 400,000 $ 400,000 $ 400,000 $ -
ST27-08 Ramsey Street Slurry 102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 400,000 $ 400,000 $ 400,000 $ -
ST27-09 Joshua Palmer AC Overlay 102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 450,000 $ 450,000 $ 450,000 $ -
STREET

IMPROVEMENTS
STREET

IMPROVEMENTS

PLANNING/

ENGINEERING SVC
100-4901-431.93-15
IN PROGRESS. 95%
Complete
Citywide Pedestrian
Crosswalk Upgrades (HSIP)
100-4901-431.90-10
Citywide Traffic Signal
Upgrades (HSIP)
101-4901-431.93-16
Sun Lakes Boulevard
Extension Project
Wilson/12th Crosswalk
Upgrade (HSIP)
Ramsey St. Pedestrian
Crossing (HSIP) ST22G2
ST23G1
ST23G2

PLANNING/

ENGINEERING SVC
ST2401 100-4900-431.90-10 Hargrave Grade Separation

PLANNING/

ENGINEERING SVC

PLANNING/

ENGINEERING SVC
STREET

IMPROVEMENTS
STREET

IMPROVEMENTS
ST23G3

IN PROGRESS
100-4901-431.90-10
100-4901-431.93-16
101-4900-431.93-16
ST1905
*General Fund Accounts with no projects proposed are hidden 790

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 3 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
ST27-10
Citywide Pavement/Slurry
Projects
101-4900-302.11-02 MEASURE A SALES TAX 101-4900-431.96-16 STREET

IMPROVEMENTS
$ 850,000 $ 1,000,000 $ 900,000 $ 850,000 $ 3,600,000 $ 850,000 $ - ST27-11
Citywide Pavement/Slurry
Projects
102-0000-341.31-04
SB1 RMRA GAS TAX

REVENUE
102-4904-431.93-15
STREET

IMPROVEMENTS
$ 900,000 $ 900,000 $ 900,000 $ 900,000 $ 3,600,000 $ 900,000 $ - $ 39,016,672 $ 5,051,723 $ 2,610,000 $ 1,935,000 $ 1,840,000 $ 1,780,000 $ - $ 13,216,723 $ 5,051,723 $ 2,610,000 $ -

PARK DEVELOPMENT

DIF FUNDS
$ 434,000 $ - $ -
110-5500-347.34-02 FEDERAL C D B G $ 160,000 $ 160,000 $ 160,000 $ - PR27-01 Dysart Lighting Project 110-5500-347.34-02 FEDERAL C D B G 110-5500-461.90-63

DYSART PARK

IMPROVEMENTS
$ 130,000 $ 130,000 $ 130,000 $ -
PR27-02
Senior Center Roof
Replacement 110-5500-347.34-02 FEDERAL C D B G 110-5500-461.90-63

BUILDING

IMPROVEMENTS
$ 180,000 $ 180,000 $ 180,000 $ -
110-5500-347.34-02 $ 60,000 $ 60,000 $ 60,000 $ -
110-5500-347.34-02 $ 100,000 $ 100,000 $ 100,000 $ -
$ - $ 630,000 $ - $ - $ - $ - $ 434,000 $ 630,000 $ 630,000 $ - $ - AIR QUALITY IMPROVEMENT FUND (132)
FL24-01
Electric
Vehicles/Infrastructure Reserves 132-4900-446.90-52 VEHICLES $ 250,000 $ 250,000 $ 250,000 $ - $ - $ 250,000 $ - $ - $ - $ - $ 250,000 $ 250,000 $ - $ - No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
675-7020-473.90-52 PUBLIC BENEFIT FUND $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 250,000 $ 50,000 $ 50,000 $ -

PARK DEVELOPMENT
FUNDS
$ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 250,000 $ 50,000 $ - $ - $ - $ 100,000 $ 100,000 $ 100,000 $ 100,000 $ 100,000 $ - $ 500,000 $ 100,000 $ 50,000 $ - No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Runway Rehabilitation ACIP Grant $ 350,000 $ 900,000
Reserves (ACIP Match) 600-5100-435.90-41 RUNWAY IMPROV. $ 35,000 $ 100,000 $ 135,000 $ - $ - $ - $ - $ 35,000 $ 100,000 $ - $ - $ 135,000 $ - $ - $ - TRANSIT FUND - FIXED ROUTE (610)
TN21-01 Bus Replacement 610-5800-341.31-25 STA Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 509,278 $ 509,278 $ 509,278 $ -
TN22-03
Video Camera Install in
vehicles 610-5800-341.31-25 STA Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 167,068 $ 167,068 $ 167,068 $ -
TN23-03 Bus Stop Improvements 610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 150,000 $ 150,000 $ -
TN24-04
Bus Stop Improvement and
Transit Advertising 610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 50,000 $ 50,000 $ 50,000 $ -
TN24-04
Replacement of Fixed Route
and Paratransit Buses 610-5800-341.31-64 TIRCP Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 4,095,390 $ 4,095,390 $ -
TN24-05
Transit Bus Wrapping
Program
610-5800-341.31-25 STA Funded 610-5800-434.90-56

MACHINERY/

EQUIPMENT
$ 100,000 $ 100,000 $ 100,000 $ -
TR24-06
Comprehensive Operational
Analysis 610-5800-341.31-25 STA Funded 610-5800-434.90-56 PLANNING $ 300,000 $ 300,000 $ 300,000 $ - TN25-01 Bus Replacement B 610-5800-341.31-25 STA Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 3,400,000 $ 3,400,000 $ 3,400,000 $ -
610-5800-341.31-25 STA Funded 610-5800-434.90-56 $ 65,000 $ 65,000 $ - 610-5800-341.31-64 TIRCP Funded 610-5800-434.90-56 $ 2,489,413 $ 2,489,413 $ - TN26-01
Transit Office Technology
Upgrades 610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 15,000 $ 15,000 $ 15,000 $ -

SYLVAN PARK

IMPROVEMENTS

BUILDING

IMPROVEMENTS
110-5500-461.90-63
CDBG FUND (110)
Nutrition Site restroom-ADA
compliant
3 year funding cycle -
restroom & shelter
replacement
TRAFFIC CONTROL FACILITY FUND (420)

CAPITAL FACILITIES FUND
PARK DEVELOPMENT FUND (451)
CAPITAL IMPROVEMENT FUND (470)
AIRPORT FUND (600)
ZE Facility Upgrades and
Infrastructire
Park Improvement Project
(Carryover from FY2022)
PR25-09 110-5500-461.90-38
PR27-03

MACHINERY/

EQUIPMENT
TN25-04

FEDERAL C D B G
PR22-01
*General Fund Accounts with no projects proposed are hidden 791

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 4 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
TN26-02
Gas Detection System for
Transit Bus Bays
610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 850,000 $ 850,000 $ 850,000 $ -
TN26-03
Hydraulic Lift w/Tethered Fall
Protection
610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 800,000 $ 800,000 $ 800,000 $ -
TN26-04 Electric Vehicle Replacements 610-5800-341.31-25 STA Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 175,000 $ 175,000 $ -
TN26-05 Transit Vehicle GPS System 610-5800-341.31-25 STA Funded 610-5800-434.90-56

AUTOMOTIVE

EQUIPMENT
$ 30,000 $ 30,000 $ 30,000 $ -
TN27-02
Maintenance and Operations
Facility Improvements 610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 575,000 $ 575,000 $ 575,000 $ -
TN27-03
Bus Stop Improvements and
Transit Advertising 610-5800-341.31-25 STA Funded 610-5800-434.90-56

BUILDING

IMPROVEMENTS
$ 200,000 $ 200,000 $ -
TN27-04
Carbon Reduction Grant
(Caltrans) 610-5800-341.31-64 Caltrans Grant 610-5800-434.90-56

MACHINERY/

EQUIPMENT
$ 488,666 $ 488,666 $ 488,666 $ -
TN27-05
Carbon Reduction Grant
(WRCOG) 610-5800-341.31-64 WRCOG Grant 610-5800-434.90-56

