Coachella City Council
July 26, 2023

Item 24.

STAFF REPORT
7/26/2023
TO: Honorable Mayor and City Council Members
FROM: William B. Pattison, Finance Director
SUBJECT: 1. Authorize the Awarded Affordable Housing Sustainable Communities (AHSC) Grant Funds that were Originally Intended to be Reimbursed to the City for the Land Acquisition Costs of the Transit Hub Site to be Used for the Construction of the Transit Hub; and

2. Appropriate $497,556 from General Fund Reserves to fund the shortfall for the Transit Hub Project
STAFF RECOMMENDATION:

Staff recommends that the City Council consider:

1. Authorizing the Awarded Affordable Housing Sustainable Communities (AHSC) Grant Funds that were Originally Intended to be Reimbursed to the City for the Land Acquisition Costs of the Transit Hub Site to be Used for the Construction of the Transit Hub; and

2. Appropriate $497,556 from General Fund Reserves to fund the shortfall for the Transit Hub project
BACKGROUND:

In 2019, the City of Coachella along with its project partners, Chelsea Investment Corporation and Sunline Transit Agency, received a funding award from the California Strategic Growth Council under the Affordable Housing Sustainable Communities (AHSC) program to build affordable housing, a transit hub, implement a rideshare program, increase headways with zero emission buses, and install street improvements. The award amount was $14,865,407 and the specific breakdown was per the AHSC Standard Agreement:

Item 25.

BACKGROUND: (continued…)
Payee Name Amount Activity
City of Coachella $1,856,5001 Street Improvements + 15 Tesla Vehicle Purchase Sunline Transit Agency $2,800,0001 Purchase 4 Zero Emission Buses Sunline Transit Agency $1,813,5002 Construct Transit Hub City of Coachella $30,0003 Program Cost (SCAG Go Human Campaign) Chelsea Investment Corp. $8,395,407 Housing Loan to Build Pueblo Viejo Villas 1 STI Sustainable Transit Infrastructure
2 TRA Transit Related Amenities
3 PGM Transportation Collaboration Programs
Amongst the many items the AHSC application requested, five hundred thousand ($500,000) dollars were requested to cover land acquisition costs for the Transit Hub site. The funding allocation had to be placed under the Transit Related Amenities (TRA) budget, which was assigned to Sunline Transit Agency as they were the Public Transportation partner responsible for implementing the construction of the new Transit Hub. The City agreed to purchase the property and obtain the necessary right-of-way for the construction of the Transit Hub and paid $696,999.26 for the land and $5,450.00 for appraisal services, for a total of $702,449.26. Then, on April 7, 2021 Sunline Transit Agency entered into a Sub-Recipient Agreement with the City of Coachella in which Sunline Transit Agency agreed to the provision of Reimbursing the City of Coachella for Acquisition Costs in an amount not-to-exceed $500,000 dollars. The agreement also indicated that Sunline Transit Agency would submit a draw down or reimbursement request to the California Department of Housing and Community Development (HCD) for the costs associated with the land acquisition of the Transit Hub site and then reimburse the City of Coachella for the $500,000 dollars it spent on land acquisition costs. In conversations with Sunline Transit staff they understood that the amount available to build the transit center was $1,813,500. That did not consider the reimbursement to the City for the land purchase. Sunline has committed to contributing $400,000 to the project.

DISCUSSION/ANALYSIS:

Sunline received three bids to construct the Transit Hub. The apparent and most responsive low bidder is Three Peaks Corporation. Their base bid came in at $1,784,871 with four alternate bid options. Sunline Transit Agency chose Bid Alternate 2 in the amount of $47,386 which will remove the chain link fence around the retention basin and replace it with a black metal ornamental picket fence. They also selected part of Bid Alternate B in the amount of $25,800 to install 5 date palm trees and site tree lighting, bringing the Construction Contract amount total to $1,858,057.

Construction contingency is in the amount of $168,500. Sunline has agreed to cover the ArchitectEngineer Services cost in the amount of $137,000 and the Project Management costs in the amount of $50,000.

Item 25.

DISCUSSION/ANALYSIS: (continued…)
Contractor (Three Peaks Corp.) $1,784,870
Bid Alternate 2 $47,386
Bid Alternate B $25,800
Contingency + Misc. $168,500
Project Design and Mgmt. (Heptagon 7) $187,000
Subtotal $2,211,056
City’s Contribution ($497,556)
Sunline Contribution ($400,000)
New Total $1,313,500
Original Contractor Budget ($1,313,500)
Shortfall $0

FISCAL IMPACT
General fund reserves in the amount of $497,556 are recommended to fund the shortfall for the Transit Hub project. This appropriation is required due to the City contributing its reimbursement to the project.

ATTACHMENTS:

1. Sub-Recipient Agreement

2. AHSC Standard Agreement

Item 25.

SUB - RECIPIENT AGREEMENT
THIS SUB -RECIPIENT AGREEMENT ( the " Agreement") is made and entered into as of - 7 , 2021, between the City of Coachella, a municipal corporation (" City") and SunLine Transit Agency, a California Joint Powers Authority (" SunLine"), upon the basis of the following facts, understanding and intentions of the parties. City and SunLine may collectively be referred to as the " Parties," or individually as " Party." A. The Strategic Growth Council (" SGC") and the California Department of Housing and Community Development (" HCD") issued a Notice of Funding Availability dated November 1, 2018 ( the " AHSC NOFA"), under the Affordable Housing and Sustainable Communities Program (" AHSC Program") established under Division 44, Part 1 of the Public Resources Code, commencing with Section 75200.

B. The City, SunLine, 6t' & Cesar Chavez CIC, LP, a California limited partnership Partnership") and Chelsea Investment Corporation, a California corporation (" Chelsea") Chelsea and Partnership individually and collectively are " Developer") submitted an application for AHSC Program funding in response to the AHSC NOFA.

C. In July 2019, staff was informed that the application had been approved, and SunLine, the City, and Developer entered into a Standard Agreement for the AHSC Loan ( 19- AHSC- 12799, dated June 30, 2020 and Revised August 27, 2020) ( the " AHSC Loan Standard Agreement") and a separate Standard Agreement for the AHSC Grant ( 19- AHSC12800, dated June 30, 2020 and Revised August 27, 2020) ( the " AHSC Grant Standard Agreement") ( and collectively with the AHSC Loan Standard Agreement, the " AHSC Standard Agreements") with HCD whereby the Parties are jointly and severally liable for all obligations set forth in the AHSC Standard Agreements.

D. SunLine' s total award under the AHSC Standard Agreements is $ 2, 800, 000 for the purchase of buses, and $ 1, 813, 500 for the construction of a transit hub (" Transit Hub") as set forth in the AHSC Standard Agreements. Of the funds awarded for the Transit Hub, 500, 000 is specifically allocated for " Site or right of way acquisition for the Capital Improvement Project." (" Acquisition Funds")
E. The City has agreed to purchase the property and rights of way necessary for the construction of the Transit Hub, and the parties wish to enter into this Agreement so that the City may be reimbursed through the Acquisition Funds for the costs associated with the acquisition ofthe necessary property rights.

F. Any capitalized terms not specifically defined herein, shall have the same meaning as set forth in the AHSC Standard Agreements.

NOW, THEREFORE, in consideration of the recitals, covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency ofwhich are hereby acknowledged, the Parties hereto hereby agree as follows:

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Item 25.

Acquisition of Property Interests for Transit Hub
The City is responsible for acquiring all property interests necessary for the construction of the Transit Hub. In its acquisition ofthe necessary property interests, the City shall comply with all requirements set forth in the AHSC Standard Agreements.

2. Reimbursement of Acquisition Costs
The City shall be eligible to receive a total reimbursement payment from SunLine in an amount not to exceed Five Hundred Thousand Dollars ($ 500, 000) (" Maximum Reimbursement Amount") for costs incurred by the City in its acquisition of property interests for the Transit Hub.

Upon incurring costs that are eligible for disbursement under the AHSC Standard Agreements, the City shall provide SunLine with documentation sufficient to support a Draw Request, as set forth in the AHSC Standard Agreements. After receiving sufficient documentation from the City of costs incurred, SunLine will submit a Draw Request in accordance with the AHSC Standard Agreements. SunLine and the City, and their respective employees and agents, will cooperate with each other in good faith to comply with the terms of this Agreement and the requirements of the AHSC Standard Agreements in an effort to obtain disbursements of all Acquisition Funds.

Within thirty ( 30) days of disbursement of all or a portion of the Acquisition Funds to SunLine by HCD (" Acquisition Funds Disbursement"), SunLine shall issue a reimbursement payment to the City in the same amount as the Acquisition Funds Disbursement received by SunLine from HCD. In no event shall SunLine be required to issue a reimbursement payment to the City in an amount greater than the Acquisition Funds Disbursement received by SunLine from HCD. In no event shall SunLine be required to issue a reimbursement payment to the City for any portion of a Draw Request for Acquisition Funds that is disapproved or rejected by HCD. In no event shall the total of all reimbursement payments issued to the City by SunLine exceed the Maximum Reimbursement Amount.

3. Indemnification
Each Party agrees to indemnify, defend and hold harmless the other Party, and their respective officials, officers, agents and employees from and against liability, expenses including reasonable attorneys' fees), losses, suits and actions, and for damages relating to suits and actions ( including bodily injury, death, personal injury, or property damage) arising from its or its officials, officers, agents and employees performance or failure to perform under this Agreement, except to the extent such liability, expenses, losses, and damages are caused by the negligence or willful misconduct of the other Party, in the respective comparative amounts as established by a court of competent jurisdiction or otherwise stipulated by the parties.

4. Notification
All notices, requests, demands and other communications under this Agreement shall be in writing and shall be deemed to have been duly given on the date of service only:

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Item 25.
a) When served personally on the party to whom notice is being given; or b) Within seventy-two (72) hours after mailing, when mailed to the party to whom notice is to be given by registered or certified mail, postage prepaid, and properly addressed to the party at its address set forth below, or at such different address as any party shall notify to the other parties in the manner provided in this Section.

All notices and/ or correspondence are to be sent to the following addresses:

SUNLINE TRANSIT AGENCY
Attn: Lauren Skiver
CEO/ General Manager
32- 505 Harry Oliver Trail
Thousand Palms, CA 92276- 3501

CITY OF COACHELLA
Attn: City Manager
53- 990 Enterprise Way
Coachella, CA 92236

5. Termination
Either Party may terminate this Agreement, without cause, by providing thirty (30) days advance written notice to the other party.

6. Miscellaneous
a) Governing Law, Jurisdiction and Venue. The Agreement shall be governed by and construed in accordance with the laws of the State of California. Each party agrees that all legal proceedings in connection with any dispute arising under or relating to the Agreement shall be brought in the Superior Court ofthe State of California, Riverside County. d) Non -Assignment. No party may assign this Agreement, or any part thereof, without the written consent of each party to this Agreement. e) Amendment. Any amendment to this Agreement must be in writing and executed by all Parties.
i) Waiver. No failure on the part of the Parties to exercise any right or remedy hereunder shall operate as a waiver of any other right or remedy that party may have hereunder.
g) Authority. Each individual executing this Agreement on behalf of one of the Parties represents that he or she is duly authorized to sign and deliver the Agreement on behalf of such party and that this Agreement is binding on such party in accordance with its terms.

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Item 25.
h) No Third Party Beneficiary. Each Party hereto intends that this Agreement shall not benefit or create any right or cause of action in or on behalf of any person other than the parties hereto.
i) Severability. If any provision of the Agreement is determined to be invalid, illegal, or unenforceable in any respect, such determination shall not affect any other provision hereof.
0) Execution. This Agreement may be executed in multiple counterpart copies, any one ofwhich when duly executed, with all formalities hereof, shall be fully binding and effective as the original of this Agreement.
k) Entire Agreement. This Agreement constitutes the entire understanding of the parties with respect to the subject matter hereof, and there are no other representations, promises, warranties, covenants or undertakings with respect thereto.

Signatures on following page)
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Item 25.

Each of the undersigned hereby executes this Agreement effective as of the date first written to evidence their respective agreement to the terms of this Agreement.

City:

CITY OF COACHE A, a lifornia municipal corporation
By:

Name: William B. Pattison, r.

Title: City Manager
Approved As to Form
By: ()' Q-'
Name: Carlos Campos
Title: City of Coachella, City Attorney
SunLine:

SUNLINE TRANSIT AGENCY, a California Joint Powers Authority B}. Z E
Name: auren Skiver
Titl CEO/General Ma ager
By:

Name: Eric Vail
Title: SunLine Transit Agency, General Counsel
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Item 25.

STAFF REPORT
7/26/2023
TO: Honorable Mayor and City Council Members
FROM: Gabriel Perez, Development Services Director
SUBJECT: Introduce Ordinance No. 1206 - City of Coachella Objective Design Standards for Multi-family Residential and Mixed-Use development - Zoning Ordinance Amendment No. 22-04 is a proposal to amend Coachella Municipal Code Title 17, Zoning, adopting objective design standards for multi-family residential development to apply to G-N General Neighborhood, U-N Urban Neighborhood, DT-PV Downtown Pueblo Viejo, DT-PV Transition, U-E Urban Employment and Neighborhood Commercial zones. (First Reading)
STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Find and determine that that Zoning Ordinance Amendment No. 22-04 is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15060(c)(2 and 3) and 16061(b)(3);

2. Introduce Ordinance No. 1206 for first reading, by title only, to adopt an Ordinance approving Zoning Ordinance Amendment No. 22-04 that amends the Coachella Municipal Code Title 17 (Zoning) to require objective design standards for multi-family residential and mixed-use developments.

BACKGROUND:

The State of California adopted Senate Bill (SB) 35 and SB 330 to address the State housing crisis and reduce barriers to housing production. The laws require cities to review new multi-family residential development administratively in compliance with objective design standards.

Objective design standards are considered objective if they are measurable and verifiable and involve no subjective judgement by a City official.

Housing Accountability Act
The Housing Accountability Act (HAA) was first passed as California state law in 1982 identifying a lack of housing as a statewide problem and allows the State to limit local governments from denying, reducing density of, or make infeasible housing development project, emergency shelters or farmworker housing that are consistent with a city’s objective development standards then the project approval authority must approve the application and issue permits within 90 to 180 days.

Item 27.

Senate Bill 35
Senate Bill 35 passed as California state law in 2017 to increase housing supply and allows developers of affordable multi-family residential and mixed-use development projects to submit an application under a streamlined ministerial review process for cities that have not met their share of the Regional Housing Needs Assessment (RHNA). Projects pursuing streamlined review under SB 35 must include:
 10 percent of units as affordable to lower-income households making at or below 80 percent of the Average Median Income.
 Project sites zoned for residential use, mixed-use development or have a general plan designation that allows for residential use or a mixed-use development.

If the development meets all state criteria then the project must be approved in 90 days for development with less than 150 units and 180 days for development with more than 150 units.

Only objective design standards may be applied in the design review of SB 35 eligible projects.

Senate Bill 330
Senate Bill 330, Housing Crisis Act, was effective January 2, 2020 and sunsets January 1, 2025 with the intent of increasing production of housing and further limiting the ability of cities to apply regulations that limit housing production. SB 330 applies to residential projects and mixed-use projects with two-thirds square footage for residential units. SB 330 limits the ability of cities to:

 Change the land use designation or zoning of sites that reduces capacity of housing units below what was allowed under the land use designation as of January 1, 2018, except with a concurrent increase capacity for housing units in land use designation or zoning of sites elsewhere.
 Adopt a moratorium on housing development.
 Apply subjective design standards in the design review of residential development.

The City of Coachella has not adopted objective design standards and there are only residential design guidelines in the Pueblo Viejo Implementation Strategy Plan and Single Family Residential design guidelines that are not considered standards and many of the guidelines would be considered objective in nature. In order to develop objective design standards to apply to new residential development, the City of Coachella staff submitted a proposal for the development of Objective Design Standards to SCAG’s Sustainable Communities Program Housing and Sustainable Development Call for Applications and was awarded along with the cities of Grand Terrace, Newport Beach, and Westminster in 2021. The tasks under the program include study sessions, comprehensive and user-friendly housing development applications, online interactive calculator, objective development standards toolkit, objective development standards toolkit fact sheet, public outreach, and project webpage, project branding, presentation to deliberative body, and final report. Crandall Arambula is the consulting firm awarded the request for proposals for SCAG’s Objective Development Standards Bundle and they worked with City staff in the development of the draft objective development standards for multi-family residential development as presented in this staff report.

Item 27.

DISCUSSION/ANALYSIS:

The draft objective development standards presented in this report would apply citywide to multifamily residential development and mixed-use development. The draft Ordinance would amend the City of Coachella Municipal Code (C.M.C.), Title 17, Zoning, and would be consistent with the development standards identified in the G-N General Neighborhood, U-N Urban Neighborhood, DT-PV Downtown Pueblo Viejo, DT-PV Transition, U-E Urban Employment and Neighborhood Commercial zones. The City Council is scheduled to consider revised zoning and development standards under the Zoning Consistency Update that would adopt the G-N General Neighborhood, U-N Urban Neighborhood, DT-PV Downtown Pueblo Viejo, DT-PV Transition, and U-E Urban Employment zones at their regular City Council meeting on June 21, 2023.

The draft objective design standards are organized into site planning and building design standards for multi-family housing. Figures are includes in the design standards to identify visually how building form and site design are to be implemented. The Multi-family Site Planning Development and Design Standards are intended to ensure minimum standards for aesthetics, walkability, and safety for a multi-family project’s site design that includes:
 Public Realm Standards. These standards apply to street rights-of-way and any necessary easement and include a parkway zone, sidewalk zone, and transition area zone. These standards define the function and character of the perimeter right-of-way areas and are organized according to three street types. (Street Type A – Narrower streets with lower traffic volumes of 15,000 average daily trips, Street B – Wider streets with higher traffic volumes of more than 15,000 average daily trips, Street Type C – private streets less than 5,000 average daily trips).
 Public Realm Transition Standards. These standards establish requirements for required building setback behind the public realm line along Street Type A and B.  Site Landscaping Standards. These standards require drought tolerant landscaping and minimum common area landscaping standards.
 Site Outdoor Illumination Standards. These standards establish minimum illumination requirements to ensure nighttime safety for residents and other users.  Site and Public Realm Utilities Standards. These standards are intended to ensure utilities do not detract from visual quality of the public realm or building facades.  Site Freestanding Walls, Fences, and Gates Standards
 Site Solid Waste Container Enclosure Standards. These standards are intended to ensure garbage areas are properly located and screened from view of the public realm.

The Multi-family Building Design Standards are intended to ensure minimum design standards that ensure quality in the form and character of the building environment which includes:
 Building Modulation These standards establish minimum design standards for the form and character of proposed building that includes: horizontal and vertical modulation, roof form and materials, façade color, façade materials, and fenestration.  Residential entry standards. These standards apply to first floor residential entries to encourage street-oriented pedestrian activity that includes both lobby entries and individual

Item 27.
residential unit entries. A minimum of 5 feet is required behind the public realm line and the first floor entrances.
 First floor transparency standards. These standards are intended to ensure engagement with the public realm and providing transparency between the pedestrian realm and first floor uses.

Other Considerations
Staff reviewed the objective design standards in other cities and observed that standards were established for site and building design that includes:
 Design of faux shutters
 Regulations for treatment and type of roof tile (example: clay, boosted design)  Smooth stucco finishing
 Bull nose corners
 Divided lite windows for Spanish style architecture
 Exposed rafter tails
 Cornice trim design
 Electric charging facility design and placement
 Regulation of architectural types
The City Council could consider other site and building design standards that are not identified in the draft Objective Design Standards. Staff recommends that any more detailed standards the City Council may want to consider be included in future updates of the Objective Design Standards.

Public Review and Comments
The draft Objective Design Standards were published on the City website beginning May 8, 2023.

The City of Coachella with Crandall Arambulla hosted a community open house at the Coachella Library on Monday, May 15, 2023 and a stakeholder meeting on Tuesday, May 16, 2023 to share information about the draft Objective Design Standards. Interpretation services were available in Spanish for the outreach meetings. The comment letters received by Planning staff are listed in Attachment 2.

General Plan Consistency
The proposed amendment is consistent with the General Plan in that it promotes the public health, safety and welfare by imposing objective design standards for the public realm, site and building design. The table below summarizes how the proposed amendment is consistent with the General Plan.

Item 27.

Table 1 – General Plan Consistency
Policies and Objectives Consistency Finding
Land Use and Community Character Policy
Implementation Action #1: Zoning
Ordinance Update - Establish minimum tree
planting requirements and guidelines for
different sub areas, development types, street
trees and parking lot landscaping to ensure the
City’s urban forest/tree canopy is extensive
and well maintained. These requirements
should also address drought tolerant and native
plants and landscaping to reduce overall water
usage.

The Objective Design Standards (ODS)
established standards for landscaping in the
public realm that ensures street trees are
planted a maximum 25 feet on-center and have
a minimum canopy radius of 15 feet and cover
a minimum of 20 percent of paved areas at
maturity.

Land Use and Community Character Policy
Implementation Action #2: Design
guidelines update. Update the City’s design
guidelines to encourage human-scale urban
design at the neighborhood-, block-, and
building-scale to promote walkability and
social interaction. Elaborate and expand upon
the contents of the Land Use + Community
Design and Mobility Elements. Guidelines
should specify how development along
existing and planned transit lines should
provide convenient, direct and safe
connections to nearby transit stops and
integrate transit stops into public space
designs.

The ODS establish design standards that
promote walkability and social interaction
with high quality public realm design that
ensures sufficient sufficient sidewalk width,
street furniture, and landscaping that ensures
shade and reduction in heat island effect.

Land Use and Community Character Policy

2.3 Urban Design and 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.

The ODS establishes design standards that
ensure quality architectural design for multifamily residential and mixed-use projects. The OSD also ensures quality public realm design
that encourages pedestrian activity.

Land Use and Community Character Policy

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.

The ODS established building modulation,
fenestration, and architectural accent standards
that ensure quality architecture for multifamily residential and mixed-use projects.

