Coachella City Council
May 17, 2023

the above matter and in accordance with the California Environmental Quality Act (CEQA) recommends the Planning Commission determine the 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.

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 Planning Commission of the City of Coachella, California hereby resolve as follows:

Section 1. Incorporation of Recitals
The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission 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 Planning Commission, and the facts outlined below, the Planning Commission 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 Planning Commission 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 structures on the site are in 391
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Resolution No. PC2023-05

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 4 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 two 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 5. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby recommends to the City Council approval 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.”
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Resolution PC2023-14

PASSED APPROVED and ADOPTED this 17th day of May 2023.
___________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
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I HEREBY CERTIFY that the foregoing Resolution No. PC2023-14, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 17th day of May 2023, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
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Resolution No. 2023-14 EXHIBIT A
Exhibit A - Resolution No. PC2023-14

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 extended for 1-year until May 11, 2024 from its original expiration date of May 11, 2023. Conditional use permits 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.
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Resolution No. 2023-14 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 accommodate an elevator for Building A and B.

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.

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 rear patio gate accessible from the Bagdad Avenue, Tripoli Street and Cesar Chavez Street sidewalk areas, with a fenced and patio enclosure.
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Resolution No. 2023-14 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.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. d.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.
e.Increase use of divided lites on windows consistent with Spanish Colonial Revival design

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 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 397
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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 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 be 45-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.
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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.

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 399
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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 400
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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 401
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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 402 Item 5.

Resolution No. 2023-14 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 403
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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 west side of Building B retail space and where required for ADA accessibility.

59. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. 404
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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 405
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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 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) 406
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Resolution No. PC 2023-05 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 to deter vandalism and dumping that is regularly occurring on the property prior to construction.

Miscellaneous

81. Developer shall construct a park on the 9th Street I.I.D. parcel, subject to the design as approved by the City Staff, subject to greater of a minimum construction cost of $350,000 or half the elevator cost. The applicant shall work collaboratively with staff regarding project savings achieved by the developer to be used to increase funding for park improvements above the construction cost of this condition, increase funding for building upgrades, and/or retail upgrades to attract tenants.
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Item 5.

TRIPOLI - AFFORDABLE FAMILY APARTMENTS

CITY OF COACHELLA

TRIPOLI - AFFORDABLE FAMILY APARTMENTS

DESIGN GUIDELINES
APPLICANT:

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

CITY OFCOACHELLA

DEVELOPMENTSERVICES
1515 SIXTHSTREET
COACHELLA, CA 92236
CONTACT: LUIS LOPEZ
760-398-3002
PREPARED BY:

TRIPOLI CIC, LP
6339 PASEO DEL LAGO
CARLSBAD, CA 92011
CONTACT: DAVIDDAVIS
760-456-6000
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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 3,000 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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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 thirty (30) three-bedroom, fifty-one (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 2,062 sf retail space and will front onto 6thStreet. Building B proposes to build 1,984 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 no elevators. Building B will be a 3-story structure of wood frame construction and include elevators. The project will incorporate green strategies such as low flow water fixtures and drought tolerant/native landscaping. The project will be energy efficient and include solar for power generation. Onsite social services provided to residents at no charge.

A 1,790 sf Community Meeting 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 412
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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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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 (2) 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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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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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 416
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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 project develops 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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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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Landscape Planting and Irrigation
Overall plant material selection for given project areas has compatible drought resistant characteristics wherever possible. Irrigation programming 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
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S
H-8
6 6TH ST
7TH ST
4TH ST

BAGDAD AVE

PALM AV
MA
E
IN ST

DATE AVE
S
U
E
Z
R
D
51ST AVE
C
A
L
L
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C
A
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A
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O

