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Land Development Services
Welcome to the Land Development Page. The Engineering Division of the Public Works Department oversees the administration of land development services within the public right of way, as well as grading within private property. The department will review entitlement cases referred by the Community Development Department for preliminary review and Conditions of Approval and will also issue grading permits and encroachment permits for associated improvements.
All grading and encroachment permits are submitted, reviewed, and issued through the SmartGov platform available at the link below. Please contact the Engineering Division at (951) 922-3180 or email to LandDev@banningca.gov if you have any questions.
Development Impact Fee Update Study
Update of Traffic Fee Component of the Development Impact Fee Program
The Engineering Division is responsible to administer the land development program, including:
- Administration and adherence to the City and engineering codes, ordinances, policies, and procedures.
- National Polluant Discharge Elimination System (NPDES) permit for construction activities
- The Municipal Separate Storm Sewer (MS4) permit, ensuring compliance with local, state, and federal mandates
- Potable Water, Non-Potable Water, and Sanitary Sewer system reviews, ensuring compliance with local, state, and federal mandates
- Solid Waste collection services and compliance with local, state, and federal mandates
- Airport Land Use Commission (ALUC) compliance and coordination with local agencies for properties subject to ALUS review
Office Hours:
The Engineering Division is available on a daily basis, between the hours of 8:00 AM and 5:00 PM for clients, including developers, engineers, applicants and/or owners who wish to make submittals (improvement plans, legal documentation, etc) for review and approval, and permittees/applicant who seek to obtain grading, encroachment, and other permits administered by the Engineering Division. Walk-Ins are welcome.
Document Requests:
Supporting and As-Built improvement documents (such as street, drainage, or utility plans) can be submitted through a Public Records Request with the City Clerk’s Office.
- Prior to the start of any construction, a Pre-Construction meeting is required with all parties involved (owner, contractor, inspector, engineer, etc.) to discuss the project, the inspection procedure, utility concerns/coordination, etc.
- At all times, the applicant/permittee shall maintain proper and safe access for efficient inspection of the work by the City Engineer (or designee).
- All work within private development and public right of way shall be regularly inspected in accordance with the Banning Municipal Code, Grading Manual, Ordinances, Policies, Procedures, Standards, Practices, and as directed by the City Engineer (or designee)
- Collecting Securities:
The Engineering Division is responsible for collecting the required securities for work within private developments and public rights of way. Security is required for Materials/Payment, Performance, and Warranty. Securities may include:
- Bonds
- Cash/Certificates of Deposit
- Letters of Credit
- Combination of these items
Release of Securities
The release of securities shall be in compliance with the Banning Municipal Code and/or the associated agreements (i.e. Subdivision Improvement Agreement).
Typically, a 90% reduction of securities is available upon the completion of construction and acceptance by the City Engineer. The remaining security acts as the Warranty retention bond for 1-year beyond the acceptance of the improvement. The final exoneration will occur after any warranty repairs are made.
It is the responsibility of the entity providing the bond to the City to request for the 90% reduction to the warranty period, and the final exoneration after the warranty period has ended.
ISSUANCE OF PERMITS
The Engineering Division issues construction permits including grading, encroachment, oversize vehicle, and others for work within private development and public right of way
Permits are issued through the City’s SmartGov online permitting platform.
To encroach means to enter and/or use any public right of way in such a manner as to prevent, obstruct, or interfere, temporarily or permanently, with normal use of that right of way.
All encroachments within the City/public right of way shall be conducted in compliance with the City of Banning Municipal Code and City of Banning Grading Manual, all applicable ordinances, standards, notes, policies and procedure
Utility agencies that have Franchise Agreements with the City must also adhere to the provisions of said agreements.
Prior to the commencement of any construction work within the Public Right of Way, the permittee shall obtain an encroachment permit from the Public Works Department. Encroachment permits are issued through the City’s SmartGov online permitting system. All permit applications must be though the online portal. Any Traffic Control should be reviewed and approved by the City Engineer prior to permit issuance.