Item 27.

Policies and Objectives Consistency Finding
Land Use and Community Character Policy

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.

The ODS requires that all landscaping for
multi-family residential and mixed-use
projects incorporate desert appropriate
landscaping.

Land Use and Community Character Policy

3.1 Physical plan. Facilitate the construction of
a built environment that supports a
healthy physical and social environment for
new and existing neighborhoods.

Land Use and Community Character Policy

3.2: Walkable streets. Regulate new
development to ensure new blocks encourage
walkability by maximizing connectivity and
route choice, create reasonable block
lengths to encourage more walking and
physical activity and improve the walkability
of existing neighborhood streets.

The ODS establishes physical design of the
public realm that is safe and aesthetically
pleasing that further encourages pedestrian
activity and quality social environment.

ENVIRONMENTAL REVIEW:

The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA). The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA).

Staff recommends the City Council determine that the draft Objective Design Standards are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

FISCAL IMPACT:

There is no expected fiscal impact of the adoption of Objective Design Standards. The adoption of the Objective Design Standards would provide greater certainty to residents, property owners, and developers in the development review process for the expectations for the design of multifamily and mixed-use developments. The Objective Design Standards program also establishes a streamlined ministerial application process for eligible affordable housing projects under State Law.

Item 27.

ALTERNATIVES:

1. Find and determine that that Zoning Ordinance Amendment No. 22-04 is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15060(c)(2 and 3) and 16061(b)(3); and Introduce Ordinance No. 1206 for first reading, by title only, to adopt the Ordinance approving Zoning Ordinance Amendment No. 22-04 that amends the Coachella Municipal Code Title 17 (Zoning) to require objective design standards for multi-family residential and mixed-use developments.

2. Find and determine that that Zoning Ordinance Amendment No. 22-04 is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15060(c)(2 and 3) and 16061(b)(3); and Introduce Ordinance No. 1206 for first reading, by title only, to adopt the Ordinance approving Zoning Ordinance Amendment No. 22-04 that amends the Coachella Municipal Code Title 17 (Zoning) to require objective design standards for multi-family residential and mixed-use developments with amendments.

3. Deny Zoning Ordinance Amendment No. 22-04 by not introducing Ordinance No. 1206.

4. Continue this item and provide staff with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 as noted above.

Attachment:

1. Ordinance No. 1206, Zoning Ordinance Amendment No. 23-04 (1st Reading) Exhibit A – Objective Design Standards Multi-family Residential Project Modifications to Title 17, Zoning Ordinance

2. Letters Received (2)

3. Presentation to the City Council

Item 27.

ORDINANCE NO. 1206

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF COACHELLA, CALIFORNIA, AMENDING
COACHELLA MUNICIPAL CODE TITLE 17, ZONING, TO

ESTABLISH OBJECTIVE DESIGN STANDARDS

APPLICABLE TO THE DESIGN OF MULTIPLE FAMILY

RESIDENTIAL DEVELOPMENT AND MIXED-USE
DEVELOPMENT. CITY-INITIATED (First Reading)
WHEREAS, pursuant to the authority granted to the City of Coachella (“City”) by Article XI, Section 7 of the California Constitution, the City has the police power to regulate the use of land and property within the City in a manner designed to promote public convenience and general prosperity, as well as public health, welfare, and safety; and, WHEREAS, Senate Bill (SB) 35, went into effect January 1, 2018 and is intended to encourage the production of housing to address the California housing crisis, which streamlined and ministerial review process for eligible multi-family housing projects; and WHEREAS, Senate Bill (SB) 330, went into effect January 1, 2020 and is intended to increase the production of housing and limit the ability of cities to apply regulations that limit housing production; and
WHEREAS, the State Laws referenced allow cities to regulate the design of multiplefamily residential and mixed-use development with the adoption of objective design standards if they are measurable and verifiable and involve no subjective judgement by a City official.

WHEREAS, the proposed Ordinance would amend Title 17 (Zoning) to implement the establish objective design standards that allow the City to regulate the design of multiple-family residential and mixed-use development as required under State Law.

WHEREAS, based on that analysis, the City Council finds that the Objective Design Standards are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

WHEREAS, on June 7, 2023 the Planning Commission held a duly noticed public hearing to review the project at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and
WHEREAS, after said public hearing, the Planning Commission recommended that the City Council approve this Ordinance.

Item 27.

WHEREAS, on July 26, 2023 the City Council held a duly noticed public hearing to review the project at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF COACHELLA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The City Council of the City of Coachella, California, hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Ordinance.

SECTION 2. Amendment to Municipal Code Title 17, Zoning, is hereby amended as identified in Objective Design Standards Exhibit A.1 and amending Coachella Municipal Code Chapter 17.20
SECTION 3. CEQA Analysis. The Planning Division prepared an environmental assessment for the proposed zoning ordinance amendment and based on that analysis the City Council finds that the Objective Design Standards are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

SECTION 4. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof, is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance, or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase would be subsequently declared invalid or unconstitutional.

SECTION 5. Publication and Effective Date. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to published or posted as required by law, which shall take full force and effect thirty (30) days from its adoption.

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PASSED, APPROVED, AND ADOPTED this ______ of _____________, 2023 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Steven Hernandez, Mayor
City of Coachella
ATTEST:
___________________________________
Angela M. Zepeda, City Clerk
City of Coachella
APPROVED AS TO FORM:
___________________________________
Carlos Campos, Best Best & Krieger LLP
City Attorney

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Chapter 17.20
Coachella Multi-Family
Objective Design Standards (ODS)
Final Draft
June 30, 2023

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Chapter 17.20 – OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY RESIDENTIAL

17.20.010 Multifamily Site Design Standards
A. Applicability. The development and design standards provided in this subsection shall apply to G-N General Neighborhood, U-N Urban Neighborhood, and applies to multi-family residential buildings in the DTPV Downtown Pueblo Viejo zone, DT-PV Transition zone, and the U-E Urban Employment, and Neighborhood Commercial Zone District. The following development and design standards shall be used in determining a project’s consistency with the purpose of this Code of Ordinances and with the policies of the General Plan related to site design. The standards shall apply to all new multi-family residential building construction. Review of projects under this subsection is ministerial and shall be consistent with 17.72.

Architectural Review procedures and requirements.

B. Public Realm Standards.

The public realm standards apply to street rights-of-way and any necessary easement. The public realm standards define the function and character of the perimeter rights-of-way that provide pedestrian circulation, access, amenities and a buffer transition between roadways and multi-family buildings.

1. Street Types. The street type standards address the full range of roadway conditions where adjacent multifamily uses may occur citywide. The intent of the standards is to establish the minimum requirements for pedestrian and resident comfort, safety, and access while ensuring that all multifamily or mixed-use development is economically viable. The standards consider the relationship between motor vehicle traffic volume, speed, and traffic lane geometry and provide the appropriate minimum width of the public realm that is necessary to create a livable and vibrant environment.

The standards provide three options with different public realm geometry between the curb and building façades in response to different Coachella existing or planned roadway conditions. a. Street Type A. These streets generally are narrower and have lower traffic volumes, less than 15,000 Average Daily Trips (ADT). Multi-family buildings on sites that front Urban Residential with Parking, Urban Street 2-Lane, and Urban Street 4-Lane typologies as designated in the Coachella General Plan Chapter 05 Mobility Element shall comply with these standards. b. Street Type B. These streets generally are wider and have higher traffic volumes greater than 15,000 ADT. Multi-family buildings on sites that front Major Arterial, Primary Arterial, or Collector Street typologies as designated in the Coachella General Plan Chapter 05 Mobility Element shall comply with these standards.
c. Street Type C. These private street standards apply to sites that include internal site multimodal access streets that have very low volumes less than 5,000 ADT. Multi-family sites that include private roadways shall comply with these standards.

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2. Public Realm Summary Table. The summary Table 1 provides an at-a-glance summary of all street types and standards that apply. Complete description of the standards intent, setback, and zones for each are provided on the following pages.

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3. Street Type A Standards.
a. Public Realm Setback. All new multi-family development on sites that front Urban Residential with Parking, Urban Street 2-Lane, and Urban Street 4-Lane shall comply with a 15-foot minimum first floor setback measured from the back-of-curb to the public realm-line on public streets. No first-floor building façade shall be located beyond the public realm-line as specified in Figure

17.20.010.1.

FIGURE 17.20.010.1

STREET TYPE A PUBLIC REALM STANDARDS

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i. Public easement— a 5-foot public realm easement shall be provided. ii. Structural exemptions— 1-foot wide (maximum) building at-grade projections, columns, posts, or pilasters are permitted in the Transition Area Zone (TAZ) required public realm easement. A minimum of 4-foot width between the building structure and the Sidewalk Zone (SWZ) shall be provided.
iii. Weather protection— awnings and canopies that extend a maximum of 5 feet over the public realm are permitted. A minimum vertical clearance of 8 feet measured from the public realm finished grade to the bottom of the awning or canopy structural components shall be provided.

4. Street Type A Public Realm Zones. The intent of the multi-family public realm standards is to foster a safe, direct, and comfortable pedestrian access to first floor residential entries, internal driveways, common spaces, and paseos and encourage first floor street-oriented residential activity and visibility. Three distinct and contiguous sidewalk zones comprise the public realm. a. Parkway Zone (PKZ). There shall be a required 4-foot PKZ width measured from the back-ofcurb to the Sidewalk Zone (SWZ). i. Landscaping— all PKZ shall be landscaped a minimum of 20 percent of the total multifamily development site frontage(s). All landscaping shall be selected, installed, irrigated, and maintained per 8.44.220 California Model Water Efficient Landscape Ordinance (MWELO) requirements and according to City approved landscape plans. Turf grass shall be prohibited. A combination of decomposed granite mulching and drought tolerant native and desert-adaptable shrubs, succulents, groundcover, and ornamental trees shall be permitted. Street trees shall be spaced a maximum of 25 feet on-center and have a minimum canopy radius of 15 feet and shall cover a minimum of 20 percent of paved areas at maturity. Landscape beds and tree wells shall have a minimum dimension of 4 feet in width and 12 feet in length. Live plant materials shall constitute a minimum of 25 percent of all surface area coverage at installation. A permanent underground irrigation system shall be installed. Spray irrigation shall be prohibited. ii. Street furniture— benches, transit shelters, tables, chairs, trash receptacles, public art, bike racks are not required but shall be permitted.
iii. Illumination— sidewalk light poles and fixtures are not required but shall be permitted. iv. Paving— poured in place concrete, stone, concrete or brick unit pavers are permitted. A maximum of 80 percent paving of the PKZ shall be permitted. Cast iron tree grates shall be permitted and shall be included in any paving calculation. v. Utilities— transmission line poles, sidewalk and roadway light poles and fixtures, utility boxes and vaults, and traffic control devices, are permitted in the parkway zone. All applicable utility standards of Coachella Code Chapter 16.32 Design and Development Standards shall apply.
vi. Signs— temporary or permanent roadway or wayfinding signs shall be permitted.

Advertising or development identification signs shall be prohibited. All signs shall comply with Coachella Chapter 5.48 Outdoor Advertising Sign Standards and all applicable traffic federal and local sign standards, as specified in Figure 17.20.XXX.1.

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b. Sidewalk Zone (SWZ). There shall be a required 6-foot SWZ width measured between the Parkway Zone to the Transition Area Zone.
i. Accessibility— The required SWZ width shall remain clear of all obstructions to maintain universal access. Steps and rough textured surface treatments are prohibited within the SWZ.
ii. Street furniture—permanent or temporary street furniture shall be prohibited. iii. Paving— the SWZ shall consist of poured in place scored concrete or concrete, brick, or stone unit pavers. Stamped concrete is prohibited.
iv. Landscaping— plant material in beds or pots shall be prohibited. Any landscape material planted in the TAZ or PKZ shall not project into the SWZ at a height less than 8 feet above finished SWZ grade.
v. Signs—temporary or permanent signs shall be prohibited. vi. Walls and fences—temporary or permanent fences or enclosures shall be prohibited. vii. Illumination— sidewalk-oriented light poles and fixtures shall be prohibited. viii. Utilities— fire hydrants, transmission line poles, utility boxes, and traffic control devices shall be prohibited. Below grade utility lines and vaults shall be permitted. c. Transition Area Zone (TAZ). There shall be a minimum 5-foot TAZ width measured from the SWZ to the public realm-line.
i. Landscaping— the TAZ shall be landscaped a minimum of 20 percent of the total site frontage(s). All landscaping shall be selected, installed, irrigated, and maintained per

8.44.220 California MWELO requirements. Landscaping and trees shall comply with the 2022 Coachella Grapefruit Boulevard Standards (CGBS) Sections 5.106.12 through 5.106.12.3. A combination of decomposed granite mulching and drought tolerant native and desertadaptable shrubs, succulents, ground cover, and ornamental trees shall be permitted. No planting bed shall be less than 3 feet in width. Live plant materials shall constitute a minimum of 25 percent of all surface area coverage at installation. A permanent underground irrigation system shall be installed. Spray irrigation shall be prohibited. ii. Street furniture— permanent or temporary seating shall be permitted in the TAZ. iii. Paving— permitted paved surfaces shall consist of brick, concrete, or stone unit pavers, concrete banding, or scored or brushed concrete with integral color pigment that is complementary but distinguished from the SWZ paving. Stamped concrete shall be prohibited. Steps that provide access to above-grade front door entrances are permitted. iv. Illumination— building wall washing uplighting and landscape accent light poles and fixtures less than 18 inches in height shall be permitted. Sidewalk light poles and fixtures are permitted.
v. Walls and fences— retaining or landscape planter concrete or masonry walls or wrought iron fences 42 inches or less in height are permitted. Walls and fences shall include a landscaped setback of a minimum 2 feet width from the SWZ.
vi. Utilities—ground or façade mounted utilities shall be screened. Below grade utility vaults or lines shall be permitted in the TAZ.
vii. Parking— below grade parking structures shall be permitted in the TAZ.

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5. Street Type B Standards.
a. Public Realm Setback. All new development in multi-family sites that front Major Arterial, Primary Arterial, or Collector street shall comply with a 20-foot minimum first floor setback measured from the back-of-curb to the public realm-line on public streets. No first-floor building façade shall be located beyond the public realm-line as specified in Figure 17.20.010.2.

FIGURE 17.20.010.2

STREET TYPE B PUBLIC REALM STANDARDS
i. Public easement— a 10 foot easement shall be provided.

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ii. Structural exemptions— 1-foot wide building at-grade projections, columns, posts, or pilasters are permitted in the Transition Area Zone (TAZ) required public realm easement.

A minimum of 3-foot width between the building structure and the Sidewalk Zone (SWZ) shall be provided.
iii. Weather protection— awnings and canopies that extend a maximum of 5-feet over the public realm are permitted. A minimum vertical clearance of 8 feet measured from the public realm finished grade to the bottom of the awning or canopy structural components shall be provided.

6. Street Type B Public Realm Zones. The intent of the Street Type B public realm is to foster safe and comfortable pedestrian access to multi-family sites that front busier streets with traffic volumes greater than 15,000 ADT by providing a more robust landscaped buffer between the roadway and the sidewalk. Three distinct and contiguous sidewalk zones comprise the public realm. a. Parkway Zone (PKZ). There shall be a required 10-foot parkway zone width measured from the back-of-curb to the SWZ.
i. Landscaping— the PKZ shall be landscaped a minimum of 60 percent of the total multifamily development site frontage(s). All landscaping shall be selected, installed, irrigated, and maintained per 8.44.220 California MWELO requirements and according to City approved landscape plans. Turf grass shall be prohibited. A combination of decomposed granite mulching and drought tolerant native and desert-adaptable shrubs, succulents, groundcover, and ornamental trees shall be permitted. Street trees shall be spaced a maximum of 25 feet on-center and have a minimum canopy radius of 15 feet at maturity.

Landscape beds and tree wells shall have a minimum dimension of 4 feet in width and 12 feet in length. Live plant materials shall constitute a minimum of 25 percent of all surface area coverage at installation. A permanent underground irrigation system shall be installed.

Spray irrigation shall be prohibited.
ii. Street furniture— benches, transit shelters, tables, chairs, trash receptacles, public art, bike racks shall be permitted.
iii. Illumination— sidewalk light poles and fixtures are permitted. iv. Paving— poured in place concrete, brick, concrete, or stone unit pavers are permitted. A maximum of 40 percent paving of the PKZ shall be permitted. Cast iron tree grates shall be permitted and shall be included in any paving calculation. v. Utilities— transmission line poles, sidewalk and roadway light poles and fixtures, utility boxes and vaults, and traffic control devices, are permitted in the parkway zone. iv. Signs— temporary or permanent roadway or wayfinding signs shall be permitted.

Advertising or development identification signs shall be prohibited. b. Sidewalk Zone (SWZ). There shall be a required 6-foot sidewalk zone width measured between the Parkway Zone to the Transition Area Zone. There shall be no variation in location or width of the SWZ. Serpentine or curved sidewalk alignment is prohibited. i. Accessibility— the required sidewalk zone width shall remain clear of all obstructions to maintain universal access. Steps are prohibited within the sidewalk zone. ii. Paving— the SWZ shall consist of poured in place scored concrete or concrete, brick, or stone unit pavers. Stamped concrete is prohibited.

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iii. Street furniture— Permanent or temporary street furniture shall be prohibited. iv. Landscaping— plant material in beds or pots shall be prohibited. Any landscape material planted in the TAZ or PKZ shall not project into the SWZ at a height less than 8 feet above finished SWZ grade.
v. Signs—temporary or permanent signs shall be prohibited. vi. Walls and fences—temporary or permanent fences or enclosures shall be prohibited. vii. Illumination— sidewalk-oriented light poles and fixtures shall be prohibited. viii. Utilities— fire hydrants, transmission line poles, utility boxes, and traffic control devices shall be prohibited. Below grade utility lines and vaults shall be permitted. c. Transition Area Zone (TAZ). There shall be a minimum 4-foot Transition area Zone width measured from the Sidewalk Zone to the public realm-line. i. Landscaping— landscaping shall consist of a minimum of 50 percent of the total site frontage(s) excluding any frontage that includes an arcade. All landscaping shall be selected, installed, irrigated, and maintained per 8.44.220 California MWELO requirements Landscaping and trees shall comply with the 2022 Coachella Grapefruit Boulevard Standards (CGBS) Sections 5.106.12 through 5.106.12.3. A combination of decomposed granite mulching and drought tolerant native and desert-adaptable shrubs, succulents, groundcover, and ornamental trees shall be permitted. No planting bed shall be less than 3 feet in width. Live plant materials shall constitute a minimum of 25 percent of all surface area coverage at installation. A permanent underground irrigation system shall be installed.

Spray irrigation shall be prohibited.
ii. Street furniture— permanent or temporary seating shall be permitted in the TAZ. iii. Paving— to increase the width of the SWZ, permitted paved surfaces shall consist of brick, concrete, or stone unit pavers, concrete banding, or scored or brushed concrete with integral color pigment that is complementary but distinguished from the SWZ paving.

Stamped concrete shall be prohibited. Steps that provide access to above-grade front door entrances are permitted.
iv. Illumination— building wall washing uplighting and landscape accent light poles and fixtures less than 18 inches in height shall be permitted. Sidewalk light poles and fixtures are permitted.
v. Walls and fences— retaining or landscape planter concrete or masonry walls or wrought iron fences 72 inches or less in height are permitted. Walls and fences shall include a landscaped setback of a minimum 2 feet width from the SWZ. vi. Utilities—ground or façade mounted utilities shall be screened. Below grade utility vaults or lines shall be permitted in the TAZ.
vii. Parking— below grade parking structures shall be permitted in the TAZ.

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7. Street Type C Standards.
a. Private Street Standards. The intent of private street standards is to foster a low speed, multi-modal access where driving, walking and cycling space can be integrated. All new development sites that include private roadways shall comply with a 48-foot minimum right-ofway width measured between the fronting build-to lines. No portion of any building façade shall be located beyond the build-to line as specified in Figure 17.20.010.3.

FIGURE 17.20.010.3

STREET TYPE C STANDARDS

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i. Public access— an access easement for walking and biking shall be provided for private property internal streets. Access shall be maintained 24 hours per day and all days of the year. No walking and biking ingress or egress from public streets shall be gated. ii. Amenity— the streets shall be designed as a component of an integrated system of common open spaces and paseos of the site while providing essential auto and delivery access to access parking garages and first floor residential entries. The design of the streets shall be unified, consistently utilizing the same paving, landscaping, illumination, and street furniture elements of paseos and common open spaces. iii. Speed limit— a maximum 15 mile per hour speed limit shall be required for all internal private streets. Speed humps, tabled intersections, or other Fire Department approved traffic calming measures shall be provided to ensure low speeds.

8. Street Type C Private Street Zones. Three integrated and blended street zones comprise the private streets.
a. Shared Roadway Zone (SRZ). Motor vehicle traffic shall be permitted to include either oneway or two-way traffic patterns. A 20-foot minimum width multi-modal roadway shall be provided.
i. Fire access— all roadways shall comply with fire apparatus access standards of the California Fire Code and the Riverside County Fire Department. ii. Surface treatment— paving shall be asphalt, stone, brick or concrete unit pavers or poured in place concrete with integral color pigment. Stamped concrete shall be prohibited.
iii. Curb free — streets shall be integrated with the Pedestrian Refuge Zone. Curbless or rolled curbs shall be permitted.
iv. Illumination— cantenary street lighting shall be permitted. Emergency and maintenance vehicle height clearances shall be maintained.
v. Parking— one-sided parallel curbside parking (8-foot maximum width) in addition to the minimum 20-foot width shall be permitted. Angled or head-in parking shall be prohibited. b. Sidewalk Zone (SWZ). Two SWZ zones shall be provided. The zones are intended to provide a pedestrian-protected area free of motor vehicle traffic. A 6-foot width measured from the back-of-curb to the Transition area Zone shall be provided. i. Universal accessibility— the zone shall include a 5-foot (minimum) wide clear width that is free of all obstructions to maintain American Disabilities Act (ADA) access. Steps or ramps are prohibited within the zone.
ii. Physical separation — cast iron or concrete bollards shall be provided to protect pedestrians from the shared street within a 1-foot zone from the back of the curb.

