Agenda packet — Coachella City Council, February 16, 2022

Coachella Civic Center, Hearing Room
53-462 Enterprise Way, Coachella, California
(760) 398-3502  www.coachella.org
AGENDA

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
February 16, 2022
6:00 PM
PURSUANT ASSEMBLY BILL 361, ALONG WITH THE GOVERNOR’S STATE OF EMERGENCY DECLARATION ISSUED ON MARCH 4, 2020, THIS MEETING MAY BE CONDUCTED VIA TELECONFERENCE.

If you would like to attend the meeting via zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 Or one tap mobile :

Us: +16699006833,, 84544257915#,,,,* 380084# US
Or telephone:

Us: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla Public comments may be received via email, telephonically, or via zoom with a limit of 250 words, or three minutes:

In real time:

If participating in real time via zoom or phone, during the public comment period, use the “raise hand” function on your computer, or when using a phone, participants can raise their hand by pressing *9 on the keypad.

In writing:

Written comments may be submitted to the commission electronically via email to [email protected]. Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the commission and entered into the record.

IF YOU WISH, YOU MAY LEAVE A MESSAGE AT (760) 398-3102, EXTENSION 122, BEFORE 4:00 P.M. ON THE DAY OF THE MEETING.
1 Agenda Planning Commission February 16, 2022

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CALL TO ORDER:

PLEDGE OF ALLEGIANCE:

ROLL CALL:

APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”
APPROVAL OF THE MINUTES:

1. Draft Planning Commission Meeting Minutes - January 19, 2022 WRITTEN COMMUNICATIONS:

PUBLIC COMMENTS (NON-AGENDA ITEMS):
“The public may address the Commission on any item of interest to the public that is not on the agenda, but is within the subject matter jurisdiction thereof. Please limit your comments to three (3) minutes.” REPORTS AND REQUESTS:

NON-HEARING ITEMS:

2. Woodspur Farms Photovoltaic Project - A request to consider an appeal of conditions of approval contained in the Architecture Review (AR) 21-10 (Admin) for a solar farm project located 52200 Industrial Way.

Applicant, William Hsien

3. Interpretation of Coachella Municipal Code Section 17.72.010.F.1 (Architectural Review) approval authority for the architectural review of single-family residences. City-Initiated PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

INFORMATIONAL:

Upcoming Ethics Training Webinar – Thursday, February 24 10:00 A.M.

ADJOURNMENT:

Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 2 Agenda Planning Commission February 16, 2022

Page 3 ends

Centro Cívico de Coachella, Sala de Audiencias
53-462 Enterprise Way, Coachella, California
(760) 398-3502  www.coachella.org
AGENDA
DE UNA REUNIÓN ORDINARIA
DE LA
COMISIÓN DE PLANIFICACIÓN

DE LA CIUDAD DE COACHELLA
16 de Febrero, 2022
6:00 PM
DE ACUERDO CON EL PROYECTO DE LEY 361 DE LA ASAMBLEA, JUNTO CON LA DECLARACIÓN DEL ESTADO DE EMERGENCIA DEL GOBERNADOR EMITIDA EL 4 DE MARZO DE 2020, ESTA REUNIÓN SE PODRÁ REALIZAR POR TELECONFERENCIA.

Si desea asistir a la reunión a través de zoom, aquí está el enlace:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 O one tap mobile:

Us: +16699006833,, 84544257915#,,,,* 380084# US
O teléfono:

Us: +1 669 900 6833
ID del webinar: 845 4425 7915
Código de acceso: 380084
Español: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla Los comentarios públicos se pueden recibir por correo electrónico, por teléfono o por zoom con un límite de 250 palabras o tres minutos:

En vivo:

Si participa en vivo a través de zoom o teléfono, durante el período de comentarios públicos, use la función "levantar la mano" en su computadora, o cuando use un teléfono, los participantes pueden levantar la mano presionando *9 en el teclado.

Por escrito:

Los comentarios escritos pueden enviarse a la comisión electrónicamente por correo electrónico a [email protected]. Se requiere la transmisión antes del inicio de la reunión. Todos los comentarios escritos recibidos serán enviados a la comisión e ingresados en el registro.

SI LO DESEA, PUEDE DEJAR UN MENSAJE EN EL (760) 398-3102, EXTENSIÓN 122, ANTES DE LAS 4:00 P.M. DEL DÍA DE LA REUNIÓN.
3 Agenda Planning Commission February 16, 2022

Page 4 ends

LLAMADO AL ORDEN:

JURAMENTO A LA BANDERA:

PASE DE LISTA:

APROBACIÓN DE LA AGENDA:
“En este momento, la Comisión puede anunciar cualquier punto que está siendo retirado de la agenda o continuado a otra fecha o solicitar el traslado de un punto de la agenda”.

APROBACION DE LAS ACTAS:

1. Borrador de las Actas de la Comisión de Planificación - 19 de enero de 2022 COMUNICACIONES ESCRITAS:

COMENTARIOS DEL PÚBLICO (PUNTOS QUE NO ESTÁN EN LA AGENDA):
“El público puede dirigirse a la Comisión sobre cualquier tema de interés para el público que no esté en la agenda, pero que esté dentro de la jurisdicción de la materia de la misma. Por favor limite sus comentarios a tres (3) minutos”.

INFORMES Y SOLICITUDES:

PUNTOS QUE NO SON DE AUDIENCIA:

2. Proyecto fotovoltaico de Woodspur Farms: Una solicitud para considerar una apelación de las condiciones de aprobación contenidas en la Revisión de Arquitectura (AR) 21-10 (Admin) para un proyecto de granja solar ubicado en 52200 Industrial Way, Solicitante, William Hsien.

3. Interpretación de la autoridad de aprobación del Código Municipal de Coachella Sección 17.72.010.F.1 (Revisión arquitectónica) para la revisión arquitectónica de residencias unifamiliares.

CALENDARIO DE AUDIENCIAS PÚBLICAS (CUASI-JUDICIAL):

INFORMATIVO:

Próximo seminario web de capacitación en ética: Jueves 24 de febrero a las 10:00 a.m.

SE LEVANTA LA SESIÓN:

Los paquetes completos de la agenda están disponibles para inspección pública en el Departamento de Servicios de Desarrollo en 53-990 Enterprise Way, Coachella, California, y en el sitio web de la ciudad www.coachella.org.

ESTA REUNIÓN ES ACCESIBLE PARA PERSONAS CON DISCAPACIDAD 4 Coachella Civic Center, Hearing Room
53-462 Enterprise Way, Coachella, California
(760) 398-3502  www.coachella.org

MINUTES

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
January 19, 2022
6:00 PM
CALL TO ORDER: 6:01 P.M.

PLEDGE OF ALLEGIANCE:

ROLL CALL:

Commissioners Present: Commissioner Figueroa, Commissioner Gonzalez, Commissioner Leal, Vice Chair Navarrete, Chair Virgen (All Planning Commissioners participated via teleconference) Staff Present: *Gabriel Perez, Development Services Director *Nikki Gomez, Associate Planner
*Rosa Montoya, Planning Technician
*Celina Jimenez, Grants Manager
*Andrew Simmons, City Engineer
*Participated in meeting via teleconference

SPECIAL ORDER OF BUSINESS
Selection of Planning Commission Chair and Vice-Chair
Commissioner Figueroa nominated Vice Chair Navarrete as Chair. Leal made an alternate motion that Vice Chair Navarrete and Chair Virgen continue in their roles as Vice Chair and Chair. Chair Virgen asked if there was a second to the original nomination of Vice Chair Navarrete as Chair. There was no second to the motion and the motion failed due to a lack of a second to the motion. Commissioner Gonzalez seconded the alternate motion made by Commissioner Leal that Vice Chair Navarrete and Chair Virgen continue in their roles as Vice Chair and Chair. Separate Roll Call votes were taken for the consideration of Vice Chair Navarrete and Chair Virgen to continue their roles as Vice Chair and Chair

IT WAS MOVED BY COMMISSIONER LEAL AND SECOND BY COMMISSION GONZALEZ TO SELECT CHAIR VIRGEN TO CONTINUE AS PLANNING COMMISSION CHAIR.

Approved Chair Stephanie Virgen as Chair by the following roll call vote:

AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal, Commissioner Figueroa.

NOES: None.

ABSTAIN: None.
5 Item 1.

Minutes Planning Commission January 19, 2022

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ABSENT: None.

IT WAS MOVED BY COMMISSIONER LEAL AND SECOND BY COMMISSION GONZALEZ TO SELECT VICE CHAIR NAVARRETE TO CONTINUE AS PLANNING COMMISSION VICE CHAIR.

Approved Vice Chair Miguel Navarrete as Vice Chair by the following roll call vote:

AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal, Commissioner Figueroa.

NOES: None.

ABSTAIN: None.

ABSENT: None.

APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”

IT WAS MOVED BY VICE CHAIR NAVARRETE AND SECOND BY COMMISSION GONZALEZ TO APPROVE THE AGENDA.

Approved agenda on a roll call vote:

AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal, Commissioner Figueroa.

NOES: None.

ABSTAIN: None.

ABSENT: None.

APPROVAL OF THE MINUTES:

1. Draft Planning Commission Minutes - January 5, 2022

IT WAS MOVED BY COMMISSIONER FIGUEROA AND SECOND BY VICE CHAIR NAVARRETE TO APPROVE THE MINUTES.

