Coachella City Council
November 9, 2022

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

1. Be on the site for fewer than one hundred eighty (180) consecutive days; or

2. Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or

3. Meet the permit requirements of Section 15.56.150 of this chapter and the elevation and anchoring requirements for manufactured homes in Section 15.56.200(A). (Ord. 1005 § 2 (part), 2008: Ord. 1002 § 2 (part), 2008)

15.56.220 Floodways.

Since floodways are an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following provisions apply:

A. Until a regulatory floodway is adopted, no new construction, substantial development, or other development (including fill) shall be permitted within zones A1-30 and AE, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other development, will not increase the water surface elevation of the base flood more than one foot at any point within the city of Coachella.

B. Within an adopted regulatory floodway, the city of Coachella shall prohibit encroachments, including fill, new construction, substantial improvements, and other development, unless certification by a registered civil engineer is provided demonstrating that the proposed encroachment shall not result in any increase in flood levels during the occurrence of the base flood discharge.

C. If Sections 15.56.220(A) and (B) are satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of Article V.
(Ord. 1005 § 2 (part), 2008: Ord. 1002 § 2 (part), 2008) Article VI Variance Procedure

15.56.230 Nature of variances.

The issuance of a variance is for floodplain management purposes only. Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of a variance.

The variance criteria set forth in this section of the ordinance are based on the general principle of zoning law that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this chapter would create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners.

It is the duty of the city council to help protect its citizens from flooding. This need is so compelling and the implications of the cost of insuring a structure built below flood level are so serious that variances from the flood elevation or from other requirements in the flood ordinance are quite rare. The long term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided in this chapter are more detailed and contain multiple provisions that must be met before a variance can

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

be properly granted. The criteria are designed to screen out those situations in which alternatives other than a variance are more appropriate.
(Ord. 1005 § 2 (part), 2008: Ord. 1002 § 2 (part), 2008)

15.56.240 Conditions for variances.

A. Generally, variances may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of Articles IV and V of this chapter have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases.

B. Variances may be issued for the repair or rehabilitation of "historic structures" (as defined in Section

15.56.050 of this chapter) upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.

C. Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result.

D. Variances shall only be issued upon a determination that the variance is the "minimum necessary" considering the flood hazard, to afford relief. "Minimum necessary" means to afford relief with a minimum of deviation from the requirements of this chapter. For example, in the case of variances to an elevation requirement, this means the city council need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the city council believes will both provide relief and preserve the integrity of the local ordinance.

E. Any applicant to whom a variance is granted shall be given written notice over the signature of a community official that:

1. The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars ($25.00) for one hundred dollars ($100.00) of insurance coverage; and

2. Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the floodplain administrator in the office of the Riverside County recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.

F. The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency.
(Ord. 1005 § 2 (part), 2008: Ord. 1002 § 2 (part), 2008)

15.56.250 Appeal board.

A. In passing upon requests for variances, the city council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and the:

1. Danger that materials may be swept onto other lands to the injury of others;

2. Danger of life and property due to flooding or erosion damage;

Item 23.

Created: 2022-06-06 10:55:01 [EST]
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3. Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property;

4. Importance of the services provided by the proposed facility to the community;

5. Necessity to the facility of a waterfront location, where applicable;

6. Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;

7. Compatibility of the proposed use with existing and anticipated development;

8. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;

9. Safety of access to the property in time of flood for ordinary and emergency vehicles;

10. Expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters expected at the site; and

11. Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, and streets and bridges.

B. Variances shall only be issued upon a:

1. Showing of good and sufficient cause;

2. Determination that failure to grant the variance would result in exceptional "hardship" to the applicant; and

3. Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance (see "Public safety and nuisance"), cause "fraud and victimization" of the public, or conflict with existing local laws or ordinances.

C. Variances may be issued for new construction, substantial improvement, and other proposed new development necessary for the conduct of a functionally dependent use provided that the provisions of subsections A through D of this section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and does not result in additional threats to public safety and does not create a public nuisance.

D. Upon consideration of the factors of Section 15.56.240(A) and the purposes of this chapter, the city council may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
(Ord. 1005 § 2 (part), 2008: Ord. 1002 § 2 (part), 2008)

APPENDIX
Appendices

1.0 ALLUVIAL FAN ADVISORY
Hazards of Alluvial Fan Development
Alluvial fans present a unique flood hazard environment where the combination of sediment, slope, and topography create an ultra hazardous condition for which elevation on fill will not provide reliable protection.

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

Active alluvial fan flooding is characterized by flow path uncertainty combined with abrupt deposition and erosion.

As a result, any area of an alluvial fan may be subject to intense flood hazards.

The technology of mathematically modeling the hydrodynamics of water and debris flows for alluvial fans is still in the early development stage. The Federal Emergency Management Agency (FEMA) has formulated a mapping procedure for the purpose of defining the likelihood of flood hazards on inundated alluvial fan zones to be used for flood insurance purposes and general floodplain regulation, referred to as the FEMA alluvial fan methodology.

An active alluvial fan flooding hazard is indicated by three related criteria:
a. Flow path uncertainty below the hydrographic apex;
b. Abrupt deposition and ensuing erosion of sediment as a stream or debris flow loses its competence to carry material eroded from a steeper, upstream source area; and c. An environment where the combination of sediment availability, slope, and topography creates an ultra hazardous condition for which elevation on fill will not reliably mitigate the risk.

Inactive alluvial fan flooding is similar to traditional riverine flood hazards, but occurs only on alluvial fans. It is characterized by flow paths with a higher degree of certainty in realistic assessments of flood risk or in the reliable mitigation of the hazard. Counter to active alluvial fan flooding hazards, an inactive alluvial fan flooding hazard is characterized by relatively stable flow paths. However, areas of inactive alluvial fan flooding, as with active alluvial fan flooding, may be subject to sediment deposition and erosion, but to a degree that does not cause flow path instability and uncertainty.

An alluvial fan may exhibit both active alluvial fan flooding and inactive alluvial fan flooding hazards. The hazards may vary spatially or vary at the same location, contingent on the level of flow discharge. Spatially, for example, upstream inactive portions of the alluvial fan may distribute flood flow to active areas at the distal part of the alluvial fan. Hazards may vary at the same location, for example, with a flow path that may be stable for lower flows, but become unstable at higher flows.

More detailed information can be found at FEMA's website: "Guidelines for Determining Flood Hazards on Alluvial Fans" at http://www.fema.gov/fhm/ft_afgd2.shtm#1.

Alluvial Fans and LOMR's
The NFIP does not allow for the removal of land from the floodplain based on the placement of fill (LOMR-F) in alluvial fan flood hazard areas. The NFIP will credit a major structural flood control project, through the LOMR process, that will effectively eliminate alluvial fan flood hazards from the protected area. Details about map revisions for alluvial fan areas can be found in the Code of Federal Regulations at Title 44, Part 65.13.

Alluvial Fan Task Force
As stated in AB 2141 (Longville, Chapter 878, Statutes of 2004), the State of California Department of Water Resources will convene an Alluvial Fan Task Force (AFTF). The AFTF will produce an alluvial fan model ordinance for local communities and a recommendations report to the legislature. As of March 2006, the ordinance and report are projected to be completed by 2007.

2.0 HIGHER STANDARDS RECOMMENDED BY THE STATE OF CALIFORNIA This ordinance meets the minimum standards required to participate in the National Flood Insurance Program.

Community adoption of higher standards can be applied towards credit under the Community Rating System (CRS) program and result in reduced premiums for all flood insurance policy holders within the entire community. The State of California recommends:

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

A. Freeboard.
• To elevate at least 2 feet above the minimum required base flood elevation, make the following changes:

1. Modify Sections 5.1.C.1.a, 5.1.C.1.C, and 5.4.A.1 by replacing "elevated to or above" with "elevated 2 feet above."

2. Modify Section 5.4.B.1 by replacing "at or above" with "at least 2 feet above."

3. Replace Section 5.1.C.1.b with:

In an AO zone, elevated above the highest adjacent grade to a height 2 feet above the depth number specified in feet on the FIRM, or elevated at least 4 feet above the highest adjacent grade if no depth number is specified.

B. Determining BFE's in Unnumbered A Zones.
• Replace "may" with "shall" in the second paragraph of Section 4.2.C to read:
"NOTE: A base flood elevation shall…"
C. Determining Market Value of Existing Structures.
• Replace the "Market value" definition in Section 2 with:
"Market value" shall be determined by estimating the cost to replace the structure in new condition and adjusting that cost figure by the amount of depreciation which has accrued since the structure was constructed.

1. The cost of replacement of the structure shall be based on a square foot cost factor determined by reference to a building cost estimating guide recognized by the building construction industry.

2. The amount of depreciation shall be determined by taking into account the age and physical deterioration of the structure and functional obsolescence as approved by the floodplain administrator, but shall not include economic or other forms of external obsolescence.

Use of replacement costs or accrued depreciation factors different from those contained in recognized building cost estimating guides may be considered only if such factors are included in a report prepared by an independent professional appraiser and supported by a written explanation of the differences.

D. Increased Cost of Compliance (ICC) Coverage—Repetitive Loss Provisions.

This provision allows communities the opportunity for flood insurance policy holders to have ICC coverage made available in repetitive loss situations.
• Modify the definition of "Substantial damage" as follows:
"Substantial damage" means:

1. Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred; or

2. Flood-related damages sustained by a structure on two separate occasions during a 10-year period for which the cost of repairs at the time of each such event, on the average, equals

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

or exceeds 25 percent of the market value of the structure before the damage occurred.

This is also known as "repetitive loss."
E. Non-conversion of Enclosed Areas Below the Lowest Floor. • Insert/add the following section as Section 4.2.J.

A. Non-conversion of Enclosed Areas Below the Lowest Floor.

To ensure that the areas below the BFE shall be used solely for parking vehicles, limited storage, or access to the building and not be finished for use as human habitation without first becoming fully compliant with the floodplain management ordinance in effect at the time of conversion, the Floodplain Administrator shall:

1. Determine which applicants for new construction and/or substantial improvements have fully enclosed areas below the lowest floor that are 5 feet or higher;

2. Enter into a "NON-CONVERSION AGREEMENT FOR CONSTRUCTION WITHIN FLOOD HAZARD AREAS" or equivalent with the City of Coachella. The agreement shall be recorded with the County of Riverside County Recorder as a deed restriction. The non-conversion agreement shall be in a form acceptable to the Floodplain Administrator and County Counsel; and

3. Have the authority to inspect any area of a structure below the base flood elevation to ensure compliance upon prior notice of at least 72 hours.

3.0 SPECIAL REQUIREMENTS
A. Crawlspace Construction.

Communities with construction practices that result in crawl spaces with interior floors up to 2 feet below grade have historically been in violation of the NFIP requirements. FEMA Technical Bulletin 11- 01 now provides accommodation for these practices.
• Remove the following from "Lowest floor" definition in Section 2:

2. For residential structures, all subgrade enclosed areas are prohibited as they are considered to be basements (see "Basement" definition). This prohibition includes below-grade garages and storage areas.
• Add the following section into your ordinance at Section 5.1 .C:

5.1 .C. Crawlspace Construction.

This sub-section applies to buildings with crawl spaces up to 2 feet below grade. Belowgrade crawl space construction in accordance with the requirements listed below will not be considered basements.
a. The building must be designed and adequately anchored to resist flotation, collapse, and lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. Crawl space construction is not allowed in areas with flood velocities greater than 5 feet per second unless the design is reviewed by a qualified design professional, such as a registered architect or professional engineer;

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

b. The crawl space is an enclosed area below the BFE and, as such, must have openings that equalize hydrostatic pressures by allowing for the automatic entry and exit of floodwaters. For guidance on flood openings, see FEMA Technical Bulletin 1-93; c. Crawl space construction is not permitted in V zones. Open pile or column foundations that withstand storm surge and wave forces are required in V zones; d. Portions of the building below the BFE must be constructed with materials resistant to flood damage. This includes not only the foundation walls of the crawl space used to elevate the building, but also any joists, insulation, or other materials that extend below the BFE; and
e. Any building utility systems within the crawl space must be elevated above BFE or designed so that floodwaters cannot enter or accumulate within the system components during flood conditions.
f. Requirements for all below-grade crawl space construction, in addition to the above requirements, to include the following:

1. The interior grade of a crawl space below the BFE must not be more than 2 feet below the lowest adjacent exterior grade (LAG), shown as D in figure 3 of Technical Bulletin 11-01;

2. The height of the below-grade crawl space, measured from the interior grade of the crawl space to the top of the crawl space foundation wall must not exceed 4 feet (shown as L in figure 3 of Technical Bulletin 11-01) at any point;

3. There must be an adequate drainage system that removes floodwaters from the interior area of the crawl space within a reasonable period of time after a flood event, not to exceed 72 hours; and

4. The velocity of floodwaters at the site should not exceed 5 feet per second for any crawl space. For velocities in excess of 5 feet per second, other foundation types should be used.

B. Mudslide (i.e., Mudflow) Prone Areas. (Zone M)
• Communities with mudslide prone areas shall insert the following:

1. Definitions to Section 2:
"Area of special mudslide (i.e., mudflow) hazard" is the area subject to severe mudslides (i.e., mudflows). The area is designated as Zone M on the Flood Insurance Rate Map (FIRM).
"Mudslide" describes a condition where there is a river, flow or inundation of liquid mud down a hillside, usually as a result of a dual condition of loss of brush cover and the subsequent accumulation of water on the ground, preceded by a period of unusually heavy or sustained rain.
"Mudslide (i.e., mudflow) prone area" means an area with land surfaces and slopes of unconsolidated material where the history, geology, and climate indicate a potential for mudflow.

2. Section "5.{X} Mudslide (i.e., Mudflow) Prone Areas":

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

5.{X} Mudslide (i.e., Mudflow) Prone Areas.

A. The Floodplain Administrator shall review permits for proposed construction of other development to determine if it is proposed within a mudslide area.

B. Permits shall be reviewed to determine that the proposed site and improvement will be reasonably safe from mudslide hazards. Factors to be considered in making this determination include, but are not limited to:

1. The type and quality of soils;

2. Evidence of ground water or surface water problems;

3. Depth and quality of any fill;

4. Overall slope of the site; and

5. Weight that any proposed development will impose on the slope.

C. Within areas which may have mudslide hazards, the Floodplain Administrator shall require:

1. A site investigation and further review by persons qualified in geology and soils engineering;

2. The proposed grading, excavation, new construction, and substantial improvement be adequately designed and protected against mudslide damages;

3. The proposed grading, excavations, new construction, and substantial improvement not aggravate the existing hazard by creating either on-site or off-site disturbances; and

4. Drainage, planting, watering, and maintenance not endanger slope stability.

C. Erosion-prone areas. (Zone E)
• Communities with erosion prone areas shall insert the following:

1. Definitions into Section 2:
"Area of special flood-related erosion hazard" is the land within a community which is most likely to be subject to severe flood-related erosion losses. The area may be designated as Zone E on the Flood Insurance Rate Map (FIRM). "Flood-related erosion" means the collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical level or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusually and unforeseeable event which results in flooding.
"Flood-related erosion area" or "Flood-related erosion prone area" means a land area adjoining the shore of a lake or other body of water, which due to the composition of the shoreline or bank and high water levels or wind-driven currents, is likely to suffer floodrelated erosion damage.

Item 23.

Title 15 - BUILDINGS AND CONSTRUCTION
Chapter 15.56 - FLOODPLAIN MANAGEMENT*

APPENDIX
Coachella, California, Code of Ordinances Created: 2022-06-06 10:55:01 [EST] (Supp. No. 24)

"Flood-related erosion area management" means the operation of an overall program of corrective and preventive measures for reducing flood-related erosion damage, including but not limited to emergency preparedness plans, flood-related erosion control works, and floodplain management regulations.

2. Section "5.{X} FLOOD-RELATED EROSION-PRONE AREA" into Section 5:

5.{X} FLOOD-RELATED EROSION-PRONE AREA
A. The Floodplain Administrator shall require permits for proposed construction and other development within all flood-related erosion-prone areas known to the community.

B. Permit applications shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion, and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.

C. If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.

D. Within Zone E on the Flood Insurance Rate Map, a setback is required for all new development from the ocean, lake, bay, riverfront or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated "useful life" of structures, and depending upon the geologic, hydrologic, topographic, and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only.

Chapter 15.60 ENFORCEMENT
Sections:

15.60.010 Violations.

A. It shall be a misdemeanor for any person to alter, construct, convert, demolish, enlarge, equip, erect, improve, maintain, move, occupy, repair, or use any building or structure in the city, or cause or permit the same to be done, contrary to or in violation of any provision of any code adopted under this chapter. A person shall be guilty of a separate and distinct offense for each and every day during which any violation of any provision of any code adopted under this chapter is committed, continued, or permitted to be committed or continued.

B. It shall be a misdemeanor for any person to fail to comply with a notice or order to comply or repair issued under any provision of any code adopted under this chapter. A person shall be guilty of a separate and distinct offense for each and every day that he or she fails to comply with the notice or order.

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(Prior code § 7-176)

15.60.020 Penalties.

Every person found guilty of a misdemeanor shall be punishable for each separate offense by a fine not exceeding one thousand dollars ($1,000.00) or by imprisonment in the county jail not exceeding six months, or by both such fine and imprisonment.
(Prior code § 7-177)

15.60.030 Mobilehome Parks Act and Special Occupancy Parks Act—Notice of cancellation of responsibility.

A. Pursuant to subdivisions 18300(e) and 18865(e) of the California Health and Safety Code and Section 1006 of the California Code of Regulations, Title 25, Division 1, Chapter 2, the city of Coachella does hereby provide notification to the department of housing and community development of its intent to cancel its assumption of responsibility for enforcement of the Mobilehome Parks Act (Health and Safety Code Section 18200 et seq.) and the Special Occupancy Parks Act (Health and Safety Code Section 18860 et seq).

B. The mayor is authorized to sign such written notice of cancellation on behalf of the city as may be necessary to provide proper notice to the department of housing and community development.

C. The city clerk is authorized to transmit a certified copy of the ordinance codified in this section to the administrative office of the department of housing and community development, mobilehome parks program.

D. Provided the applicable provisions for cancellation of responsibility contained in the Mobilehome Parks Act and the Special Occupancy Parks Act have been met, the ordinance codified in this section shall become effective in accordance with applicable law.
(Ord. 969 § 1, 2007)

15.60.040 Purpose and intent; violation of chapter.

The city council has determined that the quality of life in Coachella is tied to the character and condition of real property within the city, and that inadequate property maintenance tends to cause a diminution in the enjoyment, use, aesthetics, and value of surrounding properties. It is the purpose of this chapter to restate, crossreference, and amend the city's property maintenance standards, in an effort to promote public awareness of those standards, visual unity and order, as well as enhance the value of land and development within the city, and protect the appearance, integrity and character of the community. Restatements and cross-references of existing code provisions and laws are not intended to supersede or conflict with those laws.

Inspection of property for compliance with these standards may be accomplished in any constitutionally permissible fashion including inspection from public rights-of-way, inspection with a property owner or occupier's consent, and inspection through a court-issued warrant. Violations of the property management standards of this chapter are declared a public nuisance, which may be abated by the city in accordance with Chapter 8.20 of this code. In addition to or in lieu of such administrative abatement, the city may pursue any other legal or equitable remedies available to it under this code or state law, including, but not limited to, the procedures contained in the California Health and Safety Code.
(Ord. 988 § 6 (part), 2007)

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15.60.050 Substandard buildings and housing.

Buildings and structures on property shall not be left abandoned, partially destroyed, in an "unreasonable state of partial construction," or in a condition that violates an applicable provision of the California Health and Safety Code or of the California Codes previously adopted by the city, as the same currently exist or may hereafter be amended. See California Health and Safety Code Sections 17920.3, 17922.2; see also Title 15 of this code.

For purposes of this section, the following definitions shall apply:
"Abandoned" means forsaken and devoid of any apparent owner or other person claiming title, or unoccupied and unmaintained for such an extended period of time and in such a manner as to give an outward appearance that all claims to possession or control have been relinquished. "Partially destroyed" means severely damaged by fire, flood, earthquake, vandalism or other forces and, as a result, substantially detracting from the appearance of the immediate neighborhood or reduces the property values in the immediate neighborhood.
"Unreasonable state of partial construction" means a state in which building permits for construction have expired before the completion of construction and the partially constructed building or structure substantially detracts from the appearance of the immediate neighborhood, or reduces the property values in the immediate neighborhood.
(Ord. 988 § 6 (part), 2007)
Chapter 15.62 SAFETY ASSESSMENT PLACARDS
Sections:

15.62.010 Intent.

This chapter establishes standard placards to be used to indicate the condition of a structure for continued occupancy. The chapter further authorizes the building official and his or her authorized representatives to post the appropriate placard at each entry point to a building or structure upon completion of a safety assessment. (Ord. 958 § 1 (part), 2006)

15.62.020 Application of provisions.

The provisions of this chapter are applicable to all buildings and structures of all occupancies regulated by the city of Coachella. The council may extend the provisions as necessary. (Ord. 958 § 1 (part), 2006)

15.62.030 Definitions.

As used in this chapter:
"Safety assessment" means a visual, nondestructive examination of a building or structure for the purpose of determining the condition for continued occupancy.
(Ord. 958 § 1 (part), 2006)

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15.62.040 Placards.

A. The following are verbal descriptions of the official jurisdiction placards to be used to designate the condition for continued occupancy of buildings or structures. Copies of actual placards are attached.

1. "INSPECTED - Lawful Occupancy Permitted" is to be posted on any building or structure wherein no apparent structural hazard has been found. This placard is not intended to mean that there is no damage to the building or structure.

2. "RESTRICTED USE" is to be posted on each building or structure that has been damaged wherein the damage has resulted in some form of restriction to the continued occupancy. The individual who posts this placard will note in general terms the type of damage encountered and will clearly and concisely note the restrictions on continued occupancy.

3. "UNSAFE - Do Not Enter or Occupy" is to be posted on each building or structure that has been damaged such that continued occupancy poses a threat to life safety. Buildings or structures posted with this placard shall not be entered under any circumstance except as authorized in writing by the building official, or his or her authorized representative. Safety assessment teams shall be authorized to enter these buildings at any time. This placard is not to be used or considered as a demolition order.

The individual who posts this placard will note in general terms the type of damage encountered.

B. The number of the ordinance codified in this chapter, the name of the jurisdiction, its address, and phone number shall be permanently affixed to each placard.

C. Once it has been attached to a building or structure, a placard is not to be removed, altered or covered until done so by an authorized representative of the building official. It is unlawful for any person, firm or corporation to alter, remove, cover or deface a placard unless authorized pursuant to this section. (Ord. 958 § 1 (part), 2006)
Chapter 15.66 SEISMIC HAZARD MITIGATION
Sections:

15.66.010 Purpose.

The purpose of this chapter is to promote public safety by identifying those buildings in the city of Coachella which are most susceptible to earthquake damage and to require certain mitigation measures to protect the lives of persons working and residing in Coachella.
(Ord. 985 § 1, 2007)

15.66.020 Definitions.

As used in this chapter:
"Accessory building" is a detached subordinate building, the use of which is customarily incidental to that of the principal building or to the primary uses of the land and which is located on the same lot with the principal building or use.
"California Building Code (CBC)" is as published by the International Conference of Building Officials, Whittier, California, as adopted by the city of Coachella.