Bollards shall be spaced a maximum of 10 feet on-center. Traffic or wayfinding poles shall be permitted within this zone between the bollards. iii. Paving— paving shall be brick or concrete unit pavers or poured in place concrete with integral color pigments. Concrete banding and scoring pattern shall differentiate the SWZ from the SRZ. Differentiated stone, brick or concrete paving, differentiated concrete banding and scoring patterns shall be provided at parking garage and intersection conflict points.

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iv. Street furniture— benches, tables, chairs, trash receptacles, and bike racks are prohibited in the zone.
v. Landscaping— shrubs, groundcover, and street trees are prohibited in the zone. Any landscaping planted in the adjacent Transition Area Zone shall not project into the SRZ at a height less than 8 feet above finished SRZ grade.
vi. Utilities— transmission line poles, utility boxes and vaults are prohibited in the zone. c. Transition Area Zone (TAZ). There shall be a minimum 4-foot transition area zone width measured from the SWZ to the build-to line.
i. Landscaping— the TAZ shall be comprised of a minimum of 10 percent of the total building frontage(s). All landscaping shall be selected, installed, irrigated, and maintained per 8.44.220 California MWELO requirements. A combination of decomposed granite mulching and drought tolerant native and desert-adaptable shrubs, succulents, groundcover, and ornamental trees shall be permitted. Landscape planting beds shall have a minimum width of 3 feet. Any landscape material shall not project into the SWZ or SRZ at a height less than 8 feet above finished SRZ grade. ii. Paving— stone, brick or concrete unit pavers or poured in place concrete with integral color pigments is permitted in the TAZ. Steps are permitted to above grade first floor entrances.
iii. Street furniture— permanent or temporary seating shall be permitted in the transition area zone.
iv. Walls— retaining walls or landscape planting walls less than 42 inches in height shall be permitted.
v. Utilities— ground or façade mounted utilities shall be screened. Below grade utility vaults or lines are permitted.
vi. Parking— auto parking along driveway aprons shall be prohibited.

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C. Public Realm Transition Standards. The intent of the standards is to address all potential first floor residential or commercial building conditions and establish requirements for any required building setback behind the public realm line along Street Type A and Street Type B. The standards prescribe at-grade and above grade conditions for first floor uses and conditions for upper floor projections.

1. First Floor Transition Area Use. All multi-family or multi-family mixed use development fronting either Street Type A and Street Type B shall comply with the following standards for the use of any site frontage area between the building facade and the public realm line. a. Motor Vehicle Parking and Service Access. Driveways shall be limited to the minimum width and length necessary to provide direct and efficient motor vehicle ingress to and egress from off-street parking, loading, or service parking spaces located behind a build-to-line. Rideshare drop-off and pick-up short-term parking spaces are permitted within the setback. b. Utilities. Public utilities vaults and transmission lines shall be fully screened or subterranean. c. Residential Unit Private Space Enclosures. Patio walls that are 42 inches or less in height above the finished grade of the adjacent public realm are permitted for Street Type A frontages; patio walls that are 60 inches or less in height above the finished grade of the adjacent public realm are permitted along Street Type B frontages. d. Steps, Stoops, or Terraces. Shall be prohibited along first floor commercial tenant storefront frontages. 30-inch (minimum) and 48 inch (maximum) height terraces, steps and stoops are permitted for first floor residential units. At-grade or above-grade individual residential entrances shall comply with all Multifamily Building Design Standards of this ordinance. e. Parking Garages. Subterranean parking garages, including below grade equipment, service, utility, and storage areas that extend to the property line are permitted. f. Landscaping. Any area between the public realm line and the building shall be landscaped a minimum of 60 percent of the total multi-family building frontage where at-grade ground floor residential units are provided. All landscaping shall comply with the site landscaping standards of this ordinance.
g. Exemptions. First floor residential units subject to California Building Code accessibility requirements shall all be exempt from the steps, stoops, or terrace standards and landscape standards. The landscape minimum area standards do not apply to building frontages where interior vertical circulation stairs and elevators; common areas, or lobbies occur.

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2. At-Grade First Floor Residential Use. The intent of the standards is to provide adequate privacy separation between the first-floor unit interior living space and the public realm. All buildings with a first-floor residential units that are at-grade with the adjacent public realm shall comply with the following standards as specified in Figure 17.20.010.4
FIGURE 17.20.010.4

PUBLIC REALM TRANSITION STANDARDS

AT-GRADE FIRST FLOOR RESIDENTIAL USE SETBACK
a. Public Realm Line Setback. A minimum 5-foot first floor setback from the public realm line shall be provided for residential units.
b. Private First Floor Residential Use. Residential front door stoops or enclosed patios shall be permitted within the 5-foot minimum setback.
c. Projections. Upper floors of multi-family buildings are permitted to project over any first-floor setback to the public realm line. Upper floor residential balconies are permitted to project to the right-of-way (property line) or 5 feet, whichever is less.

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3. Above-Grade First Floor Residential Use. The intent of the standards is to provide a privacy grade separation between the first-floor units and the public realm. Buildings shall comply with all the above-grade standards as specified in Figure 17.20.010.5 FIGURE 17.20.010.5

PUBLIC REALM TRANSITION STANDARDS

ABOVE-GRADE FIRST FLOOR RESIDENTIAL USE
a. Public Realm Line Zero Setback. Where residential units are constructed at the public realm line, the finished first floor shall be a minimum of 30 inches and a maximum of 48 inches above the adjacent public realm grade.
b. Private First Floor Residential Outdoor Use. Where provided, first floor balconies shall be permitted to project a maximum of 18 inches beyond the public realm line. Terraces shall not project beyond the public realm line.
c. Projections. Upper floors of multi-family buildings are permitted to project over any first-floor setback to the public realm line. Upper floor residential balconies are permitted to project to the right-of-way (property line) or 5 feet, whichever is less.

4. At-Grade Commercial Use. The intent of the standards is to permit direct first floor access between first floor commercial uses and the public realm. All mixed-use buildings with an at-grade

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first floor commercial use that are adjacent public realm shall comply with the following standards as specified in Figure 17.20.010.6
FIGURE 17.20.010.6

PUBLIC REALM TRANSITION STANDARDS

MIXED USE BUILDINGS WITH FIRST FLOOR COMMERCIAL USE
a. Public Realm Setback. Mixed use multi-family development with a first-floor commercial component setbacks shall not be required.
b. Projections. Upper floors of multi-family buildings are permitted to project over any first-floor setback to the public realm line. Upper floor residential balconies and first floor or upper floor canopies or awnings are permitted to project to the right-of-way (property line) or 5 feet, whichever is less.

D. Site Landscaping Standards. Landscaping shall be provided to unify multiple buildings on development sites, enhance the enjoyment and beauty of public and private spaces, provide visual screening for existing adjacent uses, and aid in energy conservation by providing shade from the sun and shelter from the wind.

The following standards shall apply to the landscape materials, placement, layout and installation for all

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multifamily zones, and mixed-use zones where multi-family building occur. All landscaping shall comply with any other applicable landscaping requirements identified in Chapter 17.60 Development Standards.

1. Desert Appropriate Landscaping Standards. All landscaping shall be selected, installed, irrigated, and maintained per any applicable 8.44.220 Coachella Model Water Efficient Landscape ordinance requirements and City approved landscape plans. a. Landscape Design. A combination of decomposed granite mulching and drought tolerant native and desert-adaptable shrubs, succulents, groundcover, and ornamental trees shall be provided for all required landscaped areas. Turf grass installation shall be prohibited throughout with the exception of active recreation areas. Live plant materials shall constitute a minimum of 25 percent of all surface area coverage at installation. b. Required irrigation. A permanent underground irrigation system shall be installed. Spray irrigation shall be permitted for recreation turf areas only.

2. Minimum Common Area Landscaping Standards. No less than 20 percent of the total required usable common open space for multifamily residential development shall be comprised of landscaped beds, planters, or pots.
a Planters and Pots Requirements. Planters and pots shall have a minimum length, width, diameter, and depth of 36 inches.
b. Minimum Planting Bed Dimensions. Beds shall be a minimum of 4 feet in width and 12 feet in length.
c. Required Landscape Areas. Landscaping is required in the setback area for individual residential units on the ground floor, except for where a walkway, ramp, stoop, or stairs are directly adjacent to the public realm. Landscaping shall be of an appropriate height to screen the residential unit walls and stoops.

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E. Site Outdoor Illumination Standards. Minimum illumination requirements of multi-family and mixed development sites and adjacent public realm shall be provided to ensure nighttime safety for residents and other users. Lighting shall be permitted to animate gathering areas and extend hours of the day that residents use sidewalks and common spaces. No lighting shall create any unnecessary nuisance for site residents and adjoining property occupants.

1. General Provisions. All exterior lighting shall be designed, located and installed in order to prevent over-lighting, energy waste, glare, light trespass and unintentional sky glow. Lighting shall be permitted to highlight building and landscape features and provide Illumination for mixed use business operations.
a. Luminaires and Poles. Multifamily residential sites and building façades shall comply with the following standards.
i. Sky glow limitations— all parking lot and common area light fixtures shall be fully shielded, and dark sky rated.
ii. Maximum Illumination Impact— the extent of light coverage of all site light installations shall not exceed a 2-foot candle maximum illuminance impact on any fronting residential or commercial sites.
iii. Energy efficiency— all non-essential exterior mixed use commercial and multi-family residential lighting shall be turned off after business hours and/or when not in use. All commercial lights shall be on a timer.
iv. Security— sensor activated lights are to be used for security purpose lighting only.

Security luminaires shall not be triggered by activity off the development site, including the fronting public realm.
v. Glare restrictions— awning or canopy lights shall be fully recessed or fully shielded so as to ensure that no light source is visible from or causes glare on the public realm or adjacent properties.
vi. Exceptions— luminaries and poles used for resident recreation area courts, pools, and play areas shall be exempt from the height and illumination restrictions provided all other provisions of this section are met and the light is used only while the recreation area is in use.

2. Site Open Space, Public Realm, Roadway, and Exterior Building Lighting. All parking lots, accessible common areas, and private residential open space area lighting shall comply with all location requirements identified in the public realm standards of this subsection and the following additional location, height and illumination standards as follows:
a. Public Realm and Development Site Common Area Lighting. Pedestrian-oriented lighting shall have a maximum light pole and luminaire height of 15 feet. Sidewalk lighting shall have an average of 2-foot candles and a minimum of 1-foot candle and a maximum of 5-foot candles.
b. Landscape and Building Facade Accent Lighting. Glare-free direct accent light fixtures with an illumination ratio of less than 30:1 shall be permitted to highlight façade articulation, artwork, and landscape specimen plantings.
c. Parking Lot, Private Roadway, and Driveway Lighting. Parking area lights shall be greater in number, lower in height, and lower in light level, as opposed to fewer in number, higher in height, and higher in light level. The light pole and luminaire height shall be no greater than 18 feet above the parking lot finished grade. Parking lot lighting shall not exceed an overall average illumination of 1.5 foot-candles. Lighting shall have a minimum 1 foot candle and a maximum of 4 foot candles. Private roadway and driveway catenary or pole mounted luminaires shall be LED, unless otherwise determined City of Coachella Public Works.

Streetlights shall meet all City of Coachella Public Works illumination and standard specifications and procedures for installation height, number, and location.

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F. Site and Public Realm Utilities Standards. Utilities required for the function and operation of any multi-family development shall be integrated into sites, facades, and roofs to ensure that they do not detract from the visual quality of a public realm or building facades, or pose health or safety hazards to residents, visitors, and employees. All development shall comply with any utility service provider requirements for access, maintenance, and service; and any applicable Engineering Department standards and specifications for installation. For all multi-family and mixed-use buildings and sites, the following standards shall be met.

1. Underground Utilities. New and existing utilities service connections including wires, cable, and pipelines and equipment shall be placed entirely below ground when located within a multi-family or mixed development site undergoing new development or redevelopment, and/or along the length of the front yard property line in the adjoining half-street, except when the following conditions are met:
a. Feasibility. Where undergrounding of utilities within a site is not feasible due to utility or infrastructure conflicts, topographic conditions, or site limitations. The Engineering Department Director shall have the authority to waive, limit, or modify the requirement for such improvements.
b. Exemptions. Fire hydrants and Fire Department connections as required by the International Fire Code, and any traffic control devices as required by the Engineering Department shall be exempted from all requirements of this ordinance.

2. Site At-Grade Utilities. Utility facilities that cannot feasibly be installed underground shall be located and screened with landscaping or walls consistent with the standards of this ordinance to minimize their impact.
a. Required screening. All exterior mechanical and electrical equipment, which includes, but is not limited to façade mounted or ground mounted Heating, Venting, and Cooling (HVAC) units, gas and electric utility meters, telecommunication equipment, backflow preventions, assemblies, irrigation control valves boxes, and electrical transformers shall be screened. i. Panels and meter locations— exterior utility panels and meters shall be located on building side yard or rear yard facades.
ii. Wall or vegetative screening requirements— walls, landscaping, or the combination of these screens shall have a minimum of 75 percent opacity and shall be a equal or exceed the height of the screened utilities. Screening walls shall utilize the same design elements, colors and materials of the building.
iii. Accessibility— all screening shall not prohibit access for maintenance and emergency service or repair. Access standards identified by utility providers shall be met.

3. Roof-mounted Utilities. Exposed mechanical equipment shall be visually screened by a 75 percent (minimum) opaque or solid, non-reflective visual barrier. The design and materials of the visual barrier shall comply with the following requirements:
a. Architectural Screening. Screening be comprised of parapets, screen walls, trellis systems, or mechanical penthouses and shall include common design elements and finish materials of the building facades. Screening shall be as high and wide or higher and wider than the equipment it screens.

4. Antennas. All telecommunication antennas, including but not limited to dishes, towers, and wires shall be installed and maintained in compliance with applicable requirements of the building code and standards of the Coachella Municipal Code Chapter 17.68- Antennas.

G. Site Freestanding Walls, Fences, and Gates Standards. The standards shall be applied for at-grade visual screening between multifamily buildings, the public realm, parking lots, and adjacent development; first floor residential unit privacy patio walls; and private residential or commercial common areas. No

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freestanding wall, fence or gate shall preclude direct and convenient access for residents, visitors, or employees to building lobbies, or individual unit front doors from the public realm.

1. General Requirements. All walls and fences shall be installed and maintained in compliance with all applicable standards for residential single family zone fences of Chapter 17.60. a. Emergency Access. All wall fences shall not restrict access for fire department vehicles. All development shall comply with fire vehicle accessibility standards of the California Building Code, the Coachella Chapter 15.24- Fire Code, and shall be approved by the fire code official. The fire official shall have the authority to waive, limit, or modify the standards and requirements of this ordinance.
b. Swimming Pool Enclosure Fences. All fences required to enclosure swimming pools, hot tubs, spas, and associated facilities shall be exempt from these standards and shall comply with all California Building Code requirements and standards. c. Location. All freestanding walls, gates or fences shall be located a minimum of 2 feet behind any public realm line.
d. Materials. Walls shall be constructed of either masonry units that are clad in true stucco or Exterior Insulation Finishing Systems (EIFS), or decorative perforated breeze-block Concrete Masonry Units (CMU Blocks). Wrought iron fences are permitted when used in combination with evergreen landscaping that meets the 75 percent minimum opacity standard. Fences and gates constructed of chain link, wood, and vinyl are not permitted along public realm or common area frontages.

2. Parking Lot Screening Walls. All parking lots that front a public realm or common open space shall be screened by walls or a combination of walls, earth berming, and an evergreen hedge of equal height and opacity to the parking screen wall. All freestanding at-grade parking lot screening walls shall be a minimum of 42 inches in height and shall have a minimum of 75 percent opacity.

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H. Site Solid Waste Container Enclosures Standards. Enclosures are necessary to ensure that garbage and recycling areas are properly located and screened from view from the public realm. Where possible solid waste containers should be located in a designated trash room of a building. Solid waste enclosures shall comply with the following standards:

1. Placement. Containers shall be placed behind the front façade of the primary building and outside of any easements and rights-of-way, unless expressly permitted by the City of Coachella. Containers and their screening enclosures shall be permitted to reduce the number of required parking stalls and maneuvering space. Required parking shall not be reduced without submittal and approval of an approved site plan.
a. Collection Vehicle Access. A 20-foot-wide unobstructed vehicular service drive must be maintained as measured from the truck collection side of an enclosure or container placement area. Containers and enclosures located perpendicular to or along a service drive must have no less than a 30-degree angle to the drive aisle.
b. Collection Vehicle Clearance. A minimum 24-foot height clearance must be maintained along the 15 feet of vehicular path closest to the servicing side of the solid waste container or enclosure to enable overhead lifting of the container for servicing. The remaining length of the unobstructed vehicular path must maintain a minimum 16-foot height clearance. A minimum 24-foot height clearance over containers must be maintained to allow overhead lifting of the container for servicing.

2. Container Screening. All containers shall be screened from view of adjacent streets, public open space, and directly adjacent side and rear yard properties. The enclosure shall be compatible in design, material, and color to the primary multifamily or mixed-use building(s) on the site. a. Concealed Service Area Placement. Containers shall be screened from view by buildings, freestanding screening walls, and/or combined within irrigated evergreen vegetated screen equal or greater in height of the enclosure. The containers should be located in a service area is an area at the rear or side of the building and designated for discreet service functions including deliveries, loading of goods, staging, solid waste collection and compaction, and similar activities supporting operations of the multi-family site. b. Enclosure Wall Design Standards. Enclosures shall be a minimum of 7 feet in height, 12 feet in width and length. Enclosures must be constructed of cast-in -place concrete or concrete masonry block. Wood, vinyl, wrought iron or chain link fences, cementitious or metal panels materials shall be prohibited. EIFS cladding shall be prohibited. Gates shall be provided that are solid, heavy-gauge metal or of a heavy-gauge metal frame clad with a heavy gauge sheet metal or other suitable, opaque material compatible to the primary multi-family structure. Fivefoot-high bollards shall be placed 1-foot from all sides of the structure. All screening walls must be continually maintained in a state of good repair. Living vegetative screens must be installed and maintained in compliance with the landscape standards of this ordinance.

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17.20.015 Multi-family Building Design Standards
A. Applicability. The building design standards provided in this subsection shall apply to G-N General Neighborhood, U-N Urban Neighborhood, and applies to multi-family residential buildings in the DT-PV Downtown Pueblo Viejo zone, DT-PV Transition zone, and the U-E Urban Employment, and Neighborhood Commercial Zone District. The following design standards shall be used in determining a project’s consistency with the purpose of this Code of Ordinances and with the policies of the General Plan related to building design. The standards shall apply to all new multi-family residential building construction. Review of projects under this subsection is ministerial and shall be consistent with 17.72. Architectural Review procedures and requirements.

1. Building Modulation. The design of the building façade and roof shall be modulated to reduce the building’s scale— the perceived size and presence in relation to its existing or planned setting; and building massing— the overall volume of the structure. For all multifamily and mixed-use development, applicants shall select one of the four building modulation options. a. Development Standards. The selected option shall comply with the site’s development standards based upon the zone in which it is located, as identified in Tables 2-4 and 2-5 of this ordinance, including permitted minimum and maximum density, lot area requirements, yard requirements, encroachments for colonnades and arcades, height limits, stepbacks, distance between buildings, usable open space standards, and parking standards. b. Street Type. Standards for building modulation shall apply only to building façades fronting Street Type A, Street Type B, and Street Type C.
c. Common Area Façades. Standards for building modulation shall apply to façades that front usable open space common areas.
d. Sites with Multiple Buildings. Sites may be composed of multiple buildings utilizing one or more options.

2. Modulation Options. For all multifamily and mixed-use development, applicants shall select one of three options. All of the standards and requirements for building modulation shall be met. a. Option 1. The standard shall be applied only to multifamily and mixed-use buildings where:
i. Minimum density— 20 dwelling units per acre,
ii. Zone— General Neighborhood (G-N), Urban Neighborhood (U-N), and Urban Employment (UE) zones.
b. Option 2. The standard shall be applied only to multifamily and mixed-use buildings where:
i. Maximum density— less than 20 dwelling units per acre. ii. Zone— General Neighborhood (G-N) and Downtown Transition (DT-PV Transition) zones. c. Option 3. The standard shall be applied to multifamily and mixed-use buildings for:
i. All multifamily residential buildings.
ii. All multifamily and mixed-use zones.

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3. Option 1 Standards. The standards are intended to result in buildings with complex, varied, asymmetrical form and massing.
a. Vertical Modulation. Building façade modulation shall be achieved by providing asymmetrically arranged, irregularly stepped variations in building façade height and width. The number and arrangement of façades for all buildings greater than 2 stories in height shall be modulated as identified in Figure17.20.015.7.

FIGURE 17.20.015.7
OPTION 1 STANDARDS

VERTICAL MODULATION
i. Variation— buildings 3 floors in height shall include a minimum of 2 façade heights.

Buildings 4 floors in height shall include a minimum of 3 façade heights. ii. Arrangement— The primary façade height shall comprise more than 75 percent of the total building façade. A second façade shall be provided that comprises a minimum of 20 percent of the total façade area. A third façade height shall be provided that comprises a minimum of 5 percent of the total façade area/
iii. Prohibited— façades vertically modulated with a uniform base, middle, and top utilizing projecting belt course or cornices or uniform stepping of floors.

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b. Horizontal Modulation. Building horizontal façade modulation shall be achieved by providing a combination and variation in location, width, and depth of façade recesses and projections. For all buildings greater than 2 stories in height, façades shall be modulated horizontally as identified in Figure 17.20.015.8.