Approved minutes on a roll call vote:

AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal, Commissioner Figueroa.

NOES: None.

ABSTAIN: None.

ABSENT: None.

WRITTEN COMMUNICATIONS:

None
PUBLIC COMMENTS (NON-AGENDA ITEMS):
6 Item 1.

Minutes Planning Commission January 19, 2022

Page 3 ends

“The public may address the Commission on any item of interest to the public that is not on the agenda, but is within the subject matter jurisdiction thereof. Please limit your comments to three (3) minutes.” REPORTS AND REQUESTS:

None
NON-HEARING ITEMS:

2. Coachella Sunline Transportation Hub (Architectural Review No 21-13) The Sunline Transit Hub will serve as a transit center for Sunline Transit Agency services (Line 111, Line 91, Line 92, Line 95) and will include a 540 sq. ft. breakroom/office building for the use of Sunline Transit Agency staff, five bus shelters, landscape improvements, and a corner focal point for a future public art installation located at the Southeast corner of Cesar Chavez Street and 4th Street.

Gabriel Perez, Development Services Director, narrated a PowerPoint Presentation for the item. A copy of the Presentation is on file in the Planning Division.

Harman Singh, Sunline representative, indicated that micro transit “sun ride” for first mile, last mile rides would be provided from the proposed transportation hub. He stated that Planning Commission restroom feedback would be discussed with Sunline staff. He clarified that there is no security at bus stops and that surveillance cameras would monitor activity at the site.

Jesse Frescas, Sunline representative, indicated that the plans for the Veteran’s park restroom require a release by the architect of record. He stated construction costs of $200,000 for a pre-manufactured 500 sq. ft. building such as the one proposed. He further stated that constructions costs range to accommodate the aesthetic improvements would be $250-350 sq. ft. for a 500 sq. ft. building and indicated the entire costs for the building would be a $1 million building. Mr. Frescas stated that the construction budget is $1.3 million and that there has been a 30% increase experienced in construction bids over the last 9 months. He indicated that the $1.3 million budget for the transit hub would likely require $1.6 million.

Brad Donais, P.E., project design engineer with Heptagon Seven, confirmed 4th Street and Cesar Chavez Street corner will be preserved for public art including electrical conduit and water service. He indicated surveillance cameras would be placed on light poles. He highlighted that there would be space for 4 buses concurrently, 2 buses off-site, and space adjacent to transit building for micro-routes or maintenance vehicles. He clarified that the $1.8 million budget includes costs to purchase of the land. Mr. Donais stated some project features are understated due to the limited budget and they would do their best to work with staff to accommodate the Planning Commission requests.

During the ensuing discussion, the Commissioners, either individually or in agreement, provided the following commentary:
 Suggested searching for plans for Veteran’s Park for restroom building that would  Inquired if services at transportation hub is available for other transportation options other than Sunline.
 Inquired if this would be a designated Uber and Lyft pick up area. 7 Item 1.

Minutes Planning Commission January 19, 2022

Page 4 ends

 Inquired if the modular building is proposed to save construction and maintenance costs.  Expressed concerns about potential traffic congestion of buses that may affect Cesar Chavez Street.  Recommended date palms be added to the corner of 4th Street and Cesar Chavez Street.  Inquired if the proposed pedestrian path between 5th Street and transit hub would be lit.  Recommended public restrooms for public convenience, even if costs were greater.  Recommended security to assist in maintaining the public safety with the restroom.

Staff provided the following clarification to the Planning Commission:
 Various transportation options would be available from the transit hub such as van pooling services.  Mario Lascano Street will be finished within the first 30 days of construction and is a 2-way street that has in-and-out access from 4th Street and an exit only at Cesar Chavez Street.  Chelsea Investment Corporation constructed 20 parking stalls and the southern portion of Mario Lascano Street. The northern portion of the street is to be constructed by the City.  Bollards and overhead lighting would be installed consistent with the Pueblo Viejo design theme between 5 th Street and the transit hub.

IT WAS MOVED BY COMMISSIONER GONZALEZ AND SECONDED BY COMMISSIONER FIGUEROA TO:
 Bring back item and incorporate staff design recommendations, Planning Commission recommendations, including restrooms with incorporation of gender-neutral restrooms for cost savings.

Approved the motion to continue the item with modifications on a roll call vote:
 AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal, Commissioner Figueroa.
 NOES: None.
 ABSTAIN: None.
 ABSENT: None.

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

3. Coachella Valley Growers LLC Interim Outdoor Cannabis Cultivation Conditional Use Permit 345 to allow interim outdoor cannabis cultivation on a 79.39 acre site located at 50501 Fillmore Street. (APN 763-070-012 & 763-070-010). Coachella Valley Growers, LLC.

Nikki Gomez, Associate Planner, narrated a PowerPoint Presentation for the item. A copy of the Presentation is on file in the Planning Division.

During the ensuing discussion, the Commissioners, either individually or in agreement, provided the following commentary:
 Inquired if Fillmore Street would be improved with this project due to the condition of Fillmore Street.
 Clarified that the applicant was subject to an approved special event permit for the outdoor cannabis cultivation operation previously and that the permit expired December of 2021. 8 Item 1.

Minutes Planning Commission January 19, 2022

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Staff clarified that cost sharing agreement for street improvements and that the applicant would be responsible for removal and replacement of the Fillmore half-street along the project frontage for a 34 foot width.

Chair Virgen opened the public hearing at 7:25 P.M. and closed the public hearing at 7:26 P.M. There were no public comments

IT WAS MOVED BY COMMISSIONER GONZALEZ AND SECONDED BY VICE CHAIR NAVARRETE TO ADOPT RESOLUTION NO. PC2022-02, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COACHELLA, CALIFORNIA APPROVING CONDITIONAL USE PERMIT 345 TO ALLOW INTERIM OUTDOOR CANNABIS CULTIVATION ON 79.39 ACRES SITE LOCATED AT 50501 FILLMORE STREET, COACHELLA, CA 92236 (APN 763-070-012 & 760-070-010).

Approved the item with modifications on a roll call vote:
 AYES: Vice Chair Navarrete, Chair Virgen, Commissioner Gonzalez, Commissioner Leal  NOES: None.
 ABSTAIN: Commissioner Figueroa
 ABSENT: None.

INFORMATIONAL:

ADJOURNMENT: 7:30 P.M.

Respectfully Submitted by,
________________________
Gabriel Perez
Planning Commission Secretary
Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 9 Item 1.
1 STAFF REPORT
2/16/2022
TO: Planning Commission Chair and Commissioners
FROM: Nikki Gomez, Associate Planner
SUBJECT: Woodspur Farms Photovoltaic Project - A request to consider an appeal of conditions of approval contained in the Architecture Review (AR) 21-10 (Admin) for a solar farm project located 52200 Industrial Way. Applicant, William Hsien STAFF RECOMMENDATION:

Staff recommends that the Planning Commission review the information contained in the staff report regarding the applicant’s appeal request and uphold the Director’s decision for AR 21-10.

BACKGROUND:

On September 1, 2021, the applicant, William Hsien,
submitted an Administrative Architecture Review (AR
21-10) application to the Planning Division for a ground mounted solar farm located at 52200 Industrial Way. The project for the installation of a total of 4.7-acre (4,996 panels) ground mounted solar farm at the northeast corner of an existing agricultural packaging and processing
facility Woodspur Farms facility within the M-H (Heavy
Industrial) zoning district. The proposed ground mounted solar farm is proposed at 4’-7” in height is entirely
confined within the subject site with a setback of 38 feet from the Industrial Way street frontage. The ground
mounted solar will interconnect to the three (3) IID
electrical meters to offset onsite power usage.

Since providing the applicant the preliminary conditions of approval for the project, staff has been actively in communication with the applicant about the conditions of approval associated with the project. On January 10,
2022, a Decision Letter to the AR 21-10 (Admin) project was sent to the applicant.
10 Item 2.
2 REQUEST FOR APPEAL REGARDING CONDITIONS OF APPROVAL:

City staff and the applicant have been working diligently over the course of several months to come to an agreement with the project conditions of approval. Pursuant to Section 17.70.080 of the Coachella Municipal Code any person aggrieved by the Director’s decision may file an appeal to the Planning Commission within 15 days of the effective decision date. On January 21, 2022, the applicant responded to the Decision Letter and agreed to all conditions, except the following conditions related to on-site and off-site improvement. The conditions of approval the applicant is requesting to appeal are Engineering Street Improvement conditions, which requires the installation of sidewalk along the project frontage, replacement of any old driveways to conform with commercial standard and ADA, curb and gutter transition, and any other appurtenances as required to the satisfaction of the City Engineer. The applicant has requested an appeal of the conditions of approval to remove the Engineering Street Improvement conditions before the Planning Commission. The applicant expressed hardship associated with the construction costs related to the requested improvements in the conditions of approval.

The Engineering Street Improvement requirements within the Decision Letter are smaller in scope than is typically required by the City for a development project. The proposed solar farm project is a benefit to the applicant offsetting energy usage, it is also harnessing clean energy benefitting the community as whole, therefore, requirements such as lighting, curb/gutter and landscaping was not included as part of the conditions of approval as it would have in any other project.

