Guidelines section 15162; and
WHEREAS, based on that analysis which included a comparison of anticipated environmental effects of the proposed project with those disclosed in the 2015 Certified EIR to review whether any conditions set forth in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent or supplemental EIR are met, the Planning Commission does not require preparation of a subsequent or supplemental EIR because there is no possibility for new significant environmental effects or a substantial increase in the severity of previously identified significant environmental effects; and
WHEREAS, the City, as lead agency, determined an Addendum to the certified CGPU EIR should therefore be prepared for the Project’s proposed minor technical changes; and WHEREAS, the Addendum, Exhibit “A” of Resolution No. PC2023-18, to the certified CGPU EIR was prepared pursuant to CEQA, the State CEQA Guidelines, and the City’s Local CEQA Guidelines; and
WHEREAS, in compliance with the requirements of the California Environmental Quality Act (CEQA), prior to recommending approval of General Plan Amendment 23-03, the Planning Commission of the City of Coachella adopted Resolution No. PC 2023-18 recommending that the City Council adopt the Addendum to the certified CGPU EIR.
WHEREAS, on June 21, 2023 and July 5, 2023, the Planning Commission held a duly noticed public hearing to review the project, as modified and the related environmental documents, at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
COACHELLA DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. Recitals. The above recitals are true and correct and incorporated herein as findings of fact.
SECTION 2. General Plan Amendment No. 23-03. The Planning Commission hereby approves text modifications to Chapter 4 Land Use and Community Character Element as shown in “Exhibit A” and a change to Figure 4-23 of the General Plan 2035 Land Use and Community Character Element, entitled “General Plan Designation Map” as shown in “Exhibit B”, attached and made a part hereto (collectively, “General Plan Amendment No. 23-03”), and hereby recommends that the City Council approve General Plan Amendment No. 23-03.
SECTION 3. Findings. The Planning Commission finds that the amendments to General Plan proposed by “Exhibit A” and “Exhibit B” are consistent with the goals and policies of all elements of the General Plan, as amended by this Resolution, and exercise the City’s land use powers to protect the health, safety, and welfare of the public. The General Plan Land Use Element would retain Policies 1.1 and 1.3 through 1.7, which would continue to support growth in a 182
Item 4.
Resolution No. 2023-17
sustainable and orderly manner. Policy 1.1 requires establishing city limits that allow for realistic growth, while Policy 1.5 requires that all development and policy decisions conform to the vision and policies for that planning area.
The Planning Commission also finds that the proposed amendments to the Coachella General Plan 2035 would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that they will ensure parcels within the City of Coachella General Plan Planning Areas has assigned land use.
The Planning Commission also hereby recommends that the City Council adopt these findings.
SECTION 4. CEQA. Based on the Addendum, the administrative record, and having considered the CGPU EIR and all written and oral evidence presented to the Planning Commission, the Planning Commission hereby recommends that the City Council find that all environmental impacts of the Project have been addressed within the certified CGPU EIR. The Planning Commission recommends that the City Council find that no new or additional mitigation measures or alternatives are required. The Planning Commission recommends that the City Council find that there is no substantial evidence in the administrative record supporting a fair argument that the Project may result in any significant environmental impacts beyond those analyzed in the certified CGPU EIR. The Planning Commission recommends that the City Council find that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the Planning Commission.
Based on substantial evidence set forth in the record, including but not limited to, the CGPU EIR, the Addendum, and all related information presented to the Planning Commission, the Planning Commission recommends that the City Council find that, based on the whole record before it, none of the conditions under State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred because the Project:
1. There are no substantial changes to the project that would require major revisions of the certified 2015 Program EIR due to new significant environmental effects or a substantial increase in severity of impacts identified in the 2015 Program EIR;
2. Substantial changes have not occurred in the circumstances under which the project is being undertaken that will require major revisions to the certified 2015 Program EIR to disclose new significant environmental effects or that would result in a substantial increase in severity of impacts identified in the 2015 Program EIR; and
3. There is no new information of substantial importance that was not known at the time the 2015 Program EIR was certified, indicating any of the following:
4. The project will have one or more new significant effects not discussed in the 2015 Program EIR;
• There are impacts determined to be significant in the 2015 Program EIR that would be substantially more severe;
• There are additional mitigation measures or alternatives to the project that would substantially reduce one or more significant effects identified in the 2015 Program EIR; and
183
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Resolution No. 2023-17
• There are additional mitigation measures or alternatives rejected by the project proponent that are considerably different from those analyzed in the 2015 Program EIR that would substantially reduce a significant impact identified in that EIR.
