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3 Date (as defined the documents evidencing such senior loan), the Owner shall cause a Capital Transaction to occur and the City Loan to be repaid out of funds available from the Capital Transaction.
2. Entire Agreement; Amendment. Except as set forth in this paragraph, this Agreement and the agreements expressly referred to herein contains all of the agreements of the parties hereto with respect to the matters contained herein and no prior or contemporaneous agreement or understandings, oral or written, pertaining to any such matters shall be effective for any purpose. No provision of this Agreement may be modified, waiver, amended or added to except by a writing signed by the party against which the enforcement of such modification, waiver, amendment or addition is or may be sought.
3. Notices. Any notice, payment or instrument required or permitted by this Agreement to be given or delivered to either party shall be deemed to have been received when personally delivered or seventy-two (72) hours following deposit of the same in any United States Post Office in California, registered or certified, postage prepaid, addressed as follows:
To City:
City of Coachella City Hall
1515 Sixth Street Coachella, CA 92236
Attention: City Manager
BORROWER:
Tripoli CIC, LP
c/o Chelsea Investment Corporation
6339 Paseo Del Lago
Carlsbad, CA 92011
Attention: Cheri Hoffman, President
With copy to:
Winthrop & Weinstine, PA
225 South Sixth Street, Suite 3500
Minneapolis, MN 55426
Attn: Jon L. Peterson, Esq.
If to Borrower, with a copy to Borrower’s limited partner:
USA Institutional Tripoli LLC
777 West Putnam Avenue
Greenwich, CT 06830
Attn: Joanne D. Flanagan, Esq.
Each party may change its address for delivery of notice by delivering written notice of such change of address to the other party.
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4 4. Severability. If any provision of this Agreement is held to be illegal or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall be given effect to the fullest extent reasonably possible.
5. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto
6. Governing Law. This Agreement and any dispute arising hereunder shall be governed by and interpreted in accordance with the laws of the State of California.
7. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by any other party, or the failure by a party to exercise its rights under the default of any other party, shall not constitute a waiver of such party’s right to insist and demand strict compliance by any other party with the terms of this Agreement thereafter.
8. Singular and Plural; Gender. As used herein, the singular of any work includes the plural, and terms in the masculine gender shall include the feminine.
9. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original.
10. Construction of Agreement. This Agreement has been reviewed by legal counsel for both the City and the Owner and shall be deemed for all purposes to have been jointly drafted by the City and the Owner. No presumption or rule that ambiguities shall be construed against the drafting party shall apply to the interpretation or enforcement of this Agreement. The language in all parts of this Agreement, in all cases, shall be construed as a whole and in accordance with its fair meaning and not strictly for or against any party and consistent with the provisions hereof, in order to achieve the objectives of the parties hereunder. The captions of the sections and subsections of this Agreement are for convenience only and shall not be considered or referred to in resolving questions of construction.
11. Authority of Signatories. Each signatory and party hereto hereby represents and warrants to the other party that it has legal authority and capacity and direction from its principal to enter into this Agreement, and that all resolutions and/or other actions have been taken so as to enable such party to enter into this Agreement.
[Remainder of this page intentionally left blank. Next page is the signature page.]
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5 IN WITNESS WHEREOF, the parties hereto have executed this instrument as of the thy and year first above written.
CITY OF COACHELLA
a California municipal corporation
By:
Name: Dr. Gabriel Martin, City Manager
Approved as to form:
By:
Name: Carlos Campos, City Attorney
BORROWER:
TRIPOLI CIC, LP,
a California limited partnership
By: Pacific Southwest Community Development Corporation, a California nonprofit public benefit corporation,
its Managing General Partner
By:
Juan P. Arroyo, Executive Vice President
By: CIC Tripoli, LLC,
a California limited liability company,
its Administrative General Partner
By: Chelsea Investment Corporation,
a California corporation,
its Manager
By:
Cheri Hoffman, President
Item 22.
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6 Exhibit A
Real property in the City of Coachella, County of Riverside, State of California, described as follows:
PARCEL A:
PARCEL 1:
A PORTION OF LOT 11, SECTION 5, TOWNSHIP 6 SOUTH, RANGE 8 EAST, SAN BERNARDINO
BASE AND MERIDIAN, AS SHOWN BY MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY ON FILE IN BOOK 4 PAGE 53 OF MAPS, RIVERSIDE COUNTY RECORDS, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTER LINES OF BAGDAD AVENUE, AND TRIPOLI WAY;
THENCE SOUTH 89° 54' WEST, 272 FEET ALONG THE CENTER LINE OF BAGDAD AVENUE TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 89° 54' WEST ALONG THE CENTER LINE OF BAGDAD AVENUE, 356.67 FEET, MORE OR LESS, TO THE EASTERLY LINE OF HIGHWAY 99 AS SHOWN BY RECORD OF SURVEY ON FILE IN BOOK 7 PAGE 38 OF RECORDS OF SURVEY, RIVERSIDE COUNTY RECORDS;
THENCE NORTHERLY ALONG SAID EASTERLY LINE OF HIGHWAY 86, 102.88 FEET; THENCE NORTH 89° 54' EAST, 356.67 FEET;
THENCE SOUTH 00° 06' EAST, 102.88 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING;
EXCEPTING THEREFROM THE SOUTH 30 FEET FOR ROAD PURPOSES; ALSO EXCEPTING THEREFROM THE WESTERLY 17.00 FEET AS CONVEYED TO THE CITY OF COACHELLA BY DEED RECORDED MARCH 18, 1971 AS INSTRUMENT NO. 26947 OF OFFICIAL RECORDS.
PARCEL 2:
THAT PORTION OF LOT 11 IN SECTION 5, TOWNSHIP 6 SOUTH, RANGE 8 EAST, SAN
BERNARDINO
BASE AND MERIDIAN, AS SHOWN BY MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY ON FILE IN BOOK 4 PAGE 53 OF MAPS, RIVERSIDE COUNTY RECORDS, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EAST LINE OF THE STATE HIGHWAY, AS SHOWN ON LICENSED LAND SURVEYOR'S MAP ON FILE IN BOOK 7 PAGE 38 OF RECORD OF SURVEY, RIVERSIDE COUNTY RECORDS, 102.88 FEET NORTH OF THE SOUTHWEST CORNER OF LOT
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7 11;
THENCE CONTINUING NORTHERLY ON SAID EAST LINE OF 140.20 FEET TO THE
SOUTHWEST CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYED TO JENNY JEFFERY, ET AL, BY DEED RECORDED APRIL 12, 1929 IN BOOK 804 PAGE 423 OF DEEDS;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL AND PARALLEL WITH THE SOUTHERLY LINE OF SAID LOT 11, 229 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL CONVEYED TO JEFFERY;
THENCE NORTH 36° 04' WEST ALONG THE NORTHEASTERLY LINE OF THE JEFFERY PARCEL, 75 FEET TO THE MOST SOUTHERLY CORNER OF THAT PARCEL CONVEYED TO ROBERT J. FERRAUD BY DEED
RECORDED DECEMBER 6, 1972 AS INSTRUMENT NO. 161111;
THENCE NORTH 53° 36' EAST ON THE SOUTHEAST LINE OF SAID PARCEL CONVEYED TO FERRAUD AND ITS NORTHEASTERLY EXTENSION, 159.77 FEET TO THE SOUTHWESTERLY LINE OF TRIPOLI WAY;
THENCE SOUTH 36° 04' EAST ON SAID SOUTHWESTERLY LINE, 313.43 FEET MORE OR LESS, TO A POINT 142.88 FEET NORTH OF THE SOUTH LINE OF SAID LOT 11, SAID POINT
BEING ON THE NORTH LINE OF THAT CENTER PARCEL CONVEYED TO LEONHARDT SWINGLE AND LEE J. ANDERSON BY DEED RECORDED NOVEMBER 22, 1934 IN BOOK 201 PAGE 555 OF OFFICIAL RECORDS;
THENCE NORTH 89° 54' EAST ON SAID NORTH LINE OF THE LEONHARDT-ANDERSON PARCEL, 40 FEET, MORE OR LESS, TO THE NORTHEAST CORNER BEING A POINT ON THE CENTER LINE OF TRIPOLI WAY;
THENCE SOUTH 36° 04' EAST TO A POINT WHICH IS 102.88 FEET NORTH OF THE SOUTH LINE OF SAID LOT 11;
THENCE SOUTH 89° 54' WEST, 566.78 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THE WESTERLY 20 FEET AS CONVEYED TO THE CITY OF COACHELLA BY DEED RECORDED MARCH 18, 1971 AS INSTRUMENT NO. 26942 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM THAT PORTION THEREOF INCLUDED WITHIN THE WELL SITE DESCRIBED AS;
THAT PORTION OF LOT 11 IN SECTION 5, TOWNSHIP 6 SOUTH, RANGE 8 EAST, SAN
BERNARDINO BASE AND MERIDIAN, AS SHOWN BY MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY ON FILE IN BOOK 4 PAGE 53 OF MAPS, RIVERSIDE COUNTY RECORDS, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE SOUTHERLY LINE OF SAID LOT 11, 216 FEET
EASTERLY FROM THE POINT OF INTERSECTION OF THE WESTERLY PROLONGATION OF
SAID SOUTHERLY LINE AND THE CENTER LINE OF THE STATE HIGHWAY AS SHOWN ON RECORDS OF SURVEY ON FILE IN BOOK 7 PAGE 38 OF RECORDS OF SURVEY, RIVERSIDE COUNTY RECORDS;
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8 THENCE NORTH 102.88 FEET TO THE POINT OF BEGINNING;
THENCE NORTH 40 FEET;
THENCE EAST 43 FEET;
THENCE SOUTH 40 FEET;
THENCE WEST 43 FEET TO THE POINT OF BEGINNING.