Below are the conditions of approval as presented on the Decision Letter that are the subject of the applicant’s appeal:

Engineering Department:

8. Site access improvements shall be in conformance with the requirements of Title 24 of the California Administrative Code. This shall include access ramps for off-site and on-site streets as required.
11 Item 2.
3 Street Improvements:

19. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for review and approval by the City Engineer. All street improvements including street lights shall be designed and constructed in conformance with City Municipal Code, General Plan, and Standards and Specifications. Street flow line grade shall have a minimum slope of 0.35 %.

Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances.

21. Applicant shall construct and dedicate the following Street and street improvements to conform to the General Plan and/or requirements of Traffic Study.

A. Industrial Way- Public Roadway as shown on the RAC and per these comments shall include the following:
i. Dedication of land along northbound lane within project limits is required. This street is classified as Industrial Collector with 80 feet of right-of-way as per City of Coachella General Plan.
ii. Street measured at Center line to easterly curb shall have a width of 24-foot iii. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights and all other appurtenances as required to the satisfaction of the City Engineer. iv. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: curb and gutter, sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to the satisfaction of the City Engineer.
v. Applicant shall remain and protect in place existing curb and gutter that is on good shape condition and/or remove and replace curb and gutter that is not such as, but not limited to: crack, deteriorated or any kind of concrete fractures to the satisfaction of the City Engineer.
vi. Applicant shall remove old driveways and construct new Driveways by new Standards instead to the satisfaction of the City Engineer. vii. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer. 12 Item 2.
4 ALTERNATIVES:
1) Adopt Resolution No. PC 2022-01 upholding Director’s decision for AR 21-10 (Admin) with the findings and conditions as recommended by Staff. 2) Deny the Appeal for AR 21-10 (Admin)
3) Continue this item and provide staff and the applicant with direction.

CONCLUSION AND RECOMMENDED ALTERNATIVE:

Staff concludes that the conditions of approval within the Decision Letter is reasonable for this type of project. Staff recommends alternative #1.

Attachments: 1. PC Resolution No. 2022-01

2. AR 21-10 (Admin) Decision Letter

3. Vicinity Map
13 Item 2.

RESOLUTION NO. PC2022-02

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
COACHELLA, CALIFORNIA AFFIRMING THE DIRECTOR’S DECISION FOR ARCHITECTURE REVIEW 21-10 AND DENYING THE APPLICANT’S REQUEST TO

REMOVE STREET IMPROVEMENT CONDITIONS OF APPROVAL FOR THE

PROPOSED WOODSPUR FARMS PV (SOLAR FARM) PROJECT, WILLIAM HSIEN, APPLICANT.

WHEREAS, William Hsien, filed an application for Architecture Review 21-10 Administrative Review (AR 21-10 Admin) to allow the installation of a 4.7-acre solar farm (4,996 panels) within an existing agricultural packaging and processing facility, Woodspur Farms zoned M-H (Heavy Industrial) zoning district, located at 52200 Industrial Way; Assessor’s Parcel No. 763-400-021 (“Project Site”); and, WHEREAS, the Planning Division has determined the proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to section 15268 (Ministerial Projects). The City has determined that supplementary accessory structures that are incidental to a primary use, such as the ground mounted solar farm to offset the facilities power usage is a “ministerial” project requiring no discretionary reviews and approvals. Therefore, this project is exempt from environmental review pursuant to the CEQA Guidelines; and,
WHEREAS, the Planning Commission is acting as a quasi-judicial capacity reviewing a matter that concerns the property rights of a particular individual and thus this item in a non-hearing item; and,
WHEREAS, the applicant filed an appeal to the Planning Commission of the Director’s decision to uphold AR 21-10 (Admin) and the associated conditions of approval; and,
WHEREAS, at the Planning Commission meeting, February 16, 2022, the Applicant and applicant’s representative were present and were afforded an opportunity to present the project with appeal to remove the street improvement conditions of approval AR 21-10 (Admin) of the Project.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California does hereby affirms the Director’s decision to uphold the Architecture Review 21-10 (Admin), subject to the findings listed below.

Section 1. The above recitals are hereby incorporated by reference.

Section 2. The conditions of approval under the street improvement section contained in the Decision Letter are less than the standard requirement required for a typical project.

Since the proposed solar farm project will provide additional energy source, potentially offset energy usage while harnessing clean energy benefitting the community as a whole, less that standard requirement has been imposed on the applicant. A typical street improvement condition would have included lighting, curb/gutter and landscape to the conditions of approval.
14 Item 2.

Resolution No. PC2022-02

Page 2 ends

PASSED APPROVED and ADOPTED this 16th day of February 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST:
______________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
_____________________________
Carlos Campos
City Attorney
15 Item 2.

Resolution No. PC2022-02

Page 3 ends

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC-2022-02 was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 16th day of February 2022, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Secretary
16 Item 2.

January 10, 2022
William Hsien
Revel Energy LLC
2323 Main Street
Irvine, Ca 92614
Re: Architectural Review 21-10 (Administrative)
Proposed Solar Farm on the northeast portion of an existing development (Woodspur Farms facility)
52200 Industrial Way, Coachella CA 92236
Dear Mr. Hsien:

Development Services has completed an administrative review of the proposed ground mounted solar farm to occupy approximately 4.7 acres of the 25.40-acre subject site. The subject site is in the M-H (Heavy Industrial) zoning district and the location of the Woodspur Farms facility.

After reviewing your request along with the submitted plans, considering the agency comments, and considering the input provided by you on the final findings and conditions, your request for Architectural Review No. 21-10 (Administrative) has been granted by the Director. The attached Findings and Conditions have been made a part of this approval.

Pursuant to Section 17.70.080 of the Coachella Municipal Code any person aggrieved by the Director’s decision may file an appeal to the Planning Commission within 15 days of the effective decision date.

Please call our office at (760) 398-3102 if you have any questions regarding this matter.

Sincerely,
Nikki Gomez
Associate Planner
Xc: File
17 Item 2.

ATTACHMENT A
FINDINGS FOR ARCHITECTURAL REVIEW 21-10 (Administrative)

1. The proposed ground mounted solar farm use is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan. The project complies with the Industrial land use designation of the General Plan, which allows for industrial uses. The ground mounted solar farm is supplementary structure to the existing facility to offset their power usage. The subject site is generally surrounded with developed properties having an agricultural packing plant and distribution facilities, which are permitted uses in the M-H (Heavy Industrial) zone and is consistent with the General Plan policies.

2. The proposed use of ground mounted solar farm will be installed and maintained to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed ground mounted solar farm occupying

4.6 acres at 4’-7” in height is entirely confined within the subject site with a setback of 38 feet from the Industrial Way street frontage. The site plan identifies new additional fencing (as conditioned) to completely shield the ground mounted solar structures ensuring that there is little to no visual deviation from the existing conditions and the adjoining sites in the vicinity.

3. The proposed solar farm will be compatible in keeping with the design and character of neighboring properties with respect to land development patterns and application or architectural treatments. The ground mounted solar farm will be installed abutting the northeast corner of the subject site behind and existing building thus, decreasing the visibility from the street. The plans submitted indicate an additional fencing behind the existing perimeter fence.

The new fencing in combination with landscaping (as conditioned), will result in the proposed ground mounted solar farm to be minimally visible along Industrial Way.

4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonable expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. The Development Services Department does not anticipate any potentially hazardous or disturbing impacts on existing or neighboring uses. Woodspur farms facility processes, packages and distributes organic dates, the ground mounted solar farm will utilize an existing vacant portion of the subject site offsetting power usage while harnessing clean, renewable energy that may reduce the facilities carbon emission benefiting the community as a whole.

5. The proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to section 15268 (Ministerial Projects). The City has determined that supplementary accessory structures that are incidental to a primary use, such as the ground mounted solar farm to offset the facilities power usage is a “ministerial” project requiring no discretionary reviews and approvals. Therefore, this project is exempt from environmental review pursuant to the CEQA Guidelines.
18 Item 2.
3 ATTACHMENT B

CONDITIONS OF APPROVAL FOR
ARCHITECTURAL REVIEW 21-10 (Administrative)

1. This administrative architectural review is granted to allow a 4.7-acre ground mounted solar farm within the subject site with an existing agricultural packaging and processing facility (Woodspur Farms) located in the M-H (Heavy Industrial) zone, at near the northwest corner of Enterprise Way and Industrial Way. The applicant shall submit construction drawings for civil improvements, solar farm structures, fencing and landscaping through the City’s Building Division and Engineering Department for plan check and approval.

2. The applicant shall pay all permit fess necessary to secure permits, subject to review and approval by the Building Official, The owner shall secure approval from the Riverside County Fire Marshal’s Office for the proposed site plan, fencing, and landscaping and related site improvements.

3. Prior to the issuance of a building permit, the applicant shall submit a fencing plan showing a “living fence” consisting of chain link least six feet in height and a row of shade trees planted at every 15 feet on center, along the front portion of the property in order to screen the ground mounted solar farm structures use from view to the street. The “living fence” shall be installed on the sides fronting Industrial Way to decrease the visibility from the street. The remaining fence to north and east of the ground mounted solar farm may be chain link or wrought iron.

4. The applicant shall pay all applicable school facilities fees to the Coachella Unified School District prior to obtaining building permits.

ENGINEERING DEPARTMENT:

General:

5. Prepare and record necessary drainage easements to implement the project in accordance with drainage law. Note: a Water Quality Management Plan (WQMP) may be required depending on the existing and future drainage paths and storm water retention capacity.

6. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one-time cash deposit of $2,000.00 are required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.
19 Item 2.
4 7. Applicant shall submit for review and approval by the City Engineer all documents related to any existing and proposed on-site and off-site easements that may affect the development of the site. All easements shall be identified on the engineering plans.

9. Applicant shall obtain approval of site access and circulation from Fire Marshall.

10. The applicant shall provide necessary utility easements for IID and underground overhead distribution lines within the project boundaries. Applicant shall submit to the City a letter from IID that satisfies this requirement.

11. The applicant shall pay all necessary plan check, permit and inspection fees. Fees will be determined when plans are submitted to the City Engineering Department for plan check.

Rough Grading:

12. Prepare and submit rough grading and erosion control plans for the project.

13. The project’s soils engineer shall certify to the adequacy of the grading plan.

14. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. The Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project’s Storm Water Pollution Prevention Plan shall be submitted for the City’s review and approval.

Note: because the disturbed area is greater than one acre but less than 5 acres, the project should qualify for Rainfall Erosivity Waiver Based on the State Water Control Board Guidelines.

Precise Grading:

15. A precise grading/improvement plan, prepared by a California Registered Civil Engineer, showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements, and all other pertinent information shall be submitted for review and approval by the City Engineer.

16. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.

17. Provide and record a reciprocal use and maintenance agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives. 20 Item 2.
5 18. If applicant is planning to build a wall, separate permits shall be required for wall construction.

The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.

Street Improvements:

20. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements. Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances.

21. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study.

A. Industrial Way- Public Roadway as shown on the RAC and per these comments shall include the following:
i. Dedication of land along northbound lane within project limits is required. This street is classified as Industrial Collector with 80 feet of right-of-way as per City of Coachella General Plan.
ii. Street measured at Center line to easterly curb shall have a width of 24-foot iii. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights and all other appurtenances as required to the satisfaction of the City Engineer. iv. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: curb and gutter, sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to the satisfaction of the City Engineer.
v. Applicant shall remain and protect in place existing curb and gutter that is on good shape condition and/or remove and replace curb and gutter that is not such as, but not limited to: crack, deteriorated or any kind of concrete fractures to the satisfaction of the City Engineer.
vi. Applicant shall remove old driveways and construct new Driveways by new Standards instead to the satisfaction of the City Engineer. 21 Item 2.
6 vii. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.

Sewer and Water Improvements:

22. A Sewer & Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check and City Engineer approval.

23. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements. Size and location of sewer and water improvements shall be approved by the City Engineer.

Prior to Issuance of Building Permits:

24. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.

25. Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval. The proposed CC&Rs shall contain the Association’s/Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way and private landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

BUILDING AND SAFETY DIVISION:

26. The Applicant shall provide 10 feet clear area around the entire array required under CRC 1204.4

27. Fire Authority may require vehicular access.

28. The Applicant shall provide plans with dimensioning clearances in the electrical room. 22 Item 2.

CAL FIIRE –– RIIVERSIIDE UNIIT

RIIVERSIIDE COUNTY FIIRE DEPARTMENT

BILL WEISER - Fire Chief
77-933 Las Montañas Rd., Ste. #201, Palm Desert, CA 92211-4131 • Phone (760) 863-8886 • Fax (760) 863-7072
www.rvcfire.org
~ www.rvcfire.org

Proudly serving the
unincorporated areas
of riverside county
and the cities of:

Banning
Beaumont
Canyon lake
Coachella
Desert Hot Springs
Eastvale
Indian Wells
Indio
Jurupa Valley
Lake Elsinore
La Quinta
Menifee
Moreno Valley
Norco
Palm Desert
Perris
Rancho Mirage
Rubidoux CSD
San Jacinto
Temecula
Wildomar

BOARD OF
SUPERVISORS:

Kevin jeffries
District 1
Karen spiegel
District 2
Charles Washington
District 3
v. manuel perez
district 4
jeff hewitt
district 5
Planning Case Conditions
Date: 10/18/21
City Case Number: AR 21-10
Project Name: Woodspur Farms PV Project
Reviewed By: Chris Cox, Assistant Fire Marshal
Fire Department Permit Number: FPARC2100107
East Office of the Fire Marshal Responsibility
The Office of the Fire Marshal reviewed the application and plan for this case. We are requesting the applicant to address the following comments and resubmit the plan:

1. The scope of work on the plan states roof mounted photovoltaic modules but the City of Coachella’s project summary describes a proposed ground mounted solar farm. Correct the plan and clarify the project description.

2. Show the fire apparatus access road on the site plan. The fire access road shall extend to within 300 feet of all portions of the facility - as measured from the access road to all portions of the facility on an approved walkway through and between the length of solar arrays. The access road shall be a minimum width of 20 feet, have a minimum outside turning radius of 38 feet, and be capable of supporting the load of fire apparatus (50,000 lbs.) under all weather conditions. Access gate openings for vehicles shall be a minimum of 14 feet wide and 4 feet wide for pedestrian access.

3. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Turning areas shall be designed in accordance with Riverside County Fire Department standards.

If you have any questions, or if some items are unclear, please phone our office at 760-863-8886 and speak with Assistant Fire Marshal Chris Cox. 23 Item 2.
24 Item 2.
25 Item 2.
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27 Item 2.

I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- PV 2.1 ELEVATION DETAIL ELEVATION DETAIL SCALE: 1" = 30' 4'-7" 23'-0" 21'-0" 634'-6" 2'-0" 1 RIGHT SIDE ELEVATION DETAIL SCALE: 1/8" = 1'-0" CENTRAL ELEVATION DETAIL SCALE: 1/8" = 1'-0" LEFT SIDE ELEVATION DETAIL SCALE: 1/8" = 1'-0" 23'-0" 21'-0" 20'-0" 4'-7" 2'-0" 4'-7" 2'-0" 15'-0" 15'-0" 15'-0" 30 Item 2.
2" LINE POST CHAINLINK TENSION WIRE 3" CORNER PULL POST DOUBLE GATE 4" GATE POST 1" CONCRETE ENCASED FOOTING CHAINLINK TENSION WIRE I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- PV 2.2 ELEVATION DETAIL FENCE DETAIL TYP SCALE: 1/2" = 1'-0" FENCE NOTES: 1. BONDING JUMPERS ARE REQUIRED AT EACH FENCE CORNER AND AT MAXIMUM 160 FT. INTERVALS ALONG THE FENCE. 2. BONDING JUMPERS ARE REQUIRED ON EACH SIDE OF THE CROSSING WHERE BARE OVERHEAD CONDUCTORS CROSS THE FENCE. 3. GATES MUST BE BONDED TO THE GATE SUPPORT POST, AND EACH GATE SUPPORT POST MUST BE BONDED TO THE GROUNDING ELECTRODE SYSTEM. 4. ANY GATE OR OTHER OPENING IN THE FENCE MUST BE BONDED ACROSS THE OPENING BY A BURIED BONDING JUMPER. 5. THE GROUNDING GRID OR GROUNDING ELECTRODE SYSTEMS SHALL BE EXTENDED TO COVER THE SWING OF ALL GATES. 6. THE BARBED WIRE STRANDS ABOVE THE FENCE MUST BE BONDED TO THE GROUNDING ELECTRODE SYSTEM. SEE PV5 FOR GROUNDING DETAILS TYP. INVERTER ELEVATION VIEW SCALE: 1" = 1'-0" TYP. INVERTER ELEVATION VIEW SCALE: 1:16 N. UNISTRUT BETWEEN GROUNDMOUNT COLUMNS * NOTE: THIS DETAIL IS FOR INVERTER MOUNT REFERENCE ONLY * NOTE: THIS DETAIL IS FOR INVERTER MOUNT REFERENCE ONLY N. PV MODULES N. INVERTERS 7'-10" 4'-8" 1'-4" 2'-0" N. PV GROUNDMOUNT STRUCTURE N. INVERTERS 31 Item 2.

S1I1S1S1I2S1S1I3S1S1I4S1S1I5S1S1I6S1S1I7S1S1I8S1 S1I1S1S1I2S1S1I3S1S1I4S1S1I5S1S1I6S1S1I7S1S1I8S1 S1I1S2S1I2S2S1I3S2S1I4S2S1I5S2S1I6S2S1I7S2S1I8S2 S1I1S2S1I2S2S1I3S2S1I4S2S1I5S2S1I6S2S1I7S2S1I8S2 S1I1S3S1I2S3S1I3S3S1I4S3S1I5S3S1I6S3S1I7S3S1I8S3 S1I1S3S1I2S3S1I3S3S1I4S3S1I5S3S1I6S3S1I7S3S1I8S3 S1I1S4S1I2S4S1I3S4S1I4S4S1I5S4S1I6S4S1I7S4S1I8S4 S1I1S4S1I2S4S1I3S4S1I4S4S1I5S4S1I6S4S1I7S4S1I8S4 S1I1S5S1I2S5S1I3S5S1I4S5S1I5S5S1I6S5S1I7S5S1I8S5 S1I1S5S1I2S5S1I3S5S1I4S5S1I5S5S1I6S5S1I7S5S1I8S5 S1I1S6S1I2S6S1I3S6S1I4S6S1I5S6S1I6S6S1I7S6S1I8S6 S1I1S6S1I2S6S1I3S6S1I4S6S1I5S6S1I6S6S1I7S6S1I8S6 S1I1S7S1I2S7S1I3S7S1I4S7S1I5S7S1I6S7S1I7S7S1I8S7 S1I1S7S1I2S7S1I3S7S1I4S7S1I5S7S1I6S7S1I7S7S1I8S7 S1I1S8S1I2S8S1I3S8S1I4S8S1I5S8S1I6S8S1I7S8S1I8S8 S1I1S8S1I2S8S1I3S8S1I4S8S1I5S8S1I6S8S1I7S8S1I8S8 S1I1S9S1I2S9S1I3S9S1I4S9S1I5S9S1I6S9S1I7S9S1I8S9 S1I1S9S1I2S9S1I3S9S1I4S9S1I5S9S1I6S9S1I7S9S1I8S9 I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- PV 3.1 SYSTEM 1 PLAN SYSTEM 1 ARRAY PLAN PLAN LEGEND SCALE: 1/16" = 1'-0" SYSTEM 1 ELECTRICAL ROOM SCALE: 1/4" = 1'-0" 12 3 4 616 6 20 SYSTEM 1 ELECTRICAL EQUIPMENT SCALE: 1/4" = 1'-0" 5 4 11'-10" 11'-11" S1I1S1 7'-6" TYP. 33 Item 2.