The complete evaluation of potential environmental effects of the project, including rationale and facts supporting the City’s findings, is contained in Chapter 3.0 of the Addendum, Exhibit A OF Resolution No. PC2023-18.
SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center.
City Clerk is the custodian of the record of proceedings.
SECTION 6. Execution of Resolution. The Planning Commission Chair shall sign this Resolution and the Planning Commission Secretary shall attest and certify to the passage and adoption thereof.
184
Item 4.
APPROVED AND ADOPTED by the members of the City of Coachella Planning Commission on this 5
th day of July, 2023.
__________________________
Ruben Gonzalez,
Planning Commission Chair
ATTEST:
________________________________________
Gabriel Perez, Planning Commission Secretary
APPROVED AS TO FORM:
______________________________________
Carlos Campos, City Attorney
185
Item 4.
6 I, Gabriel Perez, Planning Secretary, City of Coachella, California, certify that the foregoing Resolution was adopted by the Planning Commission at a regular meeting of the Planning Commission held on the 5
th day of July, 2023, and was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Gabriel Perez
Planning Commission Secretary
186
Item 4.
Estate Rancho
Intent and Purpose
The Estate Rancho designation accommodates low intensity residential development in an estate or lowdensity suburban format. These areas are generally located on the outside edges of the City of Coachella and serve as a transition zone between more dense residential areas and the rural and agricultural landscape surrounding the city.
Intended Physical Character
Estate Rancho areas are predominantly single-family homes with large lots, landscaped yards, and large separation between homes, typical of estate development patterns. The homes can be designed as individual lots or as small subdivisions of single-family homes. These areas should be designed to be neighborhoods, rather than a series of disconnected houses or small subdivisions.
Allowed Land Uses
Residential primarily, except for home occupations, and uses accessory to agricultural cultivation.
Development Intensity
DU/AC = 1.0 – 2.2 DU/AC
FAR = n/a
Network and Connectivity
“Blocks” defined by public roads through this suburban environment are relatively large but still allow for connectivity and walkability. Curvilinear streets are acceptable so long as there is connectivity between blocks and subdivisions. While the standards are flexible, block lengths should be between 400 and 800 feet with a maximum block perimeter of approximately 3600 feet. All roads should be public and gated subdivisions are prohibited. Some dead-end roads may be warranted to preserve existing topography and/or natural environment or due to pre-existing parcel configurations or development patterns.
Street Design
Streets accessing these properties are semi-rural in character, with the following characteristics:
1. Residential streets should be as narrow as practical to encourage slow, safe driving speeds.
2. Sidewalks are not required but streets should be designed to ensure a safe and comfortable pedestrian environment. This can occur with sidewalks, gravel paths adjacent to streets or offstreet trails.
3. Open drainage swales (ditches) are allowed in lieu of curb and gutter improvements.
4. Street trees are encouraged to enhance the naturalistic character of the area.
5. Streetlights are encouraged in areas at the higher range of the density allowed for the areas but are not required.
Parks and Open Space
1. Neighborhood Parks and Mini Parks, such as tot-lots, are required on-site as part of larger 187
Item 4.
development projects (greater than 20 units).
2. Parks should be located throughout the neighborhoods so that no resident is more than ½ mile from a park.
3. Community Parks may be located throughout these areas.
4. Areas should be connected to the urban parts of the community through multi-use trails and greenways.
5. Nature, as exemplified by agriculture and open space, is acceptable, as well, when resource conservation is a priority at a given site.
Rural Form Guidelines
1. Parcels are relatively large and vary between 20,000 square feet and 1 acre, resulting in relatively low building coverage (generally less than 25 percent) for more estate development patterns. Parcels may be smaller in rural cluster development (where parcels are smaller and clustered in order to preserve large open space areas for common use, public use and/or natural preservation).