MACHINERY/

EQUIPMENT
$ 500,000 $ 500,000 $ 500,000 $ -
$ - $ 7,785,012 $ - $ 3,079,413 $ - $ 4,095,390 $ - $ 14,959,815 $ 7,785,012 $ - $ - TRANSIT FUND - DIAL-A-RIDE (610)
TN27-01
Paratransit Scheduling
Software 610-5800-341.31-25 STA Funded 610-5850-434.90-49 COMPUTER SOFTWARE $ 60,000 $ 60,000 $ 60,000 $ - $ - $ 60,000 $ - $ - $ - $ - $ - $ 60,000 $ 60,000 $ - $ - PWW3/2022-07W
Well M-12A(Phase 2: Well
Equipping and Site
Improvements)
Fund 660 Reserves 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 366,135 $ - $ - $ - $ -
2018-02W
Well C8 (Phase 2: Well
Equipping and Site
Improvements)
Fund 660 Reserves 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 375,000 $ - $ - $ - $ -
WR-1
New SCADA sites and
upgrades Fund 660 Reserves 660-6300-471.95-27 SCADA/TELEMETRY $ 35,000 $ 25,000 $ 25,000 $ 85,000 $ 35,000 PWRR-2
Water Line Replacement
Locations #2 (Ramsey Phase II) Fund 660 Rate Revenue 660-6300-471.95-10 WATER MAINS $ 1,000,000 $ 1,000,000 $ - $ - $ - PWRR-3
Water Line Replacement
Locations #3
((22nd/Roberge/Sunrise)
Fund 660 Rate Revenue 660-6300-471.95-10 WATER MAINS $ 2,100,000 $ 2,100,000 $ - $ 2,100,000 $ - WR-2
Hydrants for underserved
areas
Fund 660 Rate Revenue 660-6300-471.95-18 HYDRANTS $ 50,000 $ 50,000 $ 100,000 $ - $ - $ - WR-3 Well M-7 Site R&R Fund 660 Rate Revenue 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 125,000 $ 125,000 $ 125,000 $ - $ -
WR-4 Well M-3 Site R&R Fund 660 Rate Revenue 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 160,000 $ 160,000 $ - $ - $ -
WF25-01
Sunset Reservoir entrance
fencing, M-Wells, new and
additional fencing
Fund 660 Rate Revenue 660-6300-471.90-22

FENCING

IMPROVEMENTS
$ 35,000 $ 35,000 $ 70,000 $ - $ 35,000 $ -
WR-5 Dump Truck Fund 660 Rate Revenue 660-6300-471.90-52 VEHICLES $ 105,700 $ 105,700 $ - $ 105,700 $ - WR-6
Environmental & Legal
Support (Flume), USGS Flow
Monitoring
Fund 660 Rate Revenue 660-6300-471.90-78
PLANNING/DESIGNCAPITAL
$ 200,000 $ 200,000 $ 200,000 $ 600,000 $ 200,000 $ -
PWO-9 Water Master Plan Update Fund 660 Rate Revenue 660-6300-471.90-78 PLANNING/DESIGNCAPITAL
$ 200,000 $ 200,000 $ 400,000 $ - $ - $ -
PWRR-22
Portable Emergency
Generators (2) Fund 660 Rate Revenue 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 120,000 $ 120,000 $ 240,000 $ - $ - $ -
PWO-8
Chromium 6 Compliance Plan -
Dynamic Well Profiling Fund 660 Unfunded - Reserves
660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 1,750,000 $ 1,750,000 $ 1,750,000 $ - $ - $ 1,750,000 PWO-8
Chromium 6 Compliance Plan -
Owner Advisor Fund 660 Unfunded 660-6300-471.90-78
PLANNING/DESIGNCAPITAL
$ 250,000 $ 250,000 $ 250,000 $ 250,000 $ 1,000,000 $ 1,000,000 $ - $ 250,000 $ - WATER FUND (660)
*General Fund Accounts with no projects proposed are hidden 792

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 5 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
PWO-8
Chromium 6 Compliance Plan -
Design Consultant for
Treatment Implementation or
New Replacement Wells
Fund 660 Unfunded 660-6300-471.90-78
PLANNING/DESIGNCAPITAL
$ 500,000 $ 750,000 $ 750,000 $ 500,000 $ 2,500,000 $ 2,500,000 $ - $ 500,000 $ - PWO-8
Chromium 6 Complaince Plan -
New Replacement Well #1 or
Wellhead Treatment
Implementation #1
Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 6,000,000 $ 6,000,000 $ 6,000,000 $ - $ - $ -
PWO-8
Chromium 6 Complaince Plan -
New Replacement Well #2 or
Wellhead Treatment
Implementation #2
Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 6,000,000 $ 6,000,000 $ 6,000,000 $ - $ - $ -
PWO-8
Chromium 6 Complaince Plan -
New Replacement Well #3 or
Wellhead Treatment
Implementation #3
Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 6,000,000 $ 6,000,000 $ 6,000,000 $ - $ - $ -
PWO-3
Replace SCADA Computer
Hardware/Software Fund 660 Unfunded 660-6300-471.95-27 SCADA/TELEMETRY $ 250,000 $ 250,000 $ 500,000 $ 500,000 $ - $ 250,000 $ - PWRZ-1
New Pressure Reducing
Valves for Re-Zoning Fund 660 Unfunded 660-6300-471.95-11 WATER REG. VALVES,
ETC
$ 5,000,000 $ 5,000,000 $ 5,000,000 $ - $ - $ -
WR-7 Well C-4 Site R&R Fund 660 Rate Revenue 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 300,000 $ 300,000 $ 300,000 $ 300,000 $ - $ -
WR-8 Well C-4 East Booster R&R Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 125,000 $ 125,000 $ 125,000 $ - $ - $ -
WR-9 Well C-3 Site R&R Fund 660 Rate Revenue 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 150,000 $ 150,000 $ 150,000 $ 150,000 $ - $ -
WR-10 Well C-6 Site R&R Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 200,000 $ 200,000 $ 200,000 $ - $ - $ -
WR-11
Well 9 (Banning Canyon) Site
R&R Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 175,000 $ 175,000 $ 175,000 $ - $ 175,000 $ -
WR-12
Well 10 (Banning Canyon) Site
R&R Fund 660 Unfunded 660-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 175,000 $ 175,000 $ 175,000 $ - $ 175,000 $ -
$ 741,135 $ 2,560,000 $ 3,815,700 $ 13,205,000 $ 8,530,000 $ 6,750,000 $ 29,875,000 $ 34,860,700 $ 775,000 $ 3,590,700 $ 1,785,000 PWW3/2022-07W
Well C8 (Phase 2: Well
Equipping and Site
Improvements)
Fund 661 Water DIF 661-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 43,500 $ - $ - $ - $ -
PWW3/2022-07W
Well C8 (Phase 2: Well
Equipping and Site
Improvements)
Fund 661 Water DIF 661-6300-471.90-78
PLANNING/DESIGNCAPITAL
$ 1,104,150 $ - $ - $ - $ -
Fund 661 Water DIF 661-6300-471.90-12

BUILDING

CONSTRUCTION
$ 1,250,000 $ 1,250,000 $ - $ - $ -
Fund 661 Water DIF 661-6300-471.90-78
PLANNING/DESIGNCAPITAL
$ 200,000 $ 200,000 $ - $ 200,000 $ -
Well C-9 (Lower Main) Siting
Study (Planning/Design) Fund 661 Water DIF 661-6300-471.90-78 PLANNING/DESIGNCAPITAL
$ 200,000 $ 200,000 $ 200,000 $ - $ -
Well C-9 (Lower Main)
Planning/Design Fund 661 Water DIF 661-6300-471.90-78 PLANNING/DESIGNCAPITAL $ 350,000 $ 350,000 $ 700,000 $ 350,000 $ 350,000 $ -
Well C-9 (Lower Main) Drilling Fund 661 Water DIF 661-6300-471.95-08 $ 3,000,000 $ 3,000,000 $ - $ 3,000,000 $ - Well C-9 (Lower Main)
Equipping
Fund 661 Water DIF 661-6300-471.95-08 $ 3,500,000 $ 3,500,000 $ - $ - $ - PWP-1
New Transmission Main for
Poroposed Lower Main Well C9 Fund 661 Water DIF 661-6300-471.95-10 WATER MAINS $ 600,000 $ 600,000 $ - $ 600,000 $ -

WELLS/PUMPING

EQUIPMENT
Water/Wastewater Admin
Building WD-1
WATER CAPITAL FACILITIES FUND (661)
PWW-1
*General Fund Accounts with no projects proposed are hidden 793