S2I1S1 S2I2S1 S2I3S1 S2I4S1 S2I5S1 S2I6S1 S2I7S1 S2I8S1 S2I9S1 S2 I10S1 S2I1S1 S2I2S1 S2I3S1 S2I4S1 S2I5S1 S2I6S1 S2I7S1 S2I8S1 S2I9S1 S2 I10S1 S2I1S2S2I2S2S2I3S2S2I4S2 S2I5S2 S2I6S2S2I7S2S2I8S2S2I9S2S2 I10 S2 S2I1S2S2I2S2S2I3S2S2I4S2 S2I5S2 S2I6S2S2I7S2S2I8S2S2I9S2S2 I10 S2 S2I1S3S2I2S3S2I3S3S2I4S3 S2I5S3 S2I6S3S2I7S3S2I8S3S2I9S3S2 I10 S3 S2I1S3S2I2S3S2I3S3S2I4S3 S2I5S3 S2I6S3S2I7S3S2I8S3S2I9S3S2 I10 S3 S2I1S4S2I2S4S2I3S4S2I4S4 S2I5S4 S2I6S4S2I7S4 S2I8S4S2I9S4 S2 I10 S4 S2I1S4S2I2S4S2I3S4S2I4S4 S2I5S4 S2I6S4S2I7S4 S2I8S4S2I9S4 S2 I10 S4 S2I1S5S2I2S5S2I3S5S2I4S5S2I5S5S2I6S5S2I7S5S2I8S5S2I9S5S2 I10 S5 S2I1S5S2I2S5S2I3S5S2I4S5S2I5S5S2I6S5S2I7S5S2I8S5S2I9S5S2 I10 S5 S2I1S6S2I2S6S2I3S6S2I4S6S2I5S6S2I6S6S2I7S6S2I8S6S2I9S6S2 I10 S6 S2I1S6S2I2S6S2I3S6S2I4S6S2I5S6S2I6S6S2I7S6S2I8S6S2I9S6S2 I10 S6 S2 I11 S1 S2 I12S1 S2 I13S1 S2 I11 S1 S2 I12S1 S2 I13S1 S2 I11 S2 S2 I12 S2 S2 I13S2S2 I11 S2 S2 I12 S2 S2 I13 S2 S2 I11 S3 S2 I12 S3 S2 I13 S3 S2 I11 S3 S2 I12 S3 S2 I13 S3S2 I11 S4 S2 I12 S4 S2 I13 S4 S2 I11 S4 S2 I12 S4 S2 I13 S4 S2 I11 S5 S2 I12 S5 S2 I13 S5 S2 I11 S5 S2 I12 S5 S2 I13 S5 S2 I11 S6 S2 I12 S6 S2 I13 S6 S2 I11 S6 S2 I12 S6 S2 I13 S6 S2I1S7 S2I2S7S2I3S7S2I4S7S2I5S7S2I6S7S2I7S7S2I8S7S2I9S7S2 I10 S7 S2 I11 S7 S2 I12 S7 S2 I13 S7 S2I1S7 S2I2S7S2I3S7S2I4S7S2I5S7S2I6S7S2I7S7S2I8S7S2I9S7S2 I10 S7 S2 I11 S7 S2 I12 S7 S2 I13 S7 S2I1S8S2I2S8S2I3S8S2I4S8S2I5S8 S2I6S8S2I7S8 S2I8S8S2I9S8 S2 I10 S8 S2 I11 S8 S2 I12 S8 S2 I13 S8 S2I1S8S2I2S8S2I3S8S2I4S8S2I5S8 S2I6S8S2I7S8 S2I8S8S2I9S8 S2 I10 S8 S2 I11 S8 S2 I12 S8 S2 I13 S8 S2I1S9S2I2S9S2I3S9 S2I4S9S2I5S9 S2I6S9S2I7S9S2I8S9 S2I9S9S2 I10 S9 S2 I11 S9 S2 I12 S9 S2 I13 S9 S2I1S9S2I2S9S2I3S9 S2I4S9S2I5S9 S2I6S9S2I7S9S2I8S9 S2I9S9S2 I10 S9 S2 I11 S9 S2 I12 S9 S2 I13 S9 I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- PV 3.2 SYSTEM 2 PLAN PLAN LEGEND SYSTEM 2 ARRAY PLAN SCALE: 1/16" = 1'-0" SYSTEM 2 ELECTRICAL ROOM SCALE: 1/4" = 1'-0" 7 8 9 16 9 17 SYSTEM 2 ELECTRICAL EQUIPMENT SCALE: 1/4" = 1'-0" 8 7 6 10 19'-11" 14'-8" 4'-0" 4'-0" 5'-10" S1I1S1 7'-6" TYP. 34 Item 2.

S3I1S1 S3I2S1 S3I3S1 S3I4S1 S3I5S1 S3I1S1 S3I2S1 S3I3S1 S3I4S1 S3I5S1 S3I1S2 S3I2S2 S3I3S2 S3I4S2 S3I5S2 S3I1S2 S3I2S2 S3I3S2 S3I4S2 S3I5S2 S3I1S3 S3I2S3 S3I3S3 S3I4S3 S3I5S3 S3I1S3 S3I2S3 S3I3S3 S3I4S3 S3I5S3 S3I1S4 S3I2S4 S3I3S4 S3I4S4 S3I5S4 S3I1S4 S3I2S4 S3I3S4 S3I4S4 S3I5S4 S3I1S5 S3I2S5 S3I3S5 S3I4S5 S3I5S5 S3I1S5 S3I2S5 S3I3S5 S3I4S5 S3I5S5 S3I1S6 S3I2S6 S3I3S6 S3I4S6 S3I5S6 S3I1S6 S3I2S6 S3I3S6 S3I4S6 S3I5S6 S3I1S7 S3I2S7 S3I3S7 S3I4S7 S3I5S7 S3I1S7 S3I2S7 S3I3S7 S3I4S7 S3I5S7 S3I1S8 S3I2S8 S3I3S8 S3I4S8 S3I5S8 S3I1S8 S3I2S8 S3I3S8 S3I4S8 S3I5S8 S3I1S9 S3I2S9 S3I3S9S3I4S9 S3I5S9 S3I1S9 S3I2S9 S3I3S9S3I4S9 S3I5S9 S3I6S1 S3I6S1 S3I6S2 S3I6S2 S3I6S3 S3I6S3 S3I6S4 S3I6S4 S3I6S5 S3I6S5 S3I6S6 S3I6S6 S3I6S7 S3I6S7 S3I6S8 S3I6S8 S3I6S9 S3I6S9 S3I7S1 S3I7S1 S3I7S2 S3I7S2S3I7S3 S3I7S3 S3I7S4 S3I7S4 S3I7S5 S3I7S5 S3I7S6 S3I7S6 S3I7S7 S3I7S7 S3I7S8 S3I7S8 S3I7S9 S3I7S9 S3I8S1 S3I8S1 S3I8S2 S3I8S2 S3I8S3 S3I8S3 S3I8S4 S3I8S4 S3I8S5 S3I8S5 S3I8S6 S3I8S6 S3I8S7 S3I8S7 S3I8S8 S3I8S8 S3I8S9 S3I8S9 S3I9S1 S3 I10S1 S3I9S1 S3 I10S1 S3I9S2 S3 I10 S2 S3I9S2 S3 I10 S2 S3I9S3 S3 I10 S3 S3I9S3 S3 I10 S3 S3I9S4 S3 I10 S4 S3I9S4 S3 I10 S4 S3I9S5 S3 I10 S5S3I9S5 S3 I10 S5 S3I9S6 S3 I10 S6 S3I9S6 S3 I10 S6 S3I9S7 S3 I10 S7 S3I9S7 S3 I10 S7 S3I9S8 S3 I10 S8 S3I9S8 S3 I10 S8 S3I9S9 S3 I10 S9 S3I9S9 S3 I10 S9 I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- PV 3.3 SYSTEM 3 PLAN PLAN LEGEND SYSTEM 3 ARRAY PLAN SCALE: 1/16" = 1'-0" SYSTEM 3 ELECTRICAL ROOM SCALE: 1/4" = 1'-0" 12 17 SYSTEM 3 ELECTRICAL EQUIPMENT SCALE: 1/4" = 1'-0" 11 10 11 12 13 14 15 15 16 15'-11" 19'-3" S1I1S1 7'-6" TYP. 35 Item 2.