2. Buildings are generally set back from roads with deep front, side and rear setbacks to maintain the estate character.
3. Buildings are limited to single family houses, accessory second units and sheds. Barns are allowed if agricultural uses are on the property.
4. Building heights are generally one to two stories and in some cases 2 ½ stories. 188
Item 4.
LAND USE + COMMUNITY CHARACTER | 04-1
Table 4-1: General Plan Designations Summary
R A N C H O S N E I G H B O R H O O D S C E N T E R S D I S T R I C T S
A G R I C U L T U R AL R U R A L E S T A T E R A N C H O
S U B U R B A N
N E I G H B O R H O O D
G E N E R A L
N E I G H B O R H O O D
U R B A N
N E I G H B O R H O O D
N E I G H B O R H O O D
C E N T E R
D O W N T O W N
C E N T E R
U R B A N
E M P L O Y M E N T
C E N T E R
S U B U R B A N
R E T A I L
D I S T R I C T
R E G I O N A L
R E T A I L
D I S T R I C T
I N D U S T R I A L
D I S T R I C T
R E S O R T
DEVELOPMENT CHARACTERISTICS
DU/AC (RANGE AND AVERAGE)*
(Density varies depending on
building type)
1 DU per 40 acres 1 DU/2.5 acres to 1
DU/ac
1 DU/ac to 2.2
DU/ac
2 – 8 DU/ac with 5
DU/ac average for
new projects
7-25 DU/ac with
12 DU/ac average
for new projects
20 – 35 DU/ac
with 30 average
for new projects
15-40 DU/ac 20 - 65 DU/ac 30-65 DU/ac n/a 10-15 DU/ac n/a Up to 8 DU/ac FAR 0.01 n/a n/a n/a n/a 0.5 0.5 – 1.5 0.5 – 2.0 0.5 – 2.0 0.35 – 1.0 0.35 – 2.0 0.1 – 2.0 0.1 max
STREET DESIGN, NETWORK AND CONNECTIVITY
BLOCK PERIMETER
Note: exceptions apply for natural
and man-made barriers
n/a n/a 3600 ft. max 3200 ft. max
2400 ft. max 2400 ft. max 1600 ft. max 2000 ft. max
2400 ft. max 3200 ft. max 4000 ft. max 4,800 ft. max n/a
BLOCK LENGTHS (DESIRED)
Note: exceptions apply for natural
and man-made barriers
n/a n/a 400-800 ft. 400-500 ft. 400-500 ft. 400-500 ft. 400-500 ft. 300-500 ft. 300-500 ft. Up to 1000 ft. Up to 1000 ft. Up to 1200 ft. n/a EXTERNAL CONNECTIVITY (project or
neighborhood boundary) n/a ¼ mi. min 1000’ Min 1 connection every 800 ft.
Min 1 connection
every 800 ft.
Min 1 connection
every 800 ft.
Min 1 connection
every 600 ft.
Min 1 connection
every 600 ft.
Min 1 connection
every 600 ft.
Min 1
connection
every 800 ft.
Min 1
connection
every 1000 ft.
Min 1
connection
every 1200 ft.
Min 1
connection
every ¼ mi.
GATED RESIDENTIAL AREAS -- Y -- -- -- -- -- -- -- n/a n/a n/a Y
PARKS AND OPEN SPACE
MINI PARK -- -- Y Y Y Y Y Y Y Y Y Y Y
NEIGHBORHOOD PARK -- Y Y Y Y Y -- Y -- -- -- Y --
COMMUNITY PARK Y Y Y Y Y -- -- -- -- -- Y -- Y
PLAZA/GREEN -- -- Y Y Y Y Y Y Y Y Y -- --
GREENWAY/PARKWAY Y Y Y Y Y Y Y Y Y Y Y Y Y
SPECIAL USE -- -- Y Y Y -- -- -- -- -- -- -- --
NATURE/OPEN SPACE Y Y Y Y Y -- -- -- Y -- -- -- Y
LINEAR PARK -- Y Y Y Y -- -- -- -- -- -- -- Y
* See additional density restrictions and potential development regulations for new residential developments near airport (Policies 10.4 and 10.8). 189
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LAND USE + COMMUNITY CHARACTER | 04-84
4. As feasible, construct multi-use trails along the Coachella Canal either inside, or adjacent to, this subarea.
5. Final designation mix should be:
• Ten to 40 percent Agricultural Rancho
• Up to 100 percent Rural Rancho
• 25 to 100 percent Open Space
Goal 1. Development Regulations. A land development and regulatory system that reinforces the City’s desire to grow from a small town to a medium sized city in a sustainable and orderly manner.