PARCEL 3:
THAT PORTION OF LOT 11 IN SECTION 5, TOWNSHIP 6 SOUTH, RANGE 8 EAST, SAN
BERNARDINO
BASE AND MERIDIAN, AS SHOWN BY MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY ON FILE IN BOOK 4 PAGE 53 OF MAPS, RIVERSIDE COUNTY RECORDS, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE SOUTHERLY LINE OF SAID LOT 11, 216 FEET
EASTERLY FROM THE POINT OF INTERSECTION OF THE WESTERLY PROLONGATION OF
SAID SOUTHERLY LINE AND THE
CENTER LINE OF THE STATE HIGHWAY AS SHOWN ON RECORD OF SURVEY ON FILE IN BOOK 7 PAGE 38 OF RECORDS OF SURVEY, RIVERSIDE COUNTY RECORDS; THENCE NORTH 102.88 FEET TO THE POINT OF BEGINNING;
THENCE NORTH 40 FEET;
THENCE EAST 43 FEET;
THENCE SOUTH 40 FEET;
THENCE WEST 43 FEET TO THE POINT OF BEGINNING.
PARCEL B:
THAT PORTION OF LOT 11 IN SECTION 5, T. 6 S., R. 8 E., S.B.B.& M. AS SHOWN BY MAP OF LANDS OF COACHELLA LAND AND WATER COMPANY, ON FILE IN BOOK 4, PAGE 53 OF
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST NORTHERLY CORNER OF THAT CERTAIN REAL PROPERTY
DESCRIBED IN
DEED TO ROBERT J. FERRAUD RECORDED ON DECEMBER 6, 1972 AS INSTRUMENT NO. 161111, OF
OFFICIAL RECORDS IN SAID COUNTY RECORDER'S OFFICE;
THENCE ALONG THE NORTHEASTERLY BOUNDARY OF SAID REAL PROPERTY OF ROBERT J. FERRAUD, SOUTH 36° 04' 00" EAST, 122.89 FEET TO THE MOST EASTERLY CORNER OF SAID REAL PROPERTY OF ROBERT J. FERRAUD;
THENCE NORTH 53° 56' 00" EAST, PARALLEL WITH THE SOUTHEASTERLY LINE OF SIXTH
Item 22.
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9 STREET,
97.77 FEET TO THE SOUTHWESTERLY LINE OF TRIPOLI WAY;
THENCE NORTH 36° 04' 00" WEST, ALONG SAID SOUTHWESTERLY LINE OF TRIPOLI WAY, 122.89 FEET TO SAID SOUTHEASTERLY LINE OF SIXTH STREET; THENCE SOUTH 53° 56' 00" WEST, ALONG SAID SOUTHEASTERLY LINE OF SIXTH STREET,
97.77 FEET TO THE POINT OF BEGINNING.
APN: 778-081-003 (Affects Parcel A) and 778-081-001 (Affects Parcel B) 26096401v2
Item 22.
STAFF REPORT
5/24/2023
TO: Honorable Mayor and City Council Members
FROM: Gabriel Perez, Development Services Director
SUBJECT: Community Facilities District (CFD No. 2005-01) Annexation 35 – (Tripoli Apartments)
SPECIFICS: a) Resolution No. 2023-34 Determining the Validity of Prior Proceedings relating to Annexation of Property (Annexation No. 35) in the City of Coachella CFD No. 2005-01 (Law Enforcement, Fire and Paramedic Services).
b) Resolution No. 2023-35 on Behalf of CFD No. 2005-01 Calling a Special Election within Annexation Area No. 35 (Tripoli Apartments). c) Resolution No. 2023-36 Canvassing The Results of The Election Held Within CFD No. 2005-01 (Area No. 35)
d) Ordinance No. 1203 on Behalf of CFD No. 2005-01 Authorizing the Levy of a Special Tax within Annexation Area No. 35 Annexed to Said District (1st Reading)
STAFF RECOMMENDATION:
Staff recommends that the City Council open the public hearing and take the following actions:
1) Adopt Resolution No. 2023-34 and Direct City Clerk to orally verify proof of publication of notices pursuant to Mello-Roos CFD Act of 1982, and confirm absence of any landowner protest;
2) Adopt Resolution No. 2023-35 Calling a Special Election. 3) Adopt Resolution No. 2023-36 Canvassing the Results of The Election within CFD No. 2005-01 (Annexation Area No. 35)
4) Introduce for 1st Reading, by title only, Ordinance No. 1203 Authorizing the Levy of a Special Tax within Annexation Area No. 35 Annexed to CFD No. 2005-01.
Item 23.
BACKGROUND:
On September 14, 2005 the City Council adopted Resolution No. 2005-93 establishing the City of Coachella Community Facilities District No. 2005-01 (Law Enforcement, Fire and Paramedic Services) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended. The District and several annexations of territory have been established in the City of Coachella over the past 17 years. The annexation areas consist of new residential subdivisions and multifamily residential development projects.
On April 19, 2023, the City Council adopted Resolution No. 2023-19 stating its intention to annex certain property (APN# 778-081-003 and -001), consisting of Tripoli Apartments (“Annexation Area No. 32”) into the District pursuant to the Act. A copy of Resolution No. 2023-19 which includes a description and map of Annexation Area No. 35, and the rate and method of apportionment and manner of collection of the special tax are on file with the City Clerk.
DISCUSSION/ANALYSIS
Pursuant to the conditions of approval imposed on Architectural Review No. 22-04, which includes construction of a new 108-unit multifamily residential community on 2.8 acres located at the northeast corner of Cesar Chavez Street and Bagdad Avenue, the project site must be annexed into the City-wide Community Facilities District (CFD No. 2005-01). The City Council took the first step in this process by adopting a resolution of intention on April 19, 2023 (Resolution No. 2023- 19) describing the property in question for 108 units. The second phase of the development will be part of a separate CFD annexation area and special election.
The resolution of intention affirmed the Annexation 35 Map, and the rate and method of tax collection for the annexed property. The CFD is collected through the annual property tax assessment rolls and, for this project, may be subject to a subsequent Agreement for deferral of assessments. There is currently two landowners and they have filed a “Petition and Waiver” with the City Clerk’s Office certifying their desire to create the District under shortened timelines.
Attached for the City Council’s review and approval are the following resolutions and Ordinance action items:
Resolution 2023-34 of the City Council Determining the Validity of Prior Proceedings relating to Annexation of Property (Annexation 35) in the City of Coachella Community Facilities District No. 2005-01 (Law Enforcement, Fire and Paramedic Services).
Resolution 2023-35 of the City Council acting on Behalf of the City of Coachella Community Facilities District No. 2005-01 (Law Enforcement, Fire and Paramedic Services) Calling a Special Election within Annexation Area 35.
Resolution 2023-36 of the City Council acting on Behalf of the City of Coachella Community Facilities District No. 2005-01 (Law Enforcement, Fire and Paramedic Services) Canvassing the Results of the Election Held Within Annexation Area No. 35 Annexed to Said District.
Item 23.
Ordinance No. 1203 - An Ordinance of the City Council acting on Behalf of the City of Coachella Community Facilities District No. 2005-01 (Law Enforcement, Fire and Paramedic Services) Authorizing the Levy of a Special Tax Within Annexation Area No. 35 Annexed to Said District (First Reading).
On the night of the public hearing, staff will provide the Mayor, or designee, with specific instructions on the necessary procedures and public announcements for conducting the above public hearings, and adopting the resolution and ordinance actions.
FISCAL IMPACT:
The attached resolutions and ordinance actions would pave the way to annex the Tripoli Apartments site (Annexation No. 35) into the City-wide CFD which would collect an annual assessment that pays for Law Enforcement, Fire and Paramedic Services. The current rate and apportionment method would collect $1,348.10 for every dwelling unit that is constructed within the developed multifamily residential project. Ultimately, these funds will be used to augment the operating costs for police, fire, and paramedic services in the City of Coachella.
ALTERNATIVES:
1. Adopt the attached resolutions and introduce Ordinance 1203 for 1st Reading, by title only.
2. Continue this item and provide staff with direction.
3. Take no action.
RECOMMENDED ALTERNATIVE(S):
Staff recommends alternative #1.
Attachments:
1. Resolution No. 2023-34 Determining Validity of Prior Proceedings_
2. Resolution No. 2023-35 Calling Special Election_
3. Resolution No. 2023-36_Canvassing Results
4. Ordinance No. 1203 (1st Reading)
5. Exhibit A - Rate and Method (CFD 2005-01)
6. Exhibit B - CFD Annexation Map 35
Item 23.
RESOLUTION NO. 2023-34
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COACHELLA
DETERMINING THE VALIDITY OF PRIOR PROCEEDINGS RELATING
TO ANNEXATION OF PROPERTY (ANNEXATION NO. 35) INTO CITY OF COACHELLA COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW
ENFORCEMENT, FIRE AND PARAMEDIC SERVICES)
WHEREAS, the City Council (the “Council”) of the City of Coachella, California (the “City”), has heretofore adopted Resolution No. 2023-17 stating its intention to annex certain property, consisting of Tripoli Apartments– (“Annexation Area No. 35”), into City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services) (the “District”) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, (the “Act”); and
WHEREAS, a copy of Resolution No. 2023-17 incorporating a description and map of the proposed boundaries of Annexation Area No. 35, and setting forth the rate and method of apportionment and manner of collection of the special tax to be levied within Annexation Area No. 35, which will be used to finance a portion of the cost of providing law enforcement, fire and paramedic services that are in addition to those provided in the territory within Annexation Area No. 35, prior to the annexation of Annexation Area No. 35, respectively, to the District and do not supplant services already available within the territory of proposed to be included in Annexation Area No. 35, are on file with the City Clerk and incorporated herein by reference; and WHEREAS, Resolution No. 2023-17 set April 26, 2023 as the date of the public hearing on the annexation of Annexation Area No. 35 to the District and this Council held the said public hearing as required by law; and
WHEREAS, at said hearing all persons not exempt from the special tax desiring to be heard on all matters pertaining to the annexation of Annexation Area No. 35 to the District were heard and a full and fair hearing was held; and
WHEREAS, at said hearings evidence was presented to the Council on said matters before it, and this Council at the conclusion of said hearings is fully advised in the premises;
NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF COACHELLA AS FOLLOWS:
Section 1. Pursuant to Section 53325.1(b) of the Government Code, the Council finds and determines that the proceedings prior hereto were valid and in conformity with the requirements of the Act.