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(Supp. No. 24)

"Civil engineer or structural engineer" means a licensed civil or structural engineer registered by the state of California pursuant to the rules and regulations set forth in Chapter 5 of Title 16 of the California Administrative Code.
"Diaphragm" is a horizontal or nearly horizontal system acting to transmit lateral forces to the vertical resisting elements. When the term "diaphragm" is used, it includes horizontal bracing systems. "Essential building" is any building housing a hospital or other medical facility having surgery or emergency treatment areas; fire or police stations; municipal government disaster operation and communication centers. "Exterior design elements" means and includes, but are not limited to, parapets, cornices, masonry veneers, and any additional exterior nonstructural features which are likely to fall on the public right-of-way during an earthquake.
"Load bearing walls" means masonry walls having all of the following characteristics:

1. Provide the vertical support for a floor or roof;

2. Have a total superimposed load over one hundred (100) pounds per linear foot. "Unreinforced masonry (URM) building" means any building containing load bearing walls and/or columns constructed wholly or partially of masonry which have an area of vertical, horizontal and combined reinforcing steel less than fifty (50) percent of that required by the 1988 Uniform Building Code, and includes, but is not limited to:

1. Unreinforced brick masonry;

2. Hollow clay tile;

3. Adobe unburned clay tile;

4. Stone masonry.
(Ord. 985 § 2, 2007)

15.66.030 Applicability.

The provisions of this chapter shall apply to all unreinforced masonry buildings in the city, and to buildings with exterior design elements which, in the opinion of the building official, are subject to failure in the event of an earthquake.
(Ord. 985 § 3, 2007)

15.66.040 Exempted unreinforced masonry buildings.

The following buildings are exempted from complying with this chapter:

A. Unoccupied accessory buildings on residential lots;
B. Buildings which meet the minimum hazard reduction requirements of Section 15.66.090, and are used as warehouses with not more than ten (10) percent of the gross floor area used as office space accessory to the warehouse use. Warehouses which contain pharmaceutical supplies or hazardous materials or are used for disaster relief or emergency services are not exempt from this chapter; C. Buildings which have been structurally upgraded in substantial conformity to the structural standards for unreinforced masonry buildings of Appendix Chapter 1 of the Uniform Code for Building

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

Conservation ("UCBC"), or to the force levels of the 1973 or later, edition of the California Building Code, or to another standard approved by the building official. (Ord. 985 § 4, 2007)
( Ord. No. 1147 , § 6, 1-22-20)

15.66.050 Notification of owners.

Owners of buildings subject to the provisions of this chapter shall be notified within thirty (30) days of the effective date of this chapter by the building division of the city of Coachella that each such building has been included in the city's list of potentially hazardous buildings, and of all of the requirements of this chapter. Building owners shall also be notified that they are required to comply with the sign posting requirements of California Government Code Section 8875.8.
(Ord. 985 § 5, 2007)

15.66.060 Removal from list of potentially hazardous buildings.

A building may be removed from the city's list of potentially hazardous buildings by demonstrating to the satisfaction of the building official that either:

A. The building is exempt under the provisions of Section 15.66.040; or B. All of the following conditions are met:

1. The minimum hazard reduction requirement of Section 15.66.090 has been satisfied,

2. A seismic safety report has been prepared in accordance with Section 15.66.070 herein, and

3. That any additional mitigation work recommended in the seismic safety report has been performed and the building has been structurally upgraded to be in substantial conformity with the structural standards for unreinforced masonry buildings of the California Building Code, or to another standard approved by the building official.
(Ord. 985 § 6, 2007)
( Ord. No. 1147 , § 6, 1-22-20)

15.66.070 Seismic safety report.

Owners of buildings identified as potentially hazardous shall submit a seismic safety report to the building division of the city of Coachella as follows:

A. Time Frame. Seismic safety reports shall be submitted within twelve (12) months of the effective date of this chapter, or such additional time as the building official deems necessary and proper; B. Authorized Preparers. Seismic safety reports shall be prepared by a civil or structural engineer licensed by the state of California. Each seismic safety report shall bear the signature and professional registration number, including its expiration date, or the responsible engineer; C. Purpose. The purpose of the seismic safety report shall be to evaluate the structural adequacy of the building to resist the seismic effects of earthquake, meet the standards described in subsection D

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

hereof, and to identify any exterior design elements. The report may include a compliance plan as described in Section 15.66.080, if rehabilitation is deemed necessary.

Building Standards. The building standards to be used in preparation of seismic safety reports shall be the minimum hazard reduction described in Section 15.66.090 the UCBC or the 1973, or later edition of the UBC, and any other standards accepted by the building official; D. Format. The format for seismic safety reports shall incorporate the following data:

1. General Information. The building's address, age, original use, and any subsequent changes in use or occupancy,

2. Configuration. A description of the building's size, shape, arrangement of structural elements, and any irregularities or discontinuities. Shall also include nonstructural elements such as appendages, parapets, and veneers,

3. Materials. The types, ages and present conditions of all materials,

4. Plans of Existing Construction. A description of the seismic integrity of existing conditions with an adequate and appropriate degree of detail,

5. Calculations to Check Existing Construction. A description of the capacities of existing resisting elements and connections and including any testing results,

6. Conclusions and Recommendations. A description of the areas found to be deficient in their ability to withstand prescribed seismic forces. This section discuss in general terms the alternatives available for mitigation to the applicable standards of these inadequacies and recommendations for the most suitable solutions.
(Ord. 985 § 7, 2007)

15.66.080 Compliance plan.

If the seismic safety report for a building has identified deficiencies the owner shall submit a compliance plan for approval by the building official within ninety (90) days after submittal of the seismic safety report. The report shall describe how the building owner intends to approach hazard reductions of the building in addition to improvements required under Section 15.66.090 (Minimum hazard reduction requirement) and when the indicated improvements will be made. Options available to the building owner to achieve hazard reduction include, but are not limited to, the following:

A. Commence the structural rehabilitation of the building to meet or exceed the seismic provisions of the engineering standards referenced in Section 15.66.070(D) of this chapter; B. Any building which qualifies as "historical property" as determined by an appropriate governmental agency under Section 37602 of the Health and Safety Code shall be retrofitted in accordance with the State Historical Building Code;
C. Vacate the Building. Any vacated building shall either be rehabilitated or demolished within twelve (12) months from the date of the engineer's report;
D. Demolish the building, or proportions thereof, to eliminate the potentially hazardous conditions. Any reconstruction shall be made in accordance with the design review provisions of the zoning code. (Ord. 998 § 1, 2008: Ord. 985 § 8, 2007)

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

15.66.090 Minimum hazard reduction requirement.

Owners of buildings included in the list of potentially hazardous buildings shall be required to do the following within thirty-six (36) months of the effective date of this chapter: (1) to secure the roof and floor(s) to the building's walls if such attachment is lacking or declared inadequate in the seismic safety report to insure that bearing walls will transfer loads of at least one hundred (100) pounds per linear foot of wall, and (2) remove, upgrade or repair dangerous exterior design elements. The building official may, at his or her sole discretion, grant additional time to comply with this section.
(Ord. 985 § 9, 2007)

15.66.100 City's review of seismic safety reports and compliance plan.

The building division shall review the documents submitted for each building identified as potentially hazardous and approve the seismic safety report and compliance plan pursuant to this chapter. Copies of approved seismic safety reports submitted shall be available to the public for inspection at the building division upon request.
(Ord. 985 § 10, 2007)

15.66.110 Interpretation.

The interpretation of the building official shall prevail on matters relating to the implementation of this chapter.
(Ord. 985 § 11, 2007)

15.66.120 Appeal of building official's determination.

Any decision made by the building official pursuant to this chapter may be appealed in writing to the city manager or his or her designee who may be a licensed civil or structural engineer. The written appeal shall include all facts relevant to the decision and reasons to support any alleged abuse of discretion by the building official. The city manager may take testimony of the appellant and the building official and independent experts or may in his or her discretion determine the appeal based upon the written record. The decision of the city manager or his or her designee shall be final.
(Ord. 985 § 12, 2007)

15.66.130 Fees and costs of appeal.

The building owners shall pay an engineer's report review fee for review of the seismic safety report as established by resolution. The amount of this fee shall be deducted from the plan checking fee collected for any building permit issued for the seismic rehabilitation of the structure. The building owner is responsible for any fees and costs necessary for an appeal and shall also deposit, in advance of any appeal provided herein, an amount equal to the estimated cost of experts retained to testify or to determine the appeal. (Ord. 985 § 13, 2007)

Item 23.

Created: 2022-06-06 10:55:01 [EST]
(Supp. No. 24)

15.66.140 Remedies.

It is unlawful for the owner of any building subject to this chapter to violate any provision of this chapter. The remedies that are available to the city shall include, but not be limited to:

A. The city may seek injunctive relief to enjoin a building owner's violation of this chapter; B. A building owner violating this chapter shall be guilty of a misdemeanor and, upon conviction thereof, shall be punishable by a fine of not more than one thousand dollars ($1,000.00) or by imprisonment in the county jail for a term not exceeding six months, or by both such fine and imprisonment. Such building owner shall be guilty of a separate offense for each and every day during any portion of which such violation of this chapter is committed, continued or permitted by such building owner.

C. The remedies provided under this section are not exclusive. (Ord. 985 § 14, 2007)

15.66.150 Building tenant notification.

Owners of each identified building shall provide each of their tenants with written notification that a seismic investigation of their building has taken place, and that the seismic safety report documenting the investigation is available for review at the building division. Such notification shall occur within thirty (30) days after submittal of the seismic safety report to the building division.
(Ord. 985 § 15, 2007)

15.66.160 Exemption from subsequent amendments.

Buildings on which construction has been completed in compliance with all requirements of this chapter existing at the date of completion shall not be declared a potentially hazardous building under standards adopted after the date of completion and may be allowed to post signage pursuant to California Government Code Section 8875.9. This exemption from later adopted standards shall be effective for a period of fifteen (15) years from the date of completion. This exemption shall not apply to a building which no longer meets the standards under which the seismic work was completed or buildings which undergo a change of use or occupancy. For the purposes of this section "date of completion" shall refer to the date that the building is removed from the list of potentially hazardous buildings.
(Ord. 985 § 16, 2007)

15.66.170 Administrative citations.

An owner who is subject to this section and who does not comply with the posting requirements specified in Section 15.66.050 shall be subject to an administrative citation pursuant to city of Coachella Municipal Code Chapter 3.48.090 and subject to an administrative fine of two hundred fifty dollars ($250.00) no sooner than fifteen (15) days after notification by the building official that the owner is subject to the administrative fine.

Thereafter, if the owner does not comply with and maintain compliance with the posting requirements, within thirty (30) days of the first administrative fine, the owner shall be subject to an additional administrative citation and an additional administrative fine of one thousand dollars ($1,000.00). (Ord. 998 § 2, 2008)

Item 23.

STAFF REPORT
11/9/2022
TO: Honorable Mayor and City Council Members
FROM: Maritza Martinez, Public Works Director
SUBJECT: Provide staff direction for 2022 Hometown Heroes Honorees.

STAFF RECOMMENDATION:

Provide staff direction for 2022 Hometown Heroes Honorees.

BACKGROUND:

The “Hometown Heroes” monument was created to recognize people who have contributed to the community and culture of our community. Currently, our “Hometown Heroes” include the following:
 Cesar Chavez; Civil Rights and Labor Leader
 Leonila Torres; Community Leader
 Linda Garza; Government Employee
 Elvira Acosta Murillo; Community Leader
 Severio “Cosmo” Lira Jr.; Commitment to Youth
 Raquel G. Medina; Community Volunteer
 Rich Ramirez; Educator and Mentor
 Chauncey Veatch; Educator and Mentor
 Juan Torres; Entrepreneur and Business Leader
 Joe and Maria Celia Munoz; Exceptional Citizens
 Julio Diaz, Antonio Diaz and Joel Diaz; Boxing Family Champions  Eugenia Ortiz; Community Leader and Activist
 Clementine Olloque, Maria Carmona-Marron, Maria Serrano, Maria Munoz; Community Leaders and Activists
 Organización en California de Lideres Campesinas; Leaders and Community Activists  Caballero Family, Boxing Family Champions
 Chris Romero, Exceptional Citizen
 Mary Lou Torres, Exceptional Citizen and Advocate
 Merlyn Hamner, Historian
 Joe Vega; Postmaster and Exceptional Citizen
 Lee Espinoza; Coach and Mentor
 CYSAS La Laja; Youth Sports Leaders
 Vanessa Madera; Youth Sports Leader

Item 24.
 Joe Ceja; Educator and Mentor
 Deputy David Solis; Exceptional Valor
 Mayor Yolanda R. Coba; Community Leader
 Enedina Rapan; Community Activist
 Enedina Rapan, Jesus Mota, Maria Hernandez, Prospero Montes, Jesus Sanchez; Inspirational Community Mentors
 Gabriela Fundora; Youth Sports Leader
 Citlalli Ortiz; Youth Sports Leader
 Cesar Sanchez, Entrepreneur and Business Leader
 Father Guy Wilson; Religious and Spiritual Leader
 Dr. Juan De Lara; Educator and Mentor
 Juanita Godwin; Community Leader and Youth Mentor
 Raices Cultura; Community Leader and Activists
 Rosa Lucas – Community Advocate and Activist
 Mario Lazcano; Community Leader and Activist
 Captain Frank Morales, Lieutenant Cesar Garcia, Engineer Danny Castro, Lieutenant George Torres; Coachella Volunteer Firefighters
 Clara Herrera and Clara Nieblas, Community Advocate and Activist  Rosalia Plata; Community Advocate and Activist
 Baltazar Aguirre; Exceptional Citizen and Activist
DISCUSSION/ANALYSIS:

Annually during the City’s Tree Lighting Ceremony the City has recognized individuals / organizations as Hometown Heroes; staff recommends selecting 2 -3 recognitions per year. Staff is requesting direction for 2022 Hometown Hero nominees.

The City Council requested the City reach out to the public using the City’s social media outlets.

This was done using a polling tool (Survey Monkey) and the following results were received (total responses received were 30).
 Maria Magdalena Rodriguez
 All Teachers in Coachella (Todos los maestros de education de Coachella)  Fernando Garcia, CV Housing Coalition
 Sandra Ramirez
 Ana Vee
 ASM Eduardo Garcia
 Rosie Martinez LVN
 Marco Machuca
 CVHS, Class of ‘96
 Eugenia Ortiz
 Monica Diaz
 Emmanuel Martinez (multiple entries – 9)
 Gabriel Martin
 Johnny Ortiz
 Antonio Espinoza
 Mario Gallo (multiple entries – 5)

Item 24.
 Aaron Gasu
 Jesus Bedoy Badena
FISCAL IMPACT:

None.

Item 24.

STAFF REPORT
11/9/2022
TO: Honorable Mayor and City Council Members
FROM: Gabriel Perez, Development Services Director
SUBJECT: Tripoli Mixed-Use Project (Proposed Revisions) SPECIFICS: Amendments to Conditional Use Permit (CUP) 351 and Architectural Review (AR) 22-04 for the PUD (Planned Unit Development) Overlay Zone guidelines, design revisions and modifications to conditions of approval for a mixed-use development consisting of 108 apartment units and 2 retail units on 2.8 acres of vacant C-G (General Commercial) zoned property at the northeast corner of Cesar Chavez Street and Bagdad Avenue (APN# 778-081-003 and -001) Applicant: Chelsea Investment Corporation
EXECUTIVE SUMMARY:

Chelsea Investment Corporation requests City Council approval of revisions to the architectural design and conditions of approval for the Tripoli Mixed-Use project, a mixed-use development consisting of 108 affordable apartments units, with 1-3 bedroom options, and two retail spaces on

2.8 acres at the northeast corner of Cesar Chavez Street and Bagdad Avenue as follows:
 Building A – 3-story 49,794 sq. ft. building consisting of 44 apartment units, a 652 sq. ft. multi-purpose
room, and 1,805 sq. ft. ground floor retail space
modified to a 58,098 sq. ft. building with 50
apartments units, 2 commercial spaces of 1,031 sq. ft.
each and 1,790 sq. ft. community room/lounge.
(Southwest corner of 6th Street and Tripoli Ave)
 Building B – 4-story 71,079 sq. ft. building consisting of 64 apartment units, a 1,296 sq. ft. community room
and a 1,413 sq. ft. ground floor retail space modified
to a 3-story, 54,981 sq. ft. building consisting of 58
apartment units, 2 commercial spaces of 992 sq. ft.
each (Northeast corner of Cesar Chavez Street and Bagdad Avenue)  Outdoor Tot Lot (relocated at the front of Building A)

Item 25.

BACKGROUND:

The subject site is a vacant commercial property and historical aerial photographs from 1953 identify a previous large commercial/industrial building on the site and later removed on 1996 aerial photographs. Chelsea Investment Corporation is currently constructing a 3-story, 105-unit mixed-use development, Pueblo Viejo Villas, on 2.61-acre site north of this subject site as a transitoriented development approved under Change of Zone 17-03. A transit hub on 1.66 acres at the corner of Fourth Street and Cesar Chavez Street will be constructed in association with Pueblo Viejo Villas and will be operated by Sunline Transit Agency.

The Council originally approved Change of Zone (CZ) 22-01, Conditional Use Permit (CUP) 351, Architectural Review (AR) 22-04 to amend the Official Zoning Map by adding the PUD (Planned Unit Development) Overlay Zone on 2.8 acres of vacant C-G (General Commercial) zoned property for a mixed-use development consisting of 108 apartment units and 2 retail units on May 11, 2022. The applicant the Planning Commission recommended approval of. The City Council approved the project at a public hearing on May 11, 2022.

DISCUSSION/ANALYSIS
The surrounding land uses and zoning designations are as follows:

North: Existing commercial development and Pueblo Viejo Villas, (C-G, General Commercial and C-G PD).

South: Rancho Grande Markets (C-G, General Commercial).

East: Residential neighborhood and vacant land (C-G, General Commercial and R-S, Residential Single Family).

West: O’Reilly Auto Parts and Cesar Chavez Street (C-G, General Commercial).

Site Plan
The applicant proposes modification of an approved mixed-use development consisting of 108 apartment units and 2 retail spaces within 2 buildings in the Pueblo Viejo District. Building A was approved for a 3-story; 49,794 sq. ft. building located toward the Southwest corner of 6th Street and Tripoli Avenue. Building B was approved as a 4-story, 71,079 sq. ft. building located toward the Northeast corner of Bagdad Avenue and Cesar Chavez Street. Both buildings would be constructed near property line with building frontages on 6th Street, Tripoli Way, Bagdad Avenue and Cesar Chavez Street and on-site parking oriented behind the buildings consistent with goals of the Pueblo Viejo Revitalization Plan. The orientation of the buildings support the City’s goals of promoting a walkable downtown environment with a well-designed public realm.

The applicant proposes to maintain the same unit count of 108 apartments with 1-3 bedroom unit options, but proposes to reduce the size of all units and the unit number in Building B in order to reduce the size of Building B to 54,981 sq. ft. and reduce the number of stories from 4-stories to 3-stories. The community lounge space is proposed to be merged into Building A and total community lounge space increased by 252 sq. ft. The community space will include kitchen space,

Item 25.
restrooms, and 6 computer stations. The retail space available for the project would increase by 1,827 sq. ft. under the new proposal with two retail suites in each building.

Figure 1: Site Plan (Original)
Figure 2: Site Plan (Approved)

Item 25.

Original Approved New Proposal
Building A
Unit Size
 13 - One bedroom 581-586 sq. ft.
 17 - Two bedroom 799 sq. ft.
 14 - Three bedroom 1,061 sq. ft.

Total Units: 44 units
 12 - One bedroom 542 sq. ft.
 24 - Two bedroom 702 sq. ft.
 14 - Three bedroom 932 sq. ft.

Total Units: 50 units
Building B
Unit Size
 14 - One bedroom 581-586 sq. ft.
 35 - Two bedroom 799 sq. ft.
 15 - Three bedroom 1,061 sq. ft.

Total Units: 64 units
 15 - One bedroom 542 sq. ft.
 27 - Two bedroom 702 sq. ft.
 16 - Three bedroom 932 sq. ft.

Total Units: 58 units
Community
Rooms/Lounges
(1st Floor Only)
Building A
 652 sq. ft. community room
Building B
1,296 sq. ft. community room
Total Community space: 1,948 sq. ft.

Building A
 Merged with Building B
Building B
2,200 sq. ft. community room
Total Community Space: 2,200 sq.
ft.

Tot Lot
(Outdoor)
218 sq. ft. 813 sq. ft.

Commercial
Space (1st Floor
Only)
Building A
 1,085 sq. ft. commercial space
Building B
 1,413 sq. ft. commercial space
Total Retail: 2,498 sq. ft.

Building A
 2 commercial spaces (1,100 sq. ft.
each – 2,200 sq. ft. total)
Building B
 2 commercial spaces (1,062 sq. ft.
each – 2,125 sq. ft. total)
Total Retail: 4,325 sq. ft.

Parking -On-Street Parking 41 spaces
-On-Site Parking 118 spaces
Total Parking: 159 spaces
-On-Street Parking 38 spaces
-On-Site Parking 104 spaces
Total Parking: 142 spaces
A 218 sq. ft. fenced tot lot was originally proposed near Building A with playground equipment for children and is now proposed to be increase in size to 813 sq. ft. near Building B. No details of the playground equipment were submitted for the Architectural Review, but will be reviewed during building permit plan check.

Parking
The applicant proposed on-site parking area consisting of 118 parking spaces accessed by driveways from Bagdad Avenue and Tripoli Way. The new proposal reduces on-site parking to 104 parking spaces. Parking based on 120,873 sq. ft. of gross floor area, would require 362 spaces in the Pueblo Viejo Revitalization Plan. The applicant proposes 104 on-site parking spaces and 38 on-street parking spaces. The Pueblo Viejo Revitalization Plan draft development standards allow for on street parking to be counted toward required parking if within 500 feet of the main entrance of the development. Senate Bill 35 allows affordable housing development within ½ mile

Item 25.
of public transit to be exempted from parking standards. With the application of density bonus law, only 61 parking spaces would be required or a surplus of 81 parking spaces. Staff is supportive of allowing the development to utilize on-street parking to count towards satisfying parking requirements, which would be provided by constructing 10 diagonal parking spaces on Bagdad Avenue and 28 diagonal parking spaces on Tripoli Way.

Staff has indicated to the applicant a preference for creating diagonal parking spaces on 6th Street along the frontage of the retail spaces to increase parking count. A condition of approval (Condition No. 48) for adding diagonal parking on 6th Street has been included if feasible.

Architectural Design
The overall architectural style of the approved project incorporates Spanish Colonial Revival design. The applicant proposes a redesign of the project to reduce costs due to conditions of approval for inclusion of elevators in both buildings and the original architectural design would be cost prohibitive. The applicant selected a new architect that designed the Pueblo Viejo Villas mixed use project and elected to include many of that development’s architectural elements. The original design included a pronounced first floor retail area for Cesar Chavez Street and 6th Street, significant articulation of building features, recessed windows, undulating roofline with several tower features. The applicant redesigned the project and presented new designs for a substantial conformance approval at the administrative level. The Development Services Director determined that the proposed site plan and architectural elevation changes were substantial and would require public hearing approval by the Planning Commission and City Council. The Director also provided comments to improve the design so that the redesigned project could be recommended for approval to the Commission and Council. The applicant worked on design revisions based on staff comments, which are presented in figures 4-7 below.

Figure 3: Rendering at the Corner of Cesar Chavez Street and Bagdad Avenue (Original Approval)

Item 25.