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 6 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

WELLS/PUMPING

EQUIPMENT
$ 300,000 $ 300,000 $ - $ - $ -
WD-2
Properties for reservoir, wells,
booster station Fund 661 Water DIF 661-6300-471-90.02 PROPERTY ACQUISITION $ 150,000 $ 150,000 $ - $ - $ - PWPU-5 Add VFD to Well C-5 Fund 661 Water DIF 661-6300-471.95-08

WELLS/PUMPING

EQUIPMENT
$ 150,000 $ 150,000 $ - $ - $ -
$ 1,147,650 $ 550,000 $ 4,150,000 $ 5,200,000 $ - $ 150,000 $ - $ 10,050,000 $ 550,000 $ 4,350,000 $ - No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
BUA WATER CAPITAL PROJECT FUND (663)
No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
EL25-01 Machinery Equipment Unfunded MACHINERY/

EQUIPMENT
$ 20,000 $ - $ -
EL25-02 PQM expense Unfunded METERS $ 25,000 $ - $ -
EL25-03
Electric Building
Improvements
Unfunded BUILDING

IMPROVEMENTS
$ 310,000 $ - $ -
EL25-04
Easment & right-of-way
aquisitions
Unfunded MISC ELECTRIC

IMPROVEMENT
$ 100,000 $ - $ -
$ - $ - $ - $ - $ - $ - $ 455,000 $ - $ - $ - $ -
EL25-01 Midway Substation Upgrades 670-7000-356.38-01 Rate Revenue 673-7000-473.96-12

SPECIAL UTILITY
CIP/SUBSATION $ 125,000 $ 125,000 $ 125,000 $ -
EL25-02
Sunset Distribution Circuit 77
Extension: Mountain Ave
673-7000-366.44-07 CAIC 673-7000-473.96-18

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 2,000,000 $ 2,000,000 $ -
EL25-03
System Impact Studies;
Equipment and Procurement 670-7000-356.38-01 Rate Revenue 673-7000-473.96-19

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 75,000 $ 125,000 $ 25,000 $ 25,000 $ 25,000 $ 275,000 $ 75,000 $ 125,000 $ - EL25-04
Major Substation
Maintenance & Testing 670-7000-356.38-01 Rate Revenue 673-7000-473.96-20

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 250,000 $ 50,000 $ 50,000 $ - EL25-05
Distribution System
Automation
670-7000-356.38-01 Rate Revenue 673-7000-473.96-22

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 25,000 $ 250,000 $ 25,000 $ 25,000 $ 25,000 $ 350,000 $ 25,000 $ 250,000 $ - EL25-06
Line Capacitor Bank
Equipment
670-7000-356.38-01 Rate Revenue 673-7000-473.96-26

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 30,000 $ 30,000 $ 60,000 $ 30,000 $ 30,000 $ -
EL25-07
Underground Utility Cable
Replacment at Hillside/
Mockingbird Area &
Westward/Barbour from 8th
to 4th
670-7000-356.38-01 Rate Revenue 673-7000-473.96-36

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 1,375,000 $ 500,000 $ 500,000 $ 2,375,000 $ 1,375,000 $ 500,000 $ - 670-7000-356.38-01 Rate Revenue $ 175,000 $ 175,000 $ - 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) $ 175,000 $ 175,000 $ -
670-7000-356.38-01 Rate Revenue $ 48,500 $ 49,875 $ 51,358 $ 105,280 $ 108,438 $ 363,451 $ 48,500 $ 49,875 $ - 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) $ 145,500 $ 149,624 $ 154,075 $ 315,840 $ 325,316 $ 1,090,355 $ 145,500 $ 149,624 $ - EL27-03
Alola St/I-10 Crossing - 34.5kV
Circuit Replacement 670-7000-356.38-01 Rate Revenue 673-7000-473.96-39

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 850,000 $ 850,000 $ -
EL25-08
Distribution Pole
Replacements 670-7000-356.38-01 Rate Revenue 673-7000-473.96-40

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 194,000 $ 199,499 $ 205,433 $ 421,120 $ 433,754 $ 1,453,806 $ 194,000 $ 199,499 $ -

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
EL27-02 673-7000-473.96-39
Transmission Pole
Replacement (19 of 25 poles
at Robertsons)
EL27-01
Underground Utility Cable
Replacement at Vista Serena 673-7000-473.96-36

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
ELECTRIC FUND (670)
ELECTRIC IMPROVEMENT FUND (673)
IRRIGATION WATER FUND (662)
*General Fund Accounts with no projects proposed are hidden 794

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 7 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
EL25-09
Voltage Conversion at Alola
St; Replace 4kV with 12kV
infrastructure
670-7000-356.38-01 Rate Revenue 673-7000-473.96-41

SPECIAL UTILITY

CIP/SYSTEM

IMPROVEMENT
$ 149,500 $ 149,500 $ 149,500 $ -
EL25-10
Grid Hardening and Reclosers
for Wildfire Mitigation at
Banning Canyon
670-7000-356.38-01 Rate Revenue 673-7000-473.96-42

SPECIAL UTILITY

CIP/WILDFIRE

MITIGATION
$ 60,000 $ 175,000 $ 175,000 $ 175,000 $ 25,000 $ 610,000 $ 60,000 $ 175,000 $ - EL27-04
Mias Canyon Line Hardening
and Wildfire Mitigation 673-7000-473.96-42 Grant 673-7000-473.96-42

SPECIAL UTILITY

CIP/WILDFIRE

MITIGATION
$ 2,260,000 $ 2,260,000 $ 2,260,000 $ -
EL25-11
SCADA Control at Various
Substations 670-7000-356.38-01 Rate Revenue 673-7000-473.96-43

SPECIAL UTILITY
CIP/SUBSATION $ 25,000 $ 285,000 $ 25,000 $ 25,000 $ 360,000 $ 25,000 $ - EL25-12
First Hathaway Logistics:

Design and Material
Procurement
673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-52

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 1,000,000 $ - $ -
EL25-13
I-10 E Commerce Center:

Design and Material
Procurement
673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-53

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 1,000,000 $ - $ -
EL25-14
SLB Extension Project: Design
and Material Procurement 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-54

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 1,000,000 $ 1,000,000 $ 1,000,000 $ -
EL25-15
Hargrave Grade Separation:

Engineering and Design 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-55

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 25,000 $ 25,000 $ 25,000 $ 25,000 $ 100,000 $ 25,000 $ - EL25-16
Hathaway St/I-10 Crossing -

34.5KV/12.4KV Circuit
Replacement
673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-56

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 20,000 $ 130,000 $ 1,500,000 $ 1,650,000 $ 20,000 $ - EL25-17
SoCal Gas Line (Seof BNG):

Design and Service Support 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-57

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 25,000 $ - $ -
EL25-18
Indian Health Clinic: Design
and Service Support 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-58

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 20,000 $ 20,000 $ 20,000 $ -
EL27-05
Airport Substation
Decomissioning/4kV to 12kV
Conversion
670-7000-356.38-01 Rate Revenue 673-7000-473.96-XX

SPECIAL UTILITY
CIP/SUBSATION $ 125,000 $ 125,000 $ 125,000 $ -
EL27-06
Highland Home Road to
Midway Substation/I-10
Crossing - 34.5kV/12.4 kV
Circuit Replacement
673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-XX

SPECIAL UTILITY CAPITAL

PROJECTS / LINE

SERVICE EXTENSION
$ 425,000 $ 425,000 $ 850,000 $ 1,700,000 $ 425,000 $ - EL27-07 Future Substation 673-7000-366.44-07
Contribution in Aid of
Construction (CAIC) 673-7000-473.96-XX

SPECIAL UTILITY
CIP/SUBSTATION $ 1,500,000 $ 4,500,000 $ 6,000,000 $ -
$ - $ 4,408,000 $ 3,298,498 $ 5,900,866 $ 6,517,240 $ 3,392,508 $ 2,025,000 $ 23,517,112 $ 4,408,000 $ 3,298,498 $ - No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Fund 680 Wastewater Reserves 680-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 1,500,000 $ 500,000 $ 2,000,000 $ - $ - $ 1,500,000
Fund 680 EPA Fed. Grant 680-8000-347.34-09