FIGURE 17.20.015.8
OPTION 1 STANDARDS

HORIZONTAL MODULATION
i. Variation— façades recesses or projections shall include a minimum of two different heights. Heights shall vary 10 feet (minimum). No more than 25 percent of any façade shall include projections or recesses that are equal in height. ii. Arrangement— A minimum of 25 percent of the total façade area shall be recessed or projected from the primary façade.
iii. Width— recesses or projections shall be a minimum of 10 feet in width. No more than 4 façade projections or recesses shall be of equal width. iv. Depth— recesses and projections shall be 4 foot or greater in depth, measured from the primary façade of the building. A minimum of 10 percent of recessed or projected façade area shall be 10 feet or greater in depth.
v. Articulation— Recessed or projecting balconies, bays, oriels, exterior walkways, stairs, and terraces shall be layered and integrated into the façade modulation as an essential component of all façade compositions.

However, projecting, or recessed balconies, bays, and oriel architectural articulation shall be excluded as part of the calculation of required recessed or projected façade modulation area.

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c. Roof Form and Materials. Roof volume and massing shall contribute to and complement façade horizontal and vertical modulation. All buildings shall create a varied building silhouette by providing a variety of primary and secondary roof forms that are comprised of different widths, heights, and sizes as illustrated in Figure 17.20.015.9.

FIGURE 17.20.015.9
OPTION 1 STANDARDS

ROOF FORM
i. Required sloped roof forms— hipped or gabled roofs forms with a minimum slope of 3:12 and a maximum slope of 4:12 shall be required for a minimum of 60 percent of all roof area.
ii. Permitted flat roof forms— Parapet and mansard-screened flat roofs are permitted. Mansard roofs shall have a minimum 3:12 and a maximum 4:12 slope. Flat roofs with mansards or parapet wall enclosures shall not comprise more than 40 percent of total roof area. iii. Roof Materials— all sloped roofs shall consist of long-lasting, durable clay or concrete tiles.

Standing seam metal, asphalt, or wood shingle or shake roofs shall be prohibited. iv. Rooftop Amenities— rooftop private terrace or occupied outdoor common space, and stair and elevator penthouse structures shall be permitted and shall be exempt from the required flat roof area requirements.

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d. Façade Colors. All façade surfaces shall be painted. Paint color and finish shall be muted and flat to imitate colors found naturally in desert soil, trees, rocks, and other organic materials of the Coachella Valley. Paint hues and tones shall be limited to warm white shades and rich warm colors containing some brown, ranging from neutral tan to deep brown. i. Primary color and secondary façade colors— shall be limited to a maximum of 2 paint colors.

A primary color shall comprise a minimum of 80 percent of total of all façades. A secondary color shall comprise a maximum of 20 percent of any façade fronting a public realm. ii. Windows, doors, and trim colors— limited to a maximum of 3 paint colors. Building windows shall be limited to shades of blue, black, or warm colors containing deep brown. iii. Exemptions— all approved murals or other public artwork painted on façades shall be exempt from all façade color standards.
e. Façade Materials. Façades shall be clad with durable and long-lasting materials that cannot be degraded by desert sun and high temperatures. Façades are permitted to be comprised of a single cladding material. No more than two façade materials shall be utilized for any façade. i. Primary and secondary façade materials— where 2 materials are utilized, a primary material shall clad a minimum of 80 percent of the total building façade area. A secondary material shall comprise no more than 20 percent of any public realm fronting façade. ii. Prohibited façade materials— wood siding, cementitious siding, metal panel, glazed spandrel curtain wall, un-clad poured in-place concrete or concrete masonry block, and stacked stone veneer siding, panels, or sheets.
f. Fenestration. The arrangement, location, and character of door and window openings shall provide depth, shade, and shadow and contribute to a varied façade composition. i. Arrangement— door and window locations shall be vertically and horizontally offset in an asymmetrical pattern. For façades greater than 2 floors in height, a maximum of 50 percent of any façade area shall be arranged in a vertically stacked windows and door pattern.
ii. Recess depth— No window shall be flush with any building façade. Individual or combined window and door system shall be recessed a minimum of 4 inches from the façade. The recess shall be measured from the outer face of the window glazing or door surface to the outer surface of the façade cladding.
iii. Projection depth— projecting sills, lintels, and trim shall not be required for any window or door. Where provided, sills, lintels, and trim shall project a maximum of 2 inches beyond the façade cladding surface.
vi. Shading— upper floor door and window shading is permitted. Awnings or canopies that project no more than 4 feet beyond the façade are permitted. For mixed use multifamily buildings with commercial first floor use, first floor awnings and canopies are permitted. All public realm and setback standards of this ordinance for projections shall be met.

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4. Option 2 Standards. All Option 2 building design standards shall apply to buildings two floors or less in height. All buildings shall comply with the following standards. a. Vertical Modulation. Building vertical façade modulation shall be required. For any vertically modulated buildings greater than 1 story in height, façades shall be modulated vertically as identified in Figure 17.20.015.10.

FIGURE 71.20.015.10
OPTION 2 STANDARDS

VERTICAL MODULATION
i. Façade height variation— changes in façade height is not required for building 2 floors or less in height. Any variation in building façade height shall be asymmetrical. Where façade height variation is provided, a maximum of 80 percent of the total primary façade area shall be of a uniform height. Stepped façade height shall be a minimum of 5 feet higher or lower than the primary façade height.
ii. Vertical differentiation— buildings 2 floors or greater are not required to provide façade differentiation between lower (base) and upper (top) floors. Use of functional and/or decorative horizontal belt courses that extend the entire length of the façade is prohibited. iii. Prohibited— façades vertically modulated utilizing façade material and color changes to differentiate any portion of the base (first floor) from the top (second floor).

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b. Horizontal Modulation. Building horizontal façade modulation shall be achieved by providing façade recesses and/or projections. For all buildings greater than 1 story in height, façades shall be articulated horizontally as identified in Figure 17.20.015.11.

FIGURE 17.20.015.11
OPTION 2 STANDARDS

VERTICAL MODULATION
i. Arrangement— a minimum of 25 percent of the total façade area shall be recessed or projected from the primary façade. Horizontal modulation variation in location, width, and depth is not required. Recessed or projecting balconies, exterior walkways, stairs, and stepback terraces shall be integrated as an essential component of all façade compositions. ii. Width— recesses or projections shall be a minimum of 10 feet in width iii. Depth— recesses and projections shall be 6 feet or greater in depth, measured from the primary façade of the building.
iv. Articulation— Recessed or projecting balconies, bays, oriels, exterior walkways, stairs, and terraces shall be layered and integrated into the façade modulation as essential components of all façade compositions.

However, projecting or recessed balconies, bays, and oriel architectural articulation shall be excluded as part of the calculation of required recessed or projected façade modulation area.

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c. Roof Form and Materials. Roofs shall contribute to and complement façade variations in volume and massing. A variety of roof widths, heights, sizes, and forms are permitted but are not required.

No roof overhang shall project more than 1 foot beyond any building façade or balcony. Any rooftop mechanical equipment shall comply with all rooftop screening standards of this ordinance.
i. Roof forms— sloped roof forms shall comprise a minimum of 80 percent of the total roof area.

Hipped or gabled roof forms with a minimum slope of 3:12 and a maximum slope of 4:12 shall be required. A maximum of 20 percent of the total roof area shall be permitted to include flat roofs screened by mansards that have a minimum 3:12 and a maximum 4:12 roof slope.
ii. Roof Materials— all sloped roofs shall consist of long-lasting, durable clay or concrete tiles.

Standing seam metal, asphalt or wood shingle or shake roofs shall be prohibited. d. Façade Colors. All façade surfaces shall be painted. Paint color and finish shall be muted and flat to imitate colors found naturally in desert soil, trees, rocks, and other organic materials of the Coachella Valley. Paint hues and tones shall be limited to warm white shades and rich warm colors containing some brown, ranging from neutral tan to deep brown. i. Primary color and secondary façade colors— utilization of a single façade color shall be permitted. A maximum of 2 paint colors shall be permitted. A primary color shall comprise a minimum of 80 percent of total of all façades. A secondary color shall comprise a maximum of 20 percent of any façade fronting a public realm.
ii. Windows, doors, and trim colors— limited to a maximum of 3 paint colors. Building windows shall be limited to shades of blue, black, or warm colors containing deep brown. e. Façade Materials. Façades shall be clad with durable and long-lasting materials that cannot be degraded by desert sun and high temperatures. Façades are permitted to be comprised of a single cladding material. No more than two façade materials shall be utilized for any façade. i. Primary façade materials— where 2 materials are utilized, a primary material shall clad a minimum of 80 percent of the total building façade area. A secondary material shall comprise no more than 20 percent of any public realm fronting façade. ii. Permitted secondary materials include cast in place or precast concrete, decorative tiles, painted metal, treated or painted wood exposed structural beams, columns, and posts for balconies, trellises, or arcades.
iii. Prohibited façade materials— wood siding, cementitious siding, metal panel, glazed spandrel curtain wall, un-clad poured in-place concrete or concrete masonry block, stacked stone veneer siding, panels, or sheets; moulded simulated stucco (EIFS) cornices, belt, courses, door and widow trim, sills, and lintels.

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f. Balconies. Private balconies shall be provided for a minimum of 25 percent of all residential units fronting the public realm.
i. Articulation— balconies are permitted to be recessed or projected from the building’s primary or horizontally modulated façade.
ii. Minimum depth— balconies shall project or recess a minimum of 6 feet from the building’s primary or horizontally modulated façade.
iii. Shading— balconies are permitted but not required to include a projecting roof structure above.
g. Fenestration. The building façade shall be articulated to create visual interest and provide weather protection. The arrangement, location and of character of door, window openings shall be “punched in” to provide depth, shade, and shadow.
i. Openings— a minimum of 20 percent of all façades shall include window or door openings. ii. Recess depth— no window shall be flush with any building façade. All window and door openings shall be recessed a minimum of 4 inches. The recess shall be measured from the outer face of the window or door glazing to the outer edge of the primary façade cladding surface.
iii. Projection depth— projecting sills, lintels, and trim shall not be required for any window or door. Where provided, sills, lintels, and trim shall project a maximum of 1 inch beyond the façade cladding surface.
h. Architectural Accents. Functional, structural or ornamental embellishment consistent with the architectural vernacular of the building is permitted. Architectural accents shall be used to reinforce vertical and horizontal modulation and provide visual interest to blank walls. The following design features shall be permitted to provide façade articulation and modulation:
i. Awnings and canopies— upper floor awnings or canopies are permitted over windows, doors, or balconies. Materials and colors of all canopies or awnings shall be complimentary with the overall building color palette. Interior-illuminated vinyl awnings are prohibited. Any integrated light fixture within a canopy or awning shall direct light downward toward the sidewalk or façade.

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5. Option 3 Standards. The standards are intended to result in simple horizontally emphasized, streamlined building form, volume, and massing.
a. Vertical Modulation. Vertical modulation is not required for buildings two floors or less in height. Buildings shall be vertically modulated identified in Figure 17.20.015.12.

FIGURE 17.20.015.12
OPTION 3 STANDARDS

VERTICAL MODULATION

FOUR FLOOR BUILDINGS
i. Variation— a minimum of 2 and a maximum of 3 building heights shall be required for all building façades. For sloped sites of more than 5 percent, a maximum of 4 façade height shall be permitted.
ii. Arrangement— the primary façade shall not comprise more than 80 percent of the total façade area.
iii. Exemptions— any required stair and elevator penthouse structure, rooftop mechanical, solar array screen walls, or rooftop common area structures shall not be included in the vertical modulation calculations.

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c. Horizontal Modulation. Building horizontal façade modulation shall be achieved by providing a uniform and consistent modulation in location, width, and depth of façade recesses and/or projections. For all buildings greater than 2 stories in height, façades shall be articulated horizontally as identified in Figure 17.20.015.13.

FIGURE 17.20.015.13
OPTION 3 STANDARDS

HORIZONTAL MODULATION
i. Variation— a minimum of 20 percent of the total façade area of buildings shall be recessed or projected from the primary façade.
ii. Width— recesses or projections shall be a minimum of 10 feet in width. iii. Depth— recesses and projections shall be a minimum of 10 feet and a maximum of 30 feet in depth, measured from the primary façade of the building. iv. Articulation— Recessed or projecting balconies shall be integrated into the façade composition. However, recessed or projected stair and elevator vertical circulation, or balconies shall not be included as part of the calculation of required recessed.

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d. Roof Forms. Roofs shall contribute to and complement façade simple horizontal volume and massing. Stepping variation of roof height shall be minimized. i. Flat Roof Forms— all roofs shall be flat. Roofs shall permit minimal sloping to meet drainage requirements. All roofs shall have a uniform height for a minimum of 80 percent of the building area. Parapets no greater than 4 feet in height are permitted. All roofs shall overhang a minimum of 6-foot bond the building’s primary façade. ii. Accent Roof Forms— raised, angled shed, or lowered roofs shall be limited to roofs over the lobbies, stair and elevator vertical circulation, and rooftop common areas. iii. Prohibited— hipped, gable, and mansard sloped roof forms. e. Façade Colors. Façades are not required to be painted. Painted façades are permitted to be painted a single paint color. Façades painted more than one color shall comply with the following standards.
i. Primary and secondary colors— façades shall be limited to a maximum of 4 paint colors. A primary color shall be used for a minimum of 60 percent of all façades. The primary color shall be limited to warm white shades or rich, warm colors containing some brown (ranging from neutral tan to light brown). Primary paint color and finish shall be muted and flat to imitate colors found naturally in desert soil and rocks of the Coachella Valley. A secondary color(s) shall comprise a maximum of 40 percent of all façades. Secondary façades are permitted to utilize all the tints, tones, and hues of the full color spectrum. ii. Window and door colors— windows and doors shall be limited to 1 paint color. Building windows shall be limited to shades of white or black or warm colors containing deep brown. f. Façade Materials. Façades shall be clad with durable and long-lasting materials that cannot be degraded by desert sun and high temperatures. Façades are permitted to be comprised of a single cladding material. No more than 3 façade materials shall be utilized for any façade. i. Primary façade material — the primary material shall be limited to metal panel, stucco or simulated stucco (EIFS), cast in place or precast concrete, or concrete masonry block, or masonry brick materials applied to a minimum of 75% of the total façade area. ii. Secondary materials — cast in place or precast concrete, decorative tiles, stone veneer, metal panels and glazed curtain walls are permitted.
iii. Prohibited façade materials— wood siding, cementitious siding; treated or painted wood exposed structural beams, columns, and posts for balconies, or trellises; moulded simulated stucco (EIFS) door and widow trim, sills, and lintels.
g. Balconies. Balconies shall be required for all upper floor residential units. i. Articulation— balconies are permitted to be recessed or projected from the building’s primary façade.
ii. Minimum depth— balconies shall project or recess a minimum of 6 feet from the building’s primary façade.
iii. Minimum area— 60 square feet.
iv. Shading— all balconies shall be required to include a projecting roof for top floors or a balcony structure above for lower floors.

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i. Fenestration. The building façade shall be articulated to create visual interest and provide weather protection. The arrangement, location and of character of door, window openings shall be “punched in” to provide depth, shade, and shadow. Door and window locations shall contribute to a symmetrical building form. Buildings following Option 3 shall comply with the following standards:
i. Required openings— Façades shall be comprised of a minimum of 50 percent openings for all façades fronting a public realm or common open space, excluding façades that contain stair or elevator vertical circulation.
ii. Recess depth— no window shall be flush with any building façade. All window and door openings shall be recessed a minimum of 2 inches. The recess shall be measured from the outer face of the window or door glazing to the outer edge of the primary façade cladding surface.
iii. Projection depth— projecting sills, lintels, and trim shall not be required for any window or door. Where provided, sills, lintels, and trim shall project a maximum of 1 inch beyond the façade cladding surface.

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B. Residential Entry Standards. First floor residential entires shall be located to foster street-oriented pedestrian activity. Residential entrances of all multi-family or mixed-use buildings shall comply with the following standards.

1. Lobby Entries. Primary common entrances for tenants, guests, and interior first floor common areas and staff offices shall be located at the first floor and shall be directly accessible from the Street Type A or Street Type B public realm, usable open space common area adjacent to the public realm, or a required front yard setback.
a. At-grade Entrances. All multi-family and mixed-use zone lobby entrances shall be at-grade with the adjacent public realm sidewalk.
b. Visibility. Lobby entrances shall have direct sight lines and continuous and unobstructed pedestrian access from the public realm.
c. Prohibited Orientation. Lobby primary entries are prohibited from alleys, driveways, parking lots, or parking structures. Secondary entries are permitted from driveways, parking lots, or parking structures.

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2. Individual Residential Unit Entries. First floor residential unit entries are permitted fronting Street Type A, Street Type B, and Street Type C, driveways, and parking lots. Individual entrances shall be accessed from the adjacent public realm, usable common open space, or required setback as specified in Figure 17.20.015.14.

FIGURE 17.20.015.14

INDIVIDUAL RESIDENTIAL ENTRIES STANDARDS
a. Universal Access. All multi-family and mixed use building first floor individual entries shall comply with all current California Building Code minimum requirements for multi-family or mixed-use building means of egress for exterior doors.
b. Front Door Setbacks. All first-floor entrances shall be set back a minimum of 5 feet behind the public realm line.
c. Minimum Dimensions. Entry landing or stoops not including stairs, shall be a minimum of 40 square feet. Individual residential entries accessed directly from the public realm and shall have a minimum walkway, ramp, and/or stairs width of 6 feet for single unit entries. Landings or stoops shall be a minimum of 1 foot wider than the entry doorway width.

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C. First Floor Transparency Standards. First floor commercial façades shall be designed to generate passive surveillance ‘eyes on the street’ visibility by engaging the public realm and providing transparency between the pedestrian realm and first floor uses. This standard applies only to portions of at-grade first floor façades that contain occupied commercial uses fronting the public realm. All multi-family mixed use development shall comply with the following standards as specified in Figure cccc15.

FIGURE 17.20.015.15

FIRST FLOOR TRANSPARENCY STANDARDS

1. Calculation. The first-floor façade opening area shall include the area the primary façade measured vertically between the finished floor elevation and 15 feet above the first finished floor elevation multiplied by the horizontal length of the interior occupied use. a. Openings. A minimum of 50% of first floor façades shall include transparent glazed doors and window openings.
b. Window and Door Systems. All window and door components including the frame, jamb, head, sill, mullions, muntins, and glazing shall comprise an opening. Any decorative window or door trim around the window or door frame shall not be included as part of the opening calculation.
c. Prohibited Glazing. No dark-tinted or opaque glazing for any required wall opening along first floor public realm façades is permitted. Dark-tinted and opaque windows shall be defined as having less than a minimum visible transmittance of 50 percent, including any tint, treatment, or application on glazing.
d. Exceptions. The first-floor façade opening calculation requirements does not apply to façades where perpendicular recessed or projected wall area occur; and where internal vertical stair and elevator circulation stairs and elevators, loading, and storage, or parking facilities occur.

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Item 27.

From: Colleen Edwards
To: Gabriel Perez
Subject: RE: TCC Project Site - South Portion of 6th between Tripoli and Date Date: June 13 23 11:16:20 AM
Attachments: image001.png
Hi Gabriel,
Here are my personal opinions with regard to the objective design standards:

Onsite easements for public use (Transition Area Zones) represent a taking of land making a significant area of private sites unbuildable.

Setting the first floor back from the rest of the building façade would require upper floor cantilevers which are difficult and expensive. This is a detail that we would not be interested in implementing. Instead the entire building would be pulled back to the buildable line representing a significant loss of building floor area yield per site.

Vertical modulations is a taking of air space rights reducing the buildable area that can be achieved from development sites. This also creates undesirable conditions where elevators service partial floors. I would suggest roof modulation instead.

Required depth recesses are a taking of development rights decreasing onsite buildable areas.

Entries with steps up to entry doors from public sidewalks require import of large quantities of expensive dirt to raise the floor plates in the case of flat sites. This feature is typically not financially feasible for affordable housing.

I would suggest applying the standards to the proposed 6th Street Senior project to see if the impacts to the development are as detrimental as I believe they will be based on the draft objective design standards. We should go through the exercise before we submit TCC to be sure that the development is feasible at all and to be sure that it can be built for the budget that we are including in the grant application.

In general these standards are developer unfriendly, represent a significant reduction in buildable area per site reducing unit production and will increase costs beyond what is feasible for most developments having an overall negative impact on the housing supply in the City of Coachella.

Colleen
Colleen Edwards

LEED AP - MRED
Sr. Development Executive
323-590-0233
From: Gabriel Perez <[email protected]>
Sent: Tuesday, June 13, 2023 9:03 AM
To: Colleen Edwards <[email protected]>; Dave Davis <[email protected]> Subject: RE: TCC Project Site - South Portion of 6th between Tripoli and Date Please do. I will need to send to our consultant.

From: Colleen Edwards <[email protected]>
Sent: June 13 23 9:02 AM
To: Gabriel Perez <[email protected]>; Dave Davis <[email protected]> Subject: RE: TCC Project Site - South Portion of 6th between Tripoli and Date Understood. I’ll get comments to you today.

I believe the standards would force a partial 4th floor in the building that we would not want if we are required to have strict compliance.

Colleen
From: Gabriel Perez <[email protected]>
Sent: Tuesday, June 13, 2023 8:56 AM
To: Colleen Edwards <[email protected]>; Dave Davis <[email protected]> Subject: RE: TCC Project Site - South Portion of 6th between Tripoli and Date Please submit your comments. I don’t know if we will suggest changing them. This is already going to Planning Commission next week.

From: Colleen Edwards <[email protected]>
Sent: June 13 23 8:42 AM
To: Gabriel Perez <[email protected]>; Dave Davis <[email protected]> Subject: RE: TCC Project Site - South Portion of 6th between Tripoli and Date Hi Gabriel,
To meet TCC deadlines we need to have CEQA compliance by application date 8/1. I would appreciate if you would please keep that deadline in mind.

Also, the housing element must be approved by the time of award later in the year.

Item 27.

COACHELLA

OBJECTIVE DESIGN STANDARDS

PLANNING COMMISSION
June 21, 2023 | 5:00 p.m.