Figure 4: Cesar Chavez Street Comparison (Approved vs. Proposed) Bldg B Figure 5: Bagdad Avenue Comparison (Approved vs. Proposed) Bldg B Bagdad Avenue Frontage (Approved)
Cesar Chavez Street Frontage (Proposed)
(Approved
Bagdad Avenue Frontage (Proposed)
Cesar Chavez Street Frontage (Approved)
(Approved

Item 25.

Figure 6: Tripoli Avenue Comparison (Approved vs. Proposed) Bldg A Figure 7: Sixth Street Comparison (Approved vs. Proposed) Bldg A Tripoli Way Frontage
6 th Street Frontage (Proposed)
Tripoli Avenue Frontage (Approved)
Tripoli Avenue Frontage (Proposed)
6 th Street Frontage (Approved)

Item 25.

Staff is of the opinion that the original architectural design was a superior design compared to the proposed design and recommended to the applicant that substantial design enhancements be focused on the most publicly visible portion of the development such as 6th Street and Cesar Chavez Street. The applicant retained many of the first floor retail architectural features, added finials on towers, and included the slaked stucco decorative features along the roofline that are characteristic of Spanish Colonial Revival design. The applicant does not propose to incorporate recessed windows, sloped window sills, window awnings above the first floor, mortar packing for roof tile, or bull nosed stucco building edges.

Staff has included recommended design revisions in condition of approval No. 18 that includes decorative cornices, increase in use of divided lites, and increase in use of tower features. Roof tile materials and construction consistent with Spanish Colonial Revival design was recommended in condition of approval no. 19 and the Planning Commission elected to depart from requiring two piece clay tile and mortar packing and instead use a blended color concrete roof tile. Smooth stucco finishing and bull-nosed corners were recommended in condition of approval no. 20, but the Planning Commission elected to remove this condition and instead permit a 60/40 sand finish and not require bull-nosed corners. The applicant requested that condition of approval no. 17 for a 15- foot ceiling for the first floor retail spaces be modified to allow a 9’1” ceiling height on the first floor of which the Planning Commission agreed to modify. The 15-foot first floor ceiling height is a guideline of the Pueblo Viejo Revitalization Plan.

Landscape Design
The applicant proposes to maintain the same landscape pallet but proposes not to revise the landscape plan that would accommodate trees along the edge of the curb at Cesar Chavez Street and instead intends to maintain the existing sidewalk in place. Staff does not recommend that the existing sidewalk remain and requested that the original condition of approval for a separated sidewalk with trees adjacent to curb consistent with the Pueblo Viejo Revitalization Plan be implemented. The Planning Commission elected to remove a condition of approval requiring that landscape planters separate the street from the sidewalk area along Cesar Chavez Street.

The plant palette shows a variety of trees including “Mulga”, “Hong Kong Orchard,” “Desert Willow,” “Texas Ebony,” “Drake Elm” and “California Fan Palm.” The project is conditioned to modify the landscape plan to create planters adjacent to curb at Cesar Chavez Street and planted with Hong Kong Orchard trees to provide shade for pedestrians. The planters will include waterefficient shrubs including “Bank Catclaw”, “Do-La-la Bougainvillea”, “Compact Texas Ranger”, “Mexican Bush Sage.” Succulents will include “Dwarf Century Plant,” “Blue Flame Agave,” “Red Yucca”, and “Toothless Desert Spoon”. A cluster of palm trees is also provided at the corner of Cesar Chavez Street and First Street along with other landscape materials design to make the future public art location a focal point. The applicant is unable to meet the requirement of 10 shade trees at every 10 parking spaces due to the proposed solar carports.

CONSISTENCY WITH THE GENERAL PLAN
The proposed project is within the Downtown Center land use designation of the General Plan 2035 Land Use and Community Character Element. The Downtown Center is intended to bring

Item 25.
the entire community together in a one-of-a-kind Coachella Center, which allows for commercial uses. The General Plan allows for a residential density of 20-65 dwelling units/acre and a Floor Area Ratio of 0.5-3 for commercial uses. The project proposes a density of 38 dwelling units per acre and is thereby consistent with the General Plan. The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies, which recognize that Downtown is the heart of the City where mixed use development is encouraged and creates a new gateway to downtown near intersection of Sixth Street and Cesar Chavez Street.

CONSISTENCY WITH ZONING
The subject site is zoned C-G (General Commercial) zone, which does not allow for mixed-use development and specifically only permits a residential unit as a proprietors unit. The Zoning is currently inconsistent with the General Plan land use as the future zoning should be Downtown Center, which would accommodate mixed-use development at a density of 20-65 dwelling units/acre. In order to accommodate this type of development, the applicant requests amend the Official Zoning Map with approval of the PUD (Planned Unit Development) Overlay Zone on the

2.8 acres of vacant C-G (General Commercial) zoned property, which allows the applicant to establish flexible development standards and permitted uses insofar as it is consistent with the General Plan. Staff requested that the applicant incorporate the draft development standards of the Pueblo Viejo Revitalization Plan, which identifies this area as the Sixth Street Pueblo Viejo Zone and Cesar Chavez Pueblo Viejo Zone. The project complies with the draft Development Standards of the Sixth Street Pueblo Viejo Zone, except for unit size, parking, retail space height, residential first floor height, and public/common open space requirements.

Table 3 – Development Standards
Zoning Ordinance/ Pueblo
Viejo Revitalization Plan
Proposed Complies
with Code
Parking
(Minimum)
Zoning -
Retail: 1 parking space for each
250 sq. ft. of gross floor area.

Restaurants: 1 space per each 45
sq. ft. of customer area plus one
space for each 200 sq. ft. of non
customer area.

Multi-family: requires One space
per dwelling unit.

PV standardsMixed-Use: 3 spaces for 1,000
sq. ft. of gross floor area. Or 362
spaces
-On-Street Parking 38
spaces
-On-Site Parking 104
spaces
Total spaces: 142 spaces
No –Due to
the location
within 1/2
mile of
public
transit hub,
the project is
exempt from
parking
requirements
under SB

35. Due to
density
bonus law
61 spaces
required.

Lot
Requirements
Zoning - Minimum Lot width
50’
Lot width exceeds 50’ Yes

Item 25.

Height
(maximum)
Zoning - 35’ maximum
PV standards – No maximum,
but requires at least a minimum
3 stories.
60’ No –
Though
complies
with PV
standards
Density Zoning – No density standard in
C-G zoning.

PV Standards – 20-65 du/acre
38 du/acre Yes –
Complies
with PV
standards
and General
Plan
Unit Size Zoning – None
PV Standards –
 1 bedroom 750 sq. ft.
 2 bedroom 900 sq. ft.
 3 bedroom 1,050 sq. ft.
 1 bedroom 542 sq. ft.
 2 bedroom 702 sq. ft.
 3 bedroom 932 sq. ft.

No –but may
be permitted
in the PUD
Public Open
Space
Requirement
Zoning – None
PV Standards – 10% for
development over ½ acre
No public open space
provided.

No
Landscaping Zoning
 Parking area or driveway
abutting a street requires a
10’ setback fully landscaped.
 Internal landscaping equal to
a minimum of 5% of the
parking and driveway area.
 One 15 gallon tree for every
10 parking spaces.
 All landscape planter beds in
interior parking areas shall
be not less than 5’ in width
 All areas exceed 10’ fully
landscaped setback
 Internal landscaping %
not identified but
required by condition of
approval.
 Due to Solar Canopy
structures for on-site
parking this 15 gallon
tree standard cannot be
met.
 The rear property line
planter to the rear of
Panda Express is less
than 5’.

Substantially
in
compliance.

Project
conditioned
to comply
with all
landscape
standards.

Mixed-Use
Standards
Zoning – residential uses not
permitted, unless a
proprietor/manager/custodian
unit.

PV Standards
 Residential first floor
development floor height
must be elevated at least 3’
above the sidewalk plane.

Zoning – Applicant
proposes zone change to
allow mixed-use
development with a
planned unit development
PV standards
 First floor development
floor height is Not 3’
above the sidewalk
Zoning –
with
approval of
Change of
Zone
PV
Standards
Complies
generally
except for

Item 25.
 The first floor must be a
minimum of 15 feet in height
to accommodate modern
commercial/retail activities.
 The first floor retail
Not 15 feet in height.

Proposed at 9’-1”.
residential
first floor
and retail
height.

Figure 6: Zoning District and Design Guidelines Subareas

ENVIRONMENTAL IMPACT CONSIDERATION
The City of Coachella has determined that the proposed project is exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 as an infill development because the project involves development on a site under five acres where the parcel complies with General Plan policies and zoning regulations, and where the project site has no value as habitat for endangered, rare or threatened species, and where the site can be adequately served by all required utilities and public services, and the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The subject site is surrounded on all sides by urban uses and has no suitable habitat for endangered species. There are existing utilities and public services available to serve the site. As proposed, the project will comply with General Plan policies and zoning code regulations and the project does not result in any significant traffic, air quality, or water quality impacts. As such, no additional environmental review is required.

SITE

Item 25.

ALTERNATIVES:
1) Adopt Resolution No. 2022-96 approving CUP 351 and Architectural Review No. 22-04 with the findings and conditions as recommended by Staff. 3) Not approve Resolution No. 2022-96 and maintain existing approvals of Council Resolution No. 2022-48 (CUP No. 351 and AR No. 22-04 and Ordinance 1193 CZ No. 22-01). 3) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends alternative #1.

Attachments:

1. Resolution No. 2022-96 for CUP No. 351 and AR No. 22-04 Exhibit A – Conditions of Approval for CUP No. 351 AR No. 22-04 Exhibit B - Planned Unit Development Guidelines/Standards

2. Exhibit A – Conditions of Approval for CUP No. 351 AR No. 22-04 MARK-UP

VERSION

3. Vicinity Map

4. Approved Development Plan Set – (Site Plan,
Floor Plan, Elevations, Preliminary Grading)

5. Approved Landscape Plan

6. Proposed Development Plan Set – (Site Plan,
Floor Plan, Elevations, Preliminary Grading)

7. Proposed Landscape Plan

8. Pueblo Viejo Revitalization Plan (https://www.coachella.org/departments/puebloviejo-revitalization-plan)  SS-PV Zone – Sixth Street Pueblo Viejo Zone
 CC-PV Zone – Cesar Chavez Pueblo Viejo Zone

9. Original Material Board

10. Original Architectural Design Recommendation board

Item 25.

Resolution No. 2022-96

RESOLUTION NO. PC2022-96

A RESOLUTION OF THE CITY OF COACHELLA CITY COUNCIL

APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT
351 AND ARCHITECTURAL REVIEW 22-04, AMENDING THE

DEVELOPMENT STANDARDS/GUIDELINES AND DEVELOPMENT

PLANS AND SIGN PROGRAM FOR THE TRIPOLI MIXED-USE
DEVELOPMENT CONSISTING OF 108 RESIDENTIAL
APARTMENT UNITS AND RETAIL TENANT SPACES ON 2.8

ACRES AT THE NORTHEAST CORNER OF CESAR CHAVEZ
STREET AND BAGDAD AVENUE. (APN 778-081-003 AND 778-081- 001) CHELSEA INVESTMENT CORPORATION (APPLICANT).

WHEREAS Coachella Investment Corporation filed an application for amendments to Conditional Use Permit (CUP 351) and Architectural Review (AR) 21-12 to modify conditions of approval and project design of a mixed-use development consisting of 108 affordable apartment units and 2 retail tenant spaces within two buildings located at the northeast corner of Cesar Chavez Street and Bagdad Avenue (APN 778-081-003 and 778- 081-001); and,
WHEREAS on May 11, 2022, the City Council of the City of Coachella held a duly noticed public hearing and first considered and approved Conditional Use Permit No. 251 and Architectural Review No. 22-04 and adopted Ordinance No. 1193 for Change of Zone No. 22-01 on May 25, 2022; and
WHEREAS on November 9, 2022, the City Council of the City of Coachella held a duly noticed public hearing regarding proposed amendments in the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and
WHEREAS on October 26, 2022, the Planning Commission of the City of Coachella held a duly noticed public hearing regarding proposed amendments in the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and WHEREAS the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the Planning Division completed an initial environmental assessment of the above matter and in accordance with the California Environmental Quality Act (CEQA) recommends the City Council determine the project is exempt from the California Attachment 1

Item 25.

Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 as an infill development because the project involves development on a site under five acres where the parcel complies with General Plan policies and zoning regulations, and where the project site has no value as habitat for endangered, rare or threatened species, and where the site can be adequately served by all required utilities and public services, and the project will not result in any significant effects relating to traffic, noise, air quality, or water quality.

WHEREAS the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Coachella, California hereby resolve as follows:

Section 1. Incorporation of Recitals
The City Council hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the City Council as fully set forth in this resolution.

Section 2. CEQA Findings
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the City Council, and the facts outlined below, the City Council hereby finds and determines that the proposed project is exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 as an infill development because the project involves development on a site under five acres where the parcel complies with General Plan policies and zoning regulations, and where the project site has no value as habitat for endangered, rare or threatened species, and where the site can be adequately served by all required utilities and public services, and the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The subject site is surrounded on all sides by urban uses and has no suitable habitat for endangered species. There are existing utilities and public services available to serve the site. As proposed, the project will comply with General Plan policies and zoning code regulations and the project does not result in any significant traffic, air quality, or water quality impacts. As such, no additional environmental review is required.

Section 3. Conditional Use Permit and Architectural Review Findings With respect to Conditional Use Permit (CUP) 351 and Architectural Review 22-04, the City Council finds as follows for the proposed for the 108 unit mixed-use development project:

1. The Conditional Use Permit and Architectural Review is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035.

The site has a Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies that allows for multi-family residential development. The proposed

Item 25.

Resolution No. 2022-96

structures on the site are in keeping with the policies of the Downtown Center land use classification and the project is internally consistent with other General Plan and the Pueblo Viejo Revitalization Plan policies for this type of development. The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies which recognize that Downtown is the heart of the City where mixed use development is also encouraged that create a new gateway to downtown at the intersection of Sixth Street and Cesar Chavez Street.

2. The proposed uses will be located, designed, constructed, operated and maintained so as 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 project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code and the project request modified development standards through approval of a planned unit development overlay to allow for a mixed-use development consistent with the density permitted of the General Plan of 20-65 dwelling units per acre and consistent with the Pueblo Viejo Revitalization Plan.

3. Consideration is given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The proposed development consists a 108 apartment units and 2 retail spaces. The proposed uses will be compatible with existing adjacent uses that include single family residential, multi-family uses, and commercial uses within the immediate vicinity.

4. The Project will be compatible with neighboring properties with respect to land development patterns. The proposed development would develop according to the development standards of the C-G Zone at a scale, massing, and aesthetic appeal of existing development is in keeping with development of neighboring properties such as Pueblo Viejo Villas. The plans submitted for this project propose a commercial and multi-family residential use with amenities for the future residents of the site that are permitted in the C-G PD (General Commercial, Planned Development) zone. The project would promote a well-designed pedestrian realm that includes shade and a safe pedestrian environment for pedestrians.

5. The proposed use will include three new vehicular approaches to the property designed to improve off-site and on-site vehicular circulation for existing traffic on surrounding public streets or roads. Evidence of this is reflected in the provided site plan design. The three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

Section 4. City Council Approval

Item 25.

Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella City Council hereby approves amendments to Conditional Use Permit (CUP 351), and Architectural Review 22-04 for the Tripoli Mixed-Use Project development and subject to the Conditions of Approval as set forth in “Exhibit A” and Planned Unit Development Guidelines/Standards for the Tripoli Mixed-Use project in “Exhibit B.”
PASSED APPROVED and ADOPTED this 9th day of November 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Steven A. Hernandez
Mayor
ATTEST:
___________________________________
Angela M. Zepeda
City Clerk
APPROVED AS TO FORM:

Carlos Campos
City Attorney

Item 25.

STATE OF CALIFORNIA

COUNTY OF RIVERSIDE

CITY OF COACHELLA
)
) ss.
)
I HEREBY CERTIFY that the foregoing Resolution No. 2022-96 was duly adopted by the City Council of the City of Coachella at a regular meeting thereof, held on this 9 th day of
November 2022 by the following vote of Council:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Andrea J. Carranza
Deputy City Clerk

Item 25.

Resolution No. 2022-96 EXHIBIT A
Exhibit A - Resolution No. 2022-96

CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 351, ARCHITECTURAL REVIEW NO. 22-04

TRIPOLI MIXED-USE PROJECT
General Conditions

1. Conditional Use Permit No. 351 and Architectural Review 22-04 shall be valid for 12 months from the effective date of said Planning Commission approvals unless the applicant requests an extension of time and granted by the Planning Commission. The conditional use permit shall expire and shall become void one year following the date on which the conditional use became effective, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion, or a certificate of occupancy is issued.

2. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, its officials, officers, employees or agentsto attack,set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.

3. Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the County of Riverside in the amount of $50 forfiling the CEQA Notice. (City of Coachella submitted this documentation).

4. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, willrequire an amendment to the approval of the conditional use permit or architectural review. (City to provide Application and /or Fees)

5. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval isrequired.

6. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Item 25.

Resolution No. 2022-96 EXHIBIT A

7. Add electric vehicle infrastructure within the project site and at improved on-street parking areas per CBC and State requirements.

8. Add 1 on-site parking spaces for van pools.

9. The applicant shall work with staff to accommodate an elevator for Building A and B if financing for elevator and supporting infrastructure can be identified and incorporated within the development timeframe for the project.

10. The applicant or successor in interest shall annex the subject property into the City's Community Facilities District (CFD 2005-1) for City police, fire and paramedic services, prior to issuance of a building permit for the first phase of construction.

11. The applicant or successor in interest shall install "purple pipe" for a future tertiary water distribution system that would serve the irrigation needs of all common areas of the project including perimeter landscaping, entry features and median island planters, and retention basins, subject to review and approval by the City Engineer. The "purple pipe" water lines shall be installed along the entire Avenue 48 street frontage according to City standards.

12. Provide secure bicycle parking and storage for apartment tenants and guests (General Plan Community Health and Wellness Element Goal 5).

13. The project shall comply with all applicable codes, laws and regulations, regardless of whether they are listed in these conditions. This includes conformance with the requirements of the adopted U.B.C., U.P.C., U.M.C., N.E.C., including all requirements of the South Coast Air Quality Management District, the Riverside County Fire Department and any requirements by any other agency having jurisdiction on the project.

14. Applicant shall work with City on a potential location for the City’s Art in Public Places program that may include decorative, ornamental or architectural elements commissioned from an artist as an integral aspect of the project structure or site.

Architectural Design, Character and Massing

15. All first floor dwelling units facing the public streets shall have a front door rear patio gate accessible from the Bagdad Avenue, Tripoli Street and Cesar Chavez Street sidewalk areas, with a fenced and patio enclosure adjacent to the sidewalk.

Item 25.

Resolution No. 2022-96 EXHIBIT A

16. A lighting exhibit shall be provided for landscape areas and external building lighting.

External building lighting shall be decorative in design and be consistent with Spanish Architectural Revival design to the satisfaction of the Development Services Director.

17. Retail ceiling height may be 9’-1” feet.

18. The applicant shall work with the Development Services Director on project architectural design modifications prior to building permit submittal that include:
a.Ensuring sufficient window recesses. Proposed foam enhancements around window areas may be removed with sufficient window recesses. b.If window shutters are used they should be sage green or blue in color similar to original elevation design.
c.Painting window edges colors consistent with Spanish Colonial Revival design. d.Corner towers for building A and B shall be modified as follows:
i. Balance the design of tower areas between the top of the retail space and bottom of roof cornice trim.
ii. Consider a more ridged decorative cornice trim to create more shadows similar to the top of the proposed retail floor.
iii. Include an enhanced decorative balcony structure at each tower that provides visual focal point from Cesar Chavez Street and 6th Street. e.Utilize an alternate color banding at the building base such as terracota color. f. Awnings shall be designed and constructed to support a catenary curve common with Spanish Colonial Revival design to also increase window visibility. g.Massing on walls between retail windows shall be wider consistent with the original project design and windows for retail shall be recessed similar to original design.
h.Increase use of divided lites on windows consistent with Spanish Colonial Revival design
i. Utilize a similar tower feature on the north end of Building B along Cesar Chavez to original approved elevation drawing.
j. Move pronounced tower feature on Building B completely to the corner of Cesar Chavez Street and Bagdad Avenue.

19. Applicant may use blended concrete tile for the appearance of Spanish Colonial Revival architecture.

20. Stucco walls may consist of a 60/40 sand finish.

21. All roof mounted mechanical equipment shall be view obscured by a parapet wall greater in height than the equipment installed. Ground mounted mechanical equipment shall be view obscured by landscaping or enclosure. Roof Top Unit (RTU) screens shall not satisfy this condition for roof mounted equipment screening.

22. Trash enclosures installed for the project shall be compatible architecturally with the building. The enclosure shall be constructed to Burrtec Waste Management Standards and

Item 25.

Resolution No. 2022-96 EXHIBIT A
an open trellis shall be incorporated on all three proposed trash enclosures.

23. The sign program shall be revised so that cabinet type signs are permitted only as secondary to the individual channel letters advertising a business and that raceway signs are prohibited.

Public Realm/Streetscape

24. The sidewalks along Cesar Chavez Street shall be expanded to provide access and seating into the ground floor commercial spaces with an urban character, and reduced perimeter planter areas, including adjacent to the building edge. Residential units shall provide a new access to the existing sidewalk.

25. Incorporate a minimum 10 foot wide sidewalk along the Bagdad Avenue frontage of the retail space of building B.

26. Expand hardscape are at the right edge of the pedestrian apron on the corner of Bagdad Avenue and Cesar Chavez Street to enhance the pedestrian experience.

27. Incorporate pavers or alternative decorative paving at vehicle entrances at Bagdad Avenue and Tripoli Way consistent with the Pueblo Viejo design theme.

28. Reduce landscape areas directly at the sides of the retail space at Building A and replace with decorative hardscape to accommodate outdoor seating and public engagement areas.

General - Engineering

29. A focused Traffic Analysis (TA) shall be prepared for the project by an appropriately licensed professional engineer. Prior to the preparation of the TA, the engineer shall submit a scoping letter for the TA for the City Engineer’s approval. The TA shall include but not limited to identification of trip generation, traffic distribution and impact on existing transportation facilities and at time of General Plan build-out, all relevant, ingress and egress movements, lines of sight, queuing analysis, and alignment studies (preliminary signing and striping plan).

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

30. A preliminary soils report shall be prepared for the project by an appropriately licensed professional engineer. At a minimum, the soils report shall provide specific analyses and recommendations for grading, pavement structural sections, and infiltration.

A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain pre- and post-development hydrology maps showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm

Item 25.

Resolution No. 2022-96 EXHIBIT A
event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within 72 hours. The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be45-feet.

A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields. Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

31. Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

32. A storm water quality management plan shall be prepared for the project by California Registered Civil Engineer in compliance with NPDES and State Water Quality Control Board regulations. The project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume.

33. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a WQMP for plan review accompanied by a $3,000 plan check deposit for approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

34. 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.

35. 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.

36. 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.

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

Item 25.

Resolution No. 2022-96 EXHIBIT A

38. 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.

39. 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:

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

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

42. 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 isrequired. 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.

PRECISE GRADING:

43. 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.

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

45. 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:

46. 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

Item 25.

Resolution No. 2022-96 EXHIBIT A
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 aminimum slope of 0.35 %.

47. 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.

48. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Tripoli Way- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 33.17 feet of right-of-way from Center Line of Street to the West side of the Street. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and 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, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on west side of Tripoli Way between 6th Street and Bagdad Avenue such as, but not limited to: curb and gutter,sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities along west side on Tripoli Way Between 6
th Street and Bagdad Avenue such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
2) 6
th Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 75 feet of right-of-way. b. Applicant shall install all sidewalk and 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, street lights and all other

Item 25.

Resolution No. 2022-96 EXHIBIT A
appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on South side of 6th Street between Cesar Chavez Street and Palm Avenue such as, but not limited to:
curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities at eastbound lane on 6th Street between Cesar Chavez Street and Tripoli Way such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
e. Applicant shall improve Intersection at the Northeast and southeast corners of 6th street and Cesar Chavez Street including new ADA ramps, Decorative Crosswalk, Traffic Signal modification (if required), Striping and Landscaping by Pueblo Viejo Design Guidelines and to the Satisfaction of the City Engineer. f. 6
th Street improvement plans and specifications shall be provided by the City of Coachella to the project applicant and shall include clearly delineated improvements described as Phase II of the ST-130 Pueblo Viejo Sustainable Transportation Project.

The City of Coachella shall complete all improvements identified as Phase I and the project applicant shall complete all improvements identified as phase II, which are generally described above, to complete the 6th Street urban corridor improvements. g. Include diagonal parking along 6th Street to serve project retail units at the direction of the City Engineer. The City Engineer may eliminate the need for diagonal parking if demonstrated by the applicant to be infeasible.
3) Bagdad Avenue- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 30 feet of right-of-way. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and 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, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on the North side of Bagdad Avenue between Cesar Chavez Street and Tripoli Way such as, but not limited to: curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer. Improvements shall include Page 382 Item 25.

Resolution No. 2022-96 EXHIBIT A
replacement of the existing ADA ramp at the northeast corner of Cesar Chavez and Bagdad Avenue.
d. Applicant shall underground all existing dry utilities at westbound lane on Bagdad Avenue between Cesar Chavez Street and Tripoli Way 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:

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

50. 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:

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

52. Prior to issuance of building permits, all required public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and onsite improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

53. The applicant’s Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.

PRIOR TO RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:

54. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be

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Resolution No. 2022-96 EXHIBIT A
completed to the satisfaction of the City Engineer. An engineering final inspection isrequired. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

Landscaping

55. Final landscaping and irrigation plans shall be submitted to the Development Services Department for review and approval. Said plans shall conform to the landscaping plan submitted as part of the subject Architectural Review, and as conditioned herein. Landscape lighting shall be incorporated. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.

56. Landscaping and irrigation shall be provided in accordance with Section 17.54.010(J) of the Municipal Code and in accordance with the State Model Water Efficient Landscape Ordinance (AB 1881). Water budget calculations, including the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) shall be provided as part of the landscaping and irrigation plan.

57. The proposed landscape shall be in conformance with the City's Landscape Development Guidelines and should include water-efficient plantings as encouraged for the commercial development. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. All landscaping shall fulfill the general requirements of the Coachella Municipal Code Chapter 17.54 as follows:
a.Internal landscaping equal to a minimum of five percent 5% of the parking area and driveway area is required and shall be distributed throughout the parking area. b.All landscape planter beds in interior parking areas shall be not less than five (5) feet in width and bordered by a concrete curb not less than six (6) inches nor more than eight (8) inches in height adjacent to the parking surface. The landscaped planter along the north side of the drive-thru lane shall be a minimum of five feet in width. c.Where a drive aisle abuts the side of a parking space a landscaped planter shall separate the parking space from the drive aisle.
d.At least one (1) fifteen (15) gallon tree shall be provided within the parking area for every ten (10) parking spaces, with size, height and species acceptable to staff. e.All internal landscape planters shall have permanent and automatic sprinkler or drip irrigation systems.

58. The landscape plan shall be revised to accommodate usable areas at the west side of Building A for residents and the customers of the retail space that allow for greater visibility and consistent with the Pueblo Viejo Revitalization Plan goals for common use spaces. Plant trees in grates on east and west sides of Building A retail space.

59. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check.

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Resolution No. 2022-96 EXHIBIT A

60. The applicant shall submit, and must obtain approval from the Development Services Director, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans prior to issuance of a certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas within the remainder of the commercial center shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.

61. The site landscaping shall be maintained in good condition at all times, and the owner or operator of the facility shall be responsible for replacing any damaged, dead or decayed landscaping as soon as practicable, and in accordance with the approved landscape plan. The applicant shall enter into a landscape agreement with the City prior to issuance of a certificate of occupancy to ensure that all proposed landscaping on-site and right-of-way of the project frontage is maintained in a first class conditions.

62. Incorporate Hong Kong Orchid Tree for the parkway shade tree along Cesar Chavez Street and use of California Fan Palm shall be replaced with Date Palm.

Coachella Valley Water District:

63. Applicant must comply with Coachella Valley Water District regulations pertaining to irrigation infrastructure protect-in-place practices, relocation or abandonment of infrastructure, if needed.

Fire Department ([email protected])

64. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow. Based on the application, the largest proposed building is 4500 square feet, assuming construction type VB, with fire sprinklers, therefore the minimum required fire flow is 1000 gallons per minute at 20 psi for 2 hours.

Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

65. Fire Department Access: Prior to building permit issuance, a fire access site plan shall be approved. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1

66. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1

67. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1

68. Construction Permits: Building construction plans and fuel dispensing plans shall be submitted to the Office of the Fire Marshal for review and approval. Final conditions will be

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Resolution No. 2022-96 EXHIBIT A
addressed when these plans are reviewed. A copy of the fuel dispensing plans, approved by Riverside County Environmental Health Department, shall be provided to the Office of the Fire Marshal prior to permit issuance.

69. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City ofCoachella.

70. Fire sprinkler system riser shall not be obstructed in any manner. If a system riser is to be concealed by means of a wall, soffit, column, or other building construction, it shall be provided with eighteen (18) inch clearance to each side and to the front of the system riser.

Access shall be provided by means of a door with the minimum dimensions two (2) feet six (6) inches in width by six (6) feet eight (8) inches in height from the exterior of the building directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07.

71. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72

72. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Gates installed across access walkways and maintained locked shall be provided with approved Knox equipment. Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the RiversideCounty fire apparatus. The gate shall automatically open upon receiving a remote signaled form the fire apparatus and remain in the fully open position for a minimum of 20 seconds. Ref. CFC 506.1

73. Addressing: All commercial buildings shall display street numbers in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 Environmental Compliance:

74. Submit water and sewer plans for approval from Utilities Manager- project required to connect to City public sewer and water system.

75. The project will require a Water Quality Management Plan (WQMP)

76. Project will be required to install 4G Advanced Metering Infrastructure (AMI) meters at the residential services.

77. Backflow devices are required on irrigation meters and all non-residential meters.

78. Water service line Type K Soft Copper Tubing Polywrap-C Blue (6Mil, use applicable size)

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Resolution No. 2022-96 EXHIBIT A

79. Prior to acceptance of the first set of plan check, the developer.engineer must submit to the City of Coachella hydraulic model and relevant information clearing fire flow requirements,.

The developer will be responsible for needed improvements as determined by the hydraulic model.

Code Enforcement

80. Applicant shall maintain fencing and windscreen adequately secured and braced to the satisfaction of the Code Enforcement Manager to deter vandalism and dumping that is regularly occurring on the property prior to construction.

Item 25.

TRIPOLI - AFFORDABLE FAMILY APARTMENTS

CITY OF COACHELLA

TRIPOLI - AFFORDABLE FAMILY APARTMENTS

DESIGN GUIDELINES
APPLICANT:

TRIPOLI CIC, LP
6339PASEO DEL LAGO
CARLSBAD, CA 92011
CONTACT: DAVIDDAVIS
760-456-6000
JURISDICTION:

CITY OFCOACHELLA

DEVELOPMENTSERVICES
1515 SIXTHSTREET
COACHELLA, CA 92236
CONTACT: Gabriel
Perez 760-398-3502
PREPARED BY:

TRIPOLI CIC, LP
6339PASEO DEL LAGO
CARLSBAD, CA 92011
CONTACT: DAVIDDAVIS
760-456-6000
Attachment 2

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TRIPOLI - AFFORDABLE FAMILY APARTMENTS

Item 25.

TRIPOLI - AFFORDABLE FAMILY APARTMENTS

Item 25.

AFFORDABLE FAMILY APARTMENTS
Design Guidelines
I. INTRODUCTION
These Design Guidelines are required pursuant to the City of Coachella CG PUD (General Commercial, Planned Unit Development). This Overlay Zone will provide for a mixed-use development for up to 108 apartments with approximately 4,350 square feet of ground floor commercial uses and urban open space.

The purpose of these Design Guidelines and Development Standards are to provide guidance for development, construction, new buildings, building additions, site work and landscaping. These guidelines will be used in addition to the zoning in establishing permitted uses, activities and development standards.

These guidelines may be amended from time to time. It is the owner’s responsibility to be sure they have current Guidelines and have reviewed all applicable sections, ordinances or regulations that may affect any improvements.

The illustrations, photos and exhibits in this document are intended to convey a concept, not detailed construction drawings for construction. The intent of these guidelines are to provide a framework for preparing construction drawings for approval.

In the event of a conflict between these guidelines and any local, state or federal building and zoning codes. The jurisdictional approved documents shall govern.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
II. PROJECT DESCRIPTION
The proposed project consists of a mixed-use development on vacant land located on 2.79 acres. The site is in the City of Coachella within a Planned Development (PD) Overlay Zone for a future mixed-use building. The residential affordable apartments will consist of 108 units including twentynine (30 ) three-bedroom, fifty-two (51 ) two-bedroom and twenty-seven (27) one-bedroom units for families. The project includes one (1) residential unit for a fulltime onsite manager. The Commercial portion consist of two commercial locations. Building A proposes to build 2,200 sf retail space and will front onto 6thStreet. Building B proposes to build 2,125 sf of retail space and will be located on the corner of Cesar Chavez and Bagdad Avenue.

Building A will be a 3-story structure of wood frame construction with elevators. Building B will be a 3 -story structure of wood frame construction and also include elevators. The project will incorporate green strategies such as low flow water fixtures and drought tolerant/native landscaping. The project will be energy effient and include solar for power generation. Onsite social services provided to residents at no charge.

A 2,200 sf Community Meeting Room along with Multi-Purpose room will serve the entire project and include a computer lab, kitchen, and leasing office. Laundry facilities will be located in each building. The project will include ADA accessibility and hearing/visually impaired units.

The architectural style utilizes the latest design guidelines from the “Pueblo Viejo Implementation Strategy Plan”. This will consist of private patios and balconies along with tower elements.

A. C-G PUD (GENERAL COMMERCIAL PLANNED UNIT DEVELOPMENT)

OVERLAY ZONE)

1. Commercial
This intent of this zone is to provide for and encourage the orderly development of commercial areas designed to serve the community-wide needs. Such areas provide a wide variety of goods and services and must be consistent with the overall development of the city and its environs. The provisions of this zone intend to ensure that such commerce will be compatible with adjacent, noncommercial development, and to minimize the undesirable effects of heavy traffic, type of activity, and to set forth site requirements.

2. Residential
The purpose of this chapter is to provide for attractive, planned, residential districts in accordance with the general plan; to provide a means of achieving greater quality, variety and flexibility in residential development on relatively large parcels of land; to encourage more imaginative and innovative design of

Item 25.

AFFORDABLE FAMILY APARTMENTS
Design Guidelines
projects; to promote more desirable living environments that would not be possible through the strict application of zoning standards; to assist in the development of old or blighted neighborhoods by providing incentives for higher quality multiple residential housing and project design; to require a more efficient use of open space, separation of pedestrian and vehicular traffic and increased project amenities; to insure that such projects will be assets to their surrounding neighborhoods, and safeguards will be required through the conditional use procedure. The overall plan shall provide equivalent or higher standards of development, operation, light, air, safety, convenience and aesthetics, than if developed under the underlying zone.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
B. PROPERTY DEVELOPMENT STANDARDS
The following Property Development Standards shall apply. Dimensions and standards are minimums, and minor variations may be permitted subject to Planning Director review approval, providing the minimums specified herein are maintained as average minimums.

Setbacks:

Front Setback Zero (0) to ten (10) feet from
property line.

Minimum Building Height Three (3) stories or forty (40) feet Upper Floor Setbacks Ten (10) foot front setback for
stories exceeding four (4) stories.

Allowed Residential Densities
Minimum twenty (20) D.U. per
acre/Maximum sixty -five (65) D.U.
per acre
Parking:

Residential: 0.5 per one-bedroom,

0.5 per two-bedroom, 0.5 per
three-bedroom. Guest parking 0%.

Retail/Commercial: 40% of 4/1000
sf.

On-Street parking that is within
500 hundred feet of the main
entrance of a development may be
utilized to satisfy the requirement
for off-street parking.

Unit Size:
1-bedroom 542 sf
2-bedroom 702 sf
3-bedroom 932 sf
Walls and Fences:

Walls and fences are subject to the regulations set forth in the City of Coachella Zoning Ordinance. Fencing and wall design shall adhere to the parameters described in these Design Guidelines and/or Codes, Covenants and Restrictions.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
Apartment Development:

Conceptual Site Plan is depicted on Figure 1, Conceptual Floor Plans are depicted on Figure 2, Conceptual Unit Plans are depicted on Figure 3 and Conceptual Elevations are depicted on Figure 4.

Animal Keeping:

Consistent with an affordable type of community proposed, pets and animal raising are not permitted.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
C. PARKING REGULATIONS
All off-street parking shall be in accordance with the regulations set forth by the State of California Density Bonus Law. Parking areas shall be landscaped in accordance with these Design Guidelines.

D. GENERAL GUIDELINES – PROJECT THEME
The project is designed as an 100% Affordable Apartment Project whereby the natural character of the site and surroundings are integrated into the community design (Figure 6 Landscape Concept Plan). A landscape theme reminiscent of early California Heritage is used. Landscape themes on 6th Avenue will continue the current design associated with the adjacent Pueblo Viejo Villas project and the DPSS building. The property features quality commercial themes along the frontages of the community serving facilities located on Cesar Chavez and 6th Street. The project will extend these themes down Tripoli Way and Bagdad with angled parking with landscape pockets. This project will benefit by the Sunline Transit Center which is located on the southeast corner of 4th Street and Cesar Chavez.

E. PURPOSE AND INTENT
The purpose and intent of these Design Guidelines is to integrate appropriate planning, architectural and landscape architectural elements within the community and to guide the City of Coachella in the building of the project. The intent of these guidelines is to establish an individual identity, yet blend in with the overall community theme, as well as to blend with the overall community character of Coachella.

These guidelines, together with the other sections of this document, provide the basis of design consistency and serve as an instrument of approval by the City of Coachella Planning Department. This document is used together with the City of Coachella Zoning Ordinance, Building Codes and Planning Regulations that may be amended from time to time. In addition, changes may be made to these guidelines over the life of the project to further enhance the community.

F. LANDSCAPE DESIGN GUIDELINES
To reinforce the character of the project, landscape design guidelines for development is set forth in this section, compliment the qualities of the natural environment and surrounding community character. The project incorporates several development standards typical of rural desert communities such as roads without sidewalks, trails and informal landscaping. Public Roads designed to City standards, flow with the

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
neighborhood and provide continuity. Streetscapes, as well as project entries and key focal points entering the community emulate the character through appropriate signage, landscaping and materials. The project landscape palette complements the themes and character for the City of Coachella.

Adherence to these guidelines helps ensure a quality living environment by creating design continuity throughout the project.

The Landscape Design Guidelines consist of a written summary and graphic exhibits that address the design of typical project elements. All project entry monuments, street scenes, community edges, boundaries and recreation amenities are delineated to further explain the personality of the community. The objectives of the Landscape Design Guidelines are:
• To provide guidance in formulating precise development plans. • To provide a guide for public agencies, builders, engineers, architects, landscape architects, other professionals and homeowners. • To provide the City of Coachella assurances that the projectdevelops in accordance with the quality and character proposed in this document.

The Plant Material Guidelines section presents the overall community landscape concept and plant material palette. Information relative to seasonal planting constraints, climate constraints, planting installation, irrigation installation and landscape maintenance are presented as an aid to successful implementation.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
Street Scenes
The street scene guidelines establish street hardscape, furniture, landscape development, as well as a framework for consistency of design. All landscaping construction drawings require approval of the City of Coachella Planning Department.

Cesar Chavez “Major Road”
Primary project Frontage is located along the Western Property Line. This street scene development provides for community commercial elements and serves as an introduction to the Commercial uses. The Cesar Chavez street scene is designed to accommodate pedestrian uses and local traffic from the apartments and Transit Center.

The street tree-planting concept for Cesar Chavez, features a row of trees and sidewalk adjacent to the commercial activity. The area between the sidewalk and residential units will be landscaped with desert planting and decomposed granite. The area adjacent to commercial spaces shall be enhance concrete which reflect a local natural appearance. 6th Street
This is a local road that has been enhance and is a primary access to the City facilities. The intent is to encourage visitors to walk along shaded walkways, trellis’s and tree canopies. Elements to be included are landscape planters, interlocking permeable pavers, bike racks, and street trees in planters, benches, sidewalk opening, decorative roadway crossings and trash receptacles.

Tripoli Way
This is a local road intended to complete the circulation between the existing residential and commercial activity to the south to Bagdad Avenue. The roadway has been design to accommodate angled parking which provides character along with landscape pockets in an urban style to reduce traffic speeds and provide for traffic calming. Additional traffic calming measure may be required if undesirable conditions are determined.

Bagdad Avenue
This is a local road intended to connect eastern neighborhoods to Cesar Chavez. The roadway has been design to accommodate angled parking which provides character along with landscape pockets in an urban style to reduce traffic speeds and provide for traffic calming.

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AFFORDABLE FAMILY APARTMENTS
Design Guidelines
Landscape Planting and Irrigation
Overall plant material selection for given project areas has compatible drought resistant characteristics wherever possible. Irrigationprogramming is designed to minimize water application for the entire landscape setting.

The limited plant material selections for common landscape areas are contained in the following plant palettes. Plant material not listed may be utilized provided it is appropriate to the intended community character, site conditions and concerns for maintenance.

COMMUNITY PLANT PALLET
Botanical Name Common Name
Trees
Acacia Aneura Mulsa
Bauhinia x blakeana Hong Kong Orchid
Chilopsis L. ‘Timeless Beauty’ Desert Willow
Ebenopsis Ebano Texas Ebony
Ulmus Parvifolia ‘Drake’ Drake Elm
Phoenix Dactylifera Date Palm
Large Shrubs
Encelia Californica Brittlebush
Leucophylium Fruitescens Texas Ranger
Salvia Leucantha Mexican Bush Sage
Small Shrubs
Carex Tumulicola Foothill Sedge
Dalea Greggi Trailing Indigo Bush
Dasyliron Wheeleri Spoon Yucca
Festuca Glauca Elijah Blue
Nandina ‘Compacta’ Dwarf Nandina
Rosa x ‘Noare’ Carpet Rose
Stipa Tenuissima Mexican Feather Grass
Ground Cover
Decomposed Granite DG

Item 25.

Resolution No. 2022-96 EXHIBIT A
Exhibit A - Resolution No. 2022-96

CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 351, ARCHITECTURAL REVIEW NO. 22-04

TRIPOLI MIXED-USE PROJECT
(Changes to conditions of approval include new language in BOLD and removed language in strike out)
General Conditions

1. Conditional Use Permit No. 351 and Architectural Review 22-04 shall be valid for 12 months from the effective date of said Planning Commission approvals unless the applicant requests an extension of time and granted by the Planning Commission. The conditional use permit shall expire and shall become void one year following the date on which the conditional use became effective, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion, or a certificate of occupancy is issued.

2. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against theCity, its officials, officers, employees or agentsto attack,set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and theCity shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.

3. Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the County of Riverside in the amount of $50 forfiling the CEQA Notice. (City of Coachella submitted this documentation).

4. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, willrequire an amendment to the approval of the conditional use permit or architectural review. (City to provide Application and /or Fees)

5. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval isrequired.

6. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

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Resolution No. 2022-96 EXHIBIT A

7. Add electric vehicle infrastructure within the project site and at improved on-street parking areas per CBC and State requirements.

8. Add 2 1 on-site parking spaces for van pools.

9. The applicant shall work with staff to accommodate an elevator for Building A and B if financing for elevator and supporting infrastructure can be identified and incorporated within the development timeframe for the project.

10. The applicant or successor in interest shall annex the subject property into the City's Community Facilities District (CFD 2005-1) for City police, fire and paramedic services, prior to issuance of a building permit for the first phase of construction.

11. The applicant or successor in interest shall install "purple pipe" for a future tertiary water distribution system that would serve the irrigation needs of all common areas of the project including perimeter landscaping, entry features and median island planters, and retention basins, subject to review and approval by the City Engineer. The "purple pipe" water lines shall be installed along the entire Avenue 48 street frontage according to City standards.

12. Provide secure bicycle parking and storage for apartment tenants and guests (General Plan Community Health and Wellness Element Goal 5).

13. The project shall comply with all applicable codes, laws and regulations, regardless of whether they are listed in these conditions. This includes conformance with the requirements of the adopted U.B.C., U.P.C., U.M.C., N.E.C., including all requirements of the South Coast Air Quality Management District, the Riverside County Fire Department and any requirements by any other agency having jurisdiction on the project.

14. All plans, as shown, are considered "conceptual," subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, will require an amendment to the approval of Architectural Review No. 21-04, including architectural features, materials, and site layout.

14. Applicant shall work with City on a potential location for the City’s Art in Public Places program that may include decorative, ornamental or architectural elements commissioned from an artist as an integral aspect of the project structure or site.

Architectural Design, Character and Massing

15. All first floor dwelling units facing the public streets shall have a front door rear patio gate accessible from the Bagdad Avenue, Tripoli Street and Cesar Chavez Street sidewalk areas, with a fenced and patio enclosure adjacent to the sidewalk.

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Resolution No. 2022-96 EXHIBIT A

16. A lighting exhibit shall be provided for landscape areas and external building lighting.

External building lighting shall be decorative in design and be consistent with Spanish Architectural Revival design to the satisfaction of the Development Services Director.

17. Retail ceiling height shall be approximately 15 may be 9’-1” feet consistent with Pueblo Viejo Revitalization Plan Guidelines.

18. First floor residential level shall be 3 feet above sidewalk level for privacy consistent with the Pueblo Viejo Revitalization Plan Guidelines.

18. The applicant shall work with the Development Services Director on project architectural design modifications prior to building permit submittal that include:
a.Creating sloped window sills consistent with Spanish Colonial Revival design. b.Ensuring sufficient window recesses. Proposed foam enhancements around window areas may be removed with sufficient window recesses. c.If window shutters are used they should be sage green or blue in color similar to original elevation design.
d.Painting window edges colors consistent with Spanish Colonial Revival design. e.Corner towers for building A and B shall be modified as follows:
i. Bring proposed cornice trim closer to edge of roof tile. ii. Balance the design of tower areas between the top of the retail space and bottom of roof cornice trim.
iii. Consider a more ridged decorative cornice trim to create more shadows similar to the top of the proposed retail floor.
iv. Include an enhanced decorative balcony structure at each tower that provides visual focal point from Cesar Chavez Street and 6th Street. v. Include a spire or weather vane ornamental feature.
f. Utilize an alternate color banding at the building base such as terracota color. g.Awnings shall be designed and constructed to support a catenary curve common with Spanish Colonial Revival design to also increase window visibility. h.Enhance the Building B north tower feature with architectural enhancements above 38 foot level
i. Consider a stucco pattern that encapsulate the tile at the roof gables to create attractive shadow patterns.
j. Massing on walls between retail windows shall be wider consistent with the original project design and windows for retail shall be recessed similar to original design.
k. Increase use of divided lites on windows consistent with Spanish Colonial Revival design
l. Utilize a similar tower feature on the north end of Building B along Cesar

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Resolution No. 2022-96 EXHIBIT A
Chavez to original approved elevation drawing.
m. Move pronounced tower feature on Building B completely to the corner of Cesar Chavez Street and Bagdad Avenue.