TREATMENT PLANT
IMPROV
$ 1,250,000 $ 1,250,000 $ 1,250,000 $ - $ -
WWTP Treatment Upgrades3.6 MGD
Fund 680 Rate Revenue 680-8000-454.90-78
PLANNING/DESIGNCAPITAL
$ 5,000,000 $ 5,000,000 $ 5,000,000 $ - $ -
PUBLIC BENEFIT (675)
WASTEWATER FUND (680)
2020-08WW Equalization Basin
2022-01WW
(WWTP-5)
*General Fund Accounts with no projects proposed are hidden 795

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 8 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

TREATMENT PLANT

IMPROVMENTS
$ 11,000,000 $ 11,000,000 $ 22,000,000 $ - $ 11,000,000 $ - WWTP Treatment Upgrades3.6 MGD
Fund 680 BOR Grant 680-8000-347.34-09

TREATMENT PLANT

IMPROVMENTS
$ 16,194,576 $ 16,194,576 $ - $ 16,194,576 $ -
WWRR-1
Annual Sewer Replacement/
Lining
Fund 680 Rate Revenue 680-8000-454.90-78
PLANNING/DESIGNCAPITAL
$ 1,250,000 $ 1,050,000 $ 2,300,000 $ - $ - $ -
WWTP-1
Digestor Cleaning and
Recoating
Fund 680 Rate Revenue 680-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 250,000 $ 250,000 $ 500,000 $ 250,000 $ 250,000 $ -
WWR-1
Westward Liftstation
(Discharge Piping and
Replacement Pump)
Fund 680 Wastewater Reserves 680-8000-454.90-56

MACHINERY/

EQUIPMENT
$ 75,000 $ 75,000 $ - $ - $ 75,000
WWR-2 I&I Study Fund 680 Rate Revenue 680-8000-454.90.78 PLANNING/DESIGNCAPITAL
$ 50,000 $ 50,000 $ 100,000 $ - $ - $ -
WWTP-2
WWTP Heat Exchanger
Repairs
Fund 680 Rate Revenue 680-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 60,000 $ 60,000 $ - $ 60,000 $ -
WWTP-3 PVC Digestor Gas Piping Fund 680 Rate Revenue 680-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 150,000 $ 150,000 $ - $ 150,000 $ -
WWTP-4
Repairs to Boiler Gas Control
Valves Fund 680 Rate Revenue 680-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 300,000 $ 300,000 $ - $ 300,000 $ -
2022-01WW
(WWTP-5)
WWTP Treatment Upgrades3.6 MGD
Fund 680 Not Funded 680-8000-454.95-12

TREATMENT PLANT

IMPROVMENTS
$ 14,000,000 $ 14,000,000 $ 28,000,000 $ 28,000,000 $ - $ 14,000,000 $ - 2022-01WW
(WWTP-5)
WWTP Treatment Upgrades3.6 MGD* Fund 680 Not Funded 680-8000-454.95-12TREATMENT PLANT

IMPROVMENTS
$ 7,500,000 $ 7,500,000 $ 15,000,000 $ 15,000,000
WWGM-9
Gravity Main along Porter
Street, Phase I Fund 680 Not Funded 680-8000-454.95-12

SEWER MAIN & COLL

SYSTEMS
$ 150,000 $ 150,000 $ 150,000
WWGM-10
Gravity Main along Porter
Street, Phase II Fund 680 Not Funded 680-8000-454.95-12

SEWER MAIN & COLL

SYSTEMS
$ 900,000 $ 900,000 $ 900,000
WWGM-11
Gravity Main: Porter Street to
WWTP
Fund 680 Not Funded 680-8000-454.95-12

SEWER MAIN & COLL

SYSTEMS
$ 525,000 $ 525,000 $ 525,000
WWTP-5
New PLCs (SCADA Servers
Hardware) Fund 680 Not Funded 680-8000-454.90-48 COMPUTER HARDWARE $ 100,000 $ 100,000 $ 200,000 $ 200,000 $ - $ 100,000 $ - $ - $ 8,075,000 $ 50,054,576 $ 32,650,000 $ 1,300,000 $ 2,625,000 $ 44,775,000 $ 94,704,576 $ 6,500,000 $ 42,054,576 $ 1,575,000 WASTEWATER CAPITAL FACILITY FUND (681)
2020-08WW Equalization Basin Fund 681 Wastewater DIF 681-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 2,000,000 $ 650,000 $ 2,650,000 $ 2,000,000 $ 650,000 $ - 2022-01WW
(WWTP-5)
WWTP Treatment Upgrades3.6 MGD to 4.8 MGD
Fund 681 Wastewater Reserves 681-8000-454.95-12

TREATMENT PLANT

IMPROVMENTS
$ 9,000,000 $ 9,000,000 $ - $ - $ -
Fund 681 Wastewater DIF 681-8000-454.90-78 PLANNING DESIGN $ 200,000 Fund 681 Wastewater DIF 681-8000-454.90-12

BUILDING

CONSTRUCTION
$ 1,000,000 $ 1,000,000 $ - $ - $ -
WWGM-9
Gravity Main along Porter
Street, Phase I Fund 681 Wastewater Reserves 681-8000-454.95-14

SEWER MAIN & COLL

SYSTEMS
$ 225,000 $ 225,000 $ - $ - $ -
WWGM-10
Gravity Main along Porter
Street, Phase II Fund 681 Wastwater Reserves 681-8000-454.95-14

SEWER MAIN & COLL

SYSTEMS
$ 2,000,000 $ 2,000,000 $ - $ - $ -
WWGM-11
Gravity Main: Porter Street to
WWTP
Fund 681 Wastwater Reserves 681-8000-454.95-14

SEWER MAIN & COLL

SYSTEMS
$ 1,250,000 $ 1,250,000 $ - $ - $ -
$ - $ 2,000,000 $ 850,000 $ 10,000,000 $ - $ 3,475,000 $ - $ 16,125,000 $ 2,000,000 $ 650,000 $ - WWTP Treatment Upgrades3.6 MGD
Fund 682 Wastewater Reserves 682-8050-454.95-10

RECYCLED WATER
MAINS
$ 4,500,000 $ 5,000,000 $ 225,000 $ 9,725,000 $ 4,500,000 $ 5,000,000 $ - $ - $ 4,500,000 $ 5,000,000 $ 225,000 $ - $ - $ - $ 9,725,000 $ 4,500,000 $ 5,000,000 $ - BUA WASTEWATER CAPITAL PROJECT FUND (683)
WWTP Treatment Upgrades3.6 MGD
Fund 683 BUA WW Reserves 683-8000-454.95-12

TREATMENT PLANT
IMPROV
$ 2,500,000 $ 2,500,000 $ - $ - $ -
$ - $ - $ - $ 2,500,000 $ - $ - $ - $ 2,500,000 $ - $ - $ - No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
WASTEWATER TERTIARY FUND (682)
FLEET MAINTENANCE FUND (702)
WD-1
Water/Wastewater Admin
Building
2022-01WW
(WWTP-5)
*General Fund Accounts with no projects proposed are hidden 796

CITY OF BANNING
DRAFT Capital Improvement Program 5-Year Fiscal Years 2027-2031 9 of 9
FY 2027 FY 2028
Remaining FUTURE Fiscal Year Capital Improvement Project (CIP) Appropriations Previously
Appropriated
Budget
Expenditure Account
Description
Project ID/
CIP Proj. # Project Description Revenue Source
Funding Source
Account Description
Expenditure Account
No.