This project is funded and managed by the Southern California Association of Governments (SCAG) through their Regional Early Action Planning (REAP) program with grant funding from State of California Department of Housing and Community Development (HCD)

Item 27.

AGENDA

1. Presentation 20 Minutes

2. Clarification Questions

Item 27.

OBJECTIVE DESIGN STANDARDS

STATE LEGISLATION
Coachella is required to accelerate
housing production and reduce
housing costs through:

1. Certainty in adopted ODS.

2. Faster permitting
Image: Crandall Arambula

Item 27.

WHY DO WE NEED OBJECTIVE DESIGN STANDARDS?
The Coachella Planning Commission currently
uses the discretionary Architectural Review
process to the Pueblo Viejo Design Guidelines
to review multi-family housing development
applications.

1. The guidelines contain ambiguous and
unclear recommendations for the review of
new development that can interpreted
multiple ways.

2. Subjectivity of guidelines often results in
inconsistent interpretations, as well as
prolonged review processes that impede the
creation of new townhomes, apartments,
and condominiums.

NO ODS CURRENTLY EXIST

Item 27.

Objective development standards offer
no “gray area” for interpretation.

1. Objective development standards are
‘requirements’ (e.g., ‘shall’ or ‘must’) that
are measurable and verifiable, as opposed
to guideline ‘recommendations’ (e.g.; ‘may’
or ‘should’) that are subjective.

2. The objectivity of standards provides
predictable outcomes because projects are
reviewed without interpretation by City
Planning Staff, facilitating the creation of
new apartments, townhomes, and
condominiums.

ODS WILL BE PREDICTABLE
WHAT ARE OBJECTIVE DESIGN STANDARDS?

Item 27.

The standards are applicable only to
new development in the following
General Plan Update 2035 Land Use
designated areas:

1. Mixed use apartment development
in Downtown, Urban Employment,
and Neighborhood Center areas.

2. Apartment and townhome
development in the Urban
Neighborhood and General
Neighborhood areas.

3. Objective Development Standards
DO NOT apply to single-family
Suburban Neighborhood areas.

WHERE WILL THESE STADARDS APPLY?

NEW DEVELOPMENT

Item 27.

Development review will be ‘ministerial’,
provided exclusively by City Staff.
• NO review by the Planning Commission or
City Council
• Discretionary. Applicants can opt out and
use existing Architectural Review process.

Requires a submittal of:
• Senate Bill (SB) 330 Application.
• SB 35 Affordable Housing Eligibility
Application. Is optional.

CITY STAFF REVIEW
WHO WILL REVIEW THE PROJECTS?

Item 27.

Development Application review
will be streamlined.
• 90 Days: Approval for projects
150 units or less.
• 180 Days: Approval for projects
more than 150 units.
• CEQA: SB 35 eligible projects
are exempt from
lengthy environmental
review processes.

Image: Crandall Arambula
FOR DEVELOPERS:

WHAT ARE THE BENEFITS OF ODS CITY STAFF REVIEW?

Item 27.

Increased supply of high-quality
development
• Building design based on
community values.
• Sidewalk and plaza amenities
constructed and maintained by
developers.
• Additional shopping opportunities
at businesses in mixed use
projects.

FOR CITY RESIDENTS:

WHAT ARE THE BENEFITS OF ODS CITY STAFF REVIEW?
Image: Crandall Arambula

Item 27.

OBJECTIVE DESIGN

STANDARDS

CONTENT
Image: Crandall Arambula

Item 27.

THE ODS WILL REGULATE
• Public Realm Improvements
• Site Design
• Building Design
HOW WILL THE ODS STANDARDS BE STRUCTURED?

Item 27.

THE ODS WILL REGULATE
• PUBLIC REALM IMPROVEMENTS
HOW WILL THE ODS STANDARDS BE STRUCTURED?

Item 27.
‘PUBLIC REALM’

IMPROVEMENTS
(Perimeter streetscape standards)
• Widened sidewalks
• Canopy street trees
• Shrubs and ground cover
• Ornamental lighting
• Benches and bike racks
HOW WILL THE ODS BE STRUCTURED?

Item 27.

Safe walking and rolling access for people walking is lacking on many busy streets.

PUBLIC REALM STANDARDS

BUSY STREETS
Standards will be provided to address
pedestrian safety and comfort
Multi-family
development site
Image: Google Earth

Item 27.

Standards apply to streets
generally that are wider and have
higher traffic volumes.

PUBLIC REALM STANDARDS

BUSY STREETS STANDARDS
Image: Crandall Arambula

Item 27.

PUBLIC REALM STANDARDS

BUSY STREETS STANDARDS
Multi-family buildings on sites
that front the following street
classifications* shall comply with
these standards:
• Major Arterial
• Primary Arterial
• Collector Streets
(*Coachella General Plan designation)
Image: Crandall Arambula

Item 27.

The intent of standards is to foster safe and comfortable pedestrian access by providing a more robust landscaped buffer between the roadway and the sidewalk.

PUBLIC REALM STANDARDS

BUSY STREETS
Landscape buffer
example
No landscape
buffer example

NOT THIS THIS

Item 27.

PUBLIC REALM STANDARDS

BUSY STREETS
Three distinct and
contiguous sidewalk zones
comprise the 20’ wide public
realm.
• Parkway Zone (PKZ)
• Sidewalk Zone (SWZ)
• Transition Area Zone (TAZ)
A public easement will be
required.

Item 27.

These streets generally are
narrower and have lower traffic
volumes.

PUBLIC REALM STANDARDS

QUIET STREETS STANDARDS

Item 27.

PUBLIC REALM STANDARDS

QUIET STREETS STANDARDS
Multi-family buildings on sites
that front the following street
classifications* shall comply with
these standards:
• Collector
• Suburban Residential
• Urban Residential
• Cul-de-sac
(*Coachella General Plan designation)

Item 27.

The intent of standards is to foster a safe, direct, and comfortable pedestrian access to first floor residential entries, internal driveways, common spaces, and paseos and encourage first floor street-oriented residential activity and visibility.

PUBLIC REALM STANDARDS

QUIET STREETS
Landscape buffer
example
No landscape
buffer example

NOT THIS THIS
Direct access to
residences Page 801
Item 27.

PUBLIC REALM STANDARDS

QUIET STREETS
Three distinct and
contiguous sidewalk zones
comprise the 15’ wide public
realm.
• Parkway Zone (PKZ)
• Sidewalk Zone (SWZ)
• Transition Area Zone (TAZ)
A public easement will be
required.

Item 27.

PUBLIC REALM TRANSITION
(privacy and livability standards)
• Address potential first floor
residential or commercial building
conditions
• Establish requirements for any
required building setback.

HOW WILL THE ODS STANDARDS BE STRUCTURED?
First floor
residential
standards
First floor
commercial
standards

Item 27.

AT-GRADE STANDARDS FIRST

FLOOR RESIDENTIAL USE
The intent of the standards is to
provide adequate privacy separation
between the first floor unit interior
living space and the public realm
providing a setback.

PUBLIC REALM TRANSITION

Item 27.

Standards are intended ensure privacy and provide usable outdoor space.

Standards will establish conditions for at-grade residential uses.

PUBLIC REALM TRANSITION
Required first
floor setback
First floor
residences
Patios permitted
in setback
CONDITION 1 CONDITION 1

Item 27.

Standards will establish standards for at-grade conditions Standards will be created to provide privacy for first floor residents

PUBLIC REALM TRANSITION
CONDITION 2
Landscaping
permitted in
setback
Required first
First floor floor setback
residences
CONDITION 2

Item 27.

ABOVE-GRADE FIRST FLOOR
RESIDENTIAL USE.

Provide a privacy grade separation
between the first floor units and the
public realm when the building is not
setback.

PUBLIC REALM TRANSITION

Item 27.

Standards will establish standards for above-grade conditions Ground floor residential uses
setback from the sidewalk to
accommodate a stoop and
stairs
Standards will be created to provide privacy for first floor residents

PUBLIC REALM TRANSITION
Required first
floor setback

Item 27.

Standards will establish standards for above-grade conditions Ground floor residential units constructed to
the sidewalk line are permitted, but finished
floor must be raised above adjacent sidewalk
grade to prevent views into residences
Finished Floor
Finished Floor
Standards are inted to provide privacy for first floor residents

PUBLIC REALM TRANSITION

Item 27.

PUBLIC REALM TRANSITION

AT-GRADE FIRST FLOOR

COMMERCIAL USE
Permit direct first floor
access between first floor
commercial and sidewalk when the
building is not setback.

Item 27.

Standards will establish standards for at-grade conditions Standards will be created to foster day and evening activity.

PUBLIC REALM TRANSITION
Setbacks will be permitted for
public or private outdoor
seating and landscaping.

Ground floor commercial shall be
permitted to be the sidewalk.

Item 27.

THE ODS WILL REGULATE
• Public Realm Improvements
• SITE DESIGN
HOW WILL THE ODS STANDARDS BE STRUCTURED?

Item 27.

LANDSCAPING
• Unify multiple buildings
• Enhance the enjoyment and beauty
of public and private spaces
• Provide visual screening
• Providing shade from the sun and
shelter from the wind.

SITE PLANNING STANDARDS

Item 27.

OUTDOOR LIGHTING
• Ensure nighttime safety
• Animate gathering areas
• No lighting shall create any
unnecessary nuisance

SITE PLANNING STANDARDS

Item 27.

UTILITIES
• Do not detract from the visual
quality of a public realm or building
facades.
• Underground where feasible
• Screened

SITE PLANNING STANDARDS

Item 27.

WALLS, FENCES, AND GATES
• Parking lots
• Adjacent development
• First floor residential unit privacy
patio walls
• Common areas

SITE PLANNING STANDARDS

Item 27.

THE ODS WILL REGULATE
• Public Realm Improvements
• Site Design
• BUILDING DESIGN
HOW WILL THE ODS STANDARDS BE STRUCTURED?

Item 27.

BUILDING DESIGN STANDARDS
OPTION 1 AND OPTION 2
OPTION 3

BUILDING MODULATION
INTENT:
• Optional architectural approaches.
• Reduce the building’s scale— the
perceived size and presence in
relation to its existing or planned
setting
• Building massing— the overall
volume of the structure. Building
should be perceived as multiple
structures.

Item 27.

BUILDING MODULATION
OPTION 1
The standard shall be applied where:
• Minimum density— 20 dwelling
units per acre.
• General Neighborhood, Urban
Neighborhood, and Urban
Employment zones.

BUILDING DESIGN STANDARDS
Three and four
floor buildings

Item 27.

OPTION 1

VERTICAL MODULATION
• Requires asymmetrically arranged,
irregularly stepped variations in
building facade height and width.
• Includes standards for three or four
floor buildings

BUILDING DESIGN STANDARDS
Stepped facades

Item 27.

VERTICAL MODULATION
• Variation—include a minimum of 3
façade heights
• Arrangement— no single facade
height shall comprise more than 75
percent of the total building
façade.

BUILDING DESIGN STANDARDS — OPTION 1

Item 27.

OPTION 1

HORIZONTAL MODULATION
• Achieved by providing a
combination and variation in
location, width, and depth of
façade recesses and projections.
• Applies to buildings are greater
than 2 stories in height.

BUILDING DESIGN STANDARDS
Recessed or projected
facades

Item 27.

HORIZONTAL MODULATION
• Arrangement— A minimum of 25% of the
total façade area shall be modulated
• Width— modulation shall be a minimum
of 10 feet in width. No more than 4 facade
projections or recesses shall be of equal
width.
• Depth— recesses and projections shall be
4 foot or greater in depth. A minimum of
10% modulated facade area shall 10 feet
or greater in depth.

BUILDING DESIGN STANDARDS — OPTION 1

Item 27.

ROOF FORM & MATERIALS
• Roof volume and massing shall
contribute to and complement
facade horizontal and vertical
modulation. All buildings shall
create a varied building silhouette
by providing a variety of primary
and secondary roof forms that are
comprised of different widths,
heights, and sizes.

BUILDING DESIGN STANDARDS — OPTION 1
Varied sloped and flat
roof forms

Item 27.

ROOF FORM & MATERIALS
• Required sloped roof forms—
hipped or gabled roofs shall be
required for a minimum of 60
percent of all roof area.
• Permitted flat roof forms— Parapet
and mansard-screened flat roofs
are permitted. Flat roofs with
mansards or parapet wall
enclosures shall not comprise more
than 40 percent of total roof area.

BUILDING DESIGN STANDARDS — OPTION 1

Item 27.

BUILDING MODULATION
OPTION 2
The standard shall be applied where:
• Maximum density— 20 dwelling
units per acre.
• General Neighborhood, Downtown
Transition , and Urban Employment
zones.

BUILDING DESIGN STANDARDS
Two floor
buildings

Item 27.

OPTION 2

VERTICAL MODULATION
• Requires asymmetrically arranged,
irregularly stepped variations in
building facade height and width.
• Standards apply to two floor
buildings
BUILDING DESIGN STANDARDS — OPTION 2
Stepped facades

Item 27.

VERTICAL MODULATION
• Variation—maximum of 80 percent
of the total primary facade area
shall be of a uniform height.
stepped facade height shall be a
minimum of 5 feet higher or lower
than the primary facade height.
• Vertical differentiation— buildings
2 floors or greater are not required
to provide facade differentiation
between lower (base) and upper
(top) floors
BUILDING DESIGN STANDARDS — OPTION 2

Item 27.

HORIZONTAL MODULATION
• Variation—include a minimum of 3
façade Arrangement— a minimum
of 25 percent of a the total façade
area shall be recessed or projected
from the primary façade.
• Width— recesses or projections
shall be a minimum of 10 feet in
width.
• Depth— recesses and projections
shall be 6 feet or greater in depth
BUILDING DESIGN STANDARDS — OPTION 2
Recessed or projected
facades

Item 27.

HORIZONTAL MODULATION
• Variation—include a minimum of 3
façade Arrangement— a minimum
of 25 percent of the total façade
area shall be recessed or projected
from the primary façade.
• Width— recesses or projections
shall be a minimum of 10 feet in
width.
• Depth— recesses and projections
shall be 6 feet or greater in depth
BUILDING DESIGN STANDARDS — OPTION 2

Item 27.

ROOF FORM & MATERIALS
• Roof volume and massing shall
contribute to and complement
facade horizontal and vertical
modulation.
• All buildings shall create a varied
building silhouette by providing a
variety of primary and secondary
roof forms that are comprised of
different widths, heights, and sizes.

BUILDING DESIGN STANDARDS — OPTION 2

Item 27.

BUILDING MODULATION
OPTION 3
The standards are intended to result
in simple horizontally emphasized,
streamline building form, volume,
and massing.

The standard shall be applied where:
• All zones where multifamily use is
permitted
• No minimum or maximum density
requirements

BUILDING DESIGN STANDARDS
Two floor or
greater buildings

Item 27.

OPTION 3

VERTICAL MODULATION
• Buildings two floors or less —
variation in façade height is not
required in height.
• Buildings three floors or more —
three variation facade heights shall
be permitted for all building
facades.

BUILDING DESIGN STANDARDS
Stepped facades

Item 27.

VERTICAL MODULATION
• Arrangement— the primary facade
shall not comprise more than 80
percent of the total facade area.
• Excludes—stair and elevator
penthouse structure or rooftop
common area structures.

BUILDING DESIGN STANDARDS — OPTION 3

Item 27.

HORIZONTAL MODULATION
Building horizontal façade
modulation shall be achieved by
providing facade recesses and/or
projections that include uniform and
consistent modulation in :
• Location
• Width
• Depth
BUILDING DESIGN STANDARDS — OPTION 3
Recesses or
projections

Item 27.

HORIZONTAL MODULATION
• Variation— a minimum of 20
percent of the total facade area of
buildings shall be recessed or
projected.
• Width— recesses or projections
shall be a minimum of 10 feet in
width.
• Depth— recesses and projections
shall be a minimum of 10 feet and a
maximum of 30 feet.

BUILDING DESIGN STANDARDS — OPTION 3

Item 27.

APPROVAL PROCESSES
Image: Crandall Arambula

Item 27.

Development Application review
will be streamlined.
• 90 Days: Approval for projects
150 units or less.
• 180 Days: Approval for projects
more than 150 units.
• CEQA: SB 35 eligible projects
are exempt from
lengthy environmental
review processes.

MINISTERIAL REVIEW:

APPROVAL PROCESS
Preapplication
Conference e
Ministerial Review of
Complete Development
Application
Building Permit
Submit SB330 Application/
SB 35 Eligibility Form
Compliance Determined
ODS Met

Item 27.

Development Application review
will be streamlined.
• 90 Days: Approval for projects
150 units or less.
• 180 Days: Approval for projects
more than 150 units.
• CEQA: SB 35 eligible projects
are exempt from
lengthy environmental
review processes.

MINISTERIAL REVIEW:

APPROVAL PROCESS
Preapplication
Conference e
Ministerial Review of
Complete Development
Application
Building Permit
Submit SB330 Application/
SB 35 Eligibility Form
Completeness Determined
ODS Met

Item 27.

SB 330 PRELIMINARY APPLICATION FORM

Item 27.

SB-35 AFFORDABLE HOUSING APPLICATION FORM

Item 27.

Development Application review
will be streamlined.
• 90 Days: Approval for projects
150 units or less.
• 180 Days: Approval for projects
more than 150 units.
• CEQA: SB 35 eligible projects
are exempt from
lengthy environmental
review processes.

MINISTERIAL REVIEW:

APPROVAL PROCESS
Preapplication
Conference e
Ministerial Review of
Complete Development
Application
Building Permit
Submit SB330 Application/
SB 35 Eligibility Form
Compliance Determined
ODS Met

Item 27.

ODS EVALUATION FORM
Application Information.
• Applicant
• Property Owner
• Project Information
MINISTERIAL REVIEW:

Item 27.

ODS EVALUATION FORM
ODS EVALUATION CHECKLIST.
• Objective Standard
• Not Applicable Determination
• Compliance Determination
MINISTERIAL REVIEW:

Item 27.

ODS EVALUATION FORM — EXHIBIT EXAMPLES
ELECTRONIC FILES SUBMITTED.
• Upload/Attach Graphics
• Upload/Attach Narrative text
•
APPLICANT PROVIDE SUPPORTING MATERIALS:

Item 27.

ODS EVALUATION FORM — EXHIBIT EXAMPLES

Item 27.

ODS EVALUATION FORM — NARRATIVE EXAMPLES

Item 27.

QUESTIONS?
Image: Crandall Arambula

Item 27.

COACHELLA

OBJECTIVE DESIGN STANDARDS

PLANNING COMMISSION
June 21, 2023 | 5:00 p.m.

This project is funded and managed by the Southern California Association of Governments (SCAG) through their Regional Early Action Planning (REAP) program with grant funding from State of California Department of Housing and Community Development (HCD)

Item 27.

STAFF REPORT
7/26/2023
TO: Honorable Mayor and City Council Members
FROM: Gabriel Perez, Development Services Director
SUBJECT: City of Coachella Zoning Consistency Update - General Plan Amendment No. 23-02, Zoning Ordinance Amendment No. 22-03, and Change of Zone No. 23- 01 a proposed update of the Official Zoning Map and Zoning Ordinance for consistency with the Coachella General Plan and amendments to the General Plan 2035 and Official General Plan Map. (City-Initiated)
STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Find and determine that additional environmental review is not required pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning); and

2. Adopt Resolution No. 2023-43 approving General Plan Amendment No. 23-02 amending the City of Coachella 2035 General Plan and the Official General Plan Map; and

3. Adopt Ordinance No.1204, by second reading, approving Zoning Ordinance Amendment No. 22-03 and Change of Zone No. 23-01 amending the Official Zoning Map and Amending Municipal Code Title 17 (Zoning) for consistency with the City of Coachella 2035 General Plan; and

4. Direct staff to initiate updates to the engineering standard specifications for roadways to implement the Mobility Element of the General Plan
BACKGROUND:

The City Council adopted the Coachella General Plan 2035 on April 22, 2015, that established the goals, policies, and implementation strategies that will implement the vision for the City of Coachella. The General Plan 2035 also included a new adopted General Plan Land Use Map and a Zoning Consistency Analysis that called for the establishment of new zoning districts that currently do not exist in the City’s Official Zoning Map.

Many of the existing zoning districts are inconsistent with the General Plan Land Use Map, thereby creating a lack of regulatory clarity and hardship for residents, businesses, and developers to establish new businesses or develop their properties. In many instances, planning staff must

Item 28.
communicate with potential applicants that the proper zoning district does not exist when they consult with staff about potential development projects or businesses. The inconsistent zoning led the City to apply State grant funding for professional services to complete focused zoning efforts to comply with the City’s Housing Element.

The City Council adopted the Pueblo Viejo Implementation Strategy Plan on October 23, 2019, and in the adopting Council Resolution 2019-59 Council requested that staff bring back General Plan Amendments, Zoning Amendments, and related environmental assessments that are necessary to implement the zoning districts drafted in the Strategy Plan. The Pueblo Viejo Plan identifies four (4) new zones that would be established in the Downtown. Since the zoning amendments have not occurred for the Pueblo Viejo District, projects such as the Pueblo Viejo Villas and Tripoli mixed-use project require planned unit development overlay zoning approvals from the Planning Commission and City Council.

In 2022 Planning staff engaged the professional services of Raimi + Associates to assist in preparation of the Zoning Consistency Update that would include the following:
 Prepare new or revised citywide zones to implement the 2035 General Plan  Consolidate and incorporate the zones in the Pueblo Viejo Strategy Implementation Plan into the Zoning Code
 Update the Official Citywide Zoning Map
 Provide environmental clearance for the above changes to the Zoning Code and General Plan
 Update the General Plan Land Use Map for consistency with the Zoning Code and address “clean up.”
DISCUSSION/ANALYSIS:

Zoning Code Updates
The City of Coachella Municipal Code (C.M.C.), Title 17, Zoning, is known as “The Comprehensive Zoning Ordinance of the City of Coachella” and is referenced herein as the “Zoning Code.” The City’s Zoning Code is adopted as a means to implement the General Plan and currently includes 13 zoning districts. The Zoning Consistency Analysis developed with the 2035 General Plan Update effort identified Zoning Code changes necessary to implement the General Plan as follows:
 Reclassify five (5) zones (Agricultural Transition to Rural Rancho, Residential Single Family and 6000 Overlay to Suburban Neighborhood, Residential Multiple Family to General Neighborhood, Tourist Commercial to Regional Commercial Zones)  Revise eight (8) zones (Agricultural Reserve, Residential Estate, Mobilehome Park, Neighborhood Commercial, General Commercial, Manufacturing Service, Heavy Industrial, and Wrecking Yard Zones)
 Create four (4) new zoning districts (Urban Neighborhood, Urban Employment, Resort District, , Open Space Zones)

Item 28.
 Delete the Tourist Commercial District and incorporate it into the Regional Commercial and Resort Districts.