19. Utilize two piece clay tile roofing with booster tiles on the edges and random mortar packing. The mortar shall packed on 100 percent of the tiles in the first two rows of tiles and along any rake and ridgeline, and packed on 25 percent of the tiles on the remaining field. Mortar packing shall serve as a bird stop at roof edges, The volume of mortar pack to achieve the appropriate thickness shall be equivalent to a 6 inch diameter sphere of mortar applied to reach tile. If the aforementioned roof treatment consistent with Spanish Colonial Revival is demonstrated to be infeasible for the development, the applicant shall propose roofing provides the appearance of Spanish Colonial Revival architecture as demonstrated with boosted roof tiles and mortar packing at roof edges, roof ridges and at boosted tiles to the satisfaction of the Development Services Director. Applicant may use blended concrete tile for the appearance of Spanish Colonial Revival architecture.

20. Stucco walls shall may consist of a 60/40 sand 'steel, hand trowel', smooth Mission finish and slight undulations (applied during brown coat) and bull-nose corners and edges.

21. All roof mounted mechanical equipment shall be view obscured by a parapet wall greater in height than the equipment installed. Ground mounted mechanical equipment shall be view obscured by landscaping or enclosure. Roof Top Unit (RTU) screens shall not satisfy this condition for roof mounted equipment screening.

22. Trash enclosures installed for the project shall be compatible architecturally with the building. The enclosure shall be constructed to Burrtec Waste Management Standards and an open trellis shall be incorporated on all three proposed trash enclosures.

23. The sign program shall be revised so that cabinet type signs are permitted only as secondary to the individual channel letters advertising a business and that raceway signs are prohibited.

Public Realm/Streetscape

24. The sidewalks along Cesar Chavez Street shall be expanded to provide access and seating into the ground floor units commercial spaces with an urban character, and reduced perimeter planter areas, including adjacent to the building edge. Residential units shall provide a new access to the existing sidewalk.

25. Planters with tree grates shall be installed every 17-25 feet and planted with shade trees adjacent to the Cesar Chavez Street to create a separation between the street and pedestrian traffic to the satisfaction of the City Engineer and Development Services Director.

Item 25.

Resolution No. 2022-96 EXHIBIT A

25. Incorporate a minimum 10 foot wide sidewalk along the Bagdad Avenue frontage of the retail space of building B.

26. Expand hardscape are at the right edge of the pedestrian apron on the corner of Bagdad Avenue and Cesar Chavez Street to enhance the pedestrian experience.

27. Incorporate pavers or alternative decorative paving at vehicle entrances at Bagdad Avenue and Tripoli Way consistent with the Pueblo Viejo design theme.

28. Reduce landscape areas directly at the sides of the retail space at Building A and replace with decorative hardscape to accommodate outdoor seating and public engagement areas.

General - Engineering

29. A focused Traffic Analysis (TA) shall be prepared for the project by an appropriately licensed professional engineer. Prior to the preparation of the TA, the engineer shall submit a scoping letter for the TA for the City Engineer’s approval. The TA shall include but not limited to identification of trip generation, traffic distribution and impact on existing transportation facilities and at time of General Plan build-out, all relevant, ingress and egress movements, lines of sight, queuing analysis, and alignment studies (preliminary signing and striping plan).

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

30. A preliminary soils report shall be prepared for the project by an appropriately licensed professional engineer. At a minimum, the soils report shall provide specific analyses and recommendations for grading, pavement structural sections, and infiltration.

A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain pre- and post-development hydrology maps showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within72 hours. The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain

Item 25.

Resolution No. 2022-96 EXHIBIT A
field shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be45-feet.

A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields. Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

31. Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

32. A storm water quality management plan shall be prepared for the project by California Registered Civil Engineer in compliance with NPDES and State Water Quality Control Board regulations. The project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume.

33. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a WQMP for plan review accompanied by a $3,000 plan check deposit for approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

34. 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 erosionand 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.

35. 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.

36. 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.

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

38. The applicant shall provide necessary utility easements for IID and underground overhead

Item 25.

Resolution No. 2022-96 EXHIBIT A
distribution lines within the project boundaries. Applicant shall submit to the City a letter from IID that satisfies this requirement.

39. 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:

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

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

42. 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 isrequired. 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.

PRECISE GRADING:

43. 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.

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

45. 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.

45. If applicant is planning to build a wall,separate permitsshall 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:

46. 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

Item 25.

Resolution No. 2022-96 EXHIBIT A
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 aminimum slope of 0.35 %.

47. 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.

48. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Tripoli Way- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 33.17 feet of right-of-way from Center Line of Street to the West side of the Street. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and 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, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on west side of Tripoli Way between 6th Street and Bagdad Avenue such as, but not limited to: curb and gutter,sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities along west side at southbound lane on Tripoli Way Between 6th Street and Bagdad Avenue such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
2) 6th Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 75 feet of right-of-way. b. Applicant shall install all sidewalk and 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, street lights and all other

Item 25.

Resolution No. 2022-96 EXHIBIT A
appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on South side of 6th Street between Cesar Chavez Street and Palm Avenue such as, but not limited to:
curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities at eastbound lane on 6th Street between Cesar Chavez Street and Tripoli Way such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
e. Applicant shall improve Intersection at the Northeast and southeast corners of 6th street and Cesar Chavez Street including new ADA ramps, Decorative Crosswalk, Traffic Signal modification (if required), Striping and Landscaping by Pueblo Viejo Design Guidelines and to the Satisfaction of the City Engineer. f. 6th Street improvement plans and specifications shall be provided by the City of Coachella to the project applicant and shall include clearly delineated improvements described as Phase II of the ST-130 Pueblo Viejo Sustainable Transportation Project.

The City of Coachella shall complete all improvements identified as Phase I and the project applicant shall complete all improvements identified as phase II, which are generally described above, to complete the 6th Street urban corridor improvements. g. Include diagonal parking along 6th Street to serve project retail units at the direction of the City Engineer. The City Engineer may eliminate the need for diagonal parking if demonstrated by the applicant to be infeasible. 3) Bagdad Avenue- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 30 feet of right-of-way. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and 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, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on the North side of Bagdad Avenue between Cesar Chavez Street and Tripoli Way such as, but not limited to: curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer. Improvements shall include Page 408 Item 25.

Resolution No. 2022-96 EXHIBIT A
replacement of the existing ADA ramp at the northeast corner of Cesar Chavez and Bagdad Avenue.
d. Applicant shall underground all existing dry utilities at westbound lane on Bagdad Avenue between Cesar Chavez Street and Tripoli Way 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:

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

50. 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:

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

52. 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. The City of Coachella shall be listed as an express third party beneficiary and be reviewed and approved by the City Attorney’s office prior to recordation. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

52. Prior to issuance of building permits, all required public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and onsite improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

53. The applicant’s Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.

PRIOR TO RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:

54. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be

Item 25.

Resolution No. 2022-96 EXHIBIT A
completed to the satisfaction of the City Engineer. An engineering final inspection isrequired. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

Landscaping

55. Final landscaping and irrigation plans shall be submitted to the Development Services Department for review and approval. Said plans shall conform to the landscaping plan submitted as part of the subject Architectural Review, and as conditioned herein. Landscape lighting shall be incorporated. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.

56. Landscaping and irrigation shall be provided in accordance with Section 17.54.010(J) of the Municipal Code and in accordance with the State Model Water Efficient Landscape Ordinance (AB 1881). Water budget calculations, including the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) shall be provided as part of the landscaping and irrigation plan.

57. The proposed landscape shall be in conformance with the City's Landscape Development Guidelines and should include water-efficient plantings as encouraged for the commercial development. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. All landscaping shall fulfill the general requirements of the Coachella Municipal Code Chapter 17.54 as follows:
a.Internal landscaping equal to a minimum of five percent 5% of the parking area and driveway area is required and shall be distributed throughout the parking area. b.All landscape planter beds in interior parking areas shall be not less than five (5) feet in width and bordered by a concrete curb not less than six (6) inches nor more than eight (8) inches in height adjacent to the parking surface. The landscaped planter along the north side of the drive-thru lane shall be a minimum of five feet in width. c.Where a drive aisle abuts the side of a parking space a landscaped planter shall separate the parking space from the drive aisle.
d.At least one (1) fifteen (15) gallon tree shall be provided within the parking area for every ten (10) parking spaces, with size, height and species acceptable to staff. e.All internal landscape planters shall have permanent and automatic sprinkler or drip irrigation systems.

58. The landscape plan shall be revised to accommodate usable areas at the west side of Building A for residents and the customers of the retail space that allow for greater visibility and consistent with the Pueblo Viejo Revitalization Plan goals for common use spaces. Plant trees in grates on east and west sides of Building A retail space.

59. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check.

Item 25.

Resolution No. 2022-96 EXHIBIT A

60. The applicant shall submit, and must obtain approval from the Development Services Director, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans prior to issuance of a certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas within the remainder of the commercial center shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.

61. The site landscaping shall be maintained in good condition at all times, and the owner or operator of the facility shall be responsible for replacing any damaged, dead or decayed landscaping as soon as practicable, and in accordance with the approved landscape plan. The applicant shall enter into a landscape agreement with the City prior to issuance of a certificate of occupancy to ensure that all proposed landscaping on-site and right-ofway of the project frontage is maintained in a first class conditions.

62. Incorporate Hong Kong Orchid Tree for the parkway shade tree along Cesar Chavez Street and use of California Fan Palm shall be replaced with Date Palm.

Coachella Valley Water District:

63. Applicant must comply with Coachella Valley Water District regulations pertaining to irrigation infrastructure protect-in-place practices, relocation or abandonment of infrastructure, if needed.

Fire Department ([email protected])

64. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow. Based on the application, the largest proposed building is 4500 square feet, assuming construction type VB, with fire sprinklers, therefore the minimum required fire flow is 1000 gallons per minute at 20 psi for 2 hours.

Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

65. Fire Department Access: Prior to building permit issuance, a fire access site plan shall be approved. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1

66. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1

67. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1

68. Construction Permits: Building construction plans and fuel dispensing plans shall be submitted to the Office of the Fire Marshal for review and approval. Final conditions will be

Item 25.

Resolution No. 2022-96 EXHIBIT A
addressed when these plans are reviewed. A copy of the fuel dispensing plans, approved by Riverside County Environmental Health Department, shall be provided to the Office of the Fire Marshal prior to permit issuance.

69. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City ofCoachella.

70. Fire sprinkler system riser shall not be obstructed in any manner. If a system riser is to be concealed by means of a wall, soffit, column, or other building construction, it shall be provided with eighteen (18) inch clearance to each side and to the front of the system riser.

Access shall be provided by means of a door with the minimum dimensions two (2) feetsix (6) inches in width by six (6) feet eight (8) inches in height from the exterior of the building directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07.

71. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72

72. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Gates installed across access walkways and maintained locked shall be provided with approved Knox equipment. Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on theRiversideCounty fire apparatus. The gate shall automatically open upon receiving a remote signaled form the fire apparatus and remain in the fully open position for a minimum of 20 seconds. Ref. CFC 506.1

73. Addressing: All commercial buildings shall display street numbers in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 Environmental Compliance:

74. Submit water and sewer plans for approval from Utilities Manager- project required to connect to City public sewer and water system.

75. The project will require a Water Quality Management Plan (WQMP)

76. Project will be required to install 4G Advanced Metering Infrastructure (AMI) meters at the residential services.

77. Backflow devices are required on irrigation meters and all non-residential meters.

78. Water service line Type K Soft Copper Tubing Polywrap-C Blue (6Mil, use applicable size)

Item 25.

Resolution No. 2022-96 EXHIBIT A

79. Prior to acceptance of the first set of plan check, the developer.engineer must submit to the City of Coachella hydraulic model and relevant information clearing fire flow requirements,.

The developer will be responsible for needed improvements as determined by the hydraulic model.

Code Enforcement

80. Applicant shall maintain fencing and windscreen that is adequately secured and braced to the satisfaction of the Code Enforcement Manager shall be constructed within 2 months of project approval to deter vandalism and dumping that is regularly occurring on the property prior to construction.

Item 25.

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ARABY AVE

MEDINA AVE

TRIPOLI WAY

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BAGDAD AVE

CAIRO AVE
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28 17
21 26
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52 65
84 85
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70 38
16 1
104

EV SPACE EV SPACE
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EV
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EV
SPACE
EV
SPACE
EV
SPACE
EV
SPACE
EV
SPACE
TRASH
MAIL

FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE

FUTURE FUTURE
R
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COMMUNITY ROOM

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COMMERCIAL

W W/D D
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STAIR 2
STAIR 1
STAIR 3
ELEV 1
ELEV 2
R
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COMMERCIAL

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ELEV 1 ELEV 2
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IDF FIRE
ELECT
12' WIDE

ACTIVATED

EVCS SPACE
1 7
20 8 30
64 53
80 90
29 RECYCLE ORGANIC

TRASH RECYCLE ORGANIC
MAIL
SPACE
6''W 6''W 6''W HYD
HYD
6''W
M
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BENCH
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PP_GT59585
PP_902793D
PP_GT122268 PP PP_T17585
PP_GT59774

PP (ICV)
PP_STUMP
PP_STUMP PP_STUMP
PP_STUMP
PP_STUMP PP_STUMP
PP_STUMP
PP_STUMP PP_STUMP PP_STUMP
G
(SCRIBED "G" IN CURB)
(GATE)
G
G
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(435)
(435) (435)
(435)
(436)
(435) (436)
(435)
(435)
(435)
(435)
(434)
(434)
(434)
(434)
(434)
(433)
(433)
(433)
(433)
(434)
(435)
(436)
(435)
(435)
(434)
(SSCO)
M
PP_STUMP
PP_STUMP
(TEMP PP)
(434)
PP
PP
(TEMP PP)
PP_1238702
PP
PP
PP_905043D
(FRONTIER)
PP_GT300815
PP_1125812
PP_1125812
PP_1238703
(TRASH)
M
(VLV)
(WTR) (GAS)
(435)
(CONC. PED.)
(CONC. PED.) (CONC. PED.)
(CONC. PED.)
(WELL)
(HEAD)
STOP
10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS S
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8''W
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8''W
8''W
8''W
8''W
8''W
8''W
8''W

S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSMH (435.5±RIM)
SSMH
(431.6±RIM)

SEWER DEPTH
(431.59TOP 8" PIPE)
(S=0.37%)

W W W W W W W W W W W W W W W W W W W W W W W W W W W
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Asph.

Asph.

Conc.

Asph.

M
(436.96TMH)
(426.15INV)
(D=10.81')

BAGDAD AVE

SIXTH STREET

CESAR CHAVEZ

TRIPOLI WAY
26' 36' 26' 18'
18' 25'
25'
18'

15.4'

33.8'
19'
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18'
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9'
15'
10'
9'
11'

EXISTING

BUILDING

EXISTING

BUILDING

14.19'

16.0'

10.3'

24.7'

11.0'
15'

11.3'

TOT LOT

5.5'

POWER POLES AND UTILITIES TO
BE RELOCATED UNDERGROUND TYP.

POWER POLES AND UTILITIES TO
BE RELOCATED UNDERGROUND TYP.

VERIZON VAULT TO

BE RELOCATED
6''W 6''W 6''W HYD
HYD
6''W
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6''W
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POWER POLES AND UTILITIES TO
BE RELOCATED UNDERGROUND TYP.

BE RELOCATED UNDERGROUND TYP.

POWER POLES AND UTILITIES TO POWER POLES AND UTILITIES TO BE RELOCATED UNDERGROUND TYP.

SCALE: 1"=30'
30 15 30 60 90
SCALE: 1"=30'
0 1ST ST
2ND ST
3RD ST
4TH ST
5TH ST
6TH ST
7TH ST
8TH ST

PALM AVE

ORCHARD ST

DATE AVE

BAGDAD AVE

SHADY LN

VINE AVE
111

CESAR CHAVEZ (HARRISON ST) SITE

NOT TO SCALE

NOT TO SCALE

VICINITY MAP

COACHELLA

TRIPOLI WAY

GRAEFRUIT BOULEVARD

IN THE CITY OF COACHELLA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

SITE PLAN
PORTIONS OF LOT 11 AS SHOWN BY A MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY ON FILE IN BOOK 4 PAGE 53 OF MAPS, OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SECTION 5, TOWNSHIP 6 SOUTH, RANGE 8 EAST, SAN BERNARDINO MERIDIAN.

APNS:

PROPERTY ADDRESS:
778-081-001 & 778-081-003
51392 CESAR CHAVEZ ST
COACHELLA, CA 92236
PARKING COUNT PER AB2345:

BUILDING DATA:
(27) 1 BR/1 BA 542 SF
(51) 2 BR/1 BA 702 SF
(30) 3 BR/2 BA 932 SF
(108 TOTAL UNITS)
MASS TRANSIT IS LOCATED WITHIN 1/2 MILE NORTH ON CESAR CHAVEZ RD FROM THIS PROPERTY. PROJECT IS 100% LOW INCOME AFFORDABLE HOUSING PER AB2345. THE PARKING REQUIREMENT IS 0.5 SPACES PER UNIT.
(108 TOTAL UNITS)
TOTAL PARKING REQUIRED = 54 PARKING SPACES
TOTAL PARKING PROVIDED = 104 ON-SITE PARKING SPACES
NORMAL PARKING PROVIDED = 87 NORMAL ON-SITE PARKING SPACES ADA PARKING PROVIDED = 16 ON-SITE ADA PARKING SPACES
MAIL PARKING PROVIDED = 1 ON-SITE MAIL PARKING SPACE
TOTAL OFF-SITE PARKING PROVIDED = 38 OFF-SITE PARKING SPACES NORMAL OFF-SITE PARKING PROVIDED = 34 NORMAL OFF-SITE PARKING SPACES ADA OFF-SITE PARKING PROVIDED = 4 ADA OFF-SITE PARKING SPACES REQUIRED ACCESIBLE UNITS:

REQUIRED ACCESSIBLE PARKING:
15% OF TOTAL
108 UNITS x 15% = 16 ACCESSIBLE UNITS
1 SPACE PER ACCESSIBLE UNIT
16 ACCESSIBLE SPACES REQUIRED
16 ACCESSIBLE SPACES PROVIDED
UPDATED 9/7/2022

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6''W 6''W HYD
HYD
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W S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W R A R A R A R A R A R A R A R A R A R A R A R A R A MAINT LAUND A R ELEV EQUIP IDF COMMUNITY ROOM COMMERCIAL COMMERCIAL W W/D D ELECT MPOE FIRE STAIR 2 STAIR 1 STAIR 3 ELEV 1 ELEV 2 R A R A R A R A R A R A R A R A R A R A COMMERCIAL COMMERCIAL R A R A W D W/D LAUND MAINT R A ELEV EQUIP STAIR 1 ELEV 1 ELEV 2 R A R A R A STAIR 2 R A R A MPOE IDF FIRE ELECT 6TH STREET BAGDAD AVE. TRIPOLI AVE.

CESAR CHAVEZ ST. P P P P P P P P P P P P P P P P P PPPPPPPP P P P PP P P P P P P P P P P P P TRIPOLI AVE. CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CLCL CL CL CL CL CL CLCL CL CL CL CL CL CL CL CL CL CL CL CL AA AA AA AA AA AA AA AA AA AA AAAAAA PPPP AA AA P B B B B B B B B B B B B B B B B BB B B BBB B EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE EE UD UD UD UD UD UD UD UD UD UD UD UD UD B UD BUD UD TREES BOTANICAL NAME COMMON NAME SIZE WUCOLS ACACIA ANEURA MULGA 24"BOX L BAUHINIA X BLAKEANA HONG KONG ORCHID TREE 24"BOX M CHILOPSIS L. `TIMELESS BEAUTY` DESERT WILLOW 24"BOX VL EBENOPSIS EBANO TEXAS EBONY 24" BOX L ULMUS PARVIFOLIA `DRAKE` DRAKE ELM 24"BOX M PALM TREES BOTANICAL NAME COMMON NAME SIZE WUCOLS PHOENIX DACTYLIFERA `MEDJOOL` DATE PALM 16` BTH L SHRUBS COMMON NAME SIZE WUCOLS ACACIA REDOLENS BANK CATCLAW 5 GAL VL BOUGAINVILLEA X `OO-LA-LA` OO-LA-LA BOUGAINVILLEA 5 GAL L LEUCOPHYLLUM F. `COMPACTA` COMPACT TEXAS RANGER 5 GAL L SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL L GRASSES/GRASS-LIKE PLANTS COMMON NAME SIZE WUCOLS PENNISETUM S. `CUPREUM` FOUNTAIN GRASS 5 GAL L SUCCULENTS COMMON NAME SIZE WUCOLS AGAVE DESMETTIANA DWARF CENTURY PLANT 5 GAL L AGAVE X `BLUE FLAME` BLUE FLAME AGAVE 5 GAL L CALANDRINIA SPECTABILIS PINK CALANDRINIA 1 GAL L DASYLIRION LONGISSIMUM TOOTHLESS DESERT SPOON 5 GAL VL HESPERALOE PARVIFLORA RED YUCCA 5 GAL VL GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS 3/4" DECORATIVE PEA GRAVEL (OR LARGER) SQ. FT. AA B CL EE UDP PLANT SCHEDULE SHEET: L-01 PROJECT#: 21-017 DATE:10/04/2022 TRIPOLI COACHELLA, CALIFORNIA LANDSCAPE CHELSEA INVESTMENT COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 CARPORT PER ARCHITECT, TYP. CONCEPT PLAN PROPOSED SIDEWALK PER CIVIL ENGINEER ENHANCED HARDSCAPE SUCH AS CONC. PAVERS OR NAT. GREY CONC. W/ TOPCAST #3 FINISH ENHANCED HARDSCAPE SUCH AS CONC. PAVERS OR NAT. GREY CONC. WITH TOPCAST #3 FINISH EXISTING 5' SIDEWALK TO REMAIN TREE GRATE PLANTER POT, TYP. TOT LOT (780 S.F.) PLANTER POT, TYP. PROPOSED SIDEWALK PER CIVIL ENGINEER TRASH ENCLOSURE & MAILBOXES BBQ AREA NOTE: TREE PLANTING HEIGHT A MIN. OF 7' 5' TUBE STEEL FENCE/GATE 5' TUBE STEEL FENCE/GATE EX. FENCE LINE Page 438 Item 25.