Amount of
Reserves Used FY27
5 Year Project
Total
FY 2027 Capital NON RESERVE FUNDING TOTALS
Improvement
Project (CIP)
Appropriations
FY 2028 FY 2029 FY 2030 FY 2031
Unfunded Capital
Improvement
Projects
(Grants, Rate Supported CIP, Restricted
Funds, DIF)
No Proposed Capital Projects $ - $ -
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
FA25-01 Corporate Yard Slurry Seal RESERVES (CAPITAL
REPLACEMENT) 704-3200-412.90-07

PARKING LOT

IMPROVEMENTS
$ 175,000 $ - $ -
FA24-01 City Hall Roof project RESERVES (CAPITAL
REPLACEMENT) 704-3200-412.90-15

BUILDING

IMPROVEMENTS
$ 350,000 $ 350,000 $ -
FA24-02 Senior Center Roof Project RESERVES (CAPITAL
REPLACEMENT) 704-3200-412.90-15

BUILDING

IMPROVEMENTS
$ 250,000 $ 250,000 $ -
FA25-02 PW/Electric Roof Project RESERVES (CAPITAL
REPLACEMENT) 704-3200-412.90-15

BUILDING

IMPROVEMENTS
$ 250,000 $ 250,000 $ -
FA24-03
HVAC Unit Replacement City
Wide

RESERVES (CAPITAL
REPLACEMENT) 704-3200-412.90-15

BUILDING

IMPROVEMENTS
$ 250,000 $ 100,000 $ 100,000 $ 100,000 $ 300,000 $ -
FA25-03
Citywide Facility Need
Assessment
RESERVES 704-3200-412.90-?? BUILDING PLANNING $ 350,000 $ 350,000 $ - FA25-04
Citywide Facility Condition
Assessment
RESERVES 704-3200-412.90-?? BUILDING PLANNING $ 350,000 $ 350,000 $ - FA24-04 Armory EOC Improvements STATE EOC GRANT 704-3200-412.90-15 IN PROCESS $ 583,000 $ 583,000 $ - $ 833,000 $ - $ 250,000 $ 1,050,000 $ 450,000 $ 100,000 $ 175,000 $ 2,433,000 $ - $ - $ - $ 41,827,627 $ 35,996,751 $ 70,178,774 $ 75,930,279 $ 18,887,240 $ 22,517,898 $ 82,519,000 $ 223,893,942 $ 32,636,751 $ 61,603,774 $ 3,360,000 BUILDING FAINTENANCE FUND (704)

INFORMATION SYSTEMS SERVICES FUND
*General Fund Accounts with no projects proposed are hidden 797 Updated 6-16-26 /cmd
0001– General 400 – Police Facilities Development
1000 – City Council 410 – Fire Facilities Development
1200 – City Manager 420 – Traffic Control Facility Fund 1210 – Economic Development 421 – Ramsey/Highland Home Road Signal 1220 – Public Information 430 – General Facilities Fund 1230 – Grants Management 441– Sunset Grade Separation Fund 1300 – Human Resources 444 – Wilson Median Fund
1400 – City Clerk 445 – Hargrave Grade Separation Fund 1500 – Elections 451 – Park Development Fund 1800 – City Attorney 470 – Capital Improvement Fund
1900 – Fiscal Services
1910 – Purchasing & A/P
2060 – TV Government Access 2200 – Police 660 – Water Fund 2210 – Dispatch 661 – Water Capital Facilities Fund
2300 – Animal Control 662 – Irrigation Water Fund
2400 – Fire 663 – BUA Water Capital Project Fund
2700 – Building Safety 669 – BUA Water Debt Service Fund 2740 – Code Enforcement 680 – Wastewater Fund
2800 – Planning 681 – Wastewater Capital Facility Fund
3000 - Engineering 682 – Wastewater Tertiary Fund
3600 – Parks 683 – BUA Wastewater Capital Project Fund
4000 - Recreation 685 – State Revolving Loan Fund
4010 – Aquatics 689 – BUA Wastewater Debt Service Fund
4020 – Day Care 4050 – Sr. Center Enterprise Funds
4060 – Sr. Center Advisory Board 600 – Airport Fund
4080 – Stagecoach Days 610 – Transit Fund
4800 – Debt Service 5800 – Transit Fixed Route 5400 – Community Enhancement 5850 – Transit Dial a Ride 9600 – Refuse 670 – Electric Fund
7000 – Electric
7010 – Generation & Transmission
Special Revenue F u n d s
002 – Developer Deposit Fund 672 – Rate Stability Fund 005 – Successor Agency Admin Fund 673 – Electric Improvement Fund 100 – Gas Tax Street Fund 674 – ’07 Electric Revenue Bond Project Fund 101– Measure A Street Fund 675 – Public Benefit Fund
102 – RMRA (SB1) Gas Tax Fund 678 – ’07 Electric Revenue Bond Debt Service Fund 105 – NPDES Storm Water Internal Service Funds 110 – CDBG Fund 700 – Risk Management Fund 111 – Landscape Maintenance 5020 – Workers Compensation 132 – Air Quality Improvement Fund 5030 – Unemployment Insurance 140 – Asset Forfeiture/Police Fund 5040 – Liability Insurance 148 – Supplemental Law Enforcement 5300 – City Attorney 150 – State Park Bond Fund 702 – Fleet Maintenance
200 – Special Donation Fund 703 – Information Systems Services 201– Sr. Center Activities Fund 704 – Building Maintenance 4050 – Senior Center 705 – Support Services
4060 – Senior Center Advisory Board 761 – Utility Billing Administration 202 – Animal Control Reserve Fund 3100 - Account & Collection Service 2 03 – Police Volunteer Fund 3110 - Meter Reading Service 221 – CSCDA CFD 2020-02 Atwell
222 – ARPA – American Rescue Plan Successor Agency Funds 300 – City Administration COP Debt Service 805 – Redevelopment Obligation Retirement Fund 360 – Sun Lakes CFD #86- 1 810 – Successor Housing Agency 365 – Wilson Street #91-1 Assessment Debt 830 – Debt Service Fund 370 – Area Police Computer Fund 840 - Bond Expenditure Agreement (BEA) Project Fund 375 – Fair Oaks #2004-01 Assessment Debt 841- Bond Expenditure Agreement (BEA) Low/Mod Fund 376 – Cameo Homes 850 – Successor Agency
Fund/Department Legend
Banning Utility Authority Funds
Capital Improvement Funds
798

CITY OF BANNING

NOTICE OF PUBLIC HEARING

BEFORE THE CITY COUNCIL

JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, THE BANNING UTILITY

AUTHORITY, AND THE SUCCESSOR AGENCY OF THE CITY OF BANNING CALIFORNIA, APPROVING AND ADOPTING THE 2027-2031 5-YEAR CAPITAL IMPROVEMENT PROGRAM INCLUDING 2027 CAPITAL IMPROVEMENT APPROPRIATIONS
NOTICE IS HEREBY GIVEN that the City Council of the City of Banning, California, will hold a public hearing at its meeting of October 13, 2026. The City Council meeting begins at 5:00 p.m., in the Council Chambers at City Hall, 99 East Ramsey Street, Banning, CA 92220. To observe the live meeting through your personal computer or smart phone enter the following link: https://banninglive.viebit.com or view on the Banning Government Channel on Cable Television.

The purpose of this hearing is to consider the adoption and approval of the 2027-2031 5-Year Capital Improvement Program including 2027 Capital Improvement Appropriations.

ENVIRONMENTAL DETERMINATION: The adoption of the 5-Year Capital Improvement Program specified in this Resolution was reviewed in accordance with the criteria contained in the California Environmental Quality Act (“CEQA”) and the State CEQA guidelines. The City Council finds the adoption of the 5-Year Capital Improvement Program is not a project under the California Environmental Quality Act (CEQA) pursuant to section 15378(b)(4), as the action relates to the creation of government funding mechanisms or other governmental fiscal activities, which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment.

REVIEW OF PROJECT INFORMATION: The proposed application, site plan, and related documents are available for public review by contacting the Community Development Department during normal business hours (Monday – Friday, 8:00am to 5:00pm) by telephone at (951) 922-3125.

COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing:
• You may provide oral comments at the in-person hearing. Agendas are available at least 72 hours in advance of the meeting online: https://banningca.granicus.com/ViewPublisher.php?view_id=1 • Written comments may be submitted to the City Council by email at [email protected] or letter to the address below. Transmittal prior to the start of the meeting is required. Any correspondence received during or after the meeting will be distributed to the City Council as soon as practicable and retained for the official record.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at 951-822-3125. Notification 48 hours prior to the meeting Will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Si necesita ayuda con esta carta, por favor llame a la Ciudad de Banning y puede hablar con Sandra Calderon, Deputy City Clerk, teléfono (951) 922-3102.