Additionally, the Pueblo Viejo Implementation Strategy Plan identified the need to create four (4) new Downtown zones rather than a single district identified in the General Plan. Staff observed that many of the permitted uses and development standards identified for the 4 recommended Downtown zones were similar and proposes to simplify the recommendations by consolidating them into two new zoning districts as follows:
 Downtown Pueblo Viejo, DT-PV: Achieves more intensified urban development standards in key destination areas of Pueblo Viejo.
 Downtown Transition, DT-PV: Allows for less intensified development standards as a transition between residential zoning and more intense Downtown zoning.

The proposed Downtown Zones would allow for uses and establish development standards that would facilitate a thriving downtown environment with everyday shopping and dining as envisioned in the General Plan defined by active building facades and frontages that provide for shops, restaurants, hotels, residences, and community facilities.

Figure 1: Zoning Map Update consistent with Zoning Consistency Update The table below provides a summary of existing zones, revised or new zones and the corresponding General Plan designation. New zones are shown in red text.

Item 28.

Current
Chapter #
New
Chapter # New/Revised Zoning District New Density Range (du/ac) New FAR Corresponding GPLU Residential Zones

17.10 17.10 Agricultural Reserve (A-R) Up to 0.025 - Agricultural Rancho

17.12 Agricultural Transition (A-T) 17.11 Rural Rancho (R-R) 0.4 to 1 - Rural Rancho

17.14 Residential Estate (R-E) 17.12 Residential Estate (R-E) 1 to 2.2 - Estate Rancho

17.16 17.18

17.20 17.14 General Neighborhood (G-N) 8 to 25 - General Neighborhood

17.15 Urban Neighborhood (U-N) 20 to 38 0.5 Urban Neighborhood

17.22 Mobilehome Park (R-MH) 17.22 Mobile Home Park (R-MH) (1 mobile home/ 4,500 sf) - Varies
Commercial and Mixed Use Zones

17.16 Urban Employment (U-E) 30 to 65 2 Urban Employment

17.17 Resort District (R-D) Up to 8 0.1 Resort District

17.18 Downtown Transition (TR-PV) Up to 25 1.5 Downtown Transition

17.24 17.24 Neighborhood Commercial (C-N) 15 to 40 1.5 Neighborhood Center

17.26 17.26 General Commercial (C-G) - 1 Suburban Retail

17.28 17.28 Regional Commercial (R-C) 10 to 15 2 Regional Retail Industrial and Other Zones

17.30 17.30 Manufacturing Service (M-S) - 2 Industrial

17.32 17.32 Heavy Industrial (M-H) - 2 Industrial

17.34 17.34 Wrecking Yard (M-W) - 2 Industrial

17.35 Open Space (OS) - - Parks and Open Space
Heavy Industrial (M-H)
Wrecking Yard (M-W)
Tourist Commercial (C-T)
Manufacturing Service (M-S)
3 Downtown Center
Grapefruit Boulevard Pueblo Viejo Zone (GBPV)
Cesar Chavez Street Pueblo Viejo Zone (CCPV)
Neighborhood Commercial (C-N)
General Commercial (C-G)
Pueblo Viejo
Plan
Transition Area Pueblo Viejo Zone (TR-PV)
Sixth Street Pueblo Viejo Zone (SS-PV)

17.18 Downtown Zone (DT-PV) – collapses
several Pueblo Viejo zones 20 to 65
Residential Multiple Family (R-M)
Residential Single Family (R-S)

17.13 Suburban Neighborhood (S-N) 2 to 8 - Suburban Neighborhood 6000 Overlay (R-O-6000)
Current Zoning District
Agricultural Reserve (A-R)
Table 1: Summary of Existing, Revised and New Zones for Zoning Consistency Update Commercial and Mixed Use Zones
Industrial and Other Zones

Item 28.

Several notable proposed Zoning Code modifications depart from the City’s existing development standards and permitted uses as follows:
 Affordable Housing Requirement – Pueblo Viejo. For the Downtown Pueblo Viejo, DTPV, and Downtown Transition, TR-PV, Zones, a minimum of 10% of all residential units for projects of more than 10 units must affordable for low and/or moderate-income residents consistent with the adopted Pueblo Viejo Revitalization Implementation Plan.  Recreational Vehicle (RV) Storage limitation in the M-S, Manufacturing Service, M-H, Heavy Industrial Zones, and M-W, Wrecking Yard Zones. Establishes a cap of 15% for the area RV storage uses can occupy within the M-S, M-H, and M-W Zones. Currently, the Municipal Code does not expressly permit RV Storage and the use has been interpreted to be similar to a mini-storage warehouse. The Zoning Code modification is proposed to ensure that a sufficient balance of revenue and employment generating uses compatible with the intent of the M-S, M-H, and M-W Zones. Existing and proposed projects would total 62 acres, or 4% of the total area within the M-S, M-H, and M-W Zones. On May 4, 2023, the Economic Development Subcommittee discussed limitations for both RV and Mini-storage and recommended further limitations of 10% for these uses in the M-S, MH, and M-W Zones.  Suburban Neighborhood Zone includes a proposed minimum lot size reduction from 7,200 sq. ft. to 5,400 sq. ft. Currently, 5,000 sq. ft. lot sizes are only permitted in the R-S, Residential Single Family Zone with custom development standards approved through a planned unit development (PUD) overlay.
 Objective Design Standards for single-family residential units. State law under Senate Bill (SB) 330 requires new housing development to be reviewed against objective design standards. Currently, the City does not have any adopted objective design standards and cannot apply subjective design criteria such as compatibility with the surrounding built environment for new residential development. The proposed supplemental standards for single-family residential units address site planning and building façade standards to ensure adequate building modulation and variation of building materials. Objective design standards for multi-family residential units are under development and will be considered separately by the City Council in June 2023.

General Plan Modifications
The Zoning Consistency Update project includes addition of text in the City of Coachella 2035 General Plan Chapter 4 Land Use and Community Character to establish the Downtown Transition land use. The General Plan Designation Compatible Uses Table 4-1 is proposed to be deleted and will instead be applied within text of permitted uses of zoning districts within the Zoning Code.

The General Plan map is updated to include the Vista Del Agua Specific Plan, designate the Downtown Transition land use area, and identify land uses for parcels that were erroneously omitted in the 2035 General Plan Update.

Item 28.

Public Review and Comments
The draft of the Zoning Consistency Update document and zoning map were published on the City website beginning May 2, 2023, and the City hosted two virtual questions and answer sessions for the public in English and Spanish on May 8 and May 11, 2023, that were advertised on the City’s social media platforms. The comment letters received by Planning staff are listed in Attachment 6 and staff has outlined responses below and included modification in the draft Zoning Consistency Update. The items highlighted in blue identify areas that the City Council expressed support at the June 28, 2023 meeting.
 David Turner Letter on behald of Tyler 52 and Associaties Inc regarding 51-996 Tyler Street – Request to allow commercial day care services in the Urban Neighborhood Zone.

Staff Recommendation:
o Amend the code to allow commercial daycare facilities in Urban Employment (UE) zone. City Council expressed support for this request.
 David Turner Letter on behalf of Dakota Dunes, Inc regarding 85-220 Avenue 50 – 1) Request to allow legacy uses on his multitenant property with industrial type uses in the new Urban Employment Zone without being considered nonconforming and requirements of a Conditional Use Permit (CUP); and 2) Allow Towing and Impounding as a use in the Urban Employment Zone
Staff Recommendation:
o Add following language to 17.16.020.C. Conditional Uses for Urban Employment zone:

5. Light Industrial uses as permitted in the M-S (Manufacturing Service) Zone, and as stand-alone uses operating indoors. Such uses in existence and permitted at the time of adoption of this code amendment shall be permitted to continue as a permitted use without obtaining a conditional use permit.
o City Council expressed their support for allowing approved legacy uses in the Urban Employment Zone and allowing towing and impounding with a 1% area limitation within the Urban Employment Zone with approval of a CUP.  David Turner Letter on behalf of CVE regarding Manfucturing Service Zone RV Storage limitations – Request that staff determine where storage facilities be located and create subcategory where they be allowed, whether or not that encompasses the 15% limitation. o City Council expressed support for the reduction to 10% for both Rv Stroage and Ministorage consistent with the recommendation by the Economic Development Subcommittee.
 Fountainhead Development Letter request to remove the Fountainhead Commercial Site (Southeast corner of Cesar Chavez Street and Avenue 50) from the Downtown Center General Plan Land Use to allow auto-oriented uses.

Staff Recommendation: Change the GPLU and Zoning to Urban Employment to better reflect current and proposed uses in this area.
◦ Current GPLU – Downtown Center
◦ Recommended GPLU – Urban Employment
◦ Draft Zone – Downtown (DT-PV)
◦ Recommended Zone – Urban Employment (U-E)

Item 28.
o City Council expressed support for the Planning Commission recommendation to maintain the Downtown Center General Plan Land Use in this area.  Law Office of Luis Lopez Letter regarding request to rezone properties (APN 612-250- 010, 612-250-011, and 612-250-012) to General Neighborhood zoning.

Staff Recommendation: Allow existing single family uses to continue as permitted uses. The property owners referenced in the letter would be able to enjoy their property with existing single-family homes as conforming uses while also maintaining the ability to incorporate multi-family or commercial uses in the future as permitted in the Neighborhood Commercial Zone. Staff does not support the change to General Neighborhood General Plan land use and zoning.
o City Council expressed support for the Planning Commission recommendation to rezone properties to General Neighborhood zoning.

PLANNING COMMISSION REVIEW:

The Planning Commission considered the proposed Zoning Consistency Update and recommended changes memo (Attachment 6) and recommended approval of the Zoning Consistency Update on June 7, 2023 with the following modifications:

1. Maintaining existing Downtown Center General Plan land use in the triangle bounded by Cesar Chavez Street to the West, First Street to the South, and Grapefruit Boulevard to the East that would prohibit auto-oriented uses such as drive through businesses. Staff supports this change as this would support General Plan policies to encourage walkability and active transportation.

2. Allow towing and impounding for 1% of area of Urban Employment Zone with approval of a Conditional Use Permit. Staff does not support this change as it permits a use not intended for the zoning district.

3. Limit RV and Mini-Storage to 10% of the area of the Heavy Industrial (M-H), Manufacturing Service (M-S) and Wrecking Yard (M-W) zone. Staff supports this change.

4. Modify General Plan Land Use Map and Official Zoning Map for APN 612-250-010, -011, and -012 as General Neighborhood General Plan land use and General Neighborhood Zoning as requested in the letter from the Law Office of Luis Lopez. Staff does not support this change as the initial accommodation to maintain existing residential uses as conforming uses was included in the Neighborhood Commercial zone.

The Commission further recommended that the City Council direct staff to prepare visual representations of the proposed single-family residential objective design standards in the Zoning Ordinance.

ENVIRONMENTAL REVIEW:

The City’s proposed Zoning Code and General Plan Amendment is in accordance with Section §15183 (Projects Consistent with a Community Plan or Zoning) of the California Environmental Quality Act (CEQA) Guidelines, subsection (a) which states that additional environmental review

Item 28.
is not required for projects “which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified”, except as might be necessary to determine whether there are project-specific significant effects. In this case, the proposed project is consistent with the City’s General Plan 2035 and Final Environmental Impact Report (EIR), which were adopted and certified by the City Council on April 22, 2015.

Therefore, the proposed project is consistent with State CEQA Guidelines Section §15168(c)(2) since it is within the programmatic scope covered by the Final EIR and there is no substantial evidence that the proposed Zoning Code Update would require additional environmental analysis.

Similarly, the proposed project is consistent with CEQA Guidelines Section §15183 (d)(1)(C) since it meets the consistency with “a general plan of a local agency”, and with Section §15183 (d) (2) which states that “an EIR was certified by the lead agency for the…. general plan”.

Additionally, the proposed project is consistent with CEQA Guidelines Section §15162(a) in that no subsequent environmental documentation will be required for the proposed project.

Specifically, the proposed project is not proposing any substantial changes to the City’s GP 2035 [§15162(a)(1)], would not result in substantial changes due to the GPU and Zoning Code Update [§15162(a)(2)], nor would it present new information of substantial importance, which was not known and could not have been known with the exercise of reasonable due diligence at the time the previous EIR was certified as complete, showing any of the following [§15162(a)(3)]:

A. The project will have one or more significant effects not discussed in the previous EIR B. Significant effects previously examined will be substantially more severe than shown in the previous EIR
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative D. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

A memorandum of the consistency findings for the Zoning Consistency Update project with CEQA is provided as Attachment 3.

Additional General Plan Implementation Measures
The proposed General Plan and Zoning Code changes will provide greater regulatory clarity and certainty for residents, businesses and developers to establish new businesses or develop their properties. Upon adoption of the Zoning Consistency Update, the City Council is recommended to direct staff to initiate updates to the engineering standard specifications for roadways to implement the Mobility Element of the General Plan. Currently, the City’s engineering standard specifications are inconsistent with the General Plan roadway standards, which creates difficulty in administering the General Plan for new development (Attachment 1).

Airport Land Use Commission (ALUC) Review

Item 28.

The Zoning Consistency Update was reviewed by the Airport Land Use Commission (ALUC) on July 13, 2023 and found to be consistent with the ALUC Compatibility Plan for Jaqueline Cochran Airport.

ALTERNATIVES:
1) Find and determine that additional environmental review is not required pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning); Adopt Resolution No. 2023-43 approving General Plan Amendment No. 23-02 amending the City of Coachella 2035 General Plan and the Official General Plan Map; Adopt Ordinance No. 1204, by second reading, approving Zoning Ordinance Amendment No. 22-03 and Change of Zone No. 23-01 amending the Official Zoning Map and Amending Municipal Code Title 17 (Zoning) for consistency with the City of Coachella 2035 General Plan; and direct staff to initiate updates to the engineering standard specifications for roadways to implement the Mobility Element of the General Plan.
2) Find and determine that additional environmental review is not required pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning); Adopt Resolution No. 2023-43 approving General Plan Amendment No. 23-02 amending the City of Coachella 2035 General Plan and the Official General Plan Map; Adopt Ordinance No. 1204, by second reading, approving Zoning Ordinance Amendment No. 22-03 and Change of Zone No. 23-01 amending the Official Zoning Map and Amending Municipal Code Title 17 (Zoning) for consistency with the City of Coachella 2035 General Plan with amendments; and direct staff to initiate updates to the engineering standard specifications for roadways to implement the Mobility Element of the General Plan. 3) Deny the Zoning Consistency Update.
4) Continue this item and provide staff with direction.

FISCAL IMPACT:

There is no expected fiscal impact of the adoption of the Zoning Consistency Update. The adoption of the Zoning Consistency Update would provide greater certainty to residents, property owners, and developers in the development review process and is anticipated to result in increased development activity in the City that could result in greater permit and sales tax revenues.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 as noted above.

Attachment:

1. Resolution No. 2023-43, General Plan Amendment No. 23-02 Exhibit A – City of Coachella 2035 General Plan Amendment text modifications – Chapter 4 Land Use and Community Character Element Exhibit B – General Plan Map (clean-up land use modifications)

2. Ordinance No. 1204, (second reading) Zoning Ordinance Amendment No. 23- 03 and Change of Zone No. 23-01

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Exhibit A.1 - Zoning Consistency Update Zoning Text Modifications (ZOA No. 22-03)
Exhibit A.2 - Official Zoning Map (Zoning Consistency Update changes of Change of Zone No. 23-01)

3. Finding of Consistency Memorandum for compliance with the California Environmental Quality Act (CEQA) – (Exhibit C for Resolution No. 2023-43 and Exhibit A.3 for Ordinance No. 1204)

4. Coachella General Plan 2035 (online version):
https://www.coachella.org/departments/general-plan-2035

5. Pueblo Viejo Implementation Strategy Plan - 2019 (online version):
https://www.coachella.org/home/showpublisheddocument/7799/63706824716 9270000

6. Recommended Changes Memo – Zoning Consistency Update

7. Public Comments Letters Received (5)

8. Updated General Plan Map – Changes in Blue Highlight

9. Existing Permitted Areas of RV and Mini-Storage Uses

Item 28.

RESOLUTION NO. 2023-43

A RESOLUTION OF THE COACHELLA CITY COUNCIL APPROVING
OF GENERAL PLAN AMENDMENT NO. 23-02 TO AMEND THE CITY
OF COACHELLA GENERAL PLAN 2035 AND THE OFFICIAL
GENERAL PLAN DESIGNATION MAP. APPLICANT: CITY-INITIATED WHEREAS, the City initiated General Plan Amendment No. 23-02 to address text amendments to the General plan Chapter 4 Land Use and Community Character Element which include establishment of the Downtown Transition land use and deletion of General Plan Designation Compatible Uses Table 4-1. The General Plan map was updated to include the Vista Del Agua Specific Plan, designate the Downtown Transition land use area, and identify land uses for parcels that were erroneously omitted in the General Plan 2035.

WHEREAS, pursuant to the California Environmental Quality Act (Pub. Resources Code, § 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (Cal. Code of Regs., tit. 14, § 15000 et seq.), in 2015 the City certified the Final Environmental Impact Report (“CGPU EIR”) (SCH # 2009021007), in connection with the General Plan Update; and WHEREAS, The City’s proposed Zoning Code and General Plan Amendment is in accordance with Section §15183 (Projects Consistent with a Community Plan or Zoning) of the California Environmental Quality Act (CEQA) Guidelines, subsection (a) which states that additional environmental review is not required for projects “which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified”, except as might be necessary to determine whether there are projectspecific significant effects.

WHEREAS, based on that analysis, the City Council does not require preparation of a subsequent or supplemental EIR because in this case, the proposed project is consistent with the City’s General Plan 2035 and Final Environmental Impact Report (EIR), which were adopted and certified by the City Council on April 22, 2015. Therefore, the proposed project is consistent with State CEQA Guidelines Section §15168(c)(2) since it is within the programmatic scope covered by the Final EIR and there is no substantial evidence that the proposed Zoning Code Update would require additional environmental analysis.

WHEREAS, on June 7, 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, after said public hearing, the Planning Commission recommended that the City Council approve this Resolution; and,
WHEREAS, on June 28, 2023 the City Council 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.

Item 28.

Resolution No. 2023-43

NOW, THEREFORE, THE CITY COUNCIL 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. 23-01. The City Council 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.

SECTION 3. Findings. The City Council 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 and exercise the City’s land use powers to protect the health, safety, and welfare of the public.

The City Council 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 limits include have assigned land use and that the City’s Pueblo Viejo Implementation Strategy Plan is implemented with appropriate land use to ensure a thriving downtown environment.

SECTION 4. CEQA. The City Council finds that proposed Zoning Code and General Plan Amendment is in accordance with Section §15183 (Projects Consistent with a Community Plan or Zoning) of the California Environmental Quality Act (CEQA) Guidelines, subsection (a) which states that additional environmental review is not required for projects “which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified”, except as might be necessary to determine whether there are project-specific significant effects. In this case, the proposed project is consistent with the City’s GP 2035 and Final Environmental Impact Report (EIR) which were adopted and certified by the City Council on April 22, 2015. Therefore, the proposed project is consistent with State CEQA Guidelines Section §15168(c)(2) since it is within the programmatic scope covered by the Final EIR and there is no substantial evidence that the proposed Zoning Code Update would require additional environmental analysis.

Similarly, the proposed project is consistent with CEQA Guidelines Section §15183 (d)(1)(C) since it meets the consistency with “a general plan of a local agency”, and with Section §15183 (d) (2) which states that “an EIR was certified by the lead agency for the…. general plan”.

Additionally, the proposed project is consistent with CEQA Guidelines Section §15162(a) in that no subsequent environmental documentation will be required for the proposed project.

Specifically, the proposed project is not proposing any substantial changes to the City’s GP 2035 [§15162(a)(1)], would not result in substantial changes due to the GPU and Zoning Code Update [§15162(a)(2)], nor would it present new information of substantial importance, which was not

Item 28.

Resolution No. 2023-43

known and could not have been known with the exercise of reasonable due diligence at the time the previous EIR was certified as complete, showing any of the following [§15162(a)(3)]:

A. The project will have one or more significant effects not discussed in the previous EIR B. Significant effects previously examined will be substantially more severe than shown in the previous EIR
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative D. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative
The proposed project is further analyzed for consistency with the certified 2015 EIR prepared for the City’s General Plan 2035 in the Findings of Consistency Memorandum (Exhibit C) prepared pursuant to the applicable provisions of §15183 of the California Environmental Quality Act (CEQA) Guidelines. Since the Zoning Code Update is a regulatory document that affects the entire City, any future development and redevelopment project in the City would have to be analyzed at a project level for all CEQA related impacts.

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 City Hall. City Clerk is the custodian of the record of proceedings.

SECTION 6. Execution of Resolution. The Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

Item 28.

Resolution No. 2023-43

PASSED APPROVED and ADOPTED this 28th day of June 2023 by the following vote:

AYES:

NOES:

ABSENT:

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

Carlos Campos
City Attorney

Item 28.
5 STATE OF CALIFORNIA

COUNTY OF RIVERSIDE

CITY OF COACHELLA
)
) ss.
)
I HEREBY CERTIFY that the foregoing Resolution No. 2023-43 was duly adopted by the City Council of the City of Coachella at a regular meeting thereof, held on this 28th day of June 2023 by the following vote of Council:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Delia Granados
Deputy City Clerk

Item 28.