Work Requiring Encroachment Permits
Construction or non-construction related work within public right of way may require an encroachment permit. Typical major construction improvements that require an encroachment permit include, but are not limited to, the following:
- Public Improvements (Street, Storm Drain, Sewer, Water, Other Utility)
- Traffic (Traffic Control, Striping, Signal Upgrades)
- Electric Transmission
Typical minor construction related improvements that require an encroachment permit include, but are not limited to, the following:
- Driveway approaches
- Sidewalk installation or repair
- Minor drainage improvement and parkway drains
- Utility Work
- Underground Service Alerts
- Street Closures
- Excavations
Non-Construction related activities that require an encroachment permit include:
- Access to utility agency facilities
- Film permits
- Special events (street festivals, sidewalk sales, community sponsored events)
- Street closures
Oversize Vehicles
Oversize vehicles as defined in California Vehicle Code require a permit while traversing City of Banning streets. All oversize loads require a point of origin within the City and a point of departure from the City. These points may include ramps from Interstate 10 and/or intersection from adjoining jurisdictions if a fixed address is not applicable.
Private Development
Please note that encroachment permits are NOT issued for work performed within private developments. This type of work would generally be permitted by a GRADING PERMIT or separate building permits.
Inspections
The Public Works Department will inspect all work to ensure compliance with City of Banning municipal code, grading manual, City ordinances, standards, notes, policies, and procedures.
Grading is any process of moving dirt necessary to complete construction activities. This includes the excavation, fill, import, export, and treatment of dirt to meet construction requirements, including, but not limited to;
- Clearing and Grubbing
- Excavations
- Soil Conditioning
- Backfills
- Compactions
- Satisfactory Drainage
If not properly managed, grading activities may negatively impact the City’s municipal code and other Regional, State, and Federal regulations. The City’s Grading Manual was created to establish minimum standards and requirements to ensure that lands are not left unsightly, susceptible to erosion, subsidence, deposition, and stormwater pollution. All grading activities shall be consistent with the City of Banning Municipal Code Chapter 18 and the City’s Grading Manual.
The Public Works Department will oversee all grading performed within the City Limits.
Prior to the commencement of any grading work within the City limits, the permittee shall obtain a grading permit from the Public Works Department. Grading permits are issued through the City’s SmartGov online permitting system. All permit applications must be though the online portal.
Chapter 18.03 of the City’s Municipal Code provide when grading applications are required, and what type of work is exempted. For questions on applicability of your project, please contact the Public Works Department at (951) 922-3180 or at LandDev@banningca.gov.
Inspections
The Public Works Department will inspect all work to ensure compliance with City of Banning municipal code, grading manual, City ordinances, standards, notes, policies, and procedures.
Through the National Pollution Discharge Elimination System (NPDES) administered by the Federal EPA, the City of Banning has adopted though Chapter 18.15 and the City’s Grading Manual requirements to comply with erosion and sediment control measures.
All Erosion and Sediment Control plans shall be performed in compliance with:
- All applicable City ordinances, standards, notes, policies, and procedures
- Chapter 18.15 of the Banning Municipal Code
- City’s Grading Manual
- Municipal Separate Storm Sewer System (MS4) state permit issued by the Colorado River Basin Regional Water Quality Control Board
- Federal NPDES permit
The Public Works Department will oversee all ESC measures performed within the City Limits. All associated permits for ESC shall be obtained prior to performing any erosion control and sediment control work. An Erosion and Sediment Control Plan is a required provision for grading permits issued within private developments. Encroachment Permits are required for placement of ESC measures within public rights of way.
Best Management Practices (BMPs)
BMPs are management practices and operating procedures/devices executed to prevent or reduce pollutant discharges into public or private storm water conveyance systems. BMPs can significantly reduce pollutant discharges from construction sites if implemented properly. Typical BMPs may include a combination of ESC measures, good housekeeping practices, and maintenance of BMP’s at all times. The permittee shall be responsible for continual maintenance of the project site’s ESC measures for the duration of construction activity through the closeout of the and filing of a Notice of Termination (NOT) with the State Water Resources Control Board.
Inspections
The Public Works Department will inspect all work to ensure compliance with City of Banning municipal code, grading manual, City ordinances, standards, notes, policies, and procedures.
All paving and associated materials (including AC pavement, PCC Pavement, Base Course, etc) placed within the City of Banning shall conform to the:
- Applicable ordinances, standard notes, policies, and procedures, including water quality practices
- City and engineering standards
- Standard Specifications for Public Works Constriction (GreenBook) latest edition
The Department of Public Works shall oversee all paving performed within the City Limits. The City’s current Paving Notes are intended to be used on all plans for private development and public right of way improvements subject to, but not limited to
- Precise Grading/Paving Improvements
- Driveways
- Public/Private Parking Lots
- Public/Private Streets
- Sewer, Water, and Storm Drain Improvements
- Street Improvements
- Trench Repairs
Prior to the commencement of any paving work within the City limits, the permittee shall obtain a grading permit (for private development) or encroachment permit (for public improvements) from the Public Works Department. Permits are issued through the City’s SmartGov online permitting system. All permit applications must be though the online portal.