BY ORDER OF THE PUBLIC WORKS DIRECTOR OF THE CITY OF BANNING, CALIFORNIA. 799
Art Vela, PE Dated: September 28, 2026
Public Works Director Publish: October 2, 2026
800

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Elizabeth Gibbs, City Manager
MEETING DATE: October 13, 2026
SUBJECT: Presentation of the Banning Police Department Organizational Assessment prepared by Jacob Green & Associates
STAFF RECOMMENDATION:

Receive and file the Banning Police Department Organizational Assessment prepared by Jacob Green & Associates
BACKGROUND:

On November 25, 2025, the City Council held a 7.5-hour Strategic Planning Workshop to review the organization's main challenges and set long-term priorities. The workshop found four departments in severe distress: Finance, Information Technology, Human Resources, and Police. The Police Department was named the highest priority for immediate action. At the time, the Department had a vacancy rate of about 30%, a large number of employment-related claims, and an internal culture that, by the Chief's own assessment, needed a formal reset. The Council chose to spend one-time funds on an independent assessment of the Department.

The City's risk management authority, PERMA, recommended Jacob Green & Associates (JGA) as a leader in public safety organizational assessment. The Police Chief, Human Resources, and the City Attorney's Office met with JGA and jointly selected the firm. JGA submitted its proposal on December 26, 2025. On January 13, 2026, the City Council voted unanimously to adopt Resolution 2026-12, awarding JGA a professional services agreement to conduct the assessment. JGA's fee was an all-inclusive $48,000. The agreement ran from January 13 through June 30, 2026, and the assessment was to be completed within 90 days.

On February 24, 2026, the City Council adopted the City's Strategic Plan, Banning 2030: Designing Our Future TODAY! Under Strategic Goal 1, Ensuring Public Safety, the plan makes the assessment a firsttier policy initiative: 1b. Provide One-Time Resources and Independently Evaluate the Police Department. The initiative's charter, the Banning PD Organizational Assessment and Improvement Initiative, calls for an objective evaluation of the Department's culture and practical strategies to move it in a more positive direction. It also calls for consistent performance expectations across all ranks. Its final milestone is a review of the assessment's recommendations and a proposed implementation plan for the Police Chief and City Manager.
801
The assessment aimed to provide an objective view of the Department's culture and operations. It was also meant to give Department leadership practical strategies for setting consistent performance expectations across all ranks.

JGA gathered input in three ways:

One-on-one interviews with 20 Department employees
A survey of Department staff, with 26 responses
A survey of City department heads, with 5 responses
Interviews and surveys covered four areas: purpose, resources, leadership, and culture and climate.

JGA presented its findings to City staff on June 12, 2026.

The assessment results were shared with all Police Department employees on September 25, 2026, along with a summary from the City Manager. The assessment is now being presented to the City Council and made available to the public (Attachment 1).

JUSTIFICATION:

The assessment gives the City a clear, independent picture of where the Police Department stands and a practical set of next steps. Receiving it in public completes the assessment phase of Strategic Plan Initiative 1b and gives the community the same information the City is using to guide improvements.

Strengths. JGA found a workforce that remains committed to serving the community despite serious staffing pressure. Employees generally view their immediate supervisors positively. Several reported that assignment and promotion processes have become more transparent and merit-based. Employees showed broad awareness that improvement is needed and a willingness to support change. Other City departments described the Department as generally open to collaboration (average rating 3.8 out of 5).

Challenges. JGA also identified significant concerns in each area it reviewed:

Staffing and workload: Shortages across patrol, dispatch, investigations, and support functions are the Department's most significant operational risk. They contribute to overtime, burnout, turnover, and officer safety concerns. Strategic Plan Initiative 4c, a proactive outreach and hiring program for Police, also targets this issue.

Direction and structure: Employees reported uncertainty about the Department's mission, goals, and priorities. Divisions often operate in silos, and service delivery is mostly reactive.

Leadership: Employees described executive leadership as divided, with low trust and inconsistent accountability and communication.

Culture and climate: Employees reported low morale, perceived favoritism, internal conflict, and hesitation to raise concerns for fear of retaliation.

Systems and training: Administrative systems and report-writing tools are outdated, and training and professional development opportunities are limited.

Survey Statement Average Rating
Share answering 1 (strongly
disagree)
802
The Department has sufficient
staffing levels to meet current
service demands

1.42 81%
The Chief of Police, Acting
Captain, and Lieutenant operate
as a unified and cohesive group

1.62 77%
Favoritism and cliques do not
influence decision-making or
opportunities

1.73 73%
Communication of organizational
goals is consistent across all
levels of the Department

1.85 39%
I am confident in the Department's
ability to improve and move
forward in a positive direction

2.65 27%
My immediate supervisor is a
good leader

3.27 27%
Maintenance issues with
equipment, including police
vehicles, are addressed promptly

3.28 16%
Selected staff survey results (1 = strongly disagree, 5 = strongly agree) Recommendations. JGA recommends short-term, measurable actions to build confidence, alignment, and results:

1. Strengthen executive leadership alignment, with clearly defined roles and consistent messaging.

2. Evaluate bringing in experienced executive leadership from outside the Department.

3. Implement a proactive, data-driven policing strategy.

4. Complete a comprehensive staffing and workload analysis.

5. Establish a formal internal communication strategy.

6. Standardize written criteria for discipline, assignments, promotions, training, and evaluations.

7. Develop a department-wide culture and wellness plan.

8. Rebuild trust through listening sessions and facilitated teambuilding.

9. Reinforce chain of command and provide leadership training for supervisors.

Each recommendation includes measures so the City can track progress.

Actions underway. The City has already begun to respond:

Results shared with employees. All Police Department employees received the assessment and a summary from the City Manager before this public presentation.

Command structure. The Fiscal Year 2026–27 budget, adopted by the City Council on September 22, 2026, eliminated the Police Captain position. The Acting Captain assignment referenced in the survey no longer exists.

Outside interim leadership. JGA recommended experienced executive leadership from outside the Department, without prior internal alliances or history. Consistent with that recommendation, the City Manager is asking the City Council to approve the appointment of an experienced retired annuitant to serve as interim Police Chief. That appointment is a separate item on tonight's agenda.
803
Consistent with the Initiative 1b charter, staff will use the recommendations to develop an implementation plan for the Department.

FISCAL IMPACT:

Receiving and filing the assessment has no fiscal impact. Under Resolution 2026-12, the City Council appropriated $52,800 for this work in Fiscal Year 2025/26 to Account 001-1300-412.33-11 (Human Resources – Professional Services). That amount covered JGA's $48,000 all-inclusive fee plus a 10% contingency for additional services. The total paid to JGA was $49,601.36. Any recommendations requiring funding will return to the City Council for consideration, in keeping with Banning's Workout Plan to Fiscal Sustainability.

ATTACHMENTS:

1. Banning PD Organizational Assessment_Presentation.pdf 804
City of Banning
Police Department
Organizational Assessment Presentation
June 12, 2026
805
Presentation
1 Purpose
2 3
4 5
Methodology
Assessment Findings
AEM Cube - Team Dynamics
Recommendations for Future Readiness
806
Purpose of Assessment
Provide a third-party perspective on
the City of Banning Police Department to
identify organizational development
enhancements that will prepare the team for
future growth and success.
807
Department Overview
The Banning Police Department was established in 1913 and employs about 50 sworn officers and civilian staff. It serves the City of Banning, which covers approximately 23 square miles with an estimated population of 33,000. The department’s mission is to serve with honor and protect all citizens of our culturally diverse community, through a partnership focused on public trust and providing a safe environment for all.

Services and Programs
• Field Patrol and Traffic Division
• Detective Bureau for investigations
• Gang Task Force and Community Special Enforcement Team • Field Training Officer and Reserve Police Officer Programs • School Resource Officer and Homeless Liaison Officer
• Animal Control Services
• Crime Reporting, including online reporting for non-emergency incidents • The department also supports educational programs like Gang Resistance Education And Training (G.R.E.A.T.), which provides school-based instruction to prevent youth involvement in gangs 808
Methodology
Explored:
• Strengths
• Challenges
• Purpose
• Resources
• Leadership
• Culture/Climate
1 on 1 Interviews:
• 20 - Department Staff
10 AEM-Cube Assessments
26 Department Survey Responses
5 City Department Head Survey Responses
809
Assessment
Findings
810
Assessment Purpose
Categories
Resources
Leadership
Culture/Climate
811
Purpose
Findings
Commitment To Service: Employees and stakeholders consistently acknowledged that personnel remain committed to serving the community and maintaining public safety services despite staffing shortages, operational strain, and organizational instability.