LAND USE + COMMUNITY CHARACTER | 04-1
04 | LAND USE + COMMUNITY

CHARACTER

INTRODUCTION
This Element provides a long-term vision, goals and policies for land use and development in Coachella over the next 20 to 30 years. Over this time, Coachella is expected to grow significantly and transform from a small town to a medium sized city. Coachella will become a community of walkable neighborhoods, tied together by multi-modal transportation corridors and interspersed with vibrant districts for shopping, working, entertaining and commerce. The walkable neighborhoods will have a diverse mix of housing and will be in close proximity to shopping and services so the majority of one’s daily needs are a short walk away. Downtown will grow and expand to serve as the cultural and economic hub of the City with a variety of retail, entertainment and office uses where residents of the region may shop and play. There will also be a significant number of new jobs in industrial areas near the airport, as well as office, and research and development space adjacent to downtown. The urban area of the City will also be supported by a vast network of parks, trails and open spaces.

While high level of growth is desired by the residents and elected officials of Coachella, it also comes with a unique set of challenges that includes maintaining the small-town character, paying for infrastructure, public facilities and services and ensuring the growth improves the quality of life for residents and the economic environment for businesses. Given the amount of development that will occur and the large geographic area of the City, the Element balances the need for long-term flexibility with necessary regulations to meet the City’s vision.

The goals and policies in the Land Use and Community Character Element are critical to the overall success of the City. Thus, it goes beyond typical land use element requirements prescribed by California. In addition to regulating land use and development intensity, the Element also regulates the form and character of development that will occur and the connections between development projects.

There are also regulations for the provision of the necessary public facilities and services to create the high quality of life desired by the residents of Coachella. However, the regulation of land use is highly flexible to allow for changes in economic and demographic conditions over time. This balance of flexibility and regulation will ensure project sponsors have a high degree of control of what is proposed and the City develops as a network of high-quality neighborhoods, retail areas and employment centers.

ORGANIZATION OF THIS ELEMENT
The Land Use and Community Character Element is organized into the following sections:
• Our Community’s Goals: This section includes a brief summary of the overall goals and direction of the Element.

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LAND USE + COMMUNITY CHARACTER | 04-2
• General Plan Designations: The General Plan Designations are one of the most important components of the General Plan because they identify the intended future land use, development intensity and development character for the entire City. The designations are divided into six base designations: Ranchos, Neighborhoods, Centers, Districts, Specific Plans, and Public. This section includes descriptions of designations, a designation map, a summary table of regulations and requirements and a description of the master planning process for new development projects.
• Subarea Descriptions: For planning purposes and to ensure the City has unique and distinct areas, Coachella is divided into 17 distinct subareas. Each subarea includes an overview of the existing conditions of the area, a vision statement for the area and specific policies that guide future development in the subarea.
• Goals and Policies: This section includes broad goals and policies for land use and community design topics that apply to the entire City.

OUR COMMUNITY’S GOALS
The General Plan is designed to be a transformative vision for the future of Coachella through the year 2035 and beyond. It provides guidance not just for day-to-day planning decisions but for how these individual decisions should move the City toward a new future.

During the General Plan update process, the citizens of Coachella, along with the City Council and Planning Commission, provided their ideas for what Coachella should look like in the future. They identified the unique aspects of the City as well as the vision for the growth as Coachella transforms from a small town into a medium-sized city. As part of this process, the community identified key land use and community design concepts, described below, which are the foundation for both the City’s future land-use vision, the development of General Plan designations and for the specific goals and policies contained in this Element, as well as elsewhere in the General Plan.

To achieve the community’s vision as presented in Chapter 3 of the General Plan, the Land Use and Community Design Element is organized around the following broad goals. • Grow into a medium sized City while preserving small town character and identity. The City is expected to grow from approximately 40,000 people in 2010 to upwards of 150,000 by 2035 and more growth is envisioned for the City beyond 2035. As the City grows, there is a strong desire to preserve the small-town character and identity while also becoming a fullservice city. Allowing for growth while maintaining the character of the community is a critical goal of the plan.
• Preserve cultural and ethnic heritage. The City is culturally diverse with a rich heritage. While the City will change over time, the community desires that maintaining cultural and ethnic diversity be a priority of the City.
• Create walkable and interconnected neighborhoods. Neighborhoods are the building blocks of cities and the residents of Coachella desire those that are walkable, attractive and near goods and services.
• Create neighborhood-oriented retail centers. Interspersed between neighborhoods should be retail and commercial centers that provide daily goods and services for residents within a walking distance of most homes. The centers should be designed to be easily accessible from neighborhoods and have a walkable, main street character.

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LAND USE + COMMUNITY CHARACTER | 04-3
• Revitalize the existing City. While the City will grow and change over time, care and attention must be given to the current residents and businesses and the existing built environment. This plan calls for a revitalization and improvement of the City’s character and infrastructure. Projects such as streetscape improvements, attracting new uses and revitalizing the downtown and the major transportation corridors will enable Coachella to move toward becoming a complete city. • Define the form and character of new development. Moving forward, the City will use urban design to differentiate Coachella from its neighbors. There are standards and guidelines for how the City – its neighborhoods, centers and districts - should look, feel and function. • Make the City connected and multi-modal. Connectivity for pedestrians, cyclists, transit and vehicles is a critical component of a livable and sustainable city. While much of the plan is flexible and visionary, this plan includes specific standards for how areas of the City should link to one another and how individual development projects should be connected internally and externally.
• Preserve the natural beauty and scenic quality of the City. The City is located in an area of striking natural beauty. While the landscape will be altered with future development, the views of the mountains and the rural, agricultural character should be respected. In general, the natural topography of the hills should be maintained, some of the existing agricultural uses should be preserved or integrated into the landscape and views of the surrounding mountains should be maintained.
• Provide public facilities and services to improve the quality of life. As the City grows, it is essential that quality public facilities and services be provided for residents. This includes parks, civic buildings, community centers and programs, such as athletic leagues. Providing services at the time development occurs, and requiring developers pay for their fair share of the costs, is an important part of transforming Coachella into a full-service city. • Revitalize and expand the Downtown. The Downtown is the heart of the City and should be supported, revitalized and expanded to accommodate Coachella’s growing population. Arts and cultural activities, civic uses and destination retail and shopping should be focused here.

Festivals and farmers markets should occur Downtown whenever possible and the Downtown can be expanded to become a hub of office and economic activity for the Coachella Valley. • Make Coachella a destination for tourism and entertainment. Coachella should expand the number and variety of tourism and entertainment uses as the City grows and changes over time. While difficult to attract, such uses could include hotels, theme parks, sports complexes, performing arts venues and major retail centers.
• Expand economic development opportunities. As the City’s population grows, so too should the number and diversity of jobs. Over time, the job base should expand considerably so Coachella is not just a bedroom community but is also a thriving job center and a major hub of commerce in the Coachella Valley. There should be a diversity of jobs that match the diversity and skill level of its residents. Supplementing this should be an educational system – including a college or university – and vocational training to improve the socio-economic conditions of Coachella residents.
• Improve the fiscal health of the City. As the City and its economy grows and diversifies over time, the fiscal health of Coachella should also improve. New development should pay its own way and all decisions should be made with an understanding of the overall, long-term fiscal health of the City.
• Allow for creativity and flexibility in development and growth. Coachella is going to grow considerably over time and the exact location of each use is difficult to predict. Thus, this plan provides for significant flexibility in the location of new uses. This will allow developers to define

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LAND USE + COMMUNITY CHARACTER | 04-4
the range of new uses in their projects so long as it conforms to the overall vision of the City and the vision of the subarea where the project is located. • SB 244. A description of the disadvantaged communities found in the Planning Area is in Chapter 3, Existing Conditions.

GENERAL PLAN DESIGNATIONS
State law requires that General Plans identify the future intended land use in the City and the allowable density or intensity of development. The General Plan designations are developed to provide a vision of the organization of uses in the City and a flexible structure to allow for changes in economic conditions and community visions. Further flexibility is added in the General Plan to account for the large amounts of undeveloped land that may be converted into urban uses as Coachella grows from a small town to a medium-sized city by 2035.

The General Plan designations are organized into six base designations. A description of each is below and summarized in Table 4-1Table 4-1 and Table 4-2:
• Ranchos. These rural areas include space for agriculture and low density residential development. The preservation of agriculture in viable sizes for continued agricultural production is critical as the City urbanizes over time.
• Neighborhoods. Neighborhoods are the basic building block of great cities and this General Plan identifies a range of neighborhood types. The vision of the plan is to create complete, compact and connected neighborhoods that provide a high quality of life for residents. • Centers. Centers are the primary places of commerce, neighborhood-serving retail, arts and culture and civic activities. There are a variety of centers ranging from walkable, mixed-use Neighborhood Center to Downtown to higher intensity employment areas. Centers are characterized by the urban and walkable character and their mix of uses. • Districts. Districts are areas of the City that are more single use and automobile-oriented. The Districts include large format retail and commercial areas, industrial areas and resorts. These areas are critical to the overall economic prosperity of the City but have a lower level of design regulation and pedestrian-orientation than other areas of the City. • Specific Plans. These areas are approved Specific Plans. In these areas, the Specific Plan defines the land uses and development intensity. As approved Specific Plans are updated or modified, they should conform to the vision and policies in this General Plan. • Public. This category of designations is for a range of public facilities and uses including parks, public buildings and preserved open spaces.

Within the six base designations there are 16 18 General Plan character designations, each of which is described in the next section.

In addition to the required information on allowed land use and intensity of development, the General Plan character designations provide more detailed information on the built form and character of the uses than is typically found in a general plan. With the exception of the Public and Specific Plan designations (which are described more generally), each designation has policy guidance on:
• Intent and purpose. This describes the overall purpose of the land use designation.

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• Intended physical character. This describes the intended physical form and character that new development will take.
• Allowed land uses. The allowed land uses are generally described. Additional detail on specific land uses is provided in a separate table that follows the land use designation descriptions. (See Table 3-1.)
• Development intensity. The intensity of development as measured in dwelling units per acre for residential development and floor area ratio (FAR) for non-residential development. • Network and connectivity. This includes descriptions and metrics for ensuring a high level of connectivity in the transportation system.
• Street design. A description of the roadways desired in each designation is included. This description works in concert with the policies and street types in the Mobility Element. • Parks and open space. This includes descriptions of the range of parks and open spaces desired. Additional detail on specific park types is provided in a separate table presented in the Sustainability and Natural Environment Element. (See Table 6-1.) • Urban form guidelines. This includes information on the overall urban form of the designation including lot coverage, building frontages, parking location and access and allowed building types.

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Ranchos
Agricultural
Rancho
Rural Rancho
Neighborhoods
Suburban
Neighborhood
General
Neighborhood
Urban
Neighborhood
Centers
Neighborhood
Center
Downtown
Center
Urban
Employment
Center
Downtown
Transition
Districts
Suburban
Retail District
Regional
Retail District
Industrial
District
Resort District
Specific Plans
La Entrada
Coachella
Vineyards
Brandenburg
Butters
Eagle Falls
Shadow View
Vista del Agua
Public
Parks and
Open Spaces
Schools
Public
Facilities and
Buildings
Figure 4-1: General Plan Base Designations and Character Designations.

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RANCHO DESIGNATIONS
Rural and agricultural areas are part of the history and heritage of Coachella and are important aspects of the community’s image and identity. These land use designations are intended to preserve agriculture in the City for economic development and aesthetic benefits. This category also allows for rural development, both in a common pattern of homes on large parcels and in developments with homes clustered together and surrounded by preserved open space. Based on these characteristics, the General Plan contains two Rancho designations: Agricultural Rancho and Rural Rancho.

AGRICULTURAL RANCHO

INTENT AND PURPOSE
The Agricultural Rancho designation provides areas for productive agriculture uses in the City.

Agricultural areas provide for active uses such as date farms, field crops or grapes. In some cases, this designation also encompasses other working lands that provide an open space benefit or are in other ways a non-urban land use, such as mining. These rural environments – and the natural and agricultural systems that define them – are intended to be preserved in perpetuity and may not be converted for urban use.

INTENDED PHYSICAL CHARACTER
Areas with this designation are undeveloped except for rural roads providing access and buildings related agricultural production.

ALLOWED LAND USES
Allowed uses include agricultural lands and small amounts of accessory uses that support the agricultural use. Agricultural uses include housing for farm owners and workers, equestrian stables, barns and sheds for packaging, processing and selling produce grown on site. In certain cases, mining is also allowed.

DEVELOPMENT INTENS ITY
DU/AC = 1 unit per parcel or 1 unit per 40 acres, whichever is smaller.

Commercial = 0.01 FAR max.

NETWORK AND CONNECTIVITY
“Blocks” defined by public roads through these environments are very large – in some cases 1 mile by 1 mile or ½ mile by ½ mile, in some cases transected by private roads – paved and unpaved – and by trails to the extent necessary for access. Some dead end roads may be warranted to preserve existing topography and/or natural environment.

STREET DESIGN
Streets accessing these properties are rural in character, with:

1. Paved and/or compact aggregate pedestrian and multi-use trails – generally separated from the roadway – in lieu of sidewalks.

2. Compacted shoulders in lieu of on-street parking lanes.

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3. Open drainage swales (ditches) in lieu of curb and gutter improvements.

4. Minimal or no street lights.

PARKS AND OPEN SPACE
This designation is intrinsically an open space designation, so no additional open-space requirements are necessary.

RURAL FORM GUIDELINES

1. Parcels are large, ranging from 40 acres to several hundred acres.

2. Grading is strictly limited to the bare minimum necessary for access or cultivation. Buildings conform themselves to the natural terrain.

3. Buildings are generally set back from roads with deep front, side and rear setbacks. Frontages are generally defined by rustic, open fences.

4. Building heights are generally one to two stories and in some cases 2 ½ stories with a partial third floor under the roof on larger lots. In the case of agricultural barns and buildings, structures may be taller and the equivalent of multiple stories.

Figure 4-2: Examples of Agricultural Rancho character
Existing farmlands in eastern Coachella. Very large blocks are acceptable in Agricultural Rancho designations.

Cultivation is an integral part of the Coachella heritage and economy.

Buildings should be agricultural in character and design.

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RURAL RANCHO

INTENT AND PURPOSE
The Rural Rancho designation accommodates low intensity residential development within a preserved rural landscape. These areas are intended to serve as a buffer between Agriculture and any of the urban designations of this Plan or as the edge of the urbanized City.

INTENDED PHYSICAL CHARACTER
Dwellings and their accessory buildings are integrated into the natural or agricultural landscape and don’t fundamentally alter that landscape. Residences may be distributed throughout the landscape on large lots or may be clustered as a village.

ALLOWED LAND USES
Residential primarily, except for home occupations, and uses accessory to agricultural cultivation.

DEVELOPMENT INTENSITY
DU/AC = 0.4 (1 unit per 2.5 aces) – 1 DU/AC
FAR = n/a

NETWORK AND CONNECTIVITY
“Blocks” defined by public roads through this rural environment are large, up to ¼ mile by ¼ mile, in some cases transected by private roads – paved and unpaved. Some dead end roads may be warranted to preserve existing topography and/or natural environment.

STREET DESIGN
Streets accessing these properties are rural in character, with:

1. Paved and/or compact aggregate pedestrian and multi-use trails – generally separated from the roadway – in lieu of sidewalks.

2. Compacted shoulders in lieu of on-street parking lanes.

3. Open drainage swales (ditches) in lieu of curb and gutter improvements.

4. Minimal or no street lights.

PARKS AND OPEN SPACE

1. Neighborhood Parks and Mini Parks, such as tot-lots, are required as part of rural development projects.

2. Community Parks may be located in limited amounts throughout these areas.

3. Areas should be connected to the urban parts of the community through multi-use trails and greenways.

4. 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 large with low building coverage (generally less than 10 percent), except for 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).

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2. Grading is strictly limited to the bare minimum necessary for access or cultivation. Buildings conform themselves to the natural terrain.

3. Buildings are generally set back from roads with deep front, side and rear setbacks to maintain the rural character. Frontages are generally defined by rustic, open fences.

4. Buildings are limited to single family houses, accessory second units and agricultural barns and sheds.

5. Building heights are generally one to two stories and in some cases 2 ½ stories with a partial third floor under the roof on larger lots. In the case of agricultural barns and buildings, structures may be taller and the equivalent of multiple stories.

Figure 4-3: Examples of Rural Rancho land use character.

Cluster pattern achieved through “conservation subdivision” design (Source: University of Idaho Junior Design Studio).

Rural Rancho houses have deep setbacks with rustic fencing.

Clustered development allows for substantial open-space preservation (Source: Capitol Development Design).

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NEIGHBORHOOD DESIGNATIONS
Neighborhoods are the basic building blocks of a livable and sustainable Coachella. A Coachella neighborhood – as defined in this Plan – mixes a variety of residential types within a walkable network of green streets and parks, well-connected to parks, schools and neighborhood centers to serve daily shopping needs. Almost all of Coachella’s residents live in neighborhoods, which must provide safe, attractive and comfortable places to live and play. The neighborhood designations presented below call for the development of such traditional neighborhoods throughout the City. The design character and mix of residential types will vary by neighborhood and by location within town, but all neighborhoods should have the following common characteristics:
• A diversity of housing types.
• A diversity of architectural styles.
• A variety of attractive, green, walkable streets that provide a safe environment for pedestrians, bicyclists and children.
• A focus on a public amenity, such as a park, school or civic or recreational center. • Comfortable walking and biking access to a neighborhood center with basic commercial amenities, such as shops and restaurants.
• A street network designed to provide abundant routes within the neighborhood – and connecting to adjoining neighborhoods, districts and corridors – for walking, biking and short car trips.

Neighborhoods with these simple, timeless characteristics have generally proven to be the most desirable living environments in cities throughout California over the past century, holding their value through economic downturns and enjoying multiple cycles of reinvestment and renovation. The conventional, automobile-oriented residential development patterns that have been prevalent in recent years in the Coachella Valley, and Southern California at large– such as those with gated subdivisions, cul-de-sacs, treeless walled arterial streets, and limited connectivity to adjoining neighborhoods and amenities – do not support the active, healthy lifestyles that Coachella envisions for its future.

Based on these characteristics, the Coachella General Plan identifies three designations for the creation of neighborhoods within the City. These are:

1. Suburban Neighborhood. Predominantly single family residential housing types.

2. General Neighborhoods. A mix of single-family and multi-family housing types with good nonmotorized access to a range of civic and commercial amenities.

3. Urban neighborhoods. Predominantly – although not exclusively – multi-family housing types with very good non-motorized access to a wide range of civic and commercial amenities located at the edges and/or within the mixed-use fabric of the neighborhood.

Many existing residential areas of Coachella do not meet the criteria identified here, and most are valued by the residents who call them home. However, their long-term value and livability may be further enhanced by the introduction of selected elements of this vision for Coachella’s neighborhoods over time. Improved landscape, pedestrian and bike facilities along with enhanced access and connections to nearby civic and commercial amenities should be considered in particular.

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SUBURBAN NEIGHBORHOOD

INTENT AND PURPOSE
Suburban Neighborhoods provide a lower intensity, quieter, family-living environment but are still well connected to surrounding neighborhoods, retail areas as well as natural and agricultural open spaces.

Because Suburban Neighborhoods are less compact than General Neighborhoods, they are inherently less walkable and amenities such as parks, schools and convenience retail are farther from most residences. Accordingly, greater accommodation is provided to the automobile in these Neighborhoods, and greater attention must be paid to bike routes.

INTENDED PHYSICAL CHARACTER
Suburban Neighborhoods provide a more naturalistic, landscaped setting than General Neighborhoods, and tend to have larger lots, larger yards, larger setbacks, more landscaping and predominantly singlefamily houses.

ALLOWED LAND USES
Residential only (except for home occupations).

DEVELOPMENT INTENSITY
DU/AC = 2 – 8, with 5 DU/AC average for new projects
FAR = n/a

NETWORK AND CONNECTIVITY

1. The street network should be well connected with walkable blocks – between 400 and 600 feet long in most cases. The maximum block perimeter should be 3,200 feet. Larger blocks or dead-end streets may be considered where the community design value of natural elements – such as waterways, hills or sensitive habitats – warrant compromise.

2. Neighborhoods must be designed with at least one through street every 800 feet, unless the community design value of natural elements – such as waterways, hills or sensitive habitats – warrant compromise. Considerations warranting such compromise do not include increasing the number of lots or reducing the connectivity within a neighborhood or adjoining neighborhoods.

STREET DESIGN

1. Residential streets should be as narrow as practical to encourage slow, safe driving speeds, with curbside parking on both sides. Recommended curb to curb dimensions range from 34 to 36 feet, depending on expected traffic volumes.

2. Sidewalks (minimum of six feet) should be provided on both sides of the street, separated from the curb by a parkway strip least six feet wide or more.

3. Street trees should be planted approximately 30 to 40 feet apart – sometimes in uneven, naturalistic patterns – to provide a picturesque canopy to shade the yards and street while enhancing neighborhood character and identity. Broad canopied, deciduous trees are preferred near homes to provide shade in the summer and still allow heating and daylight from the winter sun.

PARKS AND OPEN SPACE

1. Mini Parks and Neighborhood Parks should be integrated into the neighborhood, approximately a quarter-mile walk distance of at least 75 percent of the dwelling units. Other allowed park

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Typical Suburban Neighborhood land use pattern.
types include Community Parks, Plazas/Greens, Linear Parks, Special Use Parks, Greenways/Trails and Nature.

URBAN FORM GUIDELINES

1. Lot coverage generally does not exceed 40 percent.

2. Buildings should have generous front, rear and side yards.

3. The main entrance to the residence should be located within the front façade, accessed directly from the street and designed to welcome visitors.

4. Building heights are generally one and two stories, and in some cases 2 ½ stories with a partial third floor under the roof on larger lots.