Section 2. Annexation Area No. 35 is hereby annexed into the District.
Section 3. The description and map of the boundaries of Annexation Area No. 35 on file in the City Clerk’s office and as described in said Resolution No. 2023-19 and incorporated herein by reference, shall be the boundaries of Annexation Area No. 35. The map of the proposed
Item 23.
2 boundaries of Annexation Area No. 35 has been recorded in the Office of the County Recorder of Riverside County, California in Book 70, page 95 of the Book of Maps of Assessments and Community Facilities Districts (Instrument Number 2007-0311095).
Section 4. Except where funds are otherwise available, there shall be levied annually in accordance with procedures contained in the Act, a special tax sufficient to finance a portion of the cost of providing law enforcement, fire and paramedic services that are in addition to those provided in the territory within Annexation Area No. 35 prior to the annexation thereof to the District and do not supplant services already available within the territory proposed to be included in Annexation Area No. 35. The rate and method of apportionment of the special tax and manner of collection is described in detail in Exhibit “A” attached hereto and incorporated herein by this reference. The special tax shall be utilized to pay for authorized services.
Section 5. Upon recordation of a notice of special tax lien pursuant to Section 3114.5 of the Streets and Highways Code, a continuing lien to secure each levy of the special tax shall attach to all real property in Annexation Area No. 35, and this lien shall continue in force and effect until the special tax obligation is canceled in accordance with law or until collection of the tax by the City ceases.
Section 6. Council finds that the proposed public services are necessary to meet the increased demand put upon the City as a result of the development within Annexation Area No. 35.
Section 7. The Council finds that there is not an ad valorem property tax currently being levied on property within Annexation Area No. 35 for the exclusive purpose of financing law enforcement, fire and paramedic services.
Section 8. Written protests against annexation of Annexation Area No. 35, or against the furnishing of specified services or facilities or the levying of a specified special tax within Annexation Area No. 35, have not been filed by fifty percent (50%) or more of the registered voters or property owners of one-half (1/2) or more of the area of land within Annexation Area No. 35.
Section 9. The Office of the City Manager, 1515 Sixth Street, Coachella, California 92236, (760) 398-3502, or its designee, is designated to be responsible for preparing annually a current roll of special tax levy obligations by assessor’s parcel number and for estimating future special tax levies pursuant to Section 53340.1 of the Government Code.
Section 10. The City Clerk is directed to certify and attest to this Resolution and to take any and all necessary acts to call, hold, canvass and certify an election or elections on the levy of the special tax.
Item 23.
3 PASSED, APPROVED and ADOPTED this 24th day of May, 2023 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven Hernandez, Mayor
City of
Coachella
ATTEST:
_________________________________
Delia Granados, Deputy City Clerk
City of Coachella
Item 23.
I hereby certify that the foregoing is a true and correct copy of a resolution, being Resolution No. 2023-34, duly passed and adopted at a meeting of the City Council of the City of Coachella, California, held on May 24, 2023.
___________________________________
Delia Granados, Deputy City Clerk
City of Coachella
APPROVED AS TO FORM:
____________________________________
Carlos L. Campos, City Attorney
City of Coachella
Item 23.
EXHIBIT A
RATE AND METHOD OF APPORTIONMENT
OF SPECIAL TAX
Item 23.
RESOLUTION NO. 2023-35
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COACHELLA
ACTING ON BEHALF OF CITY OF COACHELLA COMMUNITY
FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE AND
PARAMEDIC SERVICES) CALLING A SPECIAL ELECTION
WHEREAS, the City Council (the “Council”) of the City of Coachella, California (the “City”), has heretofore adopted Resolution No. 2023-17 stating its intention to annex certain properties, consisting of Tripoli Apartments (“Annexation Area No. 35”), into City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services) (the “District”) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, (the “Act”); and
WHEREAS, a copy of Resolution No. 2023-19 incorporating a description and map of the proposed boundaries of Annexation Area No. 35, and setting forth the rate and method of apportionment and manner of collection of the special tax to be levied within Annexation Area No. 35, which will be used to finance a portion of the cost of providing law enforcement, fire and paramedic services that are in addition to those provided in the territory within Annexation Area No. 35 prior to the annexation of Annexation Area No. 35, respectively, to the District and do not supplant services already available within the territory of proposed to be included in Annexation Area No. 35, are on file with the City Clerk and incorporated herein by reference; and WHEREAS, on May 24, 2023, this Council held a noticed hearing as required by law relative to the proposed annexation of Annexation Area No. 35 into the District; and WHEREAS, at said hearing all persons not exempt from the special tax desiring to be heard on all matters pertaining to the annexation of Annexation Area No. 35 into the District were heard and a full and fair hearing was held; and
WHEREAS, at said hearing evidence was presented to this Council on said matters before it, and this Council at the conclusion of said hearing was and is fully advised in the premises; and WHEREAS, this Council adopted its Resolution No. 2023-34 determining the validity of prior proceedings relating to such annexations; and
WHEREAS, the proposed special tax to be levied upon property within Annexation Area No. 35 to finance the above referenced public services has not been precluded by protest of the owners of one-half (1/2) or more of the area of land within Annexation Area No. 35; and WHEREAS, this Council wishes to present to the respective qualified electors of Annexation Area No. 35 a proposition to levy special taxes on property within Annexation Area No. 35;
NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF COACHELLA AS FOLLOWS:
Item 23.
2 Section 1. Pursuant to Government Code Section 53353.5, the Council hereby submits to the qualified electors of Annexation Area No. 35 a proposition (the “Proposition 25”) to levy special taxes on property within Annexation Area No. 35 in accordance with the rate and method specified in Resolution 2023-19 of the Council. The Proposition 25 is attached as hereto.
Section 2. A special election is hereby called for Annexation Area No. 35 on the Proposition 25 set forth in Section 1 above.
Section 3. The date of the special elections shall be on the 24th day of May, 2023. The voter ballots shall be returned to the City Clerk at 53990 Enterprise Way, Coachella, California 92236, no later than 11:00 o’clock a.m. on May 24, 2023.
Section 4. The Council finds and determines that there were no registered voters residing within the territories of Annexation Area No. 35 at the time of the protest hearing and ninety (90) days prior thereto. The requirements of Section 53326 of the Government Code having been waived by the sole landowner or sole landowners, the ballot for the special election shall be mailed or hand delivered to the landowner or landowners within each of Annexation Area No. 35.
Section 5. Annexation Area No. 35 shall constitute a single election precinct for the purpose of holding said election.
Section 6. The Council hereby directs that the election be conducted by the City Clerk of the City of Coachella, as the elections official.
PASSED, APPROVED and ADOPTED this 24th day of May, 2023 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________
Steven Hernandez, Mayor
City of
Coachella
ATTEST:
________________________________
Delia Granados, Deputy City Clerk
City of Coachella
Item 23.
3 I hereby certify that the foregoing is a true and correct copy of a resolution, being Resolution No. 2023-35, duly passed and adopted at a meeting of the City Council of the City of Coachella, California, held on May 24, 2023.
___________________________________
Delia Granados, Deputy City Clerk
City of Coachella
APPROVED AS TO FORM:
___________________________________
Carlos L. Campos, City Attorney
City of Coachella
ATTACHMENT
Item 23.
RESOLUTION NO. 2023-36
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COACHELLA ACTING ON BEHALF OF CITY OF COACHELLA COMMUNITY FACILITIES DISTRICT NO. 2005- 1 (LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES) CANVASSING THE RESULTS OF THE ELECTION HELD WITHIN ANNEXATION AREA NO. 35 ANNEXED TO SAID DISTRICT.
WHEREAS, the City Council of the City of Coachella, California (the “Council”) has previously conducted proceedings pertaining to the annexation of certain properties, consisting of Tripoli Apartments (“Annexation Area No. 35”), into the City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services) (the “District”), the rate and method of apportionment of a special tax to finance a portion of the cost of providing certain public services, and the calling of an election in regard to the foregoing; and WHEREAS, on May 24, 2023, an election was held within Annexation Area No. 35 regarding the rate and method of apportionment of the proposed special tax; and WHEREAS, at such election the proposal for the rate and method of apportionment and manner of collection of the special tax for Annexation Area No. 35 was approved by the qualified electors of Annexation Area No. 35;
NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF COACHELLA AS FOLLOWS:
Section 1. It is hereby determined that the election conducted within Annexation Area No. 32 was duly and validly conducted.
Section 2. The Council, acting as the legislative body of the District, is authorized to levy the special tax on behalf of the District, as specified in Resolution No. 2023-34 determining the validity of prior proceedings adopted by the City Council on May 24, 2023.
Item 23.
PASSED, APPROVED and ADOPTED this 24th day of May, 2023 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven Hernandez, Mayor
City of
Coachella
ATTEST:
_________________________________
Delia Granados, Deputy City Clerk
City of Coachella
Item 23.
I hereby certify that the foregoing is a true and correct copy of a resolution, being Resolution No. 2023-36, duly passed and adopted at a meeting of the City Council of the City of Coachella, California, held on May 24, 2023.
___________________________________
Delia Granados, Deputy City Clerk
City of Coachella
APPROVED AS TO FORM:
___________________________________
Carlos L. Campos, City Attorney
City of Coachella
Item 23.