Openness To Improvement: Employees demonstrated broad awareness that operational systems, organizational alignment, and internal processes require improvement, reflecting organizational willingness to support change efforts.

Collaborative External Relationships: Stakeholders described the Department as generally willing to collaborate with other City departments and respond to external feedback. “I hope this survey and organizational assessment has an impact and there are positive changes.”

STRENGTHS
812
Purpose
City Department Head Survey Data
Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) JGA
The Police Department is open to
feedback and collaboration from
other City departments.
1 Star
0%
2 Stars
20%
3 Stars
20% 4 Stars
20%
5 Stars
40%
AVERAGE RATING 3.80
813
Purpose
Findings
Unclear Organizational Direction: Employees consistently reported uncertainty regarding the Department’s mission, goals, priorities, and overall direction, limiting organizational alignment across divisions and ranks.

Fragmented Organizational Structure: Divisions and support units were frequently described as operating independently without cohesive priorities, resulting in siloed operations and inconsistent coordination.

Reactive Service Delivery: Employees described the Department as primarily reactive rather than proactive in addressing crime trends, community concerns, and operational planning.

Inconsistent Policies And Processes: Staff reported confusion regarding policies, decision-making authority, accountability expectations, and operational procedures. Administrative systems and workflows were also described as outdated and inefficient. “The department does not have a clear direction. New officers don’t know what the mission is and the older officers are not sure either.”

CHALLENGES
814
Purpose
PD Staff Survey Data
JGA
Communication of organizational
goals is consistent across all levels
of the Department.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
2 Stars 39%
28%
3 Stars
11%
4 Stars
17%
5 Stars
5%
AVERAGE RATING 1.85
815
Resources
Findings
Reliable Operational Support: Employees generally viewed technology support and equipment maintenance more positively than many other operational support areas, indicating relative consistency in these functions.

Dedicated Workforce Commitment: Staff consistently acknowledged that employees continue working hard to maintain operations and fulfill service responsibilities despite staffing shortages and operational pressure.

Existing Wellness Resources: The Department has implemented wellness-related amenities and support resources intended to support employee well-being. “We’re fulfilling the duties and making it work.”

STRENGTHS
816
Resources
PD Staff Survey Data
JGA
Maintenance issues with
equipment, including police
vehicles are addressed promptly to
minimize disruptions in workflow.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
16%
2 Stars
8%
3 Stars
28%
4 Stars
28%
5 Stars
20%
AVERAGE RATING 3.28
817
Resources
Findings
Severe Staffing Shortages: Staffing shortages across patrol, dispatch, investigations, and support functions were consistently identified as one of the Department’s most significant operational risks affecting service delivery, officer safety, morale, and retention.

Retention And Compensation Pressure: Employees consistently identified low compensation and turnover as major contributors to staffing instability and recruitment challenges.

Burnout And Workload Stress: Employees described significant burnout caused by staffing shortages, overtime demands, workload pressure, and administrative responsibilities.

Limited Training And Development: Employees expressed concern regarding limited training opportunities, inconsistent mentorship, and insufficient professional development pathways.

Outdated Administrative Systems: Administrative systems, paperwork processes, report writing software, and workflows were widely viewed as outdated and inefficient. “There are times when there are not enough patrol officers, and it can create officer safety concerns.”

CHALLENGES
818
Resources
PD Staff Survey Data
JGA
The Department has sufficient
staffing levels to meet current
service demands.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
81%
2 Stars
7% 3 Stars
4%
4 Stars
4%
5 Stars
4%
AVERAGE RATING 1.42
819
Leadership
Findings
Positive Frontline Supervision: Many employees viewed some immediate supervisors and firstline leadership positively, noting their role in maintaining operational stability and mentoring staff.

Desire For Leadership Improvement: Employees demonstrated strong awareness of leadership expectations and expressed constructive ideas for improving accountability, professionalism, and organizational integrity.

Improved Merit-Based Processes: Several employees reported that assignment and promotional processes have become more transparent and merit-based than in prior years.

Leadership Accessibility: Some employees described the Chief of Police as approachable and accessible to staff.
“The Chief acknowledges and encourages hard work.”

STRENGTHS
820
Leadership
PD Staff Survey Data
JGA
My immediate supervisor is a good
leader.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
27%
2 Stars
8%
3 Stars
11%
4 Stars
19%
5 Stars
35%
AVERAGE RATING 3.27
821
Leadership
Findings
Fragmented Executive Leadership: Employees consistently described executive leadership as divided, lacking cohesion, and operating with inconsistent priorities and communication.

Low Trust in Leadership: Trust in executive leadership emerged as one of the most consistent organizational concerns. Employees reported distrust related to communication, accountability, favoritism, and leadership alignment.

Inconsistent Accountability Practices: Employees repeatedly identified uneven discipline, favoritism, and inconsistent enforcement of standards throughout the Department.

Communication Breakdowns: Employees described concerns regarding unclear messaging, insufficient transparency, and lack of information sharing across divisions and ranks.

Need for Experienced Operational Leadership: Many respondents specifically identified the need for an experienced permanent Captain or executive operational leader to improve alignment, accountability, supervision, and organizational stability. “A captain from the outside that doesn’t have relationships in the department or ‘skeletons in his closet.’ Someone fair, consistent and professional.”

CHALLENGES
822
Leadership
PD Staff Survey Data
JGA
The Chief of Police, Acting Captain,
and Lieutenant operate as a unified
and cohesive group.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
77%
2 Stars
8%
3 Stars
4% 4 Stars
0%
5 Stars
11%
AVERAGE RATING 1.62
823
Culture/
Climate
Findings
Commitment to Profession: Many employees expressed continued dedication to policing, public service, and supporting the community despite organizational challenges.

Belief in Improvement: Employees and stakeholders expressed optimism that the Department can improve with stronger leadership, structure, communication, and accountability.

Positive Unit Camaraderie: Some employees described supportive teamwork and professionalism within specific work units and support staff groups.

Peer Recognition of Employee Work Ethic: Employees consistently acknowledge each other for their hard work, professionalism, and resilience demonstrated by many Department members under difficult conditions.
“Even with the chaos, I still enjoy the police department.”

STRENGTHS
824
Culture/Climate
PD Staff Survey Data
JGA
I am confident in the Department’s
ability to improve and move
forward in a positive direction.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
27%
2 Stars
17%
3 Stars
21%
4 Stars
7%
5 Stars
28%
AVERAGE RATING 2.65
825
Culture/
Climate
Findings
Low Organizational Morale: Morale was consistently described as low due to staffing shortages, internal conflict, leadership concerns, workload demands, and frustration with organizational conditions.

Organizational Distrust: Employees repeatedly described low trust between employees, supervisors, and executive leadership.

Favoritism and Clique Behavior: Employees consistently reported perceptions that favoritism, cliques, and personal relationships influence assignments, discipline, and decision-making.

Burnout and Wellness Concerns: Employees frequently described stress, burnout, overtime fatigue, and wellness concerns impacting motivation and retention.

Fear of Retaliation: Employees expressed hesitation to raise concerns due to fear of retaliation or negative organizational consequences.

Internal Conflict and Division: Interviews described significant gossip, conflict, tension, and division throughout the organization.
“Favoritism and cliques are what currently define the culture of the police department.”

CHALLENGES
826
Culture/Climate
PD Staff Survey Data
JGA
Favoritism and cliques do not
influence decision-making or
opportunities.

Based on a scale of 1-5 stars
(1 meaning strongly disagree, 5 meaning strongly agree) 1 Star
73%
2 Stars
4%
3 Stars
7%
4 Stars
8%
5 Stars
8%
AVERAGE RATING 1.73
827
Recommendations for
Future Readiness
JGA’s Approach:

Short-Term Achievable Actions to Build
Organizational Confidence, Alignment and
Results
828
Recommendations
Strengthen Executive Leadership Alignment and
Confidence
• Prioritize rebuilding executive leadership alignment by clearly defining the roles, responsibilities, and authority of the Chief of Police, Acting Captain, and Lieutenant. Leadership should establish unified organizational priorities, conduct regular executive alignment meetings, present consistent messaging to employees, reinforce chain-of-command practices, improve transparency regarding decisions, and eliminate conflicting direction and perceived favoritism.
• Consideration should also be given to executive coaching or outside organizational leadership support to strengthen leadership cohesion, professionalism, and organizational stability.