Policies
1.1 City limits. Establish and maintain a city limit for Coachella that allows for a realistic amount of future growth.
1.2 Annexation. Allow the annexation of new land into the City when at least 60 percent of the land within the city limits is built with urban uses or permanently preserved open space.
1.23 Sphere of influence. Establish and maintain a Sphere of Influence that identifies the long-term growth plans of the City. The Sphere of Influence may encompass an area that accommodates more growth than the time horizon of the General Plan.
1.34 Planning area. Establish and maintain a Planning Area that allows Coachella to communicate to adjacent jurisdictions about potential the impact of Growth on the City.
1.45 Subareas. Establish and utilize a system of subareas to efficiently plan and manage the City’s growth. Each area of the City and Sphere of Influence shall be included in a subarea. All development and policy decisions shall conform to the vision and policies for that planning area, in addition to the citywide goals and policies. See Figure 3-24 for a map of the City’s subareas.
1.56 General plan designations. Establish and maintain a system of General Plan designations that:
• Provides flexibility for land developers to determine the best use of their land within the bounds of the vision for the subarea, particularly in undeveloped areas of the City. • Regulates the form and character of new development to ensure the development that does occur is complete with a diversity of uses so residents don’t have to drive long distances to access goods and services, connected to the Downtown and other parts of the City via multiple modes of transportation, and compact so that areas are walkable and pedestrian-friendly. The exception to the above shall be Resort developments which may be developed as isolated projects separate from the rest of the City. • Uses the development process to enhance the charterer and identity of Coachella. 192
Item 4.
LAND USE + COMMUNITY CHARACTER | 04-85
1.67 Specific Plans. Utilize specific plans as strategic entitlement tools when considering unique projects that bring exceptional value to the community. Periodically review existing, un-built specific plans for relevance and the potential for needed updates.
Goal 2. Growth and Development. The successful transformation of Coachella from a small town into a medium-sized, full-service City that is a major economic center for the Coachella Valley.
Policies
2.1 Population and employment growth. Allow the City to grow from its current population of approximately 40,000 and 5,800 jobs to a maximum of 135,000 and 32,000 jobs by 2035.
2.2 Character and identity. Strive to maintain Coachella’s existing small-town character, identity and cultural diversity as development occurs in the future.
2.3 Urban design as identity. Recognize the City can differentiate itself from other Coachella Valley cities through urban design practices such as the development of complete neighborhoods, preservation of agriculture and open space, pedestrianoriented design and sustainable development practices.
2.4 Natural context. Retain the City’s natural infrastructure and visual character derived from topography, farmlands and waterway corridors.
2.5 High quality construction and architecture. Require high-quality and long-lasting building materials on all new development projects in the City. Encourage innovative and quality architecture in the City with all new public and private projects.
2.6 Architectural diversity. A diversity of architectural styles is encouraged, particularly those that have their roots in the heritage of Southern California and the Desert Southwest.
2.7 Climate-appropriate design. Require architecture, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices.
2.8 Growth and development evaluation. Every five years, review and adjust, as needed, the General Plan’s population and employment capacities to meet changes in economic and demographic conditions.
2.9 Infill development. Promote and provide development incentives for infill development and redevelopment of existing properties.
2.10 Contiguous development pattern. Encourage and incentivize development to occur contiguous to, or proximate to, existing built areas to facilitate delivery of City services and minimize “leapfrog” development not connected to existing urbanized areas.