NEW EQUIPMENT SCHEDULE EQUIPMENT MANUFACTURER/MODEL EQUIPMENT DESCRIPTION 1 TRINA TSM-475DE15V(II) TRINA SOLAR 475W PV MODULE 2 JUNCTION BOX NEMA 3R JUNCTION BOX 3 CPS SCA60TL-DO/US-480 CPS 60KW INVERTER W/ INTEGRATED DC & AC DISCONNECTS 4 PV COMBINER SWITCHGEAR 800A BUSBAR, 800A DISCONNECT, 480Y/277V, 3ɸ, 4W, 42KAIC 5 AC DISCONNECT SWITCH 800A, NONFUSED, 480Y/277V, 3ɸ, 4W, VIEWABLE, LOCKABLE 6 EXISTING MAIN SERVICE PANEL 4000A BUSBAR, 4000A DISCONNECT, 480Y/277V, 3ɸ, 4W, 72KAIC ABC 1 2 1 1 1 1 1 1 1 1 GND BOND EQUIPMENT GROUNDING BAR TO METAL ENCLOSURE4N100A 3PN100A 3PN100A 3PN100A 3PN100A 3PN100A 3PN100A 3P N800A 3P GND5 3 M TO EXISTING LOADS (E) 4000A SWITCHGEAR 3Ø, 4W, 480Y/277V NEMA 3R, 72KAIC IID METER 5DY3B-200247 EXISTING 4000A 72KAIC TO UTILITY TRANSFORMER 6 (E) EGC TO SWITCHGEAR FRAME/STRUCTURE (E) BONDING JUMP TO GROUND ROD. GROUND SYSTEM SHALL HAVE RESISTANCE OF 25OHM MAX. (N) 800A 3P A B C D E PV DISCONNECT 1 OF 2 PV DISCONNECT 2 OF 2 N100A 3P I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- EQUIPMENT NOTES 12345 PV 4.0 SYSTEM 1 SLD 5 5 5 5 36 Item 2.

NEW EQUIPMENT SCHEDULE EQUIPMENT MANUFACTURER/MODEL EQUIPMENT DESCRIPTION 1 TRINA TSM-475DE15V(II) TRINA SOLAR 475W PV MODULE 2 JUNCTION BOX NEMA 3R JUNCTION BOX 3 CPS SCA60TL-DO/US-480 CPS 60KW INVERTER W/ INTEGRATED DC & AC DISCONNECTS 4 PV COMBINER SWITCHGEAR 1600A BUSBAR, 1600A DISCONNECT, 480Y/277V, 3ɸ, 4W, 42KAIC 5 AC DISCONNECT SWITCH 1600A, 1600A FUSES, 480Y/277V, 3ɸ, 4W, VIEWABLE, LOCKABLE, 55KAIC 6 EXISTING MAIN SERVICE PANEL 3000A BUSBAR, 3000A DISCONNECT, 480Y/277V, 3ɸ, 4W, 55KAIC ABC 1 2 1 1 1 1 1 1 1 1 GND BOND EQUIPMENT GROUNDING BAR TO METAL ENCLOSURE4N100A 3PN100A 3PN100A 3PN100A 3PN100A 3PN100A 3P 3 N100A 3PN100A 3PN100A 3PN100A 3PN100A 3PN100A 3P GND5 M TO EXISTING LOADS (E) 3000A SWITCHGEAR 3Ø, 4W, 480Y/277V NEMA 3R, 55KAIC IID METER 5DY3B-200511 EXISTING 3000A 55KAIC TO UTILITY TRANSFORMER 6 (E) EGC TO SWITCHGEAR FRAME/STRUCTURE (E) BONDING JUMP TO GROUND ROD. GROUND SYSTEM SHALL HAVE RESISTANCE OF 25OHM MAX. A B C D E LINE SIDE CONNECTION PER 705.12(A) N 1600A 3P GFPE PV DISCONNECT 1 OF 2 PV DISCONNECT 2 OF 2 N100A 3P I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- EQUIPMENT NOTES 12345 PV 4.1 SYSTEM 2 SLD 6 5 5 5 5 6 7 7 37 Item 2.

NEW EQUIPMENT SCHEDULE EQUIPMENT MANUFACTURER/MODEL EQUIPMENT DESCRIPTION 1 TRINA TSM-475DE15V(II) TRINA SOLAR 475W PV MODULE 2 JUNCTION BOX NEMA 3R JUNCTION BOX 3 CPS SCA60TL-DO/US-480 CPS 60KW INVERTER W/ INTEGRATED DC & AC DISCONNECTS 4 PV COMBINER SWITCHGEAR 1200A BUSBAR, 1000A DISCONNECT, 480Y/277V, 3ɸ, 4W, 42KAIC 5 AC DISCONNECT SWITCH 1200A, 1000A FUSES, 480Y/277V, 3ɸ, 4W, VIEWABLE, LOCKABLE, 42KAIC 6 EXISTING MAIN SERVICE PANEL 2000A BUSBAR, 2000A DISCONNECT, 480Y/277V, 3ɸ, 4W, 50KAIC ABC 1 2 1 1 1 1 1 1 1 1 GND BOND EQUIPMENT GROUNDING BAR TO METAL ENCLOSURE4N100A 3PN100A 3PN100A 3P 3 ABC 1 2 1 1 1 1 1 1 1 1 N100A 3PN100A 3PN100A 3PN100A 3P 3 GND5 M TO EXISTING LOADS (E) 2000A SWITCHGEAR 3Ø, 4W, 480Y/277V NEMA 3R, 50KAIC IID METER 5DY3B-200438 EXISTING 2000A 50KAIC TO UTILITY TRANSFORMER 6 (E) EGC TO SWITCHGEAR FRAME/STRUCTURE (E) BONDING JUMP TO GROUND ROD. GROUND SYSTEM SHALL HAVE RESISTANCE OF 25OHM MAX. D E A B C A B LINE SIDE CONNECTION PER 705.12(A) N 1000A 3P GFPE PV DISCONNECT 1 OF 2 PV DISCONNECT 2 OF 2 N100A 3PN100A 3PN100A 3P I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- EQUIPMENT NOTES 12345 PV 4.2 SYSTEM 3 SLD 6 5 5 5 5 6 7 7 38 Item 2.