CAIRO AVE
8TH ST

ARABY AVE

MEDINA AVE

TRIPOLI WAY

DAMASCUS AVE
S
U
N
C
R
E
ST
ST

BAGDAD AVE

CAIRO AVE
D
AT
E
AV
E

CAIRO AVE
T
RIP
O
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DAMASCUS AVE
Vicinity Map
¯
C
e
s
a
r
C
h
a
v
e
z
Str
e
et
Site
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Bldg B Cesar Chavez Street Frontage (1st Amendment)
Bldg B Cesar Chavez Street Frontage (New Proposal)
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Bldg B Bagdad Avenue Frontage (1st Amendment )
Bldg B Bagdad Avenue Frontage (New Proposal )
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Bldg A Tripoli Avenue Frontage (1st Amendment)
Bldg A Tripoli Avenue Frontage (New Proposal)
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Bldg A 6th Street Frontage (Proposed)
Bldg A 6th Street Frontage (New Proposal)
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28 17
21 26
27 43
52 65
84 85
42 100
70 38
16 1
104

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

FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE

FUTURE FUTURE
R
A
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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
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A
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A
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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
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
6''W
M
M
M
P
BENCH
P
P
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BENCH
BENCH
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P P
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P P
P P
T
A
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
G G
(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
S
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8''W
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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
W
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SSMH (433.73RIM)
MH
STOP
301
436.49
OBS.

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'
9'
9'
19'
9'
30'
18' 26'
18'
18'
9'
9' 9'
19'
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
M
6''W
M
M
M

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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6''W
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W
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 442 Item 5.
443
Item 5.

Table 2 – 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
density
bonus law
61 spaces
required.

Lot
Requirements
Zoning - Minimum Lot width
50’
Lot width exceeds 50’ Yes
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.
• All areas exceed 10’ fully
landscaped setback
• Internal landscaping %
not identified but
Substantially
in
compliance.

Project
conditioned
to comply
with all
444
Item 5.
• 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
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’.
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.
• The first floor must be a
minimum of 15 feet in height
to accommodate modern
commercial/retail activities.

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
• The first floor retail
Not 15 feet in height.

Zoning –
with
approval of
Change of
Zone
PV
Standards
Complies
generally
except for
residential
first floor
and retail
height.
445
Item 5.

RESOLUTION NO. 2023- 11 Attachment 1

A RESOLUTION OF THE CITY OF COACHELLA CITY COUNCIL

APPROVING OF A SECOND AMENDMENT TO CONDITIONAL
USE PERMIT NO. 351 AND ARCHITECTURAL REVIEW NO. 22- 04,

AMENDING THE CONDITIONS OF APPROVAL FOR THE TRIPOLI
MIXED-USE DEVELOPMENT CONSISTING OF 108 RESIDENTIAL
APARTMENT UNITS AND FOUR 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 a second amendment 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 4 retail tenant spaces within two buildings located at the northeast comer 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 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 a first amendment to 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 February 15, 2023, the Planning Commission of the City of Coachella held a duly noticed public hearing regarding proposed second amendment to the project in the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties and recommended approval of the amendments with modifications; and WHEREAS on March 8, 2023, the City Council of the City of Coachella held a duly noticed public hearing regarding proposed second amendment to the project 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 Resolution No. 2023- 11
Page I
446
Item 5.
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 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 ofthe entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission 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 Planning Commission finds as follows for the proposed for the 108 unit mixed-use development project:
447
Item 5.

1. The Conditional Use Permit and Architectural Review is consistent with the goals, objectives, policies, and implementation measures ofthe 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 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 ofthe 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 4 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 Resolution No. 2023- 11

448
Item 5.
three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

Section 5. City Council Approval
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 a second amendment 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 Wh day of March 2023 by the following vote:

AYES: 5- 0 by unanimous voice vote
NOES:

ABSENT:

ABSTAIN:

St a A. Hernandez
Mayor
ATTEST:

AnWV. Zepeda
City Clerk
APPROVED AS TO FORM:

Carlos Campos
City Attorney
449
Item 5.
three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

Section 5. City Council Approval
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 a second amendment 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 8h day of March 2023 by the following vote:

KWO3
NOES:

ABSENT:

ABSTAIN:

Steven A. Hernandez
Mayor
ATTEST:

Angela M. Zepeda
City Clerk
APPROVED AS TO FORM:

Carlos Cam
City Attorney
450
Item 5.