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GB-PV ZONE
GB-PV – GRAPEFRUIT BOULEVARD PUEBLO VIEJO ZONE

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GB-PV ZONE

17.25.010 Intent and purpose.

This zone is intended to provide for and encourage the orderly development of the areas of the Pueblo Viejo that borders Grapefruit Boulevard and serve as gateways into the district. The Pueblo Viejo is envisioned as a higher-density downtown area that provides for a wide variety of multi-family residential housing, office, and retail uses. Centered around a mixed-use core, this zone encourages future mixed-use development, but recognizes the need to support existing uses previously allowed under the C-G General Commercial Use and M-S Manufacturing Service zones. This zone provides for an orderly transition to higher intensity development, defined as the Downtown Center in the city’s General Plan. While encouraging pedestrian-friendly connections and safe multi-modal access, this zone recognizes current automobile-oriented uses, but allows for flexibility in reducing parking requirements, maintaining existing historical automobile-oriented architectural character along Grapefruit Boulevard and retrofitting existing development as market-demands call for new, innovative and/or higher intensity development styles.

17.25.020 Summary of District Regulations
The following summary table shall not be a substitute for the specific language of each part of this section. Any language and interpretation of that language shall supersede the information contained within this summary table.

Permitted / Conditional / Temporary Use
Summary
Multi-family Residential, Mixed-Use, Commercial,
Retail, Service, limited Manufacturing, Surface
Parking, Parking Structures (see 17.29.030 Uses)
Architectural Review Required Yes
Applicable Architectural Guidelines Pueblo Viejo Design Guidelines General Building Types Allowed Multi-story Residential, Mixed-Use, Retail, Office Minimum Building Height Two (2) stories or thirty-five (35) feet Front Setback Zero (0) to ten (10) feet from property line except for where adjoining zoning is residential, then
front setback shall be of equal depth to the
average of the required front-yards of the
adjoining residential zone
Upper Floor Setbacks Additional five (5) foot setback for each story on buildings adjacent to a single-family residential
zone.

Allowed Residential Densities Minimum twenty (20) D.U. per acre/Maximum sixty-five (65) D.U. per acre
Allowed office/Commercial/Retail Intensities Minimum FAR 0.5. Maximum FAR 3.0 Maximum Block Size The integrity of existing blocks shall be maintained
Minimum Lot Area Five Thousand (5,000) square feet
Minimum Lot Depth None
Minimum Lot Frontage None
Minimum Lot Frontage Coverage One hundred (100) percent.

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Encroachment for Colonnades or Arcades
Allowed
Yes, except for Grapefruit Boulevard. Subject to
encroachment permit. Maximum encroachment
six (6) foot minimum clearance to curb line.

Housing Affordability Requirements Yes
Public Open Space Requirements Ten (10) percent for developments over ½ acre Minimum Residential Exclusive Use Common
Space
One hundred and fifty (150) square feet
Minimum Residential Common Space 10 square feet per unit or 1000 square feet, whichever is greater.

17.25.030 Uses.

Uses are classified according to the 2017 North American Industry Classification System (NAICS). The NAICS use most associated with the actual use (not necessarily the uses primary NAICS code) shall be used to determine use. Additional uses are defined by the City of Coachella and located within the definitions under Chapter 17.06 of this ordinance. the Planning Director or their designee may reclassify uses based upon the most appropriate use under this section based upon this section’s intent and purpose. Appeals of the Planning Director’s decision may be made to the Planning Commission.

A. Permitted Uses

1. Activities Related to Real Estate

2. Alcoholic Beverage Sales (For Off-Premise Consumption)

3. Amusement Arcades (Indoor)

4. Animal Hospitals and Veterinary Services (No Outdoor Facilities)

5. Antique Dealers and Shop

6. Appliance Repair and Maintenance

7. Art and Architecture Supply Shops and Studios

8. Art Dealers

9. Automobile Parts and Accessories Stores

10. Automobile Service Station

11. Automotive Equipment Rental and Leasing

12. Automotive Repair and Maintenance

13. Beer and/or Winemaking Supply Retail Stores

14. Business Professional, Labor, Political and Similar Organizations

15. Business Service Centers

16. Candle Shops

17. Caterers

18. Civic and Social Organizations

19. Clothing and Clothing Accessories Stores

20. Collectors Shops

21. Combined Live/Work Dwellings

22. Computer Systems Design and Related Services

23. Consignment Shops

24. Consumer Goods Rentals

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25. Cosmetics, Beauty Supplies and Perfume Stores

26. Dance Halls

27. Child Day Care Centers

28. Diet and Weight Reducing Centers

29. Drug Stores or Retail Pharmacies

30. Dry-Cleaning and Laundry Services (Except Linen and Uniform Supply and Industrial Launderers)

31. Educational Services

32. Electronic and Precision Equipment Repair and Maintenance

33. Electronics and Appliance Stores

34. Emergency Services Stations (Including Police and Fire)

35. Employment Services

36. Finance and Insurance Retail Establishments (No Distribution and/or Telephone Call Centers)

37. Fitness and Recreational Sports Centers

38. Flag and Banner Shops

39. Florist Shops

40. Food Service Contractors

41. Footwear and Leather Goods Repair

42. Fruit and Vegetable Markets

43. Funeral Homes and Funeral Services

44. General Rental Centers

45. Grantmaking and Giving Services

46. Hair, Nail and Skin Care Services (Including Barber Shops and Beauty Salons)

47. Hardware Stores

48. Health and Personal Care Stores

49. Home Furnishing Stores

50. Home Health Care Services

51. Home Security Equipment Stores

52. Hotels, Resort Hotels and Motels

53. Household Furniture or Stores

54. Independent Artists, Writers and Performers

55. Information

56. Interurban and Rural Bus Transportation

57. Investigation and Security Services (Except Locksmiths)

58. Jewelry and Silverware Manufacturing

59. Jewelry Repair Shops

60. Jewelry, Luggage and Leather Goods Stores

61. Laboratory, Research

62. Laboratory, Support

63. Libraries and Archives

64. Locksmiths

65. Meat, Fish and Seafood Markets (No On-Site Slaughtering)

66. Medical and Diagnostic Laboratories

67. Motorcycle and ATV Dealers

68. Office Administrative Services

69. Office Machinery and Equipment Rental and Leasing

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70. Office Machinery Equipment Rental and Leasing

71. Office Supplies, Stationary and Gift Stores

72. Office, Professional

73. Offices of Lessors of Other Real Estate Property

74. Offices of Agents and Managers of Artists, Athletes, Entertainers and Other Public Figures

75. Offices of Business Support Services (Except Collection Agencies, Repossession Services, Telephone Answering Services and Telemarketing Bureaus and Other Contact Centers)

76. Offices of Construction Industries

77. Offices of Dentists

78. Offices of Finance and Insurance

79. Offices of Lessors of Nonresidential Buildings (Except Mini-warehouses)

80. Offices of Lessors of Residential Buildings and Dwellings

81. Offices of Management of Companies and Enterprises

82. Offices of Motion Picture and Video Industries

83. Offices of Newspaper, Periodical, Book and Directory Publishers

84. Offices of Other Health Care Practitioners

85. Offices of Physicians

86. Offices of Professional, Scientific and Technical Services (Other Than Testing Laboratories and Scientific Research and Development Services)

87. Offices of Promoters of Performing Arts, Sports and Similar Events

88. Offices of Real Estate Agents and Brokers

89. Offices of Software Publishers

90. Optical Goods Stores

91. Other Building Materials Dealers Retail Stores (Except Lumber Stores, Fencing Dealers, Garage Door Dealers and Prefabricated Building Dealers – No Construction or Trade Services Permitted)

92. Other Personal and Household Goods Repair and Maintenance

93. Other Personal Care Services Including Day Spas, Depilatory or Electrolysis Salons, Salons, Saunas, Ear Piercing Services, Steam or Turkish Baths, Hair Replacement or Weaving Services, Tanning Salons, Massage Parlors, Tattoo Parlors or Permanent Makeup Salons

94. Paint and Wallpaper Stores

95. Parcel Delivery Services

96. Pet and Pet Supply Stores

97. Pet Care Services (Except Animal Shelters, Outdoor Boarding Services, Outdoor Catteries, Dog Pounds, Guard Dog Training Services and Outdoor Kennels)

98. Photographic Services and Photofinishing

99. Post Services
100. Recreational or Youth Sports Teams
101. Religious Goods Store
102. Religious Institution
103. Residential, Multi-Family
104. Restaurants, Delicatessens, and Other Eating Establishments (No DriveThru Permitted) 105. Retail Bakeries

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106. Reupholstery and Furniture Repair
107. Social Advocacy Organizations
108. Sound Recording Industries
109. Specialty Food Stores (No On-Site Slaughtering)
110. Sporting Goods, Hobby, Musical Instrument, Toy and Book Stores 111. Supermarkets and Other Grocery Stores
112. Tailor and Alterations Stores
113. Theaters and Auditoriums
114. Thrift Shops
115. Tourist Information Centers
116. Travel Arrangement and Reservation Services
117. Trophy (Including Awards and Plaques) Shops
118. Urban Transit Systems
119. Vocational Rehabilitation Services
B. Conditional Uses
The following uses may be allowed by administrative approval of the Planning Director or their designee based upon their overall impact and compatibility with the intent and purpose of the zoning district.

Conditional uses are subject to Chapter 17.74 of this ordinance.

1. Adult Novelty Stores

2. New Car Dealers

3. Used Car Dealers

4. Bed and Breakfast Inns

5. Billiard and Pool Halls

6. Blind and Shade Manufacturing

7. Blood and Organ Banks

8. Bowling Centers

9. Cannabis Retail Establishment

10. Chocolate Confectionary Manufacturing

11. Coffee and Tea Manufacturing

12. Commercial and Industrial Machinery and Equipment (Except Automotive and Electronic) Repair and Maintenance

13. Commercial and Industrial Machinery and Equipment Rental and Leasing (Except Construction, Mining, Forestry Machinery and Equipment Rental and Leasing, Office Machinery and Equipment Rental and Leasing, and Commercial Air, Rail and Water Transportation Equipment Rental and Leasing)

14. Community Gardens

15. Convenience Stores with Gas Stations

16. Dairy Product Manufacturing

17. Distribution Centers

18. Drinking Places

19. Drive-Thru Windows

20. Electric Lighting Equipment Manufacturing

21. Emergency Shelters

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GB-PV ZONE

22. Equipment Sales, Rental and Storage

23. Freight Transportation Arrangement

24. General Warehousing and Storage (Except of Noxious, Explosive or Dangerous Materials)

25. Grain and Bakery Products

26. Home and Garden Equipment Repair and Maintenance

27. Household and Institutional Furniture and Kitchen Cabinet Manufacturing

28. Mattress Manufacturing

29. Microbreweries, Wine Tasting Facilities and Micro-Distilleries

30. Museums, Historical Sites, and Similar Institutions (Except Zoos)

31. Non-Chocolate Confectionery Manufacturing

32. Office Supplies (Except Paper) Manufacturing

33. Outpatient Care Centers

34. Parking Lots

35. Parking Structures

36. Performing Arts Companies

37. Printing

38. Public Utility Substations and Storage Buildings

39. Recycling Center, Neighborhood Only

40. Scenic and Sightseeing Transportation, Land

41. Scientific Research and Development Services

42. Services to Buildings and Dwellings

43. Sign Manufacturing

44. Soft Drink and Ice Manufacturing

45. Sporting and Athletic Goods Manufacturing

46. Telephone Call Center

47. Telephone Exchanges and Switching Equipment

48. Testing Laboratories

49. Tobacco, E-Cigarette, Vapor Accessories, Smoking Accessories or Hookah Shops and Lounges

50. Water and Gas Company Service Facilities
C. Accessory Uses
The following uses shall constitute accessory uses and are subject to administrative approval of the Planning Director or their designee. Accessory uses in this section may require additional permitting, in addition to zoning approval under this chapter.

1. Arcades (Shade Structures)

2. Canopies

3. Carports

4. Community Gardens

5. Fuel Service Stations

6. Nurseries, Garden Center and Farm Supply Stores

7. Outdoor Dining Areas

8. Parking Lots

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9. Residential, Proprietor/Caretaker Dwelling Unit

10. Retail Distribution of Products Manufactured on Premises

11. Tree Nut Farming
D. Temporary Uses
The following uses constitute temporary uses and are subject to administrative approval of the Planning Director or their designee. Temporary uses in this section may require additional permitting, in addition to zoning approval under this chapter.

1. Flea Markets/Swap Meets, Temporary Location, Direct-Selling

2. Outdoor Dining Areas

3. Outdoor Sales Areas
E. Prohibited Uses
The following uses are expressly prohibited within this zone and are considered incompatible with the intent and use of this zone. An applicant may file an administrative appeal with the Planning Director or their designee for re-classification.

1. Animal Hospitals and Veterinary Services (with Outdoor Facilities)

2. Archery or Shooting Ranges

3. Campgrounds

4. Cemeteries and Crematories

5. Communications and Microwave Installations

6. Communications Equipment Manufacturing

7. Community Food and Housing, and Emergency and Other Relief Services

8. Computer and Peripheral Equipment Manufacturing

9. Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly

10. Converted Paper Product Manufacturing

11. Facilities Support Services

12. Footwear Manufacturing

13. Refrigerated Warehousing and Storage (Except of Noxious, Explosive or Dangerous Materials)

14. Gambling Industries

15. General Medical and Surgical Hospitals

16. Glass and Glass Product Manufacturing

17. Golf Courses and Country Clubs

18. Household Appliance Manufacturing

19. Leather and Allied Product Manufacturing (Except Footwear and Leather and Hide Tanning and Finishing)

20. Lessors of Mini-warehouses and Self-Storage Units

21. Manufacturing of Reproducing Magnetic and Optical Media

22. Medical Equipment and Supplies Manufacturing

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23. Miniature Golf Courses

24. Mobile Food Services

25. Mobile Homes, Provided They Are Kept Mobile and Licensed Pursuant to State Law, When Used for Construction Offices and Caretaker's Quarters on Construction Sites for the Duration of a Valid Building Permit

26. Musical Instrument Manufacturing

27. Navigational, Measuring, Electro-Medical and Control Instruments Manufacturing

28. Nursing Care Facilities

29. Office Furniture (Including Fixtures) Manufacturing

30. Optical Instrument and Lens Manufacturing

31. Other Ambulatory Health Care Services

32. Other Residential Care Facilities

33. Other Support Services

34. Photographic and Photocopying Equipment Manufacturing

35. Printing Machinery Equipment Manufacturing

36. Psychiatric and Substance Abuse Hospitals

37. Remediation and Other Waste Management Services

38. Residential Intellectual and Developmental Disability, Mental Health, and Substance Abuse Facilities

39. Residential, Accessory Dwelling Unit

40. Residential, Single-Family

41. Riding Stables

42. Rooming and Boarding Houses, Dormitories and Worker's Camps

43. Scale and Balance Manufacturing

44. Semiconductor and Other Electronic Component Manufacturing

45. Services to Buildings and Dwellings

46. Sign Manufacturing

47. Signs, On-Site Advertising

48. Specialty Hospitals (Except Psychiatric and Substance Abuse)

49. Spectator Sports

50. Waste Collection

51. Waste Treatment and Disposal

17.25.040 Property Development Standards.

A. Architectural Guidelines

1. All development within this zoning district is subject to architectural review as set forth in Chapter 17.72 of this ordinance.

2. All property within this zone shall be subject to the Pueblo Viejo Design Guidelines as the governing architectural guidelines for the zone.

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B. Building Types

1. Mixed-Use
a. Mixed-use may be oriented in a horizontal and/or vertical development pattern if uses are integrated within the same block.
b. Residential uses may be allowed on the first floor of a building provided all the following are met:
i. the first-floor height meets requirement (C)(2) of this part; ii. the first floor must be reconfigurable to accommodate a transition to non-residential uses in the future;
iii. Residential first floor development floor height must be elevated at least three (3) feet above the sidewalk plane to provide for privacy for residents.
iv. No ownership tenure is allowed for first-floor residential use. c. The Planning Director or their designee may waive the requirements of section (B)(2) of this part above except for section (B)(2)(c) of this part. d. Integrated horizontal mixed-use development must include a mix of at least two (2) uses including one use being residential.

2. The lower floor of proposed parking garages that face or partially face any street must include usable commercial space and are required to follow the design guidelines for parking garages.

3. All uses, except for outdoor dining, nurseries, tree-nut farming, parking, and other conditional or temporary outdoor uses permitted in section 17.23.030 shall be conducted entirely within a completely enclosed building.

4. Nurseries must be completely screened from view on all sides. See (I) of this section for screening and fencing requirements.

5. New buildings, that are of only one story and meet only the minimum height criteria of this zone, must be built to structurally support future vertical expansion as market forces may command expansion or reuse as not to inhibit intensification of this zone as envisioned by the General Plan except:
a. Flex Buildings. Flex buildings shall meet all other applicable criteria of this section and in addition:
i. May contain singularly or in combination, industrial, commercial, retail or service uses.
ii. Must provide for reconfigurable interior spaces and partitions to suit the needs of current and future uses.
iii. Must adhere to the design guidelines and incorporate surrounding architectural styles, character and/or elements that creates a unique contribution to the Pueblo Viejo District.

C. Building Orientation

1. Buildings shall be oriented towards the street and engage the public realm.

2. Corner lots shall be oriented towards both streets with building entrances encouraged to be oriented towards the corner.

3. Non-residential entrances must be located at the level of the sidewalk plane.

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D. Height, Massing and Articulation

1. Building height must be a minimum of two (2) usable stories or twenty-five (25) feet.

2. the first floor must be a minimum of fifteen (15) feet in height to accommodate modern commercial and retail activities, even if the initial use is residential in nature.

3. Buildings that are not two (2) floors or more in height must utilize a faux floor style on the exterior façade to give the visual appearance of more than one story.

4. All buildings shall incorporate articulation and façade treatments as outlined in the applicable design guidelines for this zone.

5. All buildings exceeding four stories in height shall require a minimum ten (10) foot additional front setback (including corner lots) for stories above the fourth story to reduce overall massing and impact on the street.

6. An additional five (5) foot setback for every story shall be required on all building faces adjacent to a single-family residential zone.

7. All buildings must include articulation a minimum of every fifty (50) feet on all facades to break the vertical plane and provide visual interest for pedestrians.

8. All buildings must utilize four-sided architecture in which all facades must receive architectural treatment and meet all requirements of this section and the design guidelines.

E. Density and Lot Size Requirements

1. Development should comply with the allowed development intensities of the General Plan, which include:
a. Residential: A minimum of twenty (20) and maximum of sixty-five (65) dwelling units per acre
b. office/Commercial/Retail: Floor Area Ratio of a minimum of 0.5 FAR to a maximum of 3.0 FAR.

2. Minimum Lot Area: Five thousand (5,000) square feet.

3. Minimum Lot Depth: None.

4. Minimum Lot Frontage: One hundred (100) percent.

5. All development shall maintain existing block sizes. New development without existing streets shall mimic prevailing block dimensions with maximum block lengths no longer than five hundred (500) feet.

6. The Planning Director or their designee may approve a waiver in minimum lot frontage for the provision of additional space for public plazas or open space which serve as an extension of the public realm.

F. Yard Requirements

1. FRONT YARD: A minimum build-to line equal to the front property line facing the street is required. For corner lots, the minimum size build-to line is equal to

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the front property line facing the street and the side property line facing the adjoining street. A setback of up to ten (10) feet from the build-to line is allowed for accessory uses such as outdoor dining and other public spaces. the setback must blend with the public realm.

2. SIDE YARD: the property line shall serve as the minimum build-to line. A setback of up to twenty (20) feet may be utilized anywhere upon the property, including within the side yard, for paseos and pedestrian passage-ways that facilitate passage through the block.

3. REAR YARD: there are no rear yard requirements.

4. Additional requirements for buildings that contain or partially contain manufacturing uses:
a. A side or read yard of not less than thirty (30) feet is required for any building directly adjacent to a single-family residential district. If an alleyway separates the uses, the overall yard may be reduced by ten (10) feet.

5. The Planning Director or their designee may approve a waiver in front and/or side yard requirements for the provision of additional space for public plazas or open space which serve as an extension of the public realm.

G. Housing Affordability

1. A minimum of ten (10) percent of all residential units must be priced for low and/or moderate-income residents. Units should be disbursed throughout the structure and must proportionally reflect the size of market rate units. While trim detail may vary, the overall quality of building materials may not depart substantially from those used within market rate units within the same structure.

H. Off-street Parking, Loading and Circulation

1. A circulation plan must be submitted for development that includes more than one (1) building or more than one (1) parking facility. The circulation plan must address pedestrian, vehicle, transit (if required), and bicycle circulation, ingress/egress and parking and meet the requirements of this section. A professionally conducted parking study is required for any requests for parking reductions provided for in part (8) of this section.

2. Off-street parking and loading facilities shall be provided in accordance with the provision of Section 17.54.010 of this ordinance except where the following provisions shall supersede those of 17.54.010:
a. Horizontal or vertical mixed-use development shall require a parking space ratio of three (3) spaces for 1,000 square feet of gross floor area. b. For single-use development that does not meet the requirements for mixed-use development, the following minimum parking requirements shall apply:

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i. Multi-family residential: 1.25 spaces per unit plus one guest space per every five (5) units. Multi-family residential that is designated as senior housing only: 0.60 spaces per unit plus one (1) guest space per every five (5) units.
ii. Office: four (4) spaces per 1,000 square feet of gross floor area. iii. Retail: 3.75 spaces per 1,000 square feet of gross floor area. iv. Restaurants: twelve (12) spaces per 1,000 square feet of gross floor area.
v. Drinking Places: eleven (11) spaces per 1,000 square feet of gross floor area.
c. For single-use development that does not meet the requirements for mixed-use development, the maximum parking requirements shall apply:
i. Multi-family residential: 1.33 spaces per unit plus one guest space per every five (5) units. Multi-family residential that is designated as senior housing only: 1 space per unit plus one (1) guest space per every five (5) units.
ii. Office: four (4) spaces per 1,000 square feet of gross floor area. iii. Retail: four (4) spaces per 1,000 square feet of gross floor area. iv. Restaurants: fifteen (15) spaces per 1,000 square feet of gross floor area.
v. Drinking Places: fifteen (15) spaces per 1,000 square feet of gross floor area.

3. No development that was not approved or in existence prior to July 1st, 2019 shall be allowed to locate off-street parking lots adjacent to the primary street.

4. On-street parking that is within five hundred (500) feet of the main entrance(s) of a development may be utilized to satisfy the requirement for off-street parking.

5. Shared curb-cuts are required for all new development. All curb-cuts are subject to City approval. An internal circulation plan with provisions for shared curbcuts and internal circulation with neighboring properties is required.

6. New development must consider existing development and provide connections to existing development within each block to allow for internal block circulation.

7. All internal vehicle circulation roads, except for those leading to non-public areas or loading access, must include sidewalks with compliant ADA facilities and landscaping. Pedestrian facilities must connect all building entrances, retail entrances and residential entrances. Safe and adequate pedestrian connectivity within the development and connections to adjacent development and existing pedestrian facilities is required.

8. The requirements of subsection (a) above may be reduced, with the approval of the Planning Commission, if any of the following provisions are provided for in the circulation plan:
a. If the proposed development is located within a Business Improvement District or a special district that institutes shared-parking, timed parking restrictions, and/or paid parking.
b. The proposed development incorporates paid parking into the development.

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c. A cooperative use agreement is executed with another property owner to provide for a portion of the required parking of the proposed development.
d. A payment-in-lieu agreement with the City or another entity responsible for parking management to defray the cost for accommodating additional demand generated by the proposed development. e. Land set-aside or structural design of proposed parking surface lots or structured parking is provided to allow for expansion to accommodate additional parking supply when demand exceeds approved supply. The parking study must justify current supply, based upon current demand, and provide for future demand thresholds that would trigger the expansion of additional supply. Any future demand thresholds and supply expansion provisions shall become a condition of approval and continued use of the property.