I HEREBY CERTIFY THAT THE WORK PROPOSED TO BE DONE ON THESE PLANS IS IN CONFORMANCE WITH ALL CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA AND FURTHER, IF OMISSIONS OR ERRORS ARE DISCOVERED, I UNDERSTAND THAT THE WORK PERFORMED WILL BE REQUIRED TO COMPLY WITH THE CODES AND ORDINANCES OF THE AHJ OF CITY OF COACHELLA PRIOR TO FINAL BUILDING INSPECTION. SIGNATURE DATE STATE LICENSE NO. PROJECT LOCATION: WOODSPUR FARMS PV 5220 INDUSTRIAL WAY COACHELLA, CA 92236 NO. DATE DESCRIPTION STRUC. 1 CONTRACTOR REVEL-ENERGY, INC. 2323 MAIN ST. IRVINE, CA 92614 CSLB #: 1038433 / A, B, C10, C46 (949) 281-7171 7/27/2021 INITIAL PLAN SET -- ELECT. A.L. ARCH D (24" X 36") PRINT PAPER SIZE DESCRIPTION: SYSTEM INFO: 1038433 / A, B, C10, C46 8/18/2021 1ST REVISIONS A.L. -- 9/1/2021 1ST CORRECTIONS A.L. -- 9/9/2021 2ND REVISIONS A.L. -- SIGNAGE REQUIREMENTS GENERAL FIRE GUIDELINES & MARKING REQTS: SEC. 5. MARKINGS, LABELS, AND WARNING SIGNS. CAUTION: SOLAR ELECTRIC SYSTEM CONNECTED CAUTION: SOLAR CIRCUIT PV 6.0 SIGNAGE COMBINER BOX/ CIRCUITS/ CONDUIT/ COMBINER 1 BOX/ ENCLOSURES/ EMT ENCLOSURES WARNING ELECTRICAL SHOCK HAZARD TERMINALS ON BOTH THE LINE AND LOAD SIDE MAY BE ENERGIZED IN THE OPEN POSITION WARNING TURN OFF PHOTOVOLTAIC AC DISCONNECT PRIOR TO WORKING INSIDE PANEL 3 DC DISCONNECT/ BREAKER/ RECOMBINER BOX WARNING ELECTRICAL SHOCK HAZARD TERMINALS ON BOTH THE LINE AND LOAD SIDE MAY BE ENERGIZED IN THE OPEN POSITION DC VOLTAGE IS ALWAYS PRESENT WHEN SOLAR MODULES ARE EXPOSED TO SUNLIGHT PHOTOVOLTAIC DC DISCONNECT EMT/ DC CONDUIT RACEWAYS 4 WARNING: PHOTOVOLTAIC POWER SOURCE 5 INVERTER AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: 480V 6 PRODUCTION/ NET METER WARNING DUAL POWER SOURCE SECOND SOURCE IS PHOTOVOLTAIC SYSTEM AC DISCONNECT/ BREAKER/ POINTS OF CONNECTION 7 PHOTOVOLTAIC AC DISCONNECT WARNING ELECTRICAL SHOCK HAZARD TERMINALS ON BOTH THE LINE AND LOAD SIDE MAY BE ENERGIZED IN THE OPEN POSITION 79.4A 8 BREAKER PANEL/ PULL BOXES WARNING ELECTRICAL SHOCK HAZARD TERMINALS ON BOTH THE LINE AND LOAD SIDE MAY BE ENERGIZED IN THE OPEN POSITION WARNING TURN OFF PHOTOVOLTAIC AC DISCONNECT PRIOR TO WORKING INSIDE PANEL MAIN SERVICE DISCONNECT 9 WARNING ELECTRICAL SHOCK HAZARD TERMINALS ON BOTH THE LINE AND LOAD SIDE MAY BE ENERGIZED IN THE OPEN POSITION WARNING TURN OFF PHOTOVOLTAIC AC DISCONNECT PRIOR TO WORKING INSIDE PANEL CAUTION PHOTOVOLTAIC SYSTEM CIRCUIT IS BACKFED WARNING DUAL POWER SOURCE SECOND SOURCE IS PHOTOVOLTAIC SYSTEM TURN RAPID SHUTDOWN SWITCH TO THE "OFF" POSITION TO SHUT DOWN PV SYSTEM AND REDUCE SHOCK HAZARD IN ARRAY SOLAR ELECTRIC PV PANELS SOLAR PV SYSTEM EQUIPPED WITH RAPID SHUTDOWN (690.56(C)(1)(a) YELLOW WITH BLACK LETTERING) RAPID SHUTDOWN SWITCH FOR SOLAR PV SYSTEM BY RAPID SHUTDOWN SWITCH 10 (WITHIN 3 FT) MAX SYSTEM VOLTAGE: MAX CIRCUIT CURRENT: MAX RATED OUTPUT CURRENT OF THE CHARGE CONTROLLER OR DC-TO-DC CONVERTER (IF INSTALLED): POWER SOURCE OUTPUT PV INVERTER DC DISCONNECT AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: 1000V 204A N/A *RAPID SHUTDOWN SWITCH CAN BE EITHER THE AC DISCONNECT SWITCH OR A SEPARATE SWITCH. SEE PV 4 FOR TYPE OF RS SWITCH ARC FLASH AND SHOCK HAZARD APPROPRIATE PPE AND TOOLS REQUIRED WHILE WORKING ON THIS ENERGIZED EQUIPMENT. WARNING WARNING POWER SOURCE OUTPUT CONNECTION - DO NOT RELOCATE THIS OVERCURRENT DEVICE CEC 705.12(B)(2)(3)(b) CEC 690.13(B) CEC 690.13(B) CEC 690.31(G)(3) CEC 690.53 CEC 690.13(B) SYSTEM 1 CEC 690.54 CEC 690.54 CEC 110.16 CEC 690.59, 705.12(D)(3) CEC 110.27(C) CEC 690.13(B) CEC 690.13(B) CEC 690.13(B) CEC 690.27(C) CEC 690.13(B) CEC 690.27(C) CEC 690.13(F), 705.12(B)(3-4) CEC 690.59, 705.12(B)(3-4) WARNING POWER SOURCE OUTPUT CONNECTION - DO NOT RELOCATE THIS OVERCURRENT DEVICE CEC 705.12(B)(2)(3)(b) 480V 635A AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: SYSTEM 2 CEC 690.54480V 1032A AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: SYSTEM 3 CEC 690.54480V 794A AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: SYSTEM 1 CEC 690.54480V 635A AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: SYSTEM 2 CEC 690.54480V 1032A AC PHOTOVOLTAIC DISCONNECT OUTPUT CURRENT: OPERATING VOLTAGE: SYSTEM 3 CEC 690.54480V 794A ARC FLASH AND SHOCK HAZARD APPROPRIATE PPE AND TOOLS REQUIRED WHILE WORKING ON THIS ENERGIZED EQUIPMENT. WARNING CEC 110.16 ARC FLASH AND SHOCK HAZARD APPROPRIATE PPE AND TOOLS REQUIRED WHILE WORKING ON THIS ENERGIZED EQUIPMENT. WARNING CEC 110.16 40 Item 2.

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60 Item 2.
1 STAFF REPORT
2/16/2022
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
SUBJECT: Interpretation of Coachella Municipal Code Section 17.72.010.F.1 (Architectural Review) approval authority for the architectural review of single-family residences.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission review the information contained in the staff report and provide an interpretation of Coachella Municipal Code Section 17.72.010.F.1.

BACKGROUND:

The Coachella Zoning Ordinance sets forth the process for the review and approval of land use entitlement applications for projects within the City. Depending upon the type, size and scope of a project, the Zoning Code assigns responsibility for application review and approval among the City’s Planning Director, the Planning Commission and the City Council. The Planning Division presented streamlining Zoning Ordinance recommendations to the Planning Commission on April 20, 2016. The streamlining code amendments included:
 Allowances for minor variances for setbacks, fence height, off-street parking, building height, sign area, and accessory structures that can be approved by the Planning Director.  Administrative Architectural Review for certain commercial, single-family residential and multi-family residential projects where previously the Planning Commission was the approval authority of all Architectural Reviews.
 Call-Up procedures that allow Planning Commission and City Council to consider an item that was decided by a lower decision-making body if the “call-up” is requested within 15 days of the decision.

The Planning Commission recommended approval of the recommendations and the City Council adopted the streamlining zoning ordinance amendments on May 25, 2016.

DISCUSSION/ANALYSIS:

Planning Division staff requests that the Planning Commission provide an interpretation of Section

17.72.010.F.1, in Chapter 17.71 - Architectural Review, due to the ambiguity of the standards for 61 Item 3.
2 administrative approval of single-family residences. The Zoning Ordinance language of Section

17.72.010.F.1 is as follows, with the pertinent language in bold:

F. Approving Authority and Basis for Approval of Architectural Review.

1. For Architectural Review involving (i) Not more than three single family residences pursuant to Section 17.16.030(C) and new one-family and two-family dwelling units pursuant to Section 17.18.030F1 (ii) five hundred (500) square feet of new multifamily residential square footage or less or (iii) two thousand (2,000) square feet of new commercial/industrial square footage or less, the planning director shall be the reviewing and approval authority. For all other architectural review, the planning commission shall be the approving authority.

In the reading of this section, it would appear that a residential builder could propose construction of 1 to 3 single-family residences under an administrative Architectural Review approval. Singlefamily residential projects exceeding 3 single family units such as Valencia (Pulte), Escondida Pointe (D.R. Horton), Mariposa Pointe (D.R. Horton) were approved through an administrative Architectural Review and did not require consideration by the Planning Commission. The Development Services Department previously authorized the administrative review of these projects insofar as no more than three “production home” plans were proposed. The 2016 staff report to the Planning Commission (Attachment 2) stated that the administrative review was intended for small projects. Valencia, Escondida Pointe, and Mariposa Pointe are projects that exceed 20 homes and are considered major residential developments in the City of Coachella.

Single-family residential production builders have proposed single-family residential plans limited to 3 plans in order to qualify as an administrative Architectural Review, based on a previous interpretation of the Architectural Review decision-making authority by the Development Services Department. Staff believes that staff report presented to the Planning Commission on April 20, 2016, clearly intended the administrative Architectural Review to apply to single-family residential projects that did not exceed 1-3 individual homes rather than large production singlefamily home tracts that offer only 3 single-family residential plan options.

ALTERNATIVES:
1) Request that a) staff prepare a Planning Commission Resolution approving an interpretation that Coachella Municipal Code Section 17.72.010.F.1 applies to proposed single-family residential projects that do not exceed 3 single family residences and does not apply to residential projects where more than 3 single-family residences are proposed; and b) staff prepare a zoning ordinance amendment for future consideration that clarifies administrative Architectural Review decision-making authority. 2) Request that staff prepare a Planning Commission Resolution approving an interpretation that affirms that Coachella Municipal Code Section 17.72.010.F.1 can apply to residential projects where more than 3 single-family residences are proposed. 3) Continue this item and provide staff and the applicant with direction. 62 Item 3.
3 RECOMMENDED ALTERNATIVE:

Staff recommends alternative #1 as staff believes this would encourage more architectural variety from single-family residential builders for new residential neighborhoods citywide.

Attachments: 1. Chapter 17.72 Architectural Review

2. April 20, 2016 Planning Commission Staff Report – ZOA 16-02 Streamlining Code Amendments
63 Item 3.

TO: Planning Commission
FROM: Luis Lopez, Development Services Director
SUBJECT: Zoning Ordinance Amendment (ZOA 16-02) amending various sections of the Coachella Zoning Code in order to streamline the application review and approval process for land use entitlement applications.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission recommend to the City Council approval of the attached draft Zoning Ordinance Amendment (ZOA 16-02) amending various sections of the Coachella Zoning Code in order to streamline the application review and approval process for land use entitlement applications.

BACKGROUND:

The Coachella Zoning Code sets forth the process for the review and approval of land use entitlement applications for projects within the City. Depending upon the type, size and scope of a project, the Zoning Code assigns responsibility for application review and approval among the City’s Planning Director, the Planning Commission and the City Council. Over the years, working with the current Code, City Staff has identified opportunities to simplify and streamline the application review and approval process.