STATE OF CALIFORNIA
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. 2023- 11 was duly adopted by the City Council ofthe City of Coachella at a regular meeting thereof, held on this 8t' day of March 2023 by the following vote of Council:

AYES: 5- 0 by unanimous voice vote
NOES:

ABSENT:

ABSTAIN:
5YX416/0
Ang . Zepeda
City Clerk
451
Item 5.

Resolution No. 2023- 11 EXHIBIT A
Exhibit A - Resolution No. PC2023- 11

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 City Council 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 agents to 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 ofany 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, will require 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 is required.

6. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.
452
Item 5.

Resolution No. 2023- 11 EXHIBIT A
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 accommodate an elevator for Building A and B.

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.

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 ofthe adopted U.B.C., U.P. C., U.M.C., N.E.C., including all requirements ofthe 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 Massin¢

15. All first floor dwelling units facing the public streets shall have a rear patio gate accessible from the Bagdad Avenue, Tripoli Street and Cesar Chavez Street sidewalk areas, with a fenced and patio enclosure.
453
Item 5.

Resolution No. 2023- 11 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. Comer towers for building A and B shall be modified as follows:
i. Balance the design oftower areas between the top ofthe retail space and bottom ofroof cornice trim.
ii. Consider a more ridged decorative cornice trim to create more shadows. iii. Include an enhanced decorative balcony structure at each tower that provides visual focal point from Cesar Chavez Street and 6`s 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 file 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 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 454
Item 5.

Resolution No. 2023- 11 EXHIBIT A
to the individual channel letters advertising a business and that raceway signs are prohibited.

Public Realm/ Streetscane

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 - Engineerin2

29. A focused Traffic Analysis ( TA) shall be prepared for the project by an appropriately licensed professional engineer. Prior to the preparation ofthe 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 runoffresulting from a 10 -year storm event and the runofffrom 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 455
Item 5.

Resolution No. 2023- 11 EXHIBIT A
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.

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. 456
Item 5.

Resolution No. 2023- 11 EXHIBIT A
UL111 i l[ eU4 1 [ a

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 offiling a Notice ofIntent (NOI) with the SWRCB for coverage under this permit is required. The Waste Discharger' s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project' s Storm Water Pollution Prevention Plan shall be submitted for the City' s review and approval.

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 457
Item 5.

Resolution No. 2023- 11 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 ofright-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 offire hydrants, water meters, stone 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 ofTripoli Way between Oh 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 6u' 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) 6a' 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 ofright- 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 458
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Resolution No. 2023- 11 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 6' 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 6a' 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 6d' street and Cesar Chavez Street including new ADA ramps, Decorative Crosswalk, Traffic Signal modification (ifrequired), Striping and Landscaping by Pueblo Viejo Design Guidelines and to the Satisfaction of the City Engineer. f. 6' 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 6' Street urban corridor improvements. g. Include diagonal parking along 6's Street to serve project retail units at the direction of the City Engineer. The City Engineer may eliminate the need for diagonal parking ifdemonstrated 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 459
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Resolution No. 2023- 11 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 ofthe 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.

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 ofbuilding 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 460
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Resolution No. 2023- 11 EXHIBIT A
completed to the satisfaction ofthe 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 on- site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance ofimprovements for maintenance by the City.

Landscauin¢

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 ofBuilding 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. 461
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Resolution No. 2023- 11 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 ofthe 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 landscapeplan. 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 ( chris. cox6Dfire. ca. 2ov)

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 462
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Resolution No. 2023- 11 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 ofbuilding 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 Riverside County 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) 463
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Resolution No. PC 2023- 05 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 to deter vandalism and dumping that is regularly occurring on the property prior to construction.

Miscellaneous

81. Developer shall construct a park on the 9th Street I.I.D. parcel, subject to the design as approved by the City Staff, subject to greater of a minimum construction cost of $350,000 or half the elevator cost. The applicant shall work collaboratively with staff regarding project savings achieved by the developer to be used to increase funding for park improvements above the construction cost of this condition, increase funding for building upgrades, and/or retail upgrades to attract tenants.
464
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Tripoli Coachella, CA

CONDITIONS OF APPROVAL

MODIFICATION REQUEST
Planning Commission
May 17, 2023
Project Site
465
Item 5.