ORDINANCE NO. 1203
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COACHELLA ACTING AS
THE LEGISLATIVE BODY OF CITY OF COACHELLA COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES)
AUTHORIZING THE LEVY OF A SPECIAL TAX WITHIN ANNEXATION AREA NO. 35 ANNEXED TO SAID DISTRICT
WHEREAS, on April 19, 2023, the City Council (the “Council”) of the City of Coachella, California (the “City”), adopted Resolution No. 2023-19 stating its intention to annex certain properties, consisting of Tripoli Apartments (“Annexation Area No. 35”), into City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services) (the “District”) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, (the “Act”); and
WHEREAS, notice was published as required by law relative to the intention of the Council to annex Annexation Area No. 35 into the District; and
WHEREAS, on May 24, 2023 this Council held a noticed public hearing as required by law relative to the determination to proceed with the annexation of Annexation Area No. 35 into the District and the rate and method of apportionment and manner of collection of the special tax to be levied within Annexation Area No. 35 to finance certain public services; and WHEREAS, at said hearing all persons desiring to be heard on all matters pertaining to the annexation of Annexation Area No. 35 were heard and a full and fair hearing was held; and WHEREAS, the Council subsequent to said hearing adopted Resolution No. 2023-34 determining the validity of prior proceedings relative to the annexation of Annexation Area No. 35, annexed Annexation Area Nos. 35, into the District and authorized the levy of a special tax within Annexation Area No. 35; and
WHEREAS, the Council subsequent to said hearing adopted Resolution No. 2023-35 which called an election within Annexation Area No. 35, for May 24, 2023 on the proposition of levying a special tax; and
WHEREAS, on May 24, 2023 an election was held within Annexation Area No. 35, in which the eligible electors approved by more than two-thirds vote the proposition of levying a special tax;
NOW, THEREFORE, BE IT ORDAINED, BY THE CITY COUNCIL OF THE CITY OF COACHELLA AS FOLLOWS:
Section 1. A special tax is levied within the boundaries of Annexation Area No. 35 Exhibit “B”, pursuant to the formula set forth in Exhibit “A” attached hereto and incorporated by reference in an amount necessary to finance a portion of the cost of providing law enforcement, fire and paramedic services that are in addition to those provided in the territory within Annexation Area No. 35 prior to the annexation of Annexation Area Nos. 35, respectively, into the District.
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Section 2. This legislative body is hereby further authorized each year, by resolution adopted as provided in section 53340 of the Act, to determine the specific special tax rate and amount to be levied for the next fiscal year, except that the special tax rate to be levied shall not exceed the maximum rate set forth in Exhibit “A.”
Section 3. All of the collections of the special tax shall be used as provided for in the Act and Resolution No. 2023-19 of the Council.
Section 4. The above authorized special tax shall be collected in the same manner as ordinary ad valorem taxes are collected and shall be subject to the same penalties and the same procedure and sale in cases of delinquency and provided for ad valorem taxes.
Section 5. The Mayor shall sign this ordinance and the City Clerk shall attest to such signature. The City Clerk is directed to cause the title and summary or text of the this ordinance, together with the vote thereon, to be published within fifteen (15) days after its passage at least once in a newspaper of general circulation published and circulated within the territorial jurisdiction of the City, and to post at the main office of the City a certified copy of the full text of the adopted ordinance along with the names of the Council Members voting for and against the ordinance.
Section 6. This ordinance relating to the levy of the special tax takes effect and shall be in force from and after 30 days from the date of final passage. A copy of this ordinance shall be transmitted to the Clerk of the Board of Supervisors of Riverside County, the Assessor and the Treasurer-Tax Collector of Riverside County.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Coachella on this 24th day of May 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Steven Hernandez, Mayor
ATTEST:
_____________________________
Delia Granados, Deputy City Clerk
Item 23.
APPROVED AS TO FORM:
______________________________
Carlos Campos, City Attorney
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) SS
CITY OF COACHELLA )
I, Andrea Carranza, Deputy City Clerk of the City of Coachella do hereby certify that the foregoing is a true and correct copy of an ordinance, being Ordinance No. 1203 duly passed and adopted at regular meeting of the City Council of the City of Coachella, California held on the __ th
day of
___ 2023.
By: _________________________
Andrea Carranza, Deputy City Clerk
Item 23.
EXHIBIT A
RATE AND METHOD OF APPORTIONMENT
Item 23.
NOTICE OF ADOPTION OF ORDINANCE NO. 1203
NOTICE IS HEREBY GIVEN that on May 24, 2023, at the Council Chambers of the City of Coachella, 1515 Sixth Street, Coachella, California 92236, the City Council of the City of Coachella, in its capacity as the legislative body of the City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services), held a public hearing and adopted Ordinance No. 1203. A summary of Ordinance No. 1203 follows and is marked as Exhibit “A”. At said time and place the testimony of all interested persons or taxpayers for or against said ordinance was heard.
Ordinance No. 1203 was adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
By: Delia Granados, Deputy City Clerk
City of Coachella
Dated: June 14, 2023
Item 23.
EXHIBIT “A”
BEFORE THE CITY COUNCIL OF THE CITY OF COACHELLA IN ITS
CAPACITY AS THE LEGISLATIVE BODY OF THE CITY OF COACHELLA COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE
AND PARAMEDIC SERVICES)
IN THE MATTER OF Authorizing
the Levy of a Special Tax Within
Annexation Area No. 35 Annexed
to City of Coachella Community
Facilities District No. 2005-1 (Law
Enforcement, Fire and Paramedic
Services)
) ORDINANCE NO. 1203 SUMMARY
)
)
)
)
)
)
The ordinance authorizes the levy of an annual special tax within Annexation Area No. 35 annexed to City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services) (the “District”), collected in the same manner as ordinary ad valorem taxes, in an amount necessary to finance a portion of the cost of providing law enforcement, fire and paramedic services that are in addition to those provided in the territory within Annexation Area Nos. 35, prior to the annexation of Annexation Area Nos. 35, respectively, to the District, which is necessary to meet increased demands placed upon the City as a result of development or rehabilitation occurring within Annexation Area No. 35.
By: Delia Granados, Deputy City Clerk
City of Coachella
Dated: June 1, 2023
Item 23.
1 RATE AND METHOD OF APPORTIONMENT FOR
CITY OF COACHELLA COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES)
A Special Tax as hereinafter defined shall be levied on all Assessor’s Parcels in Community Facilities District No. 2005-1 of the City of Coachella (the “CFD”) and collected each Fiscal Year commencing in Fiscal Year 2006-07, in an amount determined by the City Council of the City of Coachella, through the application of the Rate Method of Apportionment as described below. All of the real property in the CFD, unless exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent and in the manner herein provided.
A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
“Act” means the Mello-Roos Community Facilities Act of 1982, as amended, being Chapter 2.5, Division 2 of Title 5 of the Government Code of the State of California. “Assessor’s Parcel” means a lot or parcel shown in an Assessor’s Parcel Map with an assigned Assessor’s parcel number.
“Assessor’s Parcel Map” means an official map of the County Assessor of the County designating parcels by Assessor’s parcel number.
“CFD Administration” means an official of the City, or designee thereof, responsible for providing for the levy and collection of the Special Taxes. “CDF” means City of Coachella Community Facilities District No. 2005-1 (Law Enforcement, Fire and Paramedic Services).
“City” means the City of Coachella.
“City Council” means the City Council of the City.
“Commercial or Industrial Property” means for each Fiscal Year, property for which a building permit for new construction of a commercial or industrial use building has been issued. “County” means the County of Riverside.
“Developed Multi-Family Residential Property” means for each Fiscal Year, all Taxable Property for which a building permit for new construction of a multi-family dwelling with four or more units was issued prior to June 30 of the prior Fiscal Year, exclusive of property for which the property owner pays Transient Occupancy Taxes or the property owner has entered into an agreement with the City pursuant to which such property owner pays Transient Occupancy Taxes.
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2 “Developed Property” means for each Fiscal Year, all Developed Multi-Family Residential Property and Developed Single-Family Residential Property. “Developed Single-Family Residential Property” means for each Fiscal Year, all Taxable Property for which a building permit new construction of a single-family dwelling unit was issued prior to June 30 of the prior Fiscal Year.
“Fiscal Year” means the period starting July 1 and ending on the following June 30. “Resolution of Formation” means the resolution adopted by the City as authorized by Section 53325.1 of the California Government Code.
“Special Tax” means the special tax to be levied in each Fiscal Year on each Assessor’s Parcel Taxable Property.
“State” means the State of California.
“Taxable Property” means all the Assessor’s Parcels within the boundaries of the CFD which are not exempt from the Special Tax pursuant to law or Section E below. “Transient Occupancy Taxes” means those transient occupancy taxes payable to the City pursuant to Ordinance.
“Undeveloped Property” means, for each Fiscal Year, all Assessor’s Parcels not classified as Developed Property or Commercial or Industrial Property.
B. ASSIGNMENT TO LAND USE CLASSES
Each Fiscal Year, all Taxable Property within the CFD classified as Developed Single-Family Residential Property or Developed Multi-Family Residential Property shall be subject to Special Taxes in accordance with the rate and method of apportionment determined pursuant to Sections C and D below.
C. MAXIMUM SPECIAL TAX
1. Developed Single-Family Residential Property
a. Maximum Special Tax
The Maximum Special Tax for each Assessor’s Parcel classified as Developed SingleFamily Residential Property shall be $846.76 for Police Services and $511.34 for Fire/Paramedic Services.
b. Increase in the Maximum Special Tax
On each July 1, commencing on July 1, 2015, the Maximum Special Tax shall be increased by an amount equal to the percentage increase in the U.S. Department of Labor Statistics, Consumer Price Index, for Los Angeles-Riverside-Orange County, California, for the 12
Item 23.
3 month period ending the preceding December 31, of the amount in effect for the previous Fiscal Year.
2. Developed Multi-Family Residential Property
a. Maximum Special Tax
The Maximum Special Tax for each Assessor’s Parcel classified as Developed MultiFamily Residential Property shall be $846.76 for Police Services and $511.34 for Fire/Paramedic Services multiplied by the number of separate dwelling units applicable to such Assessor’s Parcel.
b. Increase in the Maximum Special Tax
On each July 1, commencing on July 1, 2015, the Maximum Special Tax shall be increased by an amount equal to the percentage increase in the U.S. Department of Labor Statistics, Consumer Price Index, for Los Angeles-Riverside-Orange County, California, for the 12 month period ending the preceding December 31, of the amount in effect for the previous Fiscal Year.
D. METHOD OF APPORTIONMENT OF THE SPECIAL TAX
Commencing with Fiscal Year 2005-06 and for each following Fiscal Year, the City Council shall levy the Special Tax at the Maximum Special Tax on all Developed Single-Family Residential Property and Developed Multi-Family Residential Property.