DISCUSSION/ANALYSIS:

Minor Variances:

As an example, if a project requires 100 parking spaces and the applicant is seeking a limited variance of only 5 parking spaces, the current Code nonetheless requires this to be reviewed by the Planning Commission at a noticed public hearing. The additional Staff time to prepare for a public hearing adds cost and delay to these types of projects. Staff believes that most “minor variances” involve only slight modifications that do not pose significant land use challenges to the City. Therefore, most do not warrant a full noticed public hearing. The attached Ordinance proposes to delegate review of certain “minor variances” to the City’s Planning Director, without a public hearing. These “minor variances” would include the following:
1) Reduction in front, side or rear yard setback by not more than 10% of Code-required minimum;

STAFF REPORT
4/20/2016
64 Item 3.
2) Increase in fence height not more than 10% above Code-required maximum; 3) Reduction in required off-street parking, by not more than 5% of Code-required minimum; 4) Increase in building height not more than 5% above Code-required maximum; 5) Modification of allowable sign area not more than 10% above Code-required maximum; 6) Modification of allowable size of accessory structures no more than 10% above Coderequired maximum, and reduction in minimum distance between accessory structures and other buildings not more than 10% of Code required minimum, in residential zones.

The Planning Director would be required to render a written decision within 60 days after receiving a complete application and must base his or her findings upon the same “unique circumstances/hardship” standards as the Planning Commission. All “major variances” (variances larger in scope than those identified above) would still be reviewed by the Planning Commission. Further, if the Planning Commission believes a “minor variance” warrants consideration at a public hearing, it may “call up” the matter to hear it on appeal (see “call up” appeals below).

Administrative Architectural Review:

Under the current Code, all architectural review applications are considered by the Planning Commission. Staff believes that the process can be better streamlined by allowing architectural review for small projects to be decided by the Planning Director. Therefore, the attached Ordinance delegates architectural review for the following projects to the Planning Director:
1) not more than 3 single family residences or new one-family and two-family dwelling units; 2) not more than 500 square feet of new multi-family residential square footage; or 3) not more than 2,000 square feet of new commercial/industrial square footage.

All other architectural review decisions would remain with the Planning Commission. Further, if the Planning Commission believes an architectural review application warrants consideration at a public hearing, it may “call up” the matter to hear it on appeal (see “call up” appeals below).

Extensions of time to utilize architectural review would be decided by the person(s) who rendered the original decision (either the Planning Director of Planning Commission). “Call Up” Appeal Procedure and Other Technical Clarifications Regarding Appeal Process:

The current Code provides that an appeal of a land use decision shall be filed (presumably by the applicant) within 15 days after the notice of determination is mailed. However, if the applicant does not file an appeal, there is no procedure for further review. The attached Ordinance adds a procedure by which any two members of the Planning Commission or City Council (whichever body is the next direct level of review) may “call up” a decision for review by that body without 65 Item 3.
the applicant having to file an appeal. The decision must be “called up” in writing within 15 days after the notice of determination by the lower body was mailed. Once “called up”, the matter would be processed like any applicant-filed appeal.

The Ordinance makes other technical clarifications regarding appeals: (i) That appeals are de novo hearings (the appeal body is not bound by the findings of the prior decision), and (ii) That if the appeal body fails to decide a matter, the prior decision made at the lower level stands.

Other Technical/Conforming Amendments:

The Ordinance makes other technical/confirming changes consistent with the amendments discussed above. For example, from time to time, questions regarding technical interpretation or implementation of the Zoning Code will arise. In many cases, it is cumbersome to bring these questions directly to the City Council or Planning Commission. Therefore, this Ordinance expressly authorizes the Planning Director to adopt administrative rules, interpretations and minor extensions consistent with the Zoning Code to carry out its terms. This has been the Planning Department’s practice for many years and the amendment merely codifies this practice.

This ordinance also eliminates all references to the “Office of Zoning Administration” and “Zoning Administrator”. The City has not had these positions for many years and the reference is outdated. The Planning Director carries out these roles and the Code’s terms would be amended to reflect this.

ALTERNATIVES:
1) Recommend to City Council approval of the attached draft ordinance approving Zoning Ordinance Amendment 16-02.
2) Recommend to City Council approval of portions of the draft Ordinance, or a modified version of the Ordinance.
3) Continue this item and provide staff with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 above.

Attachment: Draft Ordinance approving ZOA #16-02
66 Item 3.
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1. Chapter 17.72 - ARCHITECTURAL REVIEW

17.72.010 - Architectural review.

Intent and Purpose. To provide flexibility in the placement and interrelationship of structures and uses subject to architectural review; to provide for the implementation of sound site plan design concepts while maintaining the overall intensity of land use and density of population; to review the site plan of those uses which are not intrinsically objectionable to the predominant use category of the district, but which have inherent characteristics which, if not properly handled, have potentials for becoming detrimental to the health, safety, or general welfare of the public, or to neighboring land uses; to determine whether or not a proposed development will properly comply with the architectural guidelines of the city and the provisions and development standards required by this chapter or as prescribed by the planning director, or other authorized agent; to improve the quality of development and to provide a mechanism whereby the city can insure well-designed development.

Submission of Site Plan. Any use, development of land, structure, building or modification of standards requiring the submission of a site plan for architectural review shall not be established, modified or otherwise altered. No certificate of occupancy shall be issued until all of the requirements of this section have been met. Continued conformance with such a plan and such requirements shall be a condition of any certificate of occupancy.

Required Plans or Documents.

A site plan for any use, development of land, structure, building or modification of standards that involves architectural review.

Such other forms or documents as are necessary to determine compliance with the provisions of this chapter or any conditions that the planning director or planning commission may impose in granting an approval of the requested use, development or modification.

Application Forms.

The planning director shall prescribe the form for applications and site plans, and the information to be included in the required site plan for architectural review.

Required Information. Applications involving architectural review shall contain site plans as set forth in Section 17.62.010.

Projects Subject to Pre-Application Review. All projects subject to pre-application review, pursuant to Section 17.77.020, shall complete the pre-application review process prior to submitting a formal development application. A copy of the pre-application review written report shall be submitted along with the application for architectural review. 67 Item 3.
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1. Approving Authority and Basis for Approval of Architectural Review.

For Architectural Review involving (i) Not more than three single family residences pursuant to Section 17.16.030(C) and new one-family and two-family dwelling units pursuant to Section

17.18.030F1 (ii) five hundred (500) square feet of new multifamily residential square footage or less or (iii) two thousand (2,000) square feet of new commercial/industrial square footage or less, the planning director shall be the reviewing and approval authority. For all other architectural review, the planning commission shall be the approving authority.

Development to comply with provisions of this chapter. Every use, development of land and application of development standards shall take place in compliance with all applicable provisions of this chapter.

Compatibility with neighboring property. Every use, development of land and application of architectural guidelines and development standards shall be considered on the basis of the suitability of the site for a particular use or development intended, and the total development, including the prescribed development standards, shall be so arranged as to avoid traffic congestion, insure the protection of public health, safety and general welfare, prevent adverse effects on neighboring property and shall be in accord with all elements of the general plan.

Reserved.

Action Upon Site Plans. The planning director or planning commission, whichever is applicable, acting upon any site plans offered for review as provided in this chapter, shall either:

Approve; or,
Approve with modification and conditions; or,
Disapprove the proposed site plan, development or modification as requested in the application.

Notice of Action on a Site Plan.

Notification to the Applicant. The planning director shall notify the applicant by mail of the action taken on the application.

Appeal. In the event the applicant does not agree with the action taken on a site plan by the planning director or planning commission, he may appeal such decision (to the planning commission if a decision of the planning director, and to the city council if a decision of the planning commission). Such appeal shall be filed within fifteen (15) days after the date on which the determination was mailed. The decision of the city council shall be final.

Expiration of Architectural Approval.

Architectural approval shall expire three hundred sixty-five (365) days from approval unless the applicant has: obtained a building permit; paid all applicable fees; commenced 68 Item 3.
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4. construction; and is diligently pursuing completion. A cessation of construction for a period of more than thirty (30) consecutive days shall be presumed to be nondiligent.

The architectural review approval that has been granted, but not been exercised within one year, may be renewed for three one year time extensions only if an application stating reasons for renewal is filed with the planning director at least ten (10) days prior to one year after the effective date of the architectural review approval. The original approving authority for the architectural review (planning director or planning commission) shall render a decision regarding an extension. If an applicant requests a time extension after the architectural review approval has expired, a retroactive time extension may be approved; however the application fees are double. In the event that the planning director or planning commission acts to renew an architectural approval, the planning director or planning commission may impose any additional conditions on the architectural approval as a condition of its renewal.

In the event that such additional conditions are not acceptable to the applicant and/or owner, the planning director or planning commission shall deny the renewal.

The criteria for granting a three hundred sixty-five (365) day extension are:

No significant change has occurred in the surrounding neighborhood; The project conforms to existing and any new building and zone requirements; A request for the extension is properly filed with the planning director ten (10) days or more prior to expiration; and
The applicant states upon affidavit the reasons requiring an extension and such other criteria as the planning department shall set forth in the application.

The planning director or planning commission shall grant the extension if good cause is set forth in the application.
(Ord. 1004-(2) § 3, 2008; prior code § 080.10)
(Ord. No. 1087, § 5, 5-25-16)
69 Item 3.

Coachella City CouncilFebruary 16, 2022

Coachella City Council
February 16, 2022