2.11 New growth. Continue to plan for future expansion and new growth on previously undeveloped areas.
2.12 High priority development areas. Identify subareas 5, 6, 7, 8, 9, 10, and 11 as Priority Growth Areas to be targeted for growth through City policies and actions and to receive priority for funding, community facilities and services. 193
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CityBoundary
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GeneralPlanPlanningArea
TribalLand
ProposedGeneralPlanLandUseDesignations
DowntownCenter
UrbanEmploymentCenter
NeighborhoodCenter
RegionalRetailDistrict
SuburbanRetailDistrict
ResortDistrict
IndustrialDistrict
UrbanNeighborhood
GeneralNeighborhood
SuburbanNeighborhood
EstateRancho
RuralRancho
AgriculturalRancho
OpenSpace
School
PublicFacilities
BrandenburgButtersSpecificPlan
CoachellaVineyardsSpecificPlan
EagleFallsSpecificPlan
LaEntradaSpecificPlan
PhilipsRanchSpecificPlan
CountySpecificPlan
Suburban
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Public
Facilities
Estate
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County
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Agricultural
Rancho
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Item 4.
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Source:CityofCoachellaand
RiversideCounty
Date:April2023
0123
Miles
CityofCoachella
GeneralPlanUpdate2035
Legend
CityBoundary
SphereofInfluence
GeneralPlanPlanningArea
TribalLand
CurrentGeneralPlanLandUseDesignations
DowntownCenter
UrbanEmploymentCenter
NeighborhoodCenter
RegionalRetailDistrict
SuburbanRetailDistrict
ResortDistrict
IndustrialDistrict
UrbanNeighborhood
GeneralNeighborhood
SuburbanNeighborhood
RuralRancho
AgriculturalRancho
OpenSpace
School
PublicFacilities
BrandenburgButtersSpecificPlan
CoachellaVineyardsSpecificPlan
EagleFallsSpecificPlan
LaEntradaSpecificPlan
PhilipsRanchSpecificPlan
44thAve.
42ndAve.
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Item 4.
RR
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GN SN
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Source: City of Coachella and
Riverside County
Date: April 2023
0 0.1 0.2 0.3
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City of Coachella
General Plan Update 2035
Legend
City Boundary
Sphere of Influence
General Plan Planning Area
Tribal Land
Proposed General Plan Land Use Designations
Downtown Center
Urban Employment Center
Neighborhood Center
Regional Retail District
Suburban Retail District
Resort District
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General Neighborhood
Suburban Neighborhood
Estate Rancho
Rural Rancho
Agricultural Rancho
Open Space
School
Public Facilities
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Coachella Vineyards Specific Plan
Eagle Falls Specific Plan
La Entrada Specific Plan
Philips Ranch Specific Plan
County Specific Plan
196
Item 4.
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Source: City of Coachella and
Riverside County
Date: April 2023
0 0.25 0.5 0.75
Miles
E
City of Coachella
General Plan Update 2035
Legend
City Boundary
Sphere of Influence
General Plan Planning Area
Tribal Land
Proposed General Plan Land Use Designations
Downtown Center
Urban Employment Center
Neighborhood Center
Regional Retail District
Suburban Retail District
Resort District
Industrial District
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General Neighborhood
Suburban Neighborhood
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Rural Rancho
Agricultural Rancho
Open Space
School
Public Facilities
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Coachella Vineyards Specific Plan
Eagle Falls Specific Plan
La Entrada Specific Plan
Philips Ranch Specific Plan
County Specific Plan
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Item 4.
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63RD AVE
Source: City of Coachella and
Riverside County
Date: April 2023
0 0.2 0.4 0.6
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City of Coachella
General Plan Update 2035
Legend
City Boundary
Sphere of Influence
General Plan Planning Area
Tribal Land
Proposed General Plan Land Use Designations
Downtown Center
Urban Employment Center
Neighborhood Center
Regional Retail District
Suburban Retail District
Resort District
Industrial District
Urban Neighborhood
General Neighborhood
Suburban Neighborhood
Estate Rancho
Rural Rancho
Agricultural Rancho
Open Space
School
Public Facilities
Brandenburg Butters Specific Plan
Coachella Vineyards Specific Plan
Eagle Falls Specific Plan
La Entrada Specific Plan
Philips Ranch Specific Plan
County Specific Plan
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Item 4.