E. EXEMPTIONS: EXCLUSIONS
No Special Tax shall be levied on Undeveloped Property, Commercial or Industrial Property or for Developed Property developed as part of a development with less than 4 units. In the event that a Developed Multi-Family Residential Property that has been excluded from a levy of the Special Tax by reason of the payment by the property owner of Transient Occupancy Tax, and should that payment be terminated, such Assessor Parcel shall not longer be excluded from Developed MultiFamily Residential Property and will be subject to the Special Tax.
F. APPEALS AND INTERPRETATIONS
Any taxpayer may file a written appeal of the Special Tax on his/her property with the CFD Administrator, provided that the appellant is current in his/her payments of Special Taxes. During the pendency of an appeal, all Special Taxes previously levied must be paid on or before the payment date established when the levy was made. The appeal must specify the reasons why the appellant claims the calculation of the Special Tax is in error. The CFD Administrator shall review the appeal, meet with the appellant if the CFD Administrator deems necessary, and advise the appellant of its determination. If the CFD Administrator agrees with the appellant, the CFD Administrator shall eliminate or reduce the Special Tax on the appellant’s property and/or provide a refund to the appellant. If the CFD Administrator disagrees with the appellant and the appellant is dissatisfied with the determination, the appellant then has 30 days in which to appeal to the Board by filing a written notice of appeal with the Board Secretary, provided that the appellant is
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4 current in his/her payments of Special Taxes. The second appeal must specify the reasons for its disagreement with the CFD Administrator’s determination.
G. MANNER OF COLLECTION
The Special Tax will be collected in the same manner and at the same time as ordinary ad valorem property taxes; provided, however, that the CFD may directly bill the Special Tax, may collect Special Taxes at different time or in a different manner if necessary to meets its financial obligations, and may covenant to foreclose and may actually foreclose on delinquent Assessor’s Parcels as permitted by the Act.
H. PREPAYMENT OF THE SPECIAL TAX
The Special Tax may not be prepaid.
I. TERM OF THE SPECIAL TAX
The Annual Maximum Special Tax shall be levied in perpetuity or unit Law Enforcement, Fire and Paramedic Services are no longer being provided by the City within the CFD, whichever is earlier.
Item 23.
CESAR CHAVEZ (HARRISON)
6TH STREET (1ST STREET SOUTH)
TRIPOLI AVENUE
BAGDAD AVENUE
7TH STREET
ANNEXATION MAP NO. __
IN THE CITY OF COACHELLA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PUEBLO VIEJO VILLAS - PARCEL 1 OF PARCEL MERGER 2023-01 FILED IN THE OFFICE OF THE CITY CLERK THIS ____ DAY OF _______________, 20_____.
I HEREBY STATE THAT THE WITHIN MAP SHOWING PROPOSED BOUNDARIES OF ANNEXATION NO. __, TRIPOLI APARTMENTS, TO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES), CITY OF
COACHELLA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, WAS APPROVED BY THE CITY COUNCIL AT A REGULAR MEETING THEREOF, HELD ON THE ____ DAY OF ___________, 2023, BY ITS RESOLUTION NO. ________.
_________________________________________
ANGELA ZEPEDA
CITY CLERK
CITY OF COACHELLA
SHEET 1 OF 1
COMMUNITY FACILITIES DISTRICT NO 2005-01
(LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES)
LEGEND
ASMT. NO.
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)
NOT TO SCALE
NOT TO SCALE
VICINITY MAP
COACHELLA TRIPOLI WAY
GRAPEFRUIT BLVD
SITE
FILED THIS ______ DAY OF __________________, 2023, AT THE HOUR OF ___________ O'CLOCK _____ M. IN THE BOOK ____ PAGES _____ OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS AND AS INSTRUMENT NO. _______________________ IN THE OFFICE OF THE COUNTY RECORDER IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA.
_________________________________________
PETER ALDANA
ASSESSOR - COUNTY CLERK - RECORDER
COUNTY OF RIVERSIDE
STATE OF CALIFORNIA
REFERENCE IS MADE TO THAT BOUNDARY MAP OF COMMUNITY FACILITIES DISTRICT NO. 2005-1 (LAW ENFORCEMENT, FIRE AND PARAMEDIC SERVICES) OF THE CITY
OF COACHELLA RECORDED WITH RIVERSIDE COUNTY RECORDERS OFFICE ON SEPTEMBER 7, 2005, IN BOOK 63 OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICT, PAGE 1000, AS INSTRUMENT NO. 2005-0737672.
THE LINES AND DIMENSIONS OF EACH LOT OR PARCEL SHOWN ON THIS DIAGRAM
SHALL BE THOSE LINES AND DIMENSIONS AS SHOWN ON THE RIVERSIDE COUNTY ASSESSORS MAPS FOR THOSE PARCELS LISTED.
THE RIVERSIDE COUNTY ASSESSORS MAPS SHALL GOVERN FOR ALL DETAILS CONCERNING THE LINES AND DIMESNIONS OF SUCH LOTS OF PARCELS.
ASSESSOR'S PARCEL NO. ACREAGE
1 778-081-001 0.28± ACRES
# ASSESSMENT NUMBER
ASSESSMENT BOUNDARY
1 SCALE: 1"=50'
50 25 0 50 100 150
SCALE: 1"=50'
2 2 778-081-003 2.48± ACRES
TOTAL 2.76± ACRES
Item 23.
STAFF REPORT
5/24/2023
TO: Honorable Mayor and City Council Members
FROM: Gabriel Perez, Development Services Director
SUBJECT: Tripoli Mixed-Use Project (Third Proposed Revisions) SPECIFICS: Third proposed amendment to Conditional Use Permit (CUP) 351 and Architectural Review (AR) 22-04 for the PUD (Planned Unit Development) Overlay Zone guidelines, design revisions and modifications to conditions of approval for a mixed-use development consisting of 108 apartment units and four retail units on 2.8 acres of vacant C-G (General Commercial) zoned property at the northeast corner of Cesar Chavez Street and Bagdad Avenue (APN# 778-081- 003 and -001) Applicant: Chelsea Investment Corporation EXECUTIVE SUMMARY:
Chelsea Investment Corporation requests City Council approval of third revisions to the conditions of approval and architectural elevations in order to reduce construction costs for the Tripoli MixedUse project, a mixed-use development consisting of 108 affordable apartments units, with 1-3 bedroom options, and four retail spaces on 2.8 acres at the northeast corner of Cesar Chavez Street and Bagdad Avenue. The applicant also request a 12-month extension from the project expiration date of May 11, 2023 to May 11, 2024.
BACKGROUND:
At a public hearing on April 20, 2022, the Planning
Commission recommended approval of Change of Zone
(CZ) 22-01, Conditional Use Permit (CUP) 351,
Architectural Review (AR) 22-04 to amend the Official
Zoning Map by adding the PUD (Planned Unit
Development) Overlay Zone on 2.8 acres of vacant C-G
(General Commercial) zoned property for a mixed-use
development consisting of 108 apartment units and 2 retail units. The City Council approved the project at a public hearing on May 11, 2022. At a public hearing on October 26, 2022 the Planning Commission recommend approval of proposed amendments to the original approval and the City Council approved the amendments on November 9, 2022, which included
Item 24.
architectural and site plan modifications and building/unit size reduction as shown on Table 1 below.
On February 15, 2023, the applicant requested the Planning Commission remove a requirement for an elevator in Building A to reduce project costs to finance the project and add a condition for construction of a City park at the 9th Street Imperial Irrigation District parcel with a maximum cost of $350,000. The City Council approved the proposed revision on March 8, 2023.
The Planning Commission considered the third proposed project revisions at a public hearing on May 17, 2023 and recommended that that the City Council uphold existing approvals for the project. The Planning Commission did not recommend approval of the third proposed project revisions by the applicant to the City Council. The Planning Commission stated their appreciation and need for the project, but stated their concern about the numerous project revisions requested by the applicant.
Table 1: Original Approved Project vs. Amended Project
Original Approved 1
st Amendment (Approved)
Building A
Unit Size
13 - One bedroom 581-586 sq. ft.
17 - Two bedroom 799 sq. ft.
14 - Three bedroom 1,061 sq. ft.
Total Units: 44 units
12 - One bedroom 542 sq. ft.
24 - Two bedroom 702 sq. ft.
14 - Three bedroom 932 sq. ft.
Total Units: 50 units
Building B
Unit Size
14 - One bedroom 581-586 sq. ft.
35 - Two bedroom 799 sq. ft.
15 - Three bedroom 1,061 sq. ft.
Total Units: 64 units
15 - One bedroom 542 sq. ft.
27 - Two bedroom 702 sq. ft.
16 - Three bedroom 932 sq. ft.
Total Units: 58 units
Community
Rooms/Lounges
(1st Floor Only)
Building A
652 sq. ft. community room
Building B
1,296 sq. ft. community room
Total Community Space: 1,948 sq.
ft.
Building A
Merged with Building B
Building B
1,790 sq. ft. commercial space
Total Community Space: 1,790 sq.
ft.
Tot Lot 218 sq. ft. 813 sq. ft.
Commercial
Space (1st Floor
Only)
Building A
1,085 sq. ft. commercial space
Building B
1,413 sq. ft. commercial space
Total Retail: 2,498 sq. ft.
Building A
2 commercial spaces (1,031 sq. ft.
each – 2,062 sq. ft. total)
Building B
2 commercial spaces (992 sq. ft.
each – 1,984 sq. ft. total)
Total Retail: 4,046 sq. ft.
Parking -On-Street Parking 41 spaces
-On-Site Parking 118 spaces
Total Parking: 159 spaces
-On-Street Parking 38 spaces
-On-Site Parking 104 spaces
Total Parking: 142 spaces
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DISCUSSION/ANALYSIS
Site Plan
The proposed buildings would be constructed near property line with building frontages on 6th Street, Tripoli Way, Bagdad Avenue and Cesar Chavez Street and on-site parking oriented behind the buildings consistent with goals of the Pueblo Viejo Revitalization Plan. The orientation of the buildings support the City’s goals of promoting a walkable downtown environment with a welldesigned public realm.