Introduction ‐ Project Team
• David Potter, Director of Development:David manages the project from financial applications andfunding to final construction and occupancy.• Colleen Edwards, Sr. Dev. ExecutiveColleen is working with the project at the critical stages ofentitlement, financing and construction. She has the lead oncommunity outreach efforts on behalf of the project.• Diego Aguilar, Const. Project Manager :Diego will oversee all aspects of the project pre‐construction services, site construction and punch‐out through to building occupancy..
• Alex Earl, Project Manager:Alex manages the entire project from financial applications andfunding through final construction, lease up and permanentfinancing. He is the key contact for the day‐to‐day issues and questions.
• David Davis, Development ManagerDave works with the development and construction teams toprocess entitlements, meet regulatory requirements and obtainall final building permits. 466
Item 5.

Company Overview
• Chelsea has developed over 12,000 affordable apartments across 130 communities in California, Arizona, and New Mexico
• Headquartered in San Diego with Construction, Asset Management, and Community Investment affiliates totaling 100+ employees
• Chelsea is a long‐term owner and operator; this ensures continuous management, maintenance, and compliance with State and local regulations 467
Item 5.

Architect: McKinley Associates
• Mark Longstaff, Principal
• 30 years of industry experience• Expert in multi family design • McKinley Associates is an architecture firm with
background in residential, commercial and
institutional projects.
• Over 200 projects to date
• 20 Affordable Housing Projects with over 1,600 units
• 9 Icon Awards• 7 Gold Nugget Awards
“At the core of our success lies the ability to create
award winning residential design in both single and
multi‐family applications. We offer a variety of plans
that blend form and function to crease one‐of‐a‐kind
neighborhoods.”
468
Item 5.

Schedule Deadlines
• Building permit ready letter & loan closing deadline: 5/26/23 (6/5 statutory) • Governmental requirement that cannot be changed
• Financing will be lost if project does not comply
• Building/Grading Permits Issued – target date 6/23/23 • Need construction funds from closing to pay for permits • Construction mobilization and grading anticipated to take 4 weeks • Construction June 2023 – December 2024
• Lender requirement for construction completion
• Financial penalties are charged to the project if building is delivered late 469
Item 5.

Initial Design: Too Expensive to Construct
• Deep mansard adding cost and not leaving enough space for solar • Wood balconies not appropriate for the climate
• Extensive tower elements adding additional cost without creating floor space • Expensive details like recessed windows, clay tile roofs, hand troweled finish stucco exteriors

WE COULD NOT AFFORD TO BUILD THIS DESIGN
Instead we used the design as an inspiration.
• Decreased building height in Building A from 4 story to 3 story while maintaining the unit count • Emphasized square footage for units and not for decorative elements The conditions of approval include details from this original design that are no longer applicable. 470
Item 5.

Site Plan
Sixth Street
Tripoli Way
Bagdad Ave
Cesar Chavez
• 2 Buildings• 108 Units
• 4 Retail Space
Building A
Building B
471
Item 5.

Current Project Design –6th Street (A)
472
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Current Project Design – Cesar Chavez (B)
473
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Architecture Details & Massing
474
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Pueblo Viejo Revitalization Plan
Advances the vision of the Pueblo Viejo Revitalization Plan • Preserve Historic Charm
• Expand Civic Center Presence• Encourage a Vibrant Street Scene• Provide Community Gathering Space• Develop Strong and Successful Merchants 475
Item 5.

Upgrades Included
• Decorative wrought iron for patio gates at sidewalks• Decorative wrought iron for gate on Cesar Chavez • Decorative wall lighting• Blended tile roof
• Double doors at commercial entries• Decorative color shutters• Rafter tail detailing at roof • Decorative tiling• Accent uplighting for trees• Maintenance Agreement with City for Landscaping Maintenance • Work with City on Art in Public Places program
• $350,000 contribution to 9th Street including design and engineering 476
Item 5.