I. Screening and Fencing

1. Where this zoning district abuts upon any residential zone, there shall be provided screening not less than six (6) feet or more than eight (8) feet in height on the zoning boundary line. Said screening shall be reduced to forty-two (42) inches in height within a setback area adjacent to a street or highway.

2. For nurseries, screening of not less than eight (8) feet in height and not more than twelve (12) feet in height shall fully encompass the nursery.

3. Outdoor dining areas shall be separated from the remainder of the sidewalk with the use of appropriate use of planters, fences or other barriers as approved by the design guidelines.

4. All screening and fencing shall be subject to the design guidelines.

J. Public Art

1. A minimum of one (1) percent of total construction costs must be either invested in public art, visible to the public realm, or provided as payment-in-lieu to the City to fund larger public art projects within the Pueblo Viejo.

2. the applicant shall furnish a performance bond equivalent to the estimated public art investment or payment-in-lieu.

K. Public Open Space

1. Development over one-half (1/2) acre or more in gross land area, must reserve a minimum of ten (10) percent of the development for public open space accessible from the public realm in the form of a park, pocket park, plaza, paseo, and/or other public gathering space.

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2. the applicant may make a payment to the City in lieu of public space reservation for larger park or plaza development within the Pueblo Viejo upon approval of the Planning Director or their designee.

L. Multi-Family Residential Dwelling Unit Size and Common Space Requirements

1. A minimum of one-hundred and fifty (150) square feet of uninterrupted exclusive use common space shall be available to each unit. This may be in outdoor living areas, balconies and/or decks.

2. Decks shall be allowed on rooftops providing they are appropriately screened with architectural features such as a parapet.

3. Ten (10) square feet per unit, or a minimum of one-thousand (1000) square feet, whichever is greater, shall be required for common space for a common recreation and/or leisure area.

4. All common spaces shall be screened from the street by landscaping and/or decorative fencing.

5. The following minimum dwelling unit sizes shall be required:
a. Micro-Unit: Three Hundred and Fifty (350) square feet b. Efficiency: Six Hundred (600) square feet
c. One-bedroom: Seven-hundred and Fifty (750) square feet d. Each additional bedroom beyond one bedroom: An additional onehundred and fifty (150) square feet per dwelling unit is required in addition to the minimum requirement above.

M. Development Standards Applicable to Specific Uses

1. Emergency Shelters shall comply with the following criteria:
a. Emergency shelters shall be operated by a responsible agency or organization, with experience in managing or providing social services. b. The shelter shall always provide at least one qualified on-site supervisor, plus one attendant for each fifty (50) occupants.
c. A shelter shall not be approved when another homeless shelter is existing within three hundred (300) feet of the proposed site. d. Emergency shelters shall provide a setback of thirty (30) feet from the shelter building to any residential zone.
e. Parking shall be supplied at a ratio of one vehicle space per ten (10) beds, and one secured bicycle parking area designed to accommodate up to one bicycle per ten (10) beds.
f. Each shelter shall be limited to a maximum occupancy of fifty (50) persons, including warming shelters and daytime facilities. g. A management plan shall be required to address how the immediate sheltering needs of individuals who may be turned away from the shelter will be handled. The management plan shall establish a maximum length of time for which clients may be accommodated.

2. Residential, Proprietor/Caretaker Dwelling Unit

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a. No structure originally designed or intended for single-family residential purposes shall be occupied by uses permitted in this zone, except when used as a dwelling unit by a proprietor, manager, custodian or caretaker of a permitted use.

3. Manufacturing
a. No use shall be established in this zone which causes or emits any dust, gas, smoke, fumes, odors, noises, vibrations, electromagnetic disturbance, radiation, or other similar effects which are or may be detrimental to the public health, safety or general welfare. All uses shall be continuously maintained so that they are neither obnoxious or offensive by reason of the above emissions.

4. Outdoor Dining Areas
a. Required parking shall be provided for outdoor seating areas, except for common outdoor seating areas not attributable to a single establishment.
b. Common outdoor seating areas may be provided as part of required open space areas with provisions for management and maintenance of the area.
c. Outdoor seating areas that are within the public rights-of-way shall not be used for entertainment. The Planning Director or their designee may waive the provision on a temporary or permanent basis for entertainment in consultation with the City Engineer.
d. Sound amplification devices, such as speakers, shall be limited to devices that are necessary to provide low-level background music. Noise levels shall comply with Chapter 7.04 of the City of Coachella Municipal Code. The Planning Director or their designee may waive this provision, except for Chapter 7.04 compliance, on a temporary or permanent basis in conjunction with a waiver granted in part (c) above. e. Outdoor dining areas are subject to all permit approvals and the design guidelines and configuration and design must be included on any drawings and application submissions.
f. Outdoor dining areas located adjacent to, or within the public rights-ofway must leave a minimum of five (5) feet of sidewalk, open always to accommodate pedestrian traffic.
g. All outdoor dining within the public rights-of-way must obtain an encroachment permit from the City Engineering Department. h. Outdoor dining areas that include the sales of alcohol must meet all requirements and regulations of the California Department of Alcoholic Beverage Control.

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17.25.050 Existing Uses and Structures at the Time of Adoption of this Section.

A. The provisions of this section shall supersede Section 17.78.010 of this ordinance:

1. All uses, lots, structures and characteristics, except for signage, that were lawful, and in existence, prior to July 1st, 2019 shall remain as legally conforming uses, lots, structures and characteristics with all the previous entitlements intact provided:
a. The use, lot, structure and/or characteristics remain otherwise lawful. b. No use, lot, structure and/or characteristics may cease operation for a period greater than one (1) year.
c. No use, lot, and/or structure may be abandoned for a period greater than one (1) year.
d. If the use, lot, structure and/or characteristics fall within a permitted and/or conditional use, as defined in section 17.025.030, the provisions of this section will no longer apply and the previous use, lot, structure and/or characteristics must fully comply with the provisions of this zone thereafter.

2. If the provisions of this section are no longer met, the property is then subject to the provisions of Chapter 17.78 of this ordinance.

B. Provisions for ineligible uses, lots, structures and characteristics and revocation of legal conforming status:

3. All existing lawful signage, that no longer is permitted, or meets the standards of this district, shall be subject to Chapter 17.78 of this ordinance.

4. All uses, lots, structures and characteristics that were not lawful, and in existence, prior to July 1st, 2019 shall remain illegal non-conforming uses and subject to the provisions of Chapter 17.78 of this ordinance.

5. Changing of a use governed by this section to a use not permitted in this zone shall immediately terminate the application of this section, and such use shall be reclassified as an illegal non-conforming use and shall be subject to Chapter

17.78 of this ordinance.

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17.29.010 Intent and purpose.

This zone is intended to provide for and encourage the orderly development of the core of the Pueblo Viejo District. the core of the Pueblo Viejo District is envisioned, by the city’s General Plan and Pueblo Viejo Vision Plan, as a higher-density mixed-use (either vertical and/or horizontal) downtown area that provides for a wide variety of multi-family residential housing, office, and retail uses. This zone encourages a high-energy pedestrian-friendly environment with street-facing buildings, maintained building lines, a variation of architectural character, and sidewalk and public spaces to provide for gathering spaces and promote outdoor activities including dining, people watching, public art and passive recreation. Motorized vehicle access would minimize impacts on a highly connected pedestrian environment with alley and rear entry access, parking in structures or internal to blocks, and services located behind buildings, in alleyways or rear parking areas. The use of the public realm is encouraged with on-street dining and temporary uses encouraged on sidewalks and adjoining setbacks for these purposes.

17.29.020 Summary of District Regulations
The following summary table shall not be a substitute for the specific language of each part of this section. Any language and interpretation of that language shall supersede the information contained within this summary table.

Permitted / Conditional / Temporary Use
Summary
Multi-family Residential, Mixed-Use, Commercial,
Retail, Surface Parking, Parking Structures (see

17.29.030 Uses)
Architectural Review Required Yes
Applicable Architectural Guidelines Pueblo Viejo Design Guidelines General Building Types Allowed Multi-story Residential, Mixed-use (vertical and horizontally oriented) (See 17.29.040)
Minimum Building Height Three (3) stories or forty (40) feet Front Setback Zero (0) to ten (10) feet from property line Upper Floor Setbacks Ten (10) foot front setback for stories exceeding four (4) and an additional five (5) foot setback for
stories oriented towards 5th or 7th streets
Allowed Residential Densities Minimum twenty (20) D.U. per acre/Maximum sixty-five (65) D.U. per acre
Allowed office/Commercial/Retail Intensities Minimum FAR 0.5. Maximum FAR 3.0.

Maximum Block Size Five hundred (500) linear feet on 5th 6th or 7th streets
Minimum Lot Area Five Thousand (5,000) square feet
Minimum Lot Depth None
Minimum Lot Frontage None
Minimum Lot Frontage Coverage One hundred (100) percent Encroachment for Colonnades or Arcades
Allowed
Yes. Subject to encroachment permit. Maximum
encroachment six (6) foot minimum clearance to
curb line

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Housing Affordability Requirements Yes
Public Open Space Requirements Ten (10) percent for developments over ½ acre Minimum Residential Exclusive Use Common
Space
One hundred and fifty (150) square feet
Minimum Residential Common Space 10 square feet per unit or 1000 square feet, whichever is greater

17.29.030 Uses.

Uses are classified according to the 2017 North American Industry Classification System (NAICS). The NAICS use most associated with the actual use (not necessarily the uses primary NAICS code) shall be used to determine use. Additional uses are defined by the City of Coachella and located within the definitions under Chapter 17.06 of this ordinance. the Planning Director or their designee may reclassify uses based upon the most appropriate use under this section based upon this section’s intent and purpose. Appeals of the Planning Director’s decision may be made to the Planning Commission.

A. Permitted Uses

1. Activities Related to Real Estate

2. Amusement Arcades (Indoor)

3. Animal Hospitals and Veterinary Services (No Outdoor Facilities)

4. Antique Dealers and Shop

5. Art and Architecture Supply Shops and Studios

6. Art Dealers

7. Beer and/or Winemaking Supply Retail Stores

8. Bowling Centers

9. Business Professional, Labor, Political and Similar organizations

10. Business Service Centers

11. Candle Shops

12. Civic and Social organizations

13. Clothing and Clothing Accessories Stores

14. Collectors Shops

15. Computer Systems Design and Related Services

16. Consignment Shops

17. Cosmetics, Beauty Supplies and Perfume Stores

18. Dance Halls

19. Diet and Weight Reducing Centers

20. Drug Stores or Retail Pharmacies

21. Dry-Cleaning and Laundry Services (Except Linen and Uniform Supply and Industrial Launderers)

22. Educational Services

23. Electronics and Appliance Stores

24. Employment Services

25. Finance and Insurance Retail Establishments (No Distribution and/or Telephone Call Centers)

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26. Fitness and Recreational Sports Centers

27. Flag and Banner Shops

28. Florist Shops

29. Footwear and Leather Goods Repair

30. Fruit and Vegetable Markets

31. Grantmaking and Giving Services

32. Hair, Nail and Skin Care Services (Including Barber Shops and Beauty Salons)

33. Hardware Stores

34. Health and Personal Care Stores

35. Home Furnishing Stores

36. Home Security Equipment Stores

37. Hotels, Resort Hotels and Motels

38. Household Furniture or Stores

39. Independent Artists, Writers and Performers

40. Information

41. Jewelry Repair Shops

42. Jewelry, Luggage and Leather Goods Stores

43. Libraries and Archives

44. Meat, Fish and Seafood Markets (No On-Site Slaughtering)

45. Office Administrative Services

46. Office Machinery and Equipment Rental and Leasing

47. Office Supplies, Stationary and Gift Stores

48. Office, Professional

49. Offices of Agents and Managers of Artists, Athletes, Entertainers and Other Public Figures

50. Offices of Business Support Services (Except Collection Agencies, Repossession Services, Telephone Answering Services and Telemarketing Bureaus and Other Contact Centers)

51. Offices of Construction Industries

52. Offices of Dentists

53. Offices of Finance and Insurance

54. Offices of Lessors of Nonresidential Buildings (Except Mini-warehouses)

55. Offices of Lessors of Residential Buildings and Dwellings

56. Offices of Management of Companies and Enterprises

57. Offices of Motion Picture and Video Industries

58. Offices of Newspaper, Periodical, Book and Directory Publishers

59. Offices of Other Health Care Practitioners

60. Offices of Physicians

61. Offices of Professional, Scientific and Technical Services (Other Than Testing Laboratories and Scientific Research and Development Services)

62. Offices of Promoters of Performing Arts, Sports and Similar Events

63. Offices of Real Estate Agents and Brokers

64. Offices of Software Publishers

65. Optical Goods Stores

66. Other Building Materials Dealers Retail Stores (Except Lumber Stores, Fencing Dealers, Garage Door Dealers and Prefabricated Building Dealers – No Construction or Trade Services Permitted)

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67. Other Personal and Household Goods Repair and Maintenance

68. Other Personal Care Services Including Day Spas, Depilatory or Electrolysis Salons, Salons, Saunas, Ear Piercing Services, Steam or Turkish Baths, Hair Replacement or Weaving Services, Tanning Salons, Massage Parlors, Tattoo Parlors or Permanent Makeup Salons

69. Paint and Wallpaper Stores

70. Pet and Pet Supply Stores

71. Pet Care Services (Except Animal Shelters, Outdoor Boarding Services, Outdoor Catteries, Dog Pounds, Guard Dog Training Services and Outdoor Kennels)

72. Photographic Services and Photofinishing

73. Recreational or Youth Sports Teams

74. Religious Goods Store

75. Residential, Multi-Family

76. Restaurants, Delicatessens, and Other Eating Establishments (No Drive-Thru Permitted)

77. Retail Bakeries

78. Reupholstery and Furniture Repair

79. Social Advocacy organizations

80. Sound Recording Industries

81. Specialty Food Stores (No On-Site Slaughtering)

82. Sporting Goods, Hobby, Musical Instrument, toy and Book Stores

83. Supermarkets and Other Grocery Stores

84. Tailor and Alterations Stores

85. Thrift Shops

86. tourist Information Centers

87. Travel Arrangement and Reservation Services

88. Trophy (Including Awards and Plaques) Shops

89. Vocational Rehabilitation Services
B. Conditional Uses
The following uses may be allowed by administrative approval of the Planning Director or their designee based upon their overall impact and compatibility with the intent and purpose of the zoning district.

Conditional uses are subject to Chapter 17.74 of this ordinance.

1. Adult Novelty Stores

2. Alcoholic Beverage Sales (For Off-Premise Consumption)

3. Appliance Repair and Maintenance

4. Bed and Breakfast Inns

5. Billiard and Pool Halls

6. Cannabis Retail Establishment

7. Caterers

8. Combined Live/Work Dwellings

9. Community Gardens

10. Child Day Care Centers

11. Drinking Places

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12. Emergency Services Stations (Including Police and Fire)

13. Funeral Homes and Funeral Services

14. Interurban and Rural Bus Transportation

15. Investigation and Security Services (Except Locksmiths)

16. Jewelry and Silverware Manufacturing

17. Laboratory, Research

18. Laboratory, Support

19. Locksmiths

20. Medical and Diagnostic Laboratories

21. Microbreweries, Wine Tasting Facilities and Micro-Distilleries

22. Museums, Historical Sites, and Similar Institutions (Except Zoos)

23. Outpatient Care Centers

24. Parking Structures

25. Performing Arts Companies

26. Post Services

27. Public Utility Substations and Storage Buildings

28. Recycling Center, Neighborhood Only

29. Religious Institution

30. Scenic and Sightseeing Transportation, Land

31. Scientific Research and Development Services

32. Telephone Exchanges and Switching Equipment

33. Testing Laboratories

34. theaters and Auditoriums

35. tobacco, E-Cigarette, Vapor Accessories, Smoking Accessories or Hookah Shops and Lounges

36. Urban Transit Systems

37. Water and Gas Company Service Facilities
C. Accessory Uses
The following uses shall constitute accessory uses and are subject to administrative approval of the Planning Director or their designee. Accessory uses in this section may require additional permitting, in addition to zoning approval under this chapter.

1. Arcades (Shade Structures)

2. Canopies

3. Carports

4. Community Gardens

5. Nurseries, Garden Center and Farm Supply Stores

6. Outdoor Dining Areas

7. Parking Lots

8. Tree Nut Farming

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D. Temporary Uses
The following uses constitute temporary uses and are subject to administrative approval of the Planning Director or their designee. Temporary uses in this section may require additional permitting, in addition to zoning approval under this chapter.

1. Flea Markets/Swap Meets, Temporary Location, Direct-Selling

2. Outdoor Dining Areas

3. Outdoor Sales Areas
E. Prohibited Uses
The following uses are expressly prohibited within this zone and are considered incompatible with the intent and use of this zone. An applicant may file an administrative appeal with the Planning Director or their designee for re-classification.

1. Animal Hospitals and Veterinary Services (with Outdoor Facilities)

2. Archery or Shooting Ranges

3. New Car Dealers

4. Used Car Dealers

5. Automobile Parts and Accessories Stores

6. Automobile Service Station

7. Automotive Equipment Rental and Leasing

8. Automotive Repair and Maintenance

9. Blind and Shade Manufacturing

10. Blood and organ Banks

11. Campgrounds

12. Cemeteries and Crematories

13. Chocolate Confectionary Manufacturing

14. Coffee and Tea Manufacturing

15. Commercial and Industrial Machinery and Equipment (Except Automotive and Electronic) Repair and Maintenance

16. Commercial and Industrial Machinery and Equipment Rental and Leasing (Except Construction, Mining, Forestry Machinery and Equipment Rental and Leasing, office Machinery and Equipment Rental and Leasing, and Commercial Air, Rail and Water Transportation Equipment Rental and Leasing)

17. Communications and Microwave Installations

18. Communications Equipment Manufacturing

19. Community Food and Housing, and Emergency and Other Relief Services

20. Computer and Peripheral Equipment Manufacturing

21. Consumer Goods Rentals

22. Continuing Care Retirement Communities and Assisted Living Facilities For the Elderly

23. Convenience Stores with Gas Stations

24. Converted Paper Product Manufacturing

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25. Dairy Product Manufacturing

26. Distribution Centers

27. Drive-Thru Windows

28. Electric Lighting Equipment Manufacturing

29. Electronic and Precision Equipment Repair and Maintenance

30. Emergency Shelters

31. Equipment Sales, Rental and Storage

32. Facilities Support Services

33. Food Service Contractors

34. Footwear Manufacturing

35. Freight Transportation Arrangement

36. Refrigerated Warehousing and Storage (Except of Noxious, Explosive or Dangerous Materials)

37. Fuel Service Stations

38. Gambling Industries

39. General Medical and Surgical Hospitals

40. General Rental Centers

41. General Warehousing and Storage (Except of Noxious, Explosive or Dangerous Materials)

42. Glass and Glass Product Manufacturing

43. Golf Courses and Country Clubs

44. Grain and Bakery Products

45. Home and Garden Equipment Repair and Maintenance

46. Home Health Care Services

47. Household and Institutional Furniture and Kitchen Cabinet Manufacturing

48. Household Appliance Manufacturing

49. Leather and Allied Product Manufacturing (Except Footwear and Leather and Hide Tanning and Finishing)

50. Lessors of Mini-warehouses and Self-Storage Units

51. Manufacturing of Reproducing Magnetic and Optical Media

52. Mattress Manufacturing

53. Medical Equipment and Supplies Manufacturing

54. Miniature Golf Courses

55. Mobile Food Services

56. Mobile Homes, provided they Are Kept Mobile and Licensed Pursuant to State Law, When Used For Construction offices and Caretaker's Quarters On Construction Sites For the Duration of A Valid Building Permit

57. Motorcycle and ATV Dealers

58. Musical Instrument Manufacturing

59. Navigational, Measuring, Electro-Medical and Control Instruments Manufacturing

60. Non-Chocolate Confectionery Manufacturing

61. Nursing Care Facilities

62. office Furniture (Including Fixtures) Manufacturing

63. office Machinery Equipment Rental and Leasing

64. office Supplies (Except Paper) Manufacturing

65. offices of Lessors of Other Real Estate Property

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66. Optical Instrument and Lens Manufacturing

67. Other Ambulatory Health Care Services

68. Other Residential Care Facilities

69. Other Support Services

70. Parcel Delivery Services

71. Photographic and Photocopying Equipment Manufacturing

72. Printing

73. Printing Machinery Equipment Manufacturing

74. Psychiatric and Substance Abuse Hospitals

75. Remediation and Other Waste Management Services

76. Residential Intellectual and Developmental Disability, Mental Health, and Substance Abuse Facilities

77. Residential, Accessory Dwelling Unit

78. Residential, Proprietor/Caretaker Dwelling Unit

79. Residential, Single-Family

80. Riding Stables

81. Rooming and Boarding Houses, Dormitories and Worker's Camps

82. Scale and Balance Manufacturing

83. Semiconductor and Other Electronic Component Manufacturing

84. Services to Buildings and Dwellings

85. Sign Manufacturing

86. Signs, On-Site Advertising

87. Soft Drink and Ice Manufacturing

88. Specialty Hospitals (Except Psychiatric and Substance Abuse)

89. Spectator Sports

90. Sporting and Athletic Goods Manufacturing

91. Telephone Call Center

92. Waste Collection

93. Waste Treatment and Disposal

17.29.040 Property Development Standards.

A. Architectural Guidelines

1. All development within this zoning district is subject to architectural review as set forth in Chapter 17.72 of this ordinance.

2. All property within this zone shall be subject to the Pueblo Viejo Design Guidelines as the governing architectural guidelines for the zone.

B. Mixed-Use and Building Type

1. Buildings may be oriented initially in integrated-horizontal development or vertical mixed-use patterns depending upon current market demands.

2. Residential uses may be allowed on the first floor of a building provided all of the following are met:

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a. the first-floor height meets requirement (D)(2) of this part; b. the first floor must be reconfigurable to accommodate a transition to non-residential uses in the future;
c. Residential first floor development floor height must be elevated at least three (3) feet above the sidewalk plane to provide for privacy for residents.
d. No ownership tenure is allowed for first-floor residential use.

3. The lower floor of proposed parking garages that face or partially face Sixth Street must include usable commercial space and are required to follow the architectural guidelines for parking garages.

4. The Planning Director or their designee may waive the requirements of part (2) of this section except for part (2)(c) of this section.

5. Vertical mixed use buildings or integrated horizontal developments may reduce parking requirements by forty (40) percent.

6. Integrated horizontal mixed-use development must include a mix of at least two (2) uses including one use being residential.

C. Building orientation

1. Buildings shall be oriented towards the street and engage the public realm.

2. Corner lots shall be oriented towards both streets with building entrances encouraged to be oriented towards the corner.

3. Non-residential entrances must be located at the level of the sidewalk plane.

D. Height, Massing and Articulation

1. Building height must be a minimum of three (3) usable stories or forty (40) feet, whichever is greater.

2. The first floor must be a minimum of fifteen (15) feet in height to accommodate modern commercial and retail activities, even if the initial use is residential in nature.

3. All buildings exceeding four stories in height shall require a minimum ten (10) foot additional front setback (including corner lots) for stories above the fourth story to reduce overall massing and impact on the street. An additional five (5) foot setback for every additional story shall be required on building facades facing 5th or 7th street.