Figure 2: Site Plan (Approved)
Parking
The applicant proposes 104 on-site parking spaces and 38 on-street parking spaces. Parking based on 120,873 sq. ft. of gross floor area, would require 362 spaces in the Pueblo Viejo Revitalization Plan. The Pueblo Viejo Revitalization Plan draft development standards allow for on street parking to be counted toward required parking if within 500 feet of the main entrance of the development. With the application of density bonus law, only 61 parking spaces would be required or a surplus of 81 parking spaces. Staff is supportive of allowing the development to utilize onstreet parking to count towards satisfying parking requirements, which would be provided by constructing 10 diagonal parking spaces on Bagdad Avenue and 28 diagonal parking spaces on Tripoli Way.
Architectural Design
The overall architectural style of the approved project incorporates Spanish Colonial Revival design, which was amended from the original approval and the approved elevations subject to further design changes from the project conditions of approval are depicted below. The applicant requests modifications to the approved building design and requests deletion of certain conditions of approval that require improvements to the building designs.
Item 24.
Bldg B Bagdad Avenue Frontage (1
st Amendment )
Bldg B Bagdad Avenue Frontage (New Proposal )
Bldg B Cesar Chavez Street Frontage (1st Amendment)
Bldg B Cesar Chavez Street Frontage (New Proposal)
Item 24.
Bldg A Tripoli Avenue Frontage (1
st Amendment)
Bldg A Tripoli Avenue Frontage (New Proposal)
Bldg A 6
th Street Frontage (Proposed)
Bldg A 6
th Street Frontage (New Proposal)
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On November 9, 2022 the City Council approved project architectural design changes that included:
Remove slope window sill requirement
Remove bringing cornice trim closer to edge of rooftile Remove 15’ first floor plate height requirement
Remove need for residential level on first floor to be 3 foot above sidewalk. Remove two piece clay tile requirements
Remove smooth stucco finish requirement
Remove requirement for a sidewalk separated from curb by landscape parkway Remove requirement for bullnose corners
The applicant requests new architectural changes from the City Council that include the following:
Remove slope tile roof extending to top of roofline and add a parapet roof system to the top of roof line. Staff is opposed to this change as this is contrary to Spanish Colonial Revival design and was a feature to applicant included in the original and first amended project design. Staff discovered this proposed design change in plan check and believes this requires transparency to and consideration by the Planning Commission and City Council.
Delete Condition 18a: Ensuring sufficient window recesses. Proposed foam enhancements around window areas may be removed with sufficient windows recesses. Staff believes there are more opportunities to achieve window recesses at major focal points. The original approved design included recesses for a majority of windows. In the below figure is an example of pronounced building areas highlighted in blue where window recesses should be prioritized.
Delete Condition 18.d.iii: Include an enhanced decorative balcony structure at each tower that provides visual focal point from Cesar Chavez Street and 6th Street. Staff believes this element would improve the design and examples are shown below on how this would be achieved. Staff believes this it would not be a higher priority design feature to retain.
Item 24.
Example to achieve tower
appearance
Delete Condition 18.e Utilize an alternate color banding at the building base such as terracotta color. The applicant claims this adds additional cost due to adding foam materials. Staff believes this is a low cost option that only requires use of color at the base of the building at the commercial portion of the two buildings. Delete Condition 18f: Awnings shall be designed and constructed to support a catenary curve common with Spanish Colonial Revival design to also increase window visibility.
The awning type provided in the applicant exhibit that they depict as a catenary curve is misleading. This does not require any major architectural changes. Delete Condition 18.i Utilize a similar tower feature on the north end of Building B along Cesar Chavez to original approved elevation drawing. The original project design included a tower feature that created good balance in the project design and added a focal point that adds significant amount of character as an entry project to Pueblo Viejo. Staff is supportive of an alternative to the tower feature that served as a standalone architectural feature. A tower element could be a structural element that extends above the current proposed structure as depicted below.
Original Approved Tower
Item 24.
Delete Condition 18.j: Move pronounced tower feature on Building B completely to the corner of Cesar Chavez Street and Bagdad Avenue. Staff believes the original applicantinitiated design of the tower at the building corner is the best design as it frames the corner and creates a strong architectural statement and interest to the built environment. The proposed design appears odd and is an attempt to accommodate a change in the unit floor plan. The proposed design also includes a large wall expanse and an awkward placement of windows too close to the building corner at the second and third floor.
Original Tower design at Street Corner Proposed Setback Tower Design Rafter tails below tower roof features: Staff identified plan check comments for incorporation of exposed rafter tales below tower roof elements. The architectural renderings presented for the project did not provide the level of detail beneath the roof and incorporating such elements would be in keeping with Spanish Colonial Revival architecture and can be done with lower cost faux rafter tails. The applicant proposes a tower treatment similar to Pueblo Viejo Villas with no architectural treatment below tower roof.
Requested Tower rafter tails
Applicant Proposed Tower Treatments with no rafter tails
Item 24.
Lighting: No lighting details were provided by the applicant during design review and the need for a lighting detail to review was identified as a correction by staff during plan check.
Staff believes this should be consistent with Spanish Colonial Revival design and staff would like City Council feedback on the lighting design. Below are examples of preferred lighting types.
The Planning Commission and City Council approved substantial design changes that reduced the project’s overall architectural design quality from what was originally approved. The applicant stated at the October 22, 2022 Planning Commission that they would be able to work with the remainder conditions of approval regarding architectural design. Staff believes that the City made significant project concessions from the original approved project design and further changes proposed by the applicant would reduce the architectural integrity at a location that serves as an important focal point for Coachella’s Downtown.
Landscape Design
The plant schedule shows a variety of trees including “Mulga”, “Hong Kong Orchard,” “Desert Willow,” “Texas Ebony,” “Drake Elm” and “California Fan Palm.” The project is conditioned to modify the landscape plan to create planters adjacent to curb at Cesar Chavez Street and planted with Hong Kong Orchard trees to provide shade for pedestrians. The planters will include waterefficient shrubs including “Bank Catclaw”, “Do-La-la Bougainvillea”, “Compact Texas Ranger”, “Mexican Bush Sage.” Succulents will include “Dwarf Century Plant,” “Blue Flame Agave,” “Red Yucca”, and “Toothless Desert Spoon”.
CONSISTENCY WITH THE GENERAL PLAN
The proposed project is within the Downtown Center land use designation of the General Plan 2035 Land Use and Community Character Element. The Downtown Center is intended to bring the entire community together in a one-of-a-kind Coachella Center, which allows for commercial uses. The General Plan allows for a residential density of 20-65 dwelling units/acre and a Floor Area Ratio of 0.5-3 for commercial uses. The project proposes a density of 38 dwelling units per acre and is thereby consistent with the General Plan. The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies, which recognize that Downtown is the heart of the City where mixed use development is encouraged and creates a new gateway to downtown near intersection of Sixth Street and Cesar Chavez Street.
CONSISTENCY WITH ZONING
Item 24.
The subject site is zoned C-G (General Commercial) zone PUD (Planned Unit Development) Overlay Zone on the 2.8 acres of vacant C-G (General Commercial) zoned property, which allows the applicant to establish flexible development standards and permitted uses insofar as it is consistent with the General Plan. The project complies with the draft Development Standards of the Sixth Street Pueblo Viejo Zone, except for unit size, parking, retail space height, residential first floor height, and public/common open space requirements.
ENVIRONMENTAL IMPACT CONSIDERATION
The City of Coachella has determined that the proposed project is exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 as an infill development because the project involves development on a site under five acres where the parcel complies with General Plan policies and zoning regulations, and where the project site has no value as habitat for endangered, rare or threatened species, and where the site can be adequately served by all required utilities and public services, and the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The subject site is surrounded on all sides by urban uses and has no suitable habitat for endangered species. There are existing utilities and public services available to serve the site. As proposed, the project will comply with General Plan policies and zoning code regulations and the project does not result in any significant traffic, air quality, or water quality impacts. As such, no additional environmental review is required.
ALTERNATIVES:
1) Adopt Resolution No. 2023-38 approving amendments to conditions of approval for CUP No. 351 and Architectural Review No. 22-04 with the findings and conditions as recommended by the applicant. Additionally this request includes includes a 12-month extension of time until May 11, 2024.
2) Adopt Resolution No. PC 2023-38 approving amendments to conditions of approval for CUP No. 351 and Architectural Review No. 22-04 as modified by the City Council. 3) Not approve Resolution No. PC 2023-38 and maintain existing project approvals and grant a one-year time extension to May 11, 2024.
4) Continue this item and provide staff and the applicant with direction.
RECOMMENDED ALTERNATIVE(S):
Staff recommends alternative #3. Staff is concerned about the significant amount of modifications requested by the applicant since the original proposed design and requests that the existing approvals be upheld.
Item 24.
Attachments:
1. Resolution No. PC2023-38 for CUP No. 351 and AR No. 22-04 Exhibit A – Conditions for Approval for CUP No. 251 AR No. 22-04 Exhibit B - Planned Unit Development Guidelines/Standards
2. Vicinity Map
3. Comparison of proposed Architectural Changes
4. Approved Development Plan Set – (Site Plan,
Floor Plan, Elevations, Preliminary Grading)
5. Original approved Architectural Renderings May
11, 2022
6. Approved Landscape Plan
7. Project Compliance with Development Standards
8. Mark Up by Applicant of Approved Conditions
from Council Resolution No. 2023-11
9. Applicant Presentation of Project Design
modifications
Item 24.
Resolution No. 2023-38 EXHIBIT A
Exhibit A - Resolution No. 2023-38
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 theCity, its officials, officers, employees or agentsto attack,set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and theCity shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.
3. Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the County of Riverside in the amount of $50 forfiling the CEQA Notice. (City of Coachella submitted this documentation).
4. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, willrequire an amendment to the approval of the conditional use permit or architectural review. (City to provide Application and /or Fees)
5. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval isrequired.
6. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.
Item 24.
Resolution No. 2023-38 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.