All paving mixes shall be submitted for review and approval by the City Engineer
Asphalt Concrete (AC) Materials
- AC materials shall conform to section 203-6 of the Green Book (latest edition) and current City standards.
- Type C2 PG70-10 for finish and overlay courses. This course shall be a minimum of 0.12 foot (1 ½ inches) think including grind and overlay installations
- Type B PG70-10 for base course. This course shall contain the balance of the required AC thickness. The minimum AC lift for base course is 0.21 foot (2 ½ inches)
- Minimum AC thickness in 0.33 foot (4 inches)
- Maximum AC lift is 0.33 foot (4 inches)
- Maximum Reclaimed Asphalt Pavement may not exceed 15% of any new pavement mixture.
The City of Banning reserves the right to require modified AC mix design where geotechnical investigations indicates a requirement for high stability (i.e. ability to resist rutting and shoving, angular aggregate particles with a rough surface texture, spalling, poor soil conditions) in compliance with the Green Book and/or Caltrans specifications.
Base Course Material
- Base materials shall conform to provisions of the Green Book and current City standards.
- For street sections, base course material shall be Crushed Aggregate Base (CAB) or Crushed Miscellaneous Base (CMB) per section 200-2 of the Green Book. Road classifications of Major Highway and greater require CAB.
Portland Cement Concrete (PCC)
All PCC used shall conform to the provision of the Green Book and current City standards
Trench Repair
- When trenching streets, all trenches shall conform to City and engineering standards. Refer to City Standard W-30 “Trench Repair Detail” for trench maintenance and/or repairs.
- If trenches in close proximity and parallel to gutter lines of edge of pavement result in leaving pavement strips in distress, or less than 2 feet in width (between edge of trench repair limits per standard and gutter/edge of pavement) said pavement shall be removed and repaved at the discretion of the City Engineer
- All trench repair shall be completed in compliance with the Green Book (latest edition)
Inspections
All paving shall be inspected to ensure compliance with City and Engineering standards and the provisions of the Green Book. The City shall not accept any paving that does not meet said standards and provisions. The following inspections are required:
- Base Grade (road classifications of Major Highway and greater) – One inspection at sub-grade completion (prior to placement of base)
- Paving Inspection – Two inspections – prior to paving (at base grade completion) and during placement of AC
- Driveways – All onsite private residential driveways shall comply with the approved plans and City Standards, and shall be inspected and cleared by the City Engineer prior to paving.
The Public Works Department is committed to providing excellent customer service to the general public.
Pre-Application:
The Community Development Department is the lead department for the Pre-Application process. During this process, applicants will receive a comprehensive list of comments from multiple departments, including Engineering. The purpose of this list is to provide applicants with sufficient information to determine the viability of a project for them, while adhering to City and engineering standards, codes, ordinances, policies, and procedures.
Conditions of Approval:
The Community Development Department is the lead department for the entitlement process for land development cases. The Engineering Division will provide applicants with a complete and comprehensive list of Conditions of Approval (COA) for each project. The COAs are categorized by relevant division (Mapping, Grading, Stormwater, Streets and Traffic, Landscape, Potable Water, Non-Potable Water, Sewer, Refuse, Airport) with milestone requires such as:
- Prior to the Issuance of a Grading Permit
- Prior to the Map Recordation
- Prior to the Issuance of an Encroachment Permit
- Prior to the Issuance of a Building Permit
- Prior to the Issuance of a Certificate of Occupancy
Typical COAs may require the preparation, submission, review, and approval of the following items:
- Improvement Plans
- Technical Reports
- Legal Documents
- Access Agreements
- Title Reports
- Fees
- Permits
Plan Checking:
All plans for private development (including commercial, industrial and residential developments, tract/parcel maps, legal documents, etc.) within the City shall be submitted to the Engineering Division for review and approval.
Compliance:
The Engineering Division will ensure that the proposed plans are in compliance with the:
- City of Banning Municipal Code, Grading Manual, Ordinances, policies and procedures
- Project COAs
- State and Federal regulations (including water quality, flood protection, and utility protection)
All submittal packages must be submitted thought he SmartGov portal and deemed complete (including payment of fees) prior to City acceptance for review.