4. All buildings must include articulation a minimum of every fifty (50) feet on all facades to break the vertical plane and provide visual interest for pedestrians.

5. All buildings must utilize four-sided architecture in which all facades must receive architectural treatment and meet all requirements of this section and the design guidelines.

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E. Density and Lot Size Requirements

1. Development should comply with the allowed development intensities of the General Plan, which include:
a. Residential: A minimum of twenty (20) and maximum of sixty-five (65) dwelling units per acre
b. office/Commercial/Retail: Floor Area Ratio of a minimum of 0.5 FAR to a maximum of 3.0 FAR.

2. Minimum Lot Area: Five thousand (5,000) square feet.

3. Minimum Lot Depth: None.

4. Minimum Lot Frontage: One hundred (100) percent.

5. All development shall maintain existing block sizes. New development without existing streets shall mimic prevailing block dimensions with maximum block lengths no longer than five hundred (500) feet.

6. The Planning Director or their designee may approve a waiver in minimum lot frontage for the provision of additional space for public plazas or open space which serve as an extension of the public realm.

F. Yard Requirements

1. FRONT YARD: A minimum build-to line equal to the front property line facing the street is required. For corner lots, the minimum size build-to line is equal to the front property line facing the street and the side property line facing the adjoining street. A setback of up to ten (10) feet from the build-to line is allowed for accessory uses such as outdoor dining and other public spaces. the setback must blend with the public realm.

2. SIDE YARD: the property line shall serve as the minimum build-to line. A setback of up to twenty (20) feet may be utilized anywhere upon the property, including within the side yard, for paseos and pedestrian passage-ways that facilitate passage through the block.

3. REAR YARD: there are no rear yard requirements.

4. Colonnades and/or arcades may occur forward of the build-to-line and may encroach upon the rights of way, if an encroachment permit is approved by the Department of Public Works. Colonnades and/or arcades that encroach within the rights of way must not impede pedestrian traffic and be setback a minimum of six (6) feet from the curb line.

5. The Planning Director or their designee may approve a waiver in front and/or side yard requirements for the provision of additional space for public plazas or open space which serve as an extension of the public realm.

G. Housing Affordability

1. A minimum of ten (10) percent of all residential units must be priced for low and/or moderate-income residents. Units should be disbursed throughout the structure and must proportionally reflect the size of market rate units. While

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trim detail may vary, the overall quality of building materials may not depart from those used within market rate units within the same structure.

H. Off-street Parking, Loading and Circulation

1. A circulation plan must be submitted for development that includes more than one (1) building or more than (1) parking facility. The circulation plan must address pedestrian, vehicle, transit (if required), and bicycle circulation, ingress/egress and parking and meet the requirements of this section. A professionally conducted parking study is required for any requests for parking reductions provided for in subsection (H)(8) of this section.

2. Off-street parking and loading facilities shall be provided in accordance with the provision of Section 17.54.010 of this ordinance except where the following provisions shall supersede those of 17.54.010:
a. Horizontal or vertical mixed-use development shall require a parking space ratio of three (3) spaces for 1000 square feet of gross floor area. b. For single-use development that does not meet the requirements for mixed-use development, the following minimum parking requirements shall apply:
i. Multi-family residential: 1.25 spaces per unit plus one guest space per every five (5) units. Multi-family residential that is designated as senior housing only: 0.60 spaces per unit plus one (1) guest space per every five (5) units.
ii. Office: four (4) spaces per 1,000 square feet of gross floor area. iii. Retail: 3.75 spaces per 1,000 square feet of gross floor area. iv. Restaurants: twelve (12) spaces per 1,000 square feet of gross floor area.
v. Drinking Places: eleven (11) spaces per 1,000 square feet of gross floor area.
c. For single-use development that does not meet the requirements for mixed-use development, the maximum parking requirements shall apply:
i. Multi-family residential: 1.33 spaces per unit plus one guest space per every five (5) units. Multi-family residential that is designated as senior housing only: 1 space per unit plus one (1) guest space per every five (5) units.
ii. Office: four (4) spaces per 1,000 square feet of gross floor area. iii. Retail: four (4) spaces per 1,000 square feet of gross floor area. iv. Restaurants: fifteen (15) spaces per 1,000 square feet of gross floor area.
v. Drinking Places: fifteen (15) spaces per 1,000 square feet of gross floor area.

3. No development that was not approved or in existence prior to July 1st, 2019 shall be allowed to locate off-street parking lots adjacent to the primary street.

Item 25.

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4. On-street parking that is within five hundred (500) feet of the main entrance(s) of a development may be utilized to satisfy the requirement for off-street parking.

5. Shared curb-cuts are required for all new development. All curb-cuts are subject to City approval. An internal circulation plan with provisions for shared curbcuts and internal circulation with neighboring properties is required.

6. New development must consider existing development and provide connections to existing development within each block to allow for internal block circulation.

7. All internal vehicle circulation roads, except for those leading to non-public areas or loading access, must include sidewalks with compliant ADA facilities and landscaping. Pedestrian facilities must connect all building entrances, retail entrances and residential entrances. Safe and adequate pedestrian connectivity within the development and connections to adjacent development and existing pedestrian facilities is required.

8. The parking requirements of this section may be reduced, with the approval of the Planning Commission, if any of the following provisions are provided for in the circulation plan:
a. The proposed development is located within a Business Improvement District or a special district that institutes shared-parking, timed parking restrictions, and/or paid parking.
b. The proposed development incorporates paid parking into the development.
c. A cooperative use agreement is executed with another property owner to provide for a portion of the required parking of the proposed development.
d. A payment-in-lieu agreement is executed with the City or another entity responsible for parking management to defray the cost for accommodating additional demand generated by the proposed development.
e. Land set-aside or structural design of proposed parking surface lots or structured parking is provided to allow for expansion to accommodate additional parking supply when demand exceeds approved supply. The parking study must justify current supply, based upon current demand, and provide for future demand thresholds that would trigger the expansion of additional supply. Any future demand thresholds and supply expansion provisions shall become a condition of approval and continued use of the property.

I. Screening and Fencing

1. Where this zoning district abuts upon any residential zone, there shall be provided screening not less than six (6) feet or more than eight (8) feet in height on the zoning boundary line. Said screening shall be reduced to forty-two (42) inches in height within a setback area adjacent to a street or highway.

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2. Outdoor dining areas shall be separated from the remainder of the sidewalk with the use of appropriate use of planters, fences or other barriers as approved by the design guidelines.

J. Public Art

1. A minimum of one (1) percent of total construction costs must be either invested in public art, visible to the public realm, or provided as payment-in-lieu to the City to fund larger public art projects within the Pueblo Viejo.

2. The applicant shall furnish a performance bond equivalent to the estimated public art investment or payment-in-lieu.

K. Public Open Space

1. Development over one-half (1/2) acre or more in gross land area, must reserve a minimum of ten (10) percent of the development for public open space accessible from the public realm in the form of a park, pocket park, plaza, paseo, and/or other public gathering space.

2. The applicant may make a payment to the City in lieu of public space reservation for larger park or plaza development within the Pueblo Viejo upon approval of the Planning Director or their designee.

L. Multi-Family Residential Dwelling Unit Size and Common Space Requirements

1. A minimum of one-hundred and fifty (150) square feet of uninterrupted exclusive use common space shall be available to each unit. This may be in outdoor living areas, balconies and/or decks.

2. Decks shall be allowed on rooftops providing they are appropriately screened with architectural features such as a parapet.

3. Ten (10) square feet per unit, or a minimum of one-thousand (1000) square feet, whichever is greater, shall be required for common space for a common recreation and/or leisure area.

4. All common spaces shall be screened from the street by landscaping and/or decorative fencing.

5. The following minimum dwelling unit sizes shall be required:
a. Micro-Unit: Three Hundred and Fifty (350) square feet b. Efficiency: Six Hundred (600) square feet
c. One-bedroom: Seven-hundred and Fifty (750) square feet d. Each additional bedroom beyond one bedroom: An additional onehundred and fifty (150) square feet per dwelling unit is required in addition to the minimum requirement of part (C) above.

Item 25.

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M. Development Standards Applicable to Specific Uses

1. Outdoor Dining Areas
a. Required parking shall be provided for outdoor seating areas, except for common outdoor seating areas not attributable to a single establishment.
b. Common outdoor seating areas may be provided as part of required open space areas with provisions for management and maintenance of the area.
c. Outdoor seating areas that are within the public rights-of-way shall not be used for entertainment. The Planning Director or their designee may waive the provision on a temporary or permanent basis for entertainment in consultation with the City Engineer.
d. Sound amplification devices, such as speakers, shall be limited to devices that are necessary to provide low-level background music. Noise levels shall comply with Chapter 7.04 of the City of Coachella Municipal Code. The Planning Director or their designee may waive this provision, except for Chapter 7.04 compliance, on a temporary or permanent basis in conjunction with a waiver granted in part (c) above. e. Outdoor dining areas are subject to all permit approvals and the design guidelines and configuration and design must be included on any drawings and application submissions.
f. Outdoor dining areas located adjacent to, or within the public rights-ofway must leave a minimum of five (5) feet of sidewalk, open always to accommodate pedestrian traffic.
g. All outdoor dining within the public rights-of-way must obtain an encroachment permit from the City Engineering Department. h. Outdoor dining areas that include the sales of alcohol must meet all requirements and regulations of the California Department of Alcoholic Beverage Control.

17.29.050 Existing Uses and Structures at the Time of Adoption of this Section.

A. The provisions of this section shall supersede Section 17.78.010 of this ordinance:

1. All uses, lots, structures and characteristics, except for signage, that were lawful, and in existence, prior to July 1st, 2019 shall remain as legally conforming uses, lots, structures and characteristics with all the previous entitlements intact provided:
a. the use, lot, structure and/or characteristics remain otherwise lawful. b. No use, lot, structure and/or characteristics may cease operation for a period greater than one (1) year.

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c. No use, lot, and/or structure may be abandoned for a period greater than one (1) year.
d. If the use, lot, structure and/or characteristics fall within a permitted and/or conditional use, as defined in section 17.029.030, the provisions of this section will no longer apply and the previous use, lot, structure and/or characteristics must fully comply with the provisions of this zone thereafter.

2. If the provisions of this section are no longer met, the property is then subject to the provisions of Chapter 17.78 of this ordinance.

B. Provisions for ineligible uses, lots, structures and characteristics and revocation of legal conforming status:

1. All existing lawful signage, that no longer is permitted, or meets the standards of this district, shall be subject to Chapter 17.78 of this ordinance.

2. All uses, lots, structures and characteristics that were not lawful, and in existence, prior to July 1st, 2019 shall remain illegal non-conforming uses and subject to the provisions of Chapter 17.78 of this ordinance.

Item 25.

Tripoli Affordable Appartments
Coachella, California M1
04 . 01 . 2022 21901-P01 File Location:K:\2021\22101 - Chelsea Tripoli Apts\P-01\01_Working Files\05_InDesign\2022_0330 Tripoli_Material Board_11x17.indd Exterior Materials and Colors
Draft Selection
Legend:

Paint Colors
P1- Ibis White
P2- Gauzy White
P3- BungleHouse Blue
P4- Deep Maroon
P5- RookWood Brown
P6- Night Owl
P7- Black Swan
Materials
M1- Stucco
M2- Wood Composite
M3- Precast Concrete
M4- Tile - Decorative Encaustic
M5- Tile - Saltillo Tile
M6- Metal Screen
M7- Iron Metalwork
M8- Fabric Awnings - Sapphire Blue
M9- GFRC Detail
M10- Metal Finnial
M11- Concrete Roof Tile(boosted)
M12- Brick - Belden Beaver Blend
M13- Gutter and Downspouts
P4 P6 P1 P6
M11 M3
M11
M11
M1 M12 M12 M8 M12
M8
M13
M9 M2 M1 M1 M9 M6 M1 M5 M9
M2 M7 M7 M2
M4 M7 M4 M2 M7
M4
M1 M1 M1
P6 P2 P6 P2
P6 P7 P2 P7 P6
P7 P5 P7
P3
P1 P2
P7
P1
P1- SW 7000-IBIS WHITE
P5- SW2808-ROOKWOODDK BRWN P3- SW 0048-BUNGLEHOUSE BLUE P2- SW 6035 GAUZY WHITE P4- SW 0072-DEEP MAROON M4- Encaustic Decorative Tile 8x8 View from 6th and Tripoli Way
M5- Saltillo Tile
M12- Belden- Beaver Blend FF M11- Boral-BoostedBarcelonaBlend P6- SW 7061-NIGHT OWL M8- SB SAPPHIRE BLUE 4641
P7 - SW 6279-BLACK SWAN

Item 25.

Architectural Recommendation Board
1st Floor Residential Accessways
Windows (recessed, color, and sloped sills)
Sweep hanging with catenary curve

Item 25.

Roofing enhancements:

Focal Balcony Recommendation at corner towers

Item 25.

STAFF REPORT
11/9/2022
TO: Honorable Mayor and City Council Members
FROM: Celina Jimenez, Grants Manager
SUBJECT: Adopt Resolution No. 2022-97 Authorizing the City Manager to Submit an Application to the County of Riverside for the Fiscal Year 2023-24 Community Development Block Grant Program Entitlement Funds in the Amount of $369,000.00 for the City of Coachella Home Enhancement Program STAFF RECOMMENDATION:

Staff recommends that the City Council hold a public hearing, receive public comment, and consider adopting Resolution No. 2022-97 authorizing the City Manager to submit an application for the Community Development Block Grant program Entitlement Funds for Fiscal Year 2023- 24 in the amount of $369,000.00 for the Home Enhancement Program.

BACKGROUND:

The County of Riverside and City of Coachella executed a Cooperation Agreement, for a term commencing July 1, 2021 through June 30, 2024 for the Community Development Block Grant, Home Investment Partnership Program and Emergency Solutions Grant for fiscal years 2021-22, 2022-23, and 2023-24, whereby the City elected to participate with the County, which has qualified as an “Urban County” for purposes of receiving Community Development Block Grant (CDBG) funds, and to assist and undertake essential community development and housing assistance activities pursuant to the Housing and Community Development Act of 1974.

Through this agreement, the City agreed to undertake and assist with the community development activities, within its jurisdiction, by utilizing the sum of $369,000.00, CDBG Entitlement Funds for the City of Coachella Home Enhancement Program. The program will help rehabilitate and extend the life of existing single-family homes, correct health and safety hazards in deteriorated and blighted housing units, and improve the quality of life for Coachella’s most impoverished homeowners. This allocation reflects a proportional share of the County of Riverside’s entitlement allocation from the Department of Housing and Urban Development (HUD). The City can use its allocation for any eligible CDBG-activity, including, but not limited to, housing rehabilitation, code enforcement, and infrastructure improvement needs, as long as the primary beneficiaries are low-to-moderate income households. The City’s annual allocation is based on a formula that includes population, poverty rate, overcrowding, and sub-standard housing. For fiscal year 2023- 2024, the City of Coachella’s allocation is approximately $369,000.00 for CDBG-related activities.

Item 26.

DISCUSSION/ANALYSIS:

Through the 2023-2024 CDBG General Allocation, City Staff is proposing the submittal of a grant application for up to $369,000.00 to implement a Home Enhancement Program (HEP). Under the proposed Program, qualified homeowners can receive grants of up to $50,000 should they meet the requirements set forth in the City of Coachella Home Enhancement Grant Program Guidelines (Program Guidelines), which include but are not limited to the following: (i) the applicant/homeowner must be low-income, (ii) the subject residential dwelling must be owneroccupied, (iii) the subject dwelling must be located within the boundaries of the City of Coachella and Qualified Census Tracts, (iv) the subject residential dwelling must be a single-family home, duplex, manufactured home, mobile home, or condominium, and (v) the applicant/homeowner's total household income shall be at or below fifty (50%) percent of the area median income, adjusted for household size.

The $50,000 maximum grant amount will allow for the completion of most repairs requested by applicants, including roof replacement on smaller residential dwellings. The eligible repairs are limited to those necessary for the health and safety of the occupants and other items necessary to bring the property into code compliance. Ineligible repairs are those not related to health and safety that involve routine maintenance, cosmetic repairs, or luxury improvements. Based on the maximum allowable grant amount of up to $50,000, a minimum of approximately six (6) residential structures will be rehabilitated with grants from the Program. However, the number of rehabilitated homes may increase depending on the individual grant amounts which will likely vary as they will be based on project specifications and needs. Construction of the eligible repairs will be performed by qualified, licensed construction contractors solicited through a competitive bid process. Bids will be awarded to the most responsive and responsible bidder. Program grants will be evidenced by forgivable loan promissory notes (the notes convert to grants upon expiration of affordability period, which is five (5) years) and secured by deeds of trust and affordability covenants.

Eligible Repairs
In order to ensure that the goals of the HEP are met, the following list of specific priorities has been established to serve as a guide for the personnel assigned to the program. It should be noted that the items listed are not meant to exclude other improvements:
1) Health and Safety Issues/Systems
2) Exterior Improvements
3) Energy Efficiency Measures (i.e. doors, windows, weatherization, etc.) 4) Address repairs needed for residential homes that are “deteriorated/deteriorating” Note: Certain improvements are subject to specific requirements and limitations.

Item 26.

Exterior Repairs:
 Minor Roof Repair / Roof Replacement (if necessary)
 Replacement of broken or missing windows and doors (energy efficiency)  Repair or replace damaged and falling fencing (equivalent to existing fencing material)  Exterior paint and other improvements
 Exterior Paint walls and trim
 Repair or replace flashing and guttering
 Repair or replace porches and steps
 Repair exterior foundation walls
 Removal of aging, dangerous trees and/or hedges (to be considered for this service, the homeowner will be required to install a water-smart landscape, gardening, and/or vegetation upon project completion).

Environmental Compliance
Pursuant to the California Environmental Quality Act (CEQA), the City of Coachella Home Enhancement Grant Program was reviewed and determined to be categorically exempt under State CEQA Guidelines Section 15301, Class 1 - Existing Facilities and State CEQA Guidelines Section 15061(b)(3), General Rule or “Common Sense” Exemption. The project relates to the establishment of a program and fund to pay administration fees and rehabilitation costs relating to existing residential dwellings such as traditional single-family housing, duplexes, manufactured homes, mobile homes, or condominiums (Project). The proposed Project is exempt under State CEQA Guidelines Section 15301, Class 1 - Existing Facilities since it includes the minor rehabilitation of existing residential structures, and not expansion of an existing use will occur. In addition, the Project is also exempt under the common sense exemption of State CEQA Guidelines section 15061(b)(3) in that it can be seen with certainty there is no possibility that the City of Coachella Home Enhancement Grant Program may have a significant effect on the environment, as the payment of costs, fees and expenses necessary to rehabilitate pursuant to the program will have mostly financial effects and will not lead to any direct or reasonably indirect physical environmental impacts. A Notice of Exemption will be filed by the City of Coachella staff with the County Clerk within five days of the approval of the City of Coachella Home Enhancement Grant Program.

Additionally, the proposed activity is considered eligible for CDBG funding because it meets one or more of the following CDBG national objectives:
 Provide a benefit to low and moderate income persons;  Prevent or eliminate slums and blight; or
 Meet other urgent community development needs due to natural disasters or other emergencies.

Item 26.

ALTERNATIVES:

1. Adopt Resolution No. 2022-97 Authorizing the City Manager to Submit an Application to the County of Riverside for the Fiscal Year 2023-24 Community Development Block Grant Program Entitlement Funds in the Amount of $369,000.00 for the City of Coachella Home Enhancement Program

2. Provide alternative direction
FISCAL IMPACT:

Program Budget
Rehabilitation (Construction) $330,000
City of Coachella Program Staffing $30,000
Administrative Fee $9,000
Total Program Budget $369,000
Once the application is approved, the County will send a Supplemental Agreement for signature and the County will issue a Letter to Incur Costs to the City of Coachella so that the City can receive reimbursement in the amount of $369,000.00 in CDBG entitlement funds for its Home Enhancement Program. All disbursements of CDBG funds will be made within thirty (30) days after the County has received the City’s reimbursement request including documentation supporting expenditures. This program will not impact the General Fund as this program will be fully funded through the CDBG grant program.

ATTACHMENT:

Resolution No. 2022-97

Item 26.

RESOLUTION NO. 2022-97

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

COACHELLA, CALIFORNIA, AUTHORIZING THE CITY MANAGER
TO SUBMIT AND EXECUTE A 2023-2024 COMMUNITY

DEVELOPMENT BLOCK GRANT (CDBG) ENTITLEMENT FUNDING

APPLICATION TO THE COUNTY OF RIVERSIDE IN THE AMOUNT OF $369,000.00 FOR THE CITY OF COACHELLA HOME ENHANCEMENT

PROGRAM
WHEREAS, the County or Riverside and City of Coachella executed a Cooperation Agreement, dated July 1, 2020, whereby the City elected to participate with the County, which has qualified as an “Urban County” for purposes of receiving Community Development Block Grant, and to assist and undertake essential community development and housing assistance activities pursuant to the Housing and Community Development Act of 1974; and, WHEREAS, the purpose of the CDBG grant application being submitted to the County of Riverside by the City of Coachella is to authorize the use of CDBG entitlement funds for fiscal year 2023-2024 in the estimated amount of $369,000.00 which reflects a proportional share of the County of Riverside’s entitlement allocation from the Department of Housing and Urban Development. The City’s annual allocation is based on a formula that includes population, poverty rate, overcrowding, and sub-standard housing; and,
WHEREAS, the City Council has published information regarding eligible activities under the Act and has conducted a duly noticed public hearing on November 9, 2022, at 6:00 p.m. at 1500 Sixth Street, Coachella, California 92236 and via Zoom video live conferencing due to the worldwide novel coronavirus pandemic and pursuant to Executive Order N-29-20; and, WHEREAS, the notice of public hearing was posted and advertised pursuant to applicable federal, state, and local laws; and,
WHEREAS, both oral and written testimony was presented to the City Council at the public hearing.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED by the City Council of the City of Coachella, as follows:

Section 1. Incorporation of Recitals. The City Council hereby finds and determines that the foregoing Recitals of this Resolution are true and correct and hereby incorporated into this Resolution as though fully set forth herein.

Section 2. Conduct a Public Hearing and Adopt Resolution No. 2022-97 Authorizing the City Manager to Submit and Execute a 2023-2024 Community Development Block Grant (CDBG) Entitlement Funding Application to the County of Riverside in the Amount of $369,000.00 for the City of Coachella Home Enhancement Program.

Item 26.

Resolution No. 2022-97

Section 3. The City of Coachella intends to use its fiscal year 2023-2024 CDBG allocation for CDBG-eligible activities where the primary beneficiaries are low-to-moderate income households and activities prevent or eliminate slums and blight.

Section 4. That the City Manager is authorized to submit and execute the contractual and related documents to be prepared by the City of Coachella that are required for the implementation of projects set forth herein.

PASSED, APPROVED and ADOPTED this 9
th day of November, 2022.
___________________________________
Steven A. Hernandez
Mayor
ATTEST:
___________________________________
Angela M. Zepeda
City Clerk
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney

Item 26.

Resolution No. 2022-97

STATE OF CALIFORNIA

COUNTY OF RIVERSIDE

CITY OF COACHELLA
)
) ss.
)
I HEREBY CERTIFY that the foregoing Resolution No. 2022-97 was duly adopted by the City Council of the City of Coachella at a regular meeting thereof, held on the 9 th day of
November, 2022, by the following vote of Council:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Andrea J. Carranza, MMC
Deputy City Clerk

Item 26.