Issue #1: Recessed Windows
• Condition of Approval:
18a: Ensuring sufficient window recesses.

Proposed foam enhancements around window
areas may be removed with sufficient
windows recesses.
• Recesses are included at retail and tower
elements per elevations.
• Recessing windows is an expensive detail
that we cannot afford to carry out on allwindows
• Based on the variety of levels in the
elevation this additional detail is not
needed and cannot be read for many of
the windows
• Window recesses are a weaker
installation that is subject to increased
risk of water intrusion
477
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Building A – North and South
Facing 6th Street Set Back from 6th Street
Facing Parking Lot
478
Item 5.

Building A – East and West
Facing Tripoli
Facing Parking Lot
479
Item 5.

Building B – East and West
Facing Cesar Chavez
Facing Parking Lot
480
Item 5.

Building B – North and South
Facing Bagdad
Facing Parking Lot
481
Item 5.

Issue #2: Balcony Structure at Tower
• Condition of Approval:

18.d.iii: Include an enhanced decorativebalcony structure at each tower that provides visual focal point from Cesar Chavez Street
and 6th Street
• Balcony structure adds project cost
• The project architect recommends against
this additional detail since the
architecture already includes sufficient
enhancements
482
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Issue #3: Color Banding
• Condition of Approval:

18.e Utilize an alternate color banding at the
building base such as terracotta color
• Additional detail increases project cost.

Foam detail will need to be added across
project to separate stucco colors
• The project architect recommends against
this additional detail since it will shorten
the visual appearance building whereas
the sense of height is more aesthetically
pleasing
483
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Issue #4: Curved Awnings
• Condition of Approval:
18f: Awnings shall be designed and
constructed to support a catenary curve
common with Spanish Colonial Revival
design to also increase window visibility.
• Awnings are proposed to be straight
rather than curved.
• Curved awnings add cost to the project.• The project architect recommends straight awnings to provide a clean, streamlined
appearance.
• The developer recommends against a
complicated awning for durability andmaintenance reasons. 484
Item 5.

Issue #5: Additional Tower
• Condition of Approval:

18.i Utilize a similar tower feature on the north end of Building B along Cesar Chavez to original approved elevation drawing.
• Additional tower increases project cost and delays the project. Structural design would have to be recalculated.
• Tower elements call attention to the retail.
• The project architect believes this additional detail is not required 485
Item 5.

Issue #6: Tower Feature at CC & Bagdad
• Condition of Approval:

18.j: Move pronounced tower feature on
Building B completely to the corner of Cesar
Chavez Street and Bagdad Avenue
• The change would require consultant
time and cost to make the revision.
• The design is based on the needs of the
interior unit
• The architect recommends against the
change since the corner aesthetics lookgood as designed, are more interesting and follow the function of the interior
use.
486
Item 5.

David Potter: (760) 795‐5629
[email protected]
Alex Earl: (760) 917‐3463
[email protected]
Colleen Edwards: (323) 590‐02334
[email protected]
Questions?
487
Item 5.

STAFF REPORT
5/17/2023
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
Nicole Sauviat Criste, Consulting Planner
SUBJECT: Airport Business Park
Change of Zone, CZ 20-01, from MH to MS and CG; Tentative Parcel Map 37921; CUP 324 – to allow commercial cannabis uses; CUP 325 to allow drive through restaurant; CUP 326 to allow service station and mini-mart; and AR 20- 04 to approve site design, architecture and signage (billboard). The project includes 629,000± square feet of industrial and commercial square footage in multiple buildings, as well as a future Imperial Irrigation District (IID) substation. The site is located at the northwest corner of Airport Boulevard and SR 86 (APN# APN 763-330-013, 763-330-018, 763-330-029).

STAFF RECOMMENDATION:

The Project was advertised in the Desert Sun for public hearing on this date. Following publishing of the notice, the City received a lengthy comment letter on the Project’s CEQA document. In order to allow sufficient time to analyze and respond to comments received regarding the Initial Study/Mitigated Negative Declaration, staff respectfully requests that this Project be continued to the Planning Commission’s meeting of June 21, 2023. The applicant concurs with the need for the continuance.
488
Item 6.