Item 24.
Resolution No. 2023-38 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.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. iii. Include an enhanced decorative balcony structure at each tower that provides visual focal point from Cesar Chavez Street and 6th Street. e.Utilize an alternate color banding at the building base such as terracota color. f. Awnings shall be designed and constructed to support a catenary curve common with Spanish Colonial Revival design to also increase window visibility. g.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.
h.e.Increase use of divided lites on windows consistent with Spanish Colonial Revival design
i. Utilize a similar tower feature on the north end of Building B along Cesar Chavez to original approved elevation drawing.
j. Move pronounced tower feature on Building B completely to the corner of Cesar Chavez Street and Bagdad Avenue.
19. Applicant may use blended concrete tile for the appearance of Spanish Colonial Revival architecture.
20. Stucco walls may consist of a 60/40 sand finish.
21. All roof mounted mechanical equipment shall be view obscured by a parapet wall greater in height than the equipment installed. Ground mounted mechanical equipment shall be view obscured by landscaping or enclosure. Roof Top Unit (RTU) screens shall not satisfy this condition for roof mounted equipment screening.
22. Trash enclosures installed for the project shall be compatible architecturally with the building. The enclosure shall be constructed to Burrtec Waste Management Standards and 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
Item 24.
Resolution No. 2023-38 EXHIBIT A
to the individual channel letters advertising a business and that raceway signs are prohibited.
Public Realm/Streetscape
24. The sidewalks along Cesar Chavez Street shall be expanded to provide access and seating into the ground floor commercial spaces with an urban character, and reduced perimeter planter areas, including adjacent to the building edge. Residential units shall provide a new access to the existing sidewalk.
25. Incorporate a minimum 10 foot wide sidewalk along the Bagdad Avenue frontage of the retail space of building B.
26. Expand hardscape are at the right edge of the pedestrian apron on the corner of Bagdad Avenue and Cesar Chavez Street to enhance the pedestrian experience.
27. Incorporate pavers or alternative decorative paving at vehicle entrances at Bagdad Avenue and Tripoli Way consistent with the Pueblo Viejo design theme.
28. Reduce landscape areas directly at the sides of the retail space at Building A and replace with decorative hardscape to accommodate outdoor seating and public engagement areas.
General - Engineering
29. A focused Traffic Analysis (TA) shall be prepared for the project by an appropriately licensed professional engineer. Prior to the preparation of the TA, the engineer shall submit a scoping letter for the TA for the City Engineer’s approval. The TA shall include but not limited to identification of trip generation, traffic distribution and impact on existing transportation facilities and at time of General Plan build-out, all relevant, ingress and egress movements, lines of sight, queuing analysis, and alignment studies (preliminary signing and striping plan).
Applicant shall obtain approval of site access and circulation from the Fire Marshall.
30. A preliminary soils report shall be prepared for the project by an appropriately licensed professional engineer. At a minimum, the soils report shall provide specific analyses and recommendations for grading, pavement structural sections, and infiltration.
A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain pre- and post-development hydrology maps showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within72 hours. The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation
Item 24.
Resolution No. 2023-38 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 erosionand dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one- time cash deposit of $2,000.00 are required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.
35. Applicant shall submit for review and approval by the City Engineer all documents related to any existing and proposed on-site and off-site easements that may affect the development of the site. All easements shall be identified on the engineering plans.
36. Site access improvements shall be in conformance with the requirements of Title 24 of the California Administrative Code. This shall include access ramps for off-site and on-site streets as required.
37. Applicant shall obtain approval of site access and circulation from Fire Marshall.
38. The applicant shall provide necessary utility easements for IID and underground overhead 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.
Item 24.
Resolution No. 2023-38 EXHIBIT A
ROUGH GRADING:
40. Prepare and submit rough grading and erosion control plans for the project.
41. The project’s soils engineer shall certify to the adequacy of the grading plan.
42. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit isrequired. The Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project’s Storm Water Pollution Prevention Plan shall be submitted for the City’s review and approval.
PRECISE GRADING:
43. A precise grading/improvement plan, prepared by a California Registered Civil Engineer, showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements, and all other pertinent information shall be submitted for review and approval by the City Engineer.
44. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.
45. If applicant is planning to build a wall,separate permitsshall be required for wall construction.
The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.
STREET IMPROVEMENTS:
46. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for review and approval by the City Engineer. All street improvements including
Item 24.
Resolution No. 2023-38 EXHIBIT A
street lights shall be designed and constructed in conformance with City Municipal Code, General Plan, and Standards and Specifications. Street flow line grade shall have aminimum slope of 0.35 %.
47. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements.
Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances.
48. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study.
1) Tripoli Way- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 33.17 feet of right-of-way from Center Line of Street to the West side of the Street. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on west side of Tripoli Way between 6th Street and Bagdad Avenue such as, but not limited to: curb and gutter,sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities along west side on Tripoli Way Between 6th Street and Bagdad Avenue such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
2) 6th Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 75 feet of right-of-way. b. Applicant shall install all sidewalk and curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, street lights and all other
Item 24.
Resolution No. 2023-38 EXHIBIT A
appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on South side of 6th Street between Cesar Chavez Street and Palm Avenue such as, but not limited to:
curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities at eastbound lane on 6th Street between Cesar Chavez Street and Tripoli Way such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
e. Applicant shall improve Intersection at the Northeast and southeast corners of 6th street and Cesar Chavez Street including new ADA ramps, Decorative Crosswalk, Traffic Signal modification (if required), Striping and Landscaping by Pueblo Viejo Design Guidelines and to the Satisfaction of the City Engineer. f. 6th Street improvement plans and specifications shall be provided by the City of Coachella to the project applicant and shall include clearly delineated improvements described as Phase II of the ST-130 Pueblo Viejo Sustainable Transportation Project.
The City of Coachella shall complete all improvements identified as Phase I and the project applicant shall complete all improvements identified as phase II, which are generally described above, to complete the 6th Street urban corridor improvements. g. Include diagonal parking along 6th Street to serve project retail units at the direction of the City Engineer. The City Engineer may eliminate the need for diagonal parking if demonstrated by the applicant to be infeasible.
3) Bagdad Avenue- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 30 feet of right-of-way. If street widening is included in the project design for street side parking, then additional right-of-way shall be dedicated such that all public parking and public sidewalks are located within dedicated public right-of-way.
b. Applicant shall install all sidewalk and curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on the North side of Bagdad Avenue between Cesar Chavez Street and Tripoli Way such as, but not limited to: curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer. Improvements shall include Page 705 Item 24.
Resolution No. 2023-38 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
Item 24.
Resolution No. 2023-38 EXHIBIT A
completed to the satisfaction of the City Engineer. An engineering final inspection isrequired. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
Landscaping
55. Final landscaping and irrigation plans shall be submitted to the Development Services Department for review and approval. Said plans shall conform to the landscaping plan submitted as part of the subject Architectural Review, and as conditioned herein. Landscape lighting shall be incorporated. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.
56. Landscaping and irrigation shall be provided in accordance with Section 17.54.010(J) of the Municipal Code and in accordance with the State Model Water Efficient Landscape Ordinance (AB 1881). Water budget calculations, including the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) shall be provided as part of the landscaping and irrigation plan.
57. The proposed landscape shall be in conformance with the City's Landscape Development Guidelines and should include water-efficient plantings as encouraged for the commercial development. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. All landscaping shall fulfill the general requirements of the Coachella Municipal Code Chapter 17.54 as follows:
a.Internal landscaping equal to a minimum of five percent 5% of the parking area and driveway area is required and shall be distributed throughout the parking area. b.All landscape planter beds in interior parking areas shall be not less than five (5) feet in width and bordered by a concrete curb not less than six (6) inches nor more than eight (8) inches in height adjacent to the parking surface. The landscaped planter along the north side of the drive-thru lane shall be a minimum of five feet in width. c.Where a drive aisle abuts the side of a parking space a landscaped planter shall separate the parking space from the drive aisle.
d.At least one (1) fifteen (15) gallon tree shall be provided within the parking area for every ten (10) parking spaces, with size, height and species acceptable to staff. e.All internal landscape planters shall have permanent and automatic sprinkler or drip irrigation systems.
58. The landscape plan shall be revised to accommodate usable areas at the west side of Building A for residents and the customers of the retail space that allow for greater visibility and consistent with the Pueblo Viejo Revitalization Plan goals for common use spaces. Plant trees in grates on west side of Building B retail space and where required for ADA accessibility east and west sides of Building A retail space.
59. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check.
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Resolution No. 2023-38 EXHIBIT A
60. The applicant shall submit, and must obtain approval from the Development Services Director, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans prior to issuance of a certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas within the remainder of the commercial center shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.
61. The site landscaping shall be maintained in good condition at all times, and the owner or operator of the facility shall be responsible for replacing any damaged, dead or decayed landscaping as soon as practicable, and in accordance with the approved landscape plan. The applicant shall enter into a landscape agreement with the City prior to issuance of a certificate of occupancy to ensure that all proposed landscaping on-site and right-of-way of the project frontage is maintained in a first class conditions.
62. Incorporate Hong Kong Orchid Tree for the parkway shade tree along Cesar Chavez Street and use of California Fan Palm shall be replaced with Date Palm.
Coachella Valley Water District:
63. Applicant must comply with Coachella Valley Water District regulations pertaining to irrigation infrastructure protect-in-place practices, relocation or abandonment of infrastructure, if needed.
Fire Department ([email protected])
64. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow. Based on the application, the largest proposed building is 4500 square feet, assuming construction type VB, with fire sprinklers, therefore the minimum required fire flow is 1000 gallons per minute at 20 psi for 2 hours.
Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.
65. Fire Department Access: Prior to building permit issuance, a fire access site plan shall be approved. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1
66. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1
67. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1
68. Construction Permits: Building construction plans and fuel dispensing plans shall be submitted to the Office of the Fire Marshal for review and approval. Final conditions will be
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Resolution No. 2023-38 EXHIBIT A
addressed when these plans are reviewed. A copy of the fuel dispensing plans, approved by Riverside County Environmental Health Department, shall be provided to the Office of the Fire Marshal prior to permit issuance.
69. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City ofCoachella.
70. Fire sprinkler system riser shall not be obstructed in any manner. If a system riser is to be concealed by means of a wall, soffit, column, or other building construction, it shall be provided with eighteen (18) inch clearance to each side and to the front of the system riser.
Access shall be provided by means of a door with the minimum dimensions two (2) feetsix (6) inches in width by six (6) feet eight (8) inches in height from the exterior of the building directly to the riser as approved by the fire code official Ref. RVC Fire IB 06-07.
71. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72
72. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Gates installed across access walkways and maintained locked shall be provided with approved Knox equipment. Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on theRiversideCounty fire apparatus. The gate shall automatically open upon receiving a remote signaled form the fire apparatus and remain in the fully open position for a minimum of 20 seconds. Ref. CFC 506.1
73. Addressing: All commercial buildings shall display street numbers in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 Environmental Compliance:
74. Submit water and sewer plans for approval from Utilities Manager- project required to connect to City public sewer and water system.
75. The project will require a Water Quality Management Plan (WQMP)
76. Project will be required to install 4G Advanced Metering Infrastructure (AMI) meters at the residential services.
77. Backflow devices are required on irrigation meters and all non-residential meters.
78. Water service line Type K Soft Copper Tubing Polywrap-C Blue (6Mil, use applicable size)
Item 24.
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.
Item 24.
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
Item 24.
TRIPOLI - AFFORDABLE FAMILY APARTMENTS
Item 24.
TRIPOLI - AFFORDABLE FAMILY APARTMENTS
Item 24.
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.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
II. PROJECT DESCRIPTION
The proposed project consists of a mixed-use development on vacant land located on 2.79 acres. The site is in the City of Coachella within a Planned Development (PD) Overlay Zone for a future mixed-use building. The residential affordable apartments will consist of 108 units including 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
Item 24.
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.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
B. PROPERTY DEVELOPMENT STANDARDS
The following Property Development Standards shall apply. Dimensions and standards are minimums, and minor variations may be permitted subject to Planning Director review approval, providing the minimums specified herein are maintained as average minimums.
Setbacks:
Front Setback Zero (0) to ten (10) feet from
property line.
Minimum Building Height Three (3) stories or forty (40) feet Upper Floor Setbacks Ten (10) foot front setback for
stories exceeding four (4) stories.
Allowed Residential Densities
Minimum twenty (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.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
Apartment Development:
Conceptual Site Plan is depicted on Figure 1, Conceptual Floor Plans are depicted on Figure 2, Conceptual Unit Plans are depicted on Figure 3 and Conceptual Elevations are depicted on Figure 4.
Animal Keeping:
Consistent with an affordable type of community proposed, pets and animal raising are not permitted.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
C. PARKING REGULATIONS
All off-street parking shall be in accordance with the regulations set forth by the State of California Density Bonus Law. Parking areas shall be landscaped in accordance with these Design Guidelines.
D. GENERAL GUIDELINES – PROJECT THEME
The project is designed as an 100% Affordable Apartment Project whereby the natural character of the site and surroundings are integrated into the community design (Figure 6 Landscape Concept Plan). A landscape theme reminiscent of early California Heritage is used. Landscape themes on 6th Avenue will continue the current design associated with the adjacent Pueblo Viejo Villas project and the DPSS building. The property features quality commercial themes along the frontages of the community serving facilities located on Cesar Chavez and 6th Street. The project will extend these themes down Tripoli Way and Bagdad with angled parking with landscape pockets. This project will benefit by the Sunline Transit Center which is located on the southeast corner of 4th Street and Cesar Chavez.
E. PURPOSE AND INTENT
The purpose and intent of these Design Guidelines is to integrate appropriate planning, architectural and landscape architectural elements within the community and to guide the City of Coachella in the building of the project. The intent of these guidelines is to establish an individual identity, yet blend in with the overall community theme, as well as to blend with the overall community character of Coachella.
These guidelines, together with the other sections of this document, provide the basis of design consistency and serve as an instrument of approval by the City of Coachella Planning Department. This document is used together with the City of Coachella Zoning Ordinance, Building Codes and Planning Regulations that may be amended from time to time. In addition, changes may be made to these guidelines over the life of the project to further enhance the community.
F. LANDSCAPE DESIGN GUIDELINES
To reinforce the character of the project, landscape design guidelines for development is set forth in this section, compliment the qualities of the natural environment and surrounding community character. The project incorporates several development standards typical of rural desert communities such as roads without sidewalks, trails and informal landscaping. Public Roads designed to City standards, flow with the
Item 24.
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.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
Street Scenes
The street scene guidelines establish street hardscape, furniture, landscape development, as well as a framework for consistency of design. All landscaping construction drawings require approval of the City of Coachella Planning Department.
Cesar Chavez “Major Road”
Primary project Frontage is located along the Western Property Line. This street scene development provides for community commercial elements and serves as an introduction to the Commercial uses. The Cesar Chavez street scene is designed to accommodate pedestrian uses and local traffic from the apartments and Transit Center.
The street tree-planting concept for Cesar Chavez, features a row of trees and sidewalk adjacent to the commercial activity. The area between the sidewalk and residential units will be landscaped with desert planting and decomposed granite. The area adjacent to commercial spaces shall be enhance concrete which reflect a local natural appearance. 6th Street
This is a local road that has been enhance and is a primary access to the City facilities. The intent is to encourage visitors to walk along shaded walkways, trellis’s and tree canopies. Elements to be included are landscape planters, interlocking permeable pavers, bike racks, and street trees in planters, benches, sidewalk opening, decorative roadway crossings and trash receptacles.
Tripoli Way
This is a local road intended to complete the circulation between the existing residential and commercial activity to the south to Bagdad Avenue. The roadway has been design to accommodate angled parking which provides character along with landscape pockets in an urban style to reduce traffic speeds and provide for traffic calming. Additional traffic calming measure may be required if undesirable conditions are determined.
Bagdad Avenue
This is a local road intended to connect eastern neighborhoods to Cesar Chavez. The roadway has been design to accommodate angled parking which provides character along with landscape pockets in an urban style to reduce traffic speeds and provide for traffic calming.
Item 24.
AFFORDABLE FAMILY APARTMENTS
Design Guidelines
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
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Vicinity Map
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Item 24.
Bldg B Cesar Chavez Street Frontage (1st Amendment)
Bldg B Cesar Chavez Street Frontage (New Proposal)
Item 24.
Bldg B Bagdad Avenue Frontage (1st Amendment )
Bldg B Bagdad Avenue Frontage (New Proposal )
Item 24.
Bldg A Tripoli Avenue Frontage (1st Amendment)
Bldg A Tripoli Avenue Frontage (New Proposal)
Item 24.
Bldg A 6th Street Frontage (Proposed)
Bldg A 6th Street Frontage (New Proposal)
Item 24.
28 17
21 26
27 43
52 65
84 85
42 100
70 38
16 1
104
EV SPACE EV SPACE
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COMMUNITY ROOM
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20 8 30
64 53
80 90
29 RECYCLE ORGANIC
TRASH RECYCLE ORGANIC
MAIL
SPACE
6''W 6''W 6''W HYD
HYD
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PP_GT59585
PP_902793D
PP_GT122268 PP PP_T17585
PP_GT59774
PP (ICV)
PP_STUMP
PP_STUMP PP_STUMP
PP_STUMP
PP_STUMP PP_STUMP
PP_STUMP
PP_STUMP PP_STUMP PP_STUMP
G
(SCRIBED "G" IN CURB)
(GATE)
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(435)
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PP_1238702
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PP_905043D
(FRONTIER)
PP_GT300815
PP_1125812
PP_1125812
PP_1238703
(TRASH)
M
(VLV)
(WTR) (GAS)
(435)
(CONC. PED.)
(CONC. PED.) (CONC. PED.)
(CONC. PED.)
(WELL)
(HEAD)
STOP
10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS S
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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%)
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(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'
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9'
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18' 26'
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19'
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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
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M
6''W
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POWER POLES AND UTILITIES TO
BE RELOCATED UNDERGROUND TYP.
BE RELOCATED UNDERGROUND TYP.
POWER POLES AND UTILITIES TO POWER POLES AND UTILITIES TO BE RELOCATED UNDERGROUND TYP.
SCALE: 1"=30'
30 15 30 60 90
SCALE: 1"=30'
0 1ST ST
2ND ST
3RD ST
4TH ST
5TH ST
6TH ST
7TH ST
8TH ST
PALM AVE
ORCHARD ST
DATE AVE
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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
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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 Page 745 Item 24.
Item 24.
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
Item 24.
• 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.
Item 24.
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
Item 24.
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:
Item 24.
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
Item 24.
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
Item 24.
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
Item 24.
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
Item 24.
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.
Item 24.
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.
Item 24.
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
Item 24.
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
Item 24.
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.
Item 24.
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
Item 24.
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
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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
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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
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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.
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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
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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)
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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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Tripoli Coachella, CA
CONDITIONS OF APPROVAL
MODIFICATION REQUEST
Planning Commission
May 17, 2023
Project Site
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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.
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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
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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.”
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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
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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. Page 773
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Site Plan
Sixth Street
Tripoli Way
Bagdad Ave
Cesar Chavez
• 2 Buildings• 108 Units
• 4 Retail Space
Building A
Building B
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Current Project Design –6th Street (A)
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Current Project Design – Cesar Chavez (B)
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Architecture Details & Massing
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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
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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
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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
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Building A – North and South
Facing 6th Street Set Back from 6th Street
Facing Parking Lot Page 781
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Building A – East and West
Facing Tripoli
Facing Parking Lot
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Building B – East and West
Facing Cesar Chavez
Facing Parking Lot
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Building B – North and South
Facing Bagdad
Facing Parking Lot
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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
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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
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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.
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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
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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.
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David Potter: (760) 795‐5629
[email protected]
Alex Earl: (760) 917‐3463
[email protected]
Colleen Edwards: (323) 590‐02334
[email protected]
Questions?
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