Measurement
• Track the number of executive leadership meetings held each month, attendance, and completion of written action items. • Completion and distribution of an executive leadership roles and responsibilities matrix.
829
Recommendations
Evaluate Outside Executive Leadership Option
• Evaluate replacing the current Acting Captain assignment with an experienced outside Captain or Assistant Chief from a professionally recognized law enforcement agency.
• An outside executive leader without prior internal alliances or historical conflicts may help improve organizational trust, reduce perceptions of favoritism, strengthen accountability systems, support the Chief’s vision, and provide operational stability and professional leadership development throughout the organization.

Measurement
• Document the operational, leadership, accountability, and organizational needs the position is intended to address. • Completion of a written analysis comparing the current Acting Captain model with an outside executive leadership option, including cost, benefits, risks, and implementation
considerations.
830
Implement Proactive Policing Strategy
• Implement a proactive policing strategy driven by crime data, workload analysis, and targeted deployment models.
• This strategy should focus on identifying crime trends, repeat locations, repeat offenders, and peak call demand periods to improve operational effectiveness, officer deployment,
community engagement, and long-term problem-solving
efforts.

Measurement
• Track the number of crime and workload review meetings held, crime trends reviewed, repeat locations identified, and deployment decisions made.
• Track directed patrol hours, officer-initiated activity, community/business contacts, arrests, citations, calls for service, and crime trends in targeted areas.

Recommendations
831
Conduct Comprehensive Staffing and Workload
Analysis
• Complete a staffing and workload analysis evaluating patrol staffing, dispatch operations, investigative workload, overtime usage, specialty assignments, and support staffing needs.

Measurement
• Delivery of a final report identifying staffing gaps, workload demands, overtime impacts, operational risks, and phased staffing recommendations.

Recommendations
832
Implement Formal Organizational Communication
Strategy
• Establish formal communication mechanisms, including regular all-hands meetings, leadership briefings, division updates, and standardized communication expectations for supervisors and command staff.
• Organizational priorities, policy changes, and operational decisions should be consistently communicated across all levels.

Measurement
• Track the number of department-wide leadership updates issued each month and the topics covered, including staffing, priorities, policy changes, operational decisions, and progress on organizational initiatives.
• Track the number of supervisor, patrol, and detective meetings held, attendance, key messages delivered, and confirmation that information was shared with assigned personnel.

Recommendations
833
Recommendations
Standardize Accountability and Assignment Processes
• Implement standardized procedures and documented criteria for discipline, specialty assignments, promotions, training opportunities, and performance evaluations.
• Accountability standards should be applied consistently across all ranks and assignments, with supervisory oversight to ensure fairness and transparency.

Measurement
• Completion and distribution of written procedures and criteria, with confirmation that employees were informed of the
process.
834
Recommendations
Develop Department-Wide Culture and Wellness Plan
• Implement a comprehensive culture and wellness strategy focused on employee recognition, peer support, workload management, wellness utilization, leadership visibility, teambuilding, and psychological safety. • Supervisors should receive training related to employee wellness, conflict management, and morale improvement.

Measurement
• Track the number of employees recognized (quarterly and/or annually), the reasons for recognition, and the level of participation by supervisors and command staff.
835
Build Trust Through Communication and Teambuilding
• Implement strategies focused on rebuilding trust, improving communication, and strengthening organizational cohesion through transparent leadership communication, consistent accountability practices, employee engagement efforts, and facilitated teambuilding initiatives.
• Leadership should create regular opportunities for employees to provide input, discuss concerns, and participate in collaborative problem-solving to improve morale, teamwork, and
organizational trust.

Measurement
• Track the number of employee listening sessions held, employee participation levels, major themes identified, and action items developed in response to employee input.
• Track the number of employee-identified issues addressed, completion dates, responsible parties, and follow-up
communication provided to employees.

Recommendations
836
Reinforce Chain of Command and Supervisory
Responsibilities
• Establish and communicate clear expectations regarding chainof-command protocols and supervisory responsibilities.

Supervisors and command staff should consistently reinforce these expectations and redirect employees appropriately when violations occur.
• Leadership development training should also be provided to strengthen supervisory effectiveness.

Measurement
• Completion and distribution of chain-of-command written expectations, with confirmation that all personnel received and reviewed the guidance.
• Track attendance of leadership development training by supervisors and command staff, topics covered.

Recommendations
837
Questions?
838
Thank You
839

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Elizabeth Gibbs, City Manager
PREPARED BY: Lisa Rossi, Human Resources Director
Elizabeth Gibbs, City Manager
MEETING DATE: October 13, 2026
SUBJECT: Consideration of Resolution 2026-141, Authorizing the Appointment of Retired Annuitant George Crum as Interim Police Chief
STAFF RECOMMENDATION:

Adopt Resolution 2026-141
BACKGROUND:

In August of 2026, Police Chief Vincent Silva went on approved leave, and his return date is unknown.

Staff requests authorization to hire an Interim Police Chief to manage the Police Department's day-to-day operations during his absence. Staff has identified George Crum as a qualified candidate.

Chief Crum (Ret.) has 36 years of progressive law enforcement experience, with his last nine years as the Police Chief of the Cathedral City Police Department. If approved, Chief Crum’s first day as Interim Police Chief will be October 26, 2023. The City Manager will extend a conditional offer of employment contingent upon satisfactory completion of a background investigation as required by POST, a preemployment physical, psychiatric examination, and confirmation that all CalPERS post-retirement employment requirements have been satisfied.

Pursuant to Government Code sections 7522.56(C) and 21221(G), the City may hire a retired annuitant for no more than 960 hours per year to fill the role of Interim Police Chief. In accordance with these guidelines, Chief Crum is restricted to an aggregate of 960 hours per fiscal year across all CalPERS contracting agencies. His appointment ensures that the Police Department remains under expert leadership during this pivotal period.

JUSTIFICATION:

The resolution for Interim Retired Annuitant under Government Code sections 7522.56(c) and 21221(g), allows for a public agency to appoint a CalPERS retiree to temporarily fill a position while the employee in that position is on an approved leave of absence. The leave may last no more than one year. This lets the City keep essential work going without hiring a permanent replacement. The appointment is meant for positions that require specialized skills, such as a City Manager, Police Chief, Fire Chief, or 840
Department Head.

Because the employee is expected to return to the position, the City does not need to hold an open recruitment. Council must approve the appointment by resolution at a public meeting before the retiree starts work. The resolution must state the length of the leave and the retiree's specialized skills for the role. The retiree must also meet the post-retirement employment limits in Government Code section 7522.56.

FISCAL IMPACT:

The cost of the retired annuitant appointment will be paid from the Police Department’s adopted Fiscal Year 2026–27 operating budget, in the General Fund, Police Administration salaries account.

Under California Government Code Sections 7522.56 and 21221(g), the retired annuitant will be paid an hourly rate of $119.6007, which is Step 13 of the Salary Grade (D03/CP03) for the Police Chief position.

That rate can’t exceed the maximum monthly base salary for the Police Chief classification divided by 173.333. The retired annuitant gets no other pay, incentives, or benefits beyond that hourly rate; additionally, the City makes no CalPERS retirement contributions for the position. The appointment is limited to 960 hours per fiscal year. Based on the maximum hours the retired annuitant can work, the estimated cost, including normal city-paid taxes, is $145,860.00 through June 30, 2027.

The Police Chief’s position stays filled and funded while the permanent Chief is on leave. As a result, this appointment adds cost to the Police Department budget during the overlap period. For now, the Department will absorb the cost within the existing appropriations. During a future Budget Update, staff will propose budget appropriations to reallocate qualified operational expenses to the Supplemental Law Fund. This fund has been underutilized for the past few years and has a healthy fund balance.

ATTACHMENTS:

1. Banning_Retired_Annuitant_Police_Chief_Resolution_Final_edited_JT.docx 841
Resolution 2026-141

Page 1 of 3 ends

Banning City CouncilOctober 13, 2026

Banning City Council
October 13, 2026