DEVELOPMENT SERVICES TENTATIVE FUTURE AGENDA 2023
05/24/23 – CITY COUNCIL MEETING – VIA TELECONFERENCE – 6:00 P.M  PH – Special Election and Canvassing of Results for Authorization to Levy a Special Tax Within Annexation Area No. 35 (Tripoli Apartments).  PH - Tripoli Mixed-Use Project (2nd Amendment) - Conditional Use Permit No. 351 (2 nd
Amendment), Architectural Review No. 22-04 (2
nd Amendment) to amend conditions of
approval for a high-density multifamily residential project of 108 units in conjunction with commercial uses on 2.8 acres of vacant C-G (General Commercial) zoned property.

The site is located at the northeast corner of Cesar Chavez Street and Bagdad Avenue (APN# 778-081-003 and -001). Dave Davis, Chelsea Investment Corporation (Applicant).
06/07/23 – PLANNING COMMISSON MEETING – VIA TELECONFERENCE – 6:00 P.M.
 PH - Objective Design Standards (Perez)
 PH - Monarca Salon Studio
Conditional Use Permit No. 365 to allow beauty salon studios at a 5,460 sq. ft. existing commercial building located at 84090 Avenue 50 in the C-G (General Commercial) zone. Humberto Cortez (Applicant)
06/14/23 – CITY COUNCIL MEETING – VIA TELECONFERENCE – 6:00 P.M  PH – General Plan Amendment 23-01, Environmental Assessment 23-01 – Santa Rosa Business Park is a proposal to change the General Plan Land Use designation of a 38.8 acre site located at the southeast corner of Avenue 54 and Tyler (APN: 763-260-001) from the existing Urban Employment Center designation to the Industrial District designation. The site is vacant and the current zoning (M-H, Heavy Industrial) is compatible with the proposed Industrial District designation. (Moreno)  PH –ZOA 22-03, GPA No. 23-02, EA No. 23-02 - Zoning Consistency Update an update of the Citywide Zoning Map and Coachella Municipal Code Zoning Ordinance for consistency with the City of Coachella General Plan adopted in 2015. The effort includes establishment of new Zoning Districts and standards as identified in the City of Coachella General Plan for consistency with General Plan land use designations. The project also includes minor clean up items to the Coachella General Plan and General Plan Map to resolve errors, oversights, and inconsistencies. (Perez)  PH - Special Election and Canvassing of Results for Authorization to Levy a Special Tax Within Annexation Area No. 35 (Tripoli Apartments)
06/21/23 – PLANNING COMMISSON MEETING – VIA TELECONFERENCE – 6:00 P.M.
 PH – 6
th Cycle Housing Element - GPA No. 21-02, EA No. 22-03 consideration by the Planning Commission of the City of Coachella 6th Cycle Housing Element and adoption of a Negative Declaration. (Perez)
489
Item 7.
06/21/23 – CITY COUNCIL MEETING – VIA TELECONFERENCE – 6:00 P.M  PH - Objective Design Standards
07/05/23 – PLANNING COMMISSON MEETING – VIA TELECONFERENCE – 6:00 P.M.
 Non-hearing – Citywide Wireless Telecommunications Facility compliance update (Fernandez)
07/12/23 – CITY COUNCIL MEETING – VIA TELECONFERENCE – 6:00 P.M  PH – 6
th Cycle Housing Element - GPA No. 21-02, EA No. 22-03 consideration by the Planning Commission of the City of Coachella 6th Cycle Housing Element and adoption of a Negative Declaration. (Perez)
07/19/23 – PLANNING COMMISSON MEETING – VIA TELECONFERENCE – 6:00 P.M.
07/26/23 – CITY COUNCIL MEETING – VIA TELECONFERENCE – 6:00 P.M 08/02/23 – PLANNING COMMISSON MEETING – VIA TELECONFERENCE – 6:00 P.M. (CANCELLED)
490
Item 7.