5. Alleys are recommended for lots less than 60 feet wide to minimize dominating streets with garages. Driveways from the street should be as narrow as practical, and not more than 20% of the lot width within the front yard setback to minimize front yard paving.

Figure 4-4: Examples of Suburban Neighborhood pattern and character.

Architecture appropriate to the Coachella context.

If alleys are not possible, design a frontage which minimizes the visual impact of the garage/driveway.

Generous front yard setbacks with planter strip between sidewalk and roadway.

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Figure 4-5: Illustrative land use diagram for desired character and form of Suburban Neighborhood.

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GENERAL NEIGHBORHOOD

INTENT AND PURPOSE
General Neighborhoods provide a diversity of housing that meets the needs of Coachella’s many household sizes, incomes and lifestyle preferences. General Neighborhoods integrate a range of singleand multi-family housing options within a green, walkable neighborhood environment that offers parks and playgrounds for their residents and access to schools and basic shopping needs within a comfortable walk, bike ride or short drive.

INTENDED PHYSICAL CHARACTER
The fundamental character of these neighborhoods is defined by tree-lined streets and small blocks, well-landscaped front yards and welcoming entries to each residence. Vehicular access and parking on each lot should not intrude into the front yards, primarily places for children to play and neighbors to meet. Although most of the residences are single-family detached houses, multi-family housing is also provided in “house-form” building types – such as duplexes, garden apartments and rowhouses – that are compatible in scale and character with houses. Large apartment buildings or complexes are not compatible with this sort of neighborhood setting.

ALLOWED LAND USES
Residential only (except for home occupations)

DEVELOPMENT INTENSITY
DU/AC = 7 – 25 DU/AC, with 12 DU/AC average for new projects FAR = n/a

NETWORK AND CONNECTIVITY

1. The street network should be well interconnected with pedestrian friendly blocks – between 400 and 500 feet long in most cases. The maximum block perimeter should be 2,400 feet. Larger blocks or dead-end streets may be considered where the community design value of natural elements – such as creeks, hills or sensitive habitats – warrant compromise.

2. Neighborhoods must be designed with at least one through street every 800 feet, unless the community design value of natural elements – such as creeks, hills or sensitive habitats – warrant compromise. Considerations warranting such compromise do not include increasing the number of lots or reducing the connectivity within a neighborhood or adjoining neighborhoods.

STREET DESIGN

1. Residential streets should be as narrow as practical to encourage slow, safe driving speeds, with curbside parking on both sides. Recommended curb-to-curb dimensions range from 34 to 36 feet, depending on expected traffic volume. Narrower dimensions might be acceptable if approved by the city engineer and fire department.

2. Sidewalks (minimum of six feet) should be provided on both sides of the street, separated from the curb by a parkway strip at least six feet wide.

3. Trees should be planted approximately 30 to 40 feet apart to provide a canopy and shade to enhance neighborhood character and identity. Deciduous trees and those with broad, shading canopies are preferred.

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PARKS AND OPEN SPACE

1. Mini Parks and Neighborhood Parks should be integrated into the neighborhood, within approximately a ¼-mile distance of at least 75 percent of the dwelling units. Other allowed park types include Plazas/Greens, Linear Parks, Community Parks, Special Use Parks, Greenways/Trails and Nature.

URBAN FORM GUIDELINES

1. Lot coverage generally does not exceed 50 percent.

2. Desired building types are Single-Family Houses, Duplex/Triplex/Quadplex, Multiplex/Efficiency Dwelling, Rowhouse/Townhouse, Garden Apartment and Urban Apartment.

3. Building are generally one and two stories, with some three-story buildings near a Neighborhood Center.

4. Buildings – except row houses – should have front, rear and side yards.

5. The main entrance to the residence should be located within the front façade, accessed directly from the street and designed to welcome visitors.

6. Vehicular access should be provided through an alley at the rear of the lot or a driveway to the street. Driveways from the street should be as narrow as practical – and not more than 20% of the lot width – to minimize front-yard paving.

Figure 4-6: Examples of General Neighborhood form and character Duplexes provide a high quality street-fronting condition. Two-story rowhouses are suitable to General Neighborhood.

Bungalow courts are appropriate for a desired density of 7-25 DUA.

Alley-loaded townhouses face a narrow, residential street.

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Figure 4-7: Illustrative land use diagram for desired character and form of General Neighborhood.

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Figure 4-8: Illustrative renderings of General Neighborhood form and character (Source: Sargent Town Planning)

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URBAN NEIGHBORHOOD

INTENT AND PURPOSE
Urban Neighborhoods create a high-intensity, walkable, transit-ready neighborhood with a variety of types of housing - predominantly multi-family of various types. Urban Neighborhoods should be located in close proximity to high quantities of commercial, civic and recreational uses. The value of the Urban Neighborhood derives from its compactness, and the degree to which it allows a larger number of residents to live near one another, within easy walking distance of parks, schools, shops, transit and employment.

INTENDED PHYSICAL CHARACTER
The design character of an urban neighborhood is defined by its buildings, with smaller setbacks and smaller yard area per household. This compression of more building and more activity into each block requires vehicular access, parking and services be provided primarily by alleys, to avoid degrading the pedestrian quality of the streetscapes. The design quality of public open spaces and private frontages is especially critical to making a comfortable living environment for neighborhood residents.

ALLOWED LAND USES
Primarily multi-family residential. Support retail, office, civic and recreational uses may be allowed in limited quantities. Small numbers of single-family homes may be allowed.

DEVELOPMENT INTENSITY
DU/AC = 20 – 38 DU/AC with 30 DU/AC average for new projects FAR = 0.5

NETWORK AND CONNECTIVITY

1. The street network should be highly interconnected with pedestrian friendly blocks, between 400 and 500 feet long in most cases. Block depths are generally 250 to 300 feet to allow space for alley-accessed parking at the rear of lots. The block perimeter should be no more than 2,400 feet

2. Neighborhoods must be designed with at least one through street every 800 feet, unless the community design value of natural elements – such as waterways, hills or sensitive habitats – warrant compromise. Considerations warranting such compromise do not include increasing the number of lots or reducing the connectivity within a neighborhood or adjoining neighborhoods.

STREET DESIGN

1. Streets should be as narrow as practical to encourage slow, safe driving speeds, with curbside parking on both sides. Recommended curb to curb dimensions range from 34 to 36 feet, depending on expected traffic volumes.

2. Sidewalks (minimum of six feet) should be provided on both sides of the street, separated from the curb by a parkway strip at least six feet wide. On streets with multi-family housing, portions of the parkway strip may be paved to facilitate higher parking volume.

3. Trees should be planted approximately 30 to 40 feet apart to provide a canopy and shade to enhance neighborhood character and identity. Deciduous trees and those with broad, shading canopies are preferred.

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PARKS AND OPEN SPACE

1. Mini Parks and Neighborhood Parks should be integrated into the neighborhood, within approximately a quarter-mile distance of at least 75 percent of the dwelling units. Other allowed park types include Plazas/Greens and Greenways/Trails.

URBAN FORM GUIDELINES

1. Lot coverage generally does not exceed 60 percent.

2. Buildings should generally have front and rear yards.

3. Desired building types are Rowhouse/Townhouse, Garden Apartment and Urban Apartment.

4. The main entrance to each building should be located within the front façade, accessed directly from the street and designed to welcome visitors.

5. Building heights are generally two to three four stories.

6. Vehicular access should be provided through an alley at the rear of the lot or a driveway connecting to the street. Driveways from the street, when necessary, should be as narrow as practical – and not more than 18 feet wide.

Figure 4-9: Examples of Urban Neighborhood Form and Character Three-story apartment complex with a landscaped setback. Narrow townhouses contribute to a dense, walkable place.

Garden multiplexes with common entrances and private yards. Three-story modern townhouses with tuck-under parking.

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Figure 4-10: Illustrative land use diagram for desired character and form of Urban Neighborhood Form.

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CENTER DESIGNATIONS
Centers are commercial areas with a compact and walkable environment and a mix of primarily nonresidential uses. Some Centers are retail and service commercial oriented and provide concentrations of goods and services that residents of the nearby neighborhoods need for their daily lives. Others provide concentrations of jobs, civic and cultural uses. Multi-family residences may also be integrated into Centers, often on upper floors of buildings above ground-floor businesses.

This General Plan presents three different Centers, each with a slightly different character and nonresidential intent. Retail-oriented Centers will vary in size but are generally located on larger, cross-town avenues, where they have the benefit of significant amounts of pass-by traffic as well as connections back into adjoining neighborhoods. In some areas near the middle of town, Centers may extend along major avenues in a form similar to strip commercial but with a stronger pedestrian orientation. There can be town-scale buildings that address the avenue and neighborhood streets that provide high quality pedestrian and bicycle connections to nearby residences. In such cases, the Centers become “corridors” (or linear Centers) that derive value from the traffic on the avenue while buffering the flanking neighborhoods from the busier corridor environment.

Like neighborhoods, the design character and mix of commercial types will vary by center and by location within town but all should have the following common characteristics:
• A diversity of architectural styles.
• A variety of attractive, green, walkable streets that provide a safe environment for pedestrians, bicyclists and children.
• Comfortable walking and biking access to nearby neighborhoods. • An interconnected street network designed to provide abundant routes connecting to adjoining neighborhoods, districts and corridors – for walking, biking and short car trips.

Based on these characteristics, the Coachella General Plan identifies three designations for the creation of centers within the City. These are:

1. Neighborhood Center: Provides for a concentration of neighborhood-serving commercial businesses and civic amenities - often mixed with multi-family housing - within convenient walking or biking distance of nearby neighborhoods.

2. Downtown Center: Serves to bring the entire community together in a one-of-a-kind Coachella center that is the civic heart of the City. The hallmark of Downtown Coachella is unique local goods, services, culture and society.

3. Urban Employment Center: Provides for a range of employment uses to help expand and diversify the City’s economy and transform Coachella from a small town into a full-service city.

These centers are the primary location for office and professional jobs, supported by retail, services and homes.

3.4.Downtown Transition: Serves to transition commercial development from that along Grapefruit Boulevard to the core of the Pueblo Viejo around Veteran’s Park and City Hall.

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NEIGHBORHOOD CENTER

INTENT AND PURPOSE
This designation creates a concentration of commercial businesses and civic amenities—often mixed with multi-family housing—within convenient walking or biking distance of nearby neighborhoods.

Centers provide gathering places for the residents of surrounding neighborhoods and are ideal locations for high-quality transit stops.

INTENDED PHYSICAL CHARACTER
Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms,, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

ALLOWED LAND USES
Primarily neighborhood-serving retail and services, with residential uses on upper floors of mixed-use buildings and in multi-family buildings at the edge of the center where it transitions to the adjoining neighborhood.

DEVELOPMENT INTENSITY
DU/AC = 15 – 40
FAR = 0.5 – 1.5

NETWORK AND CONNECTIVITY

1. Blocks may be large, up to 800 by 800 feet to
accommodate parking required for such
commercial centers. These blocks should be
subdivided into smaller “virtual blocks” with
dimensions in the 400- to 500- foot range by major driveways or internal streets that include sidewalks on at least one side, detailed as small streets within individual projects. The streets flanking the blocks and the drives that transect them should connect to neighborhood streets to provide convenient access for nearby residents as well as motorists.

2. Block perimeters should be no more than 3,200 feet and Neighborhood Centers must be connected to adjacent neighborhoods and other areas at least every 600 feet, except where connections cannot be made because of physical obstacles, such as prior platting of property, construction of existing buildings or other barriers, slopes over 20%, water bodies, railroad and utility rights-of-way, existing limited access motor vehicle rights-of-way and existing parks and dedicated open space.

STREET DESIGN

1. New internal streets should be designed for pedestrians and vehicles with comfortable sidewalks and vehicle lanes that are 10 feet wide in most cases, and up to 12 feet to accommodate

ICSC CENTER TYPE CORRELATIONS
While Coachella’s Neighborhood Centers
are envisioned as shopping centers and
centers of social life – as well as
possessing physical design characteristics
particular to Coachella – the close
parallel among the center types defined
by the International Council of Shopping
Centers (ICSC) would be the eponymous
Neighborhood Center, providing a super
market and other shops and restaurants
to meet the daily and weekly shopping
needs of residents.

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back-out movements from angled parking spaces. Parallel parking lanes should typically be 8 feet wide.

2. Sidewalks 10 to 18 feet wide should be provided on both sides of the street, with trees planted in grates or landscaped planters approximately 30 feet on center.

3. High-branching deciduous trees with relatively open canopy structure are recommended to increase the visibility of buildings and signage.

4. Streets along major roadways may be wider but should be designed to be comfortable and safe for pedestrians and cyclists while also accommodating the needs of vehicles.

PARKS AND OPEN SPACE

1. Open spaces in Centers generally take the form of Plazas and Greens and should be flanked by active ground floor retail or restaurant uses and in some cases ground-floor residences. Mini Parks with playgrounds could also be utilized as a park type within Centers.

URBAN FORM GUIDELINES

1. A variety of building types are allowed, ranging from Rowhouse/Townhouse to Main Street/Mixed-Use.

2. Building entrances are direct from the sidewalk, generally via shopfronts.

3. Building heights are generally one to three stories.

4. Vehicular access is provided to parking lots via common drives detailed as small streets and by alleys. Services and trash should be located behind the buildings in alleys.

Figure 4-11: Examples of Neighborhood Center Form and Character Neighborhood-serving commercial with a mix of upper-floor uses.

Two-story corner building with flats above storefronts.

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Figure 4-12: Illustrative land use diagram for desired character and form of Neighborhood Center.

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Figure 4-13: Examples of Neighborhood Center form and character. (Source: Sargent Town Planning)

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DOWNTOWN CENTER

INTENT AND PURPOSE
As Neighborhood Centers bring residents of surrounding neighborhoods together by providing a convenient and congenial environment for everyday shopping and dining, the Downtown brings the entire community together in a one-of-a-kind Coachella center that is the civic heart of the City.

While many of Coachella’s other Centers and Districts are focused on bringing goods and services from around the region and the world to the residents of the City, the hallmark of Downtown Coachella is unique local goods, services, culture and society.

Downtown should integrate the seat of city
government, include a higher educational institution
and provide a variety of space for local startup
businesses, local theater and entertainment,
boutiques and studios focused on local goods, arts
and crafts and restaurants featuring fresh local foods
and produce. Most importantly, the Downtown is a
place that belongs to all of the people of Coachella
and provides a space where they can meet and
greet one another as they enjoy the life of their
town.

INTENDED PHYSICAL CHARACTER
Every Downtown street is designed as an outdoor
room, defined by active building facades and
frontages that provide valuable addresses for shops,
restaurants, hotels, residences and community
facilities of many kinds. Plazas and squares
punctuate the network of streets, providing larger,
comfortable spaces for formal and informal
gatherings, outdoor dining, public markets and
special events.

Buildings define the public realm with arcades,
galleries and awnings that provide welcome shade
for pedestrians. Large trees offer shade on hot days
and moderate winds make open spaces more
inviting.

ALLOWED LAND USES
A diverse mix of commercial, civic, and residential
uses focused primarily on retail, office, residential,
civic and recreation.

DEVELOPMENT INTENSITY
DU/AC = 20 – 65
FAR = 0. 5 – 3.0
“PUEBLO VIEJO IS THE CIVIC AND CULTURAL HEART
OF COACHELLA. THE COMMUNITY IS PROUD OF THE
HISTORIC CHARM, LOCALLY‐OWNED BUSINESSES AND
VIBRANT CIVIC CENTER. AS YOU ENTER THROUGH THE

ATTRACTIVE GATEWAYS ON SIXTH STREET, YOU ARE

IMMERSED IN A LIVELY STREET SCENE OFFERING

SHADY WALKWAYS, COOLING WATER FOUNTAINS,
OUTDOOR DINING AND UNIQUE SHOPPING. ONCE
EMPTY LOTS ARE NOW FILLED WITH MIXED‐USE

BUILDINGS THAT RESPECT THE HERITAGE, CLIMATE
AND COMMUNITY VALUES. FAMILY‐FRIENDLY EVENTS
AND FESTIVALS FILL THE STREETS AND PUBLIC SPACES.

AS YOU RELAX IN THE CLEAN, WELL-MAINTAINED
CIVIC CENTER CORE, YOU KNOW . . . YOU HAVE
ARRIVED IN PUEBLO VIEJO!”
PUEBLO VIEJO REVITALIZATION PLAN (MARCH 2010)

ICSC CENTER TYPE CORRELATIONS
While Coachella’s Downtown is envisioned as
much more than a shopping center, to the
extent that a concentration of retail businesses
can be attracted to and organized within the
Downtown, the closest parallel among the
center types defined by the International
Council of Shopping Centers (ICSC) would be
the Theme or Festival Center, as it emphasizes
a unique theme (Coachella and the Coachella
Valley) along with restaurants and
entertainment.

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NETWORK AND CONNECTIVITY

1. Blocks are 300 by 400 feet (the approximate size of the existing blocks in Downtown Coachella). Mid-block paseos are recommended to provide pedestrian connections from the streets to parking facilities within the blocks. Selected blocks may be larger if necessary to accommodate special uses such as theaters, college facilities or major municipal parking structures but multiple paseos should be provided in such blocks to ensure a high degree of connectivity and amenities for pedestrians.

STREET DESIGN

1. Downtown streets should be designed for slow driving speeds, convenient curbside parking and easy and safe pedestrian movement. Large delivery or emergency vehicles must be accommodated but the geometry of intersections and crosswalks should favor the pedestrian in all cases.

2. Vehicular lanes should be 10 feet wide in most cases, and up to 12 feet to accommodate backout movements from angled parking spaces. Parallel parking lanes should typically be eight feet wide, although seven feet is sufficient along residential frontages.

3. Sidewalks of 14 to 20 feet wide should be provided on both sides of the street, with trees planted in grates or landscaped planters approximately 30 feet on center.

4. High-branching deciduous trees with relatively open canopy structure are recommended to increase the visibility of buildings and signage. Palms can provide vertical accents in selected locations but should generally be used sparingly in combination with canopy trees that provide shade.

PARKS AND OPEN SPACE

1. Open spaces in the Downtown will generally take the form of Plazas, Squares, Courtyards and Paseos. In limited instances, Mini Parks and Neighborhood Parks would also be acceptable.

URBAN FORM GUIDELINES

1. An overall diversity of building types is allowed and encouraged. The allowed types are:

Rowhouse/Townhouse; Garden Apartment; Urban Apartment and Main Street/Mixed Use.

2. Building entrances are direct from the sidewalk, via shopfronts, arcades, galleries and forecourts for shops and restaurants, and via stoops, dooryards or porches for residences.

3. Building heights are generally two to five stories, with taller buildings toward the Downtown core.

4. Vehicle access is designed to minimize impact on the pedestrian environment. Parking lots are located internally to blocks and accessed via side streets, alleys or with a minimal number of intrusions in the sidewalk.

5. Buildings made of, or emulating, heavy masonry are generally recommended in the Downtown subarea.

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Figure 4-14: Examples of Downtown Center form and character Mixed-use apartment building with pedestrian arcade.

Two-story of residential above ground floor shops.

Main street shopping corridor with mid-block paseo.

Pedestrian zone.

Open space in Downtown Coachella.

Pedestrian-scaled frontages.

High-quality streetscape.

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DOWNTOWN TRANSITION

INTENT AND PURPOSE
The Downtown Transition area refers to the parcels surrounding Veterans’ Park and City Hall. The area is envisioned to serve as a transition between residential and commercial use, using the existing residential structures and maintaining similar density and massing. This designation intends to utilize and improve existing structures, encourages infill development and co-exists with surrounding singlefamily residential use for convenience services and a transition between automobile uses and the core of the Pueblo Viejo.

INTENDED PHYSICAL CHARACTER
The Veterans’ Park, City Hall and Coachella Branch Library create a civic presence in this part of Downtown. The surrounding blocks are expected to transition to provide building facades and frontages that create a gracious and active interface for new shops, restaurants, residences, and community facilities. New buildings define the public realm with arcades, galleries and awnings that provide welcome shade for pedestrians. Large trees offer shade on hot days and moderate winds make open spaces more inviting. The scale of buildings is less dense than that in the Downtown Center.

ALLOWED LAND USES
A diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation.

DEVELOPMENT INTENSITY
DU/AC = > 25
FAR = > 1.5

NETWORK AND CONNECTIVITY

1. Blocks are 300 by 400 feet (the approximate size of the existing blocks in Downtown Coachella). Mid-block paseos are recommended to provide pedestrian connections from the streets to parking facilities within the blocks.

STREET DESIGN

2. Downtown streets should be designed for slow driving speeds, convenient curbside parking, and easy and safe pedestrian movement. Large delivery or emergency vehicles must be accommodated but the geometry of intersections and crosswalks should favor the pedestrian in all cases.

3. Vehicular lanes should be 10 feet wide in most cases, and up to 12 feet to accommodate backout movements from angled parking spaces. Parallel parking lanes should typically be eight feet wide, although seven feet is sufficient along residential frontages.

4. Sidewalks of 10 to 14 feet wide should be provided on both sides of the street, with trees planted in grates or landscaped planters approximately 30 feet on center.

5. High-branching deciduous trees with relatively open canopy structure are recommended to increase the visibility of buildings and signage. Palms can provide vertical accents in selected locations but should generally be used sparingly in combination with canopy trees that provide shade.

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PARKS AND OPEN SPACE

1. Open spaces in the Downtown Transition subarea will generally take the form of Plazas, Squares, Courtyards and Paseos. In limited instances, Mini Parks and Neighborhood Parks would also be acceptable.

URBAN FORM GUIDELINES

1. An overall diversity of building types is allowed and encouraged. The allowed types are:

Rowhouse/Townhouse; Garden Apartment; Urban Apartment and Main Street/Mixed Use.

2. Building entrances are direct from the sidewalk, via shopfronts, arcades, galleries and forecourts for shops and restaurants, and via stoops, dooryards, or porches for residences.

3. Building heights are generally two to three stories to be compatible with the existing fabric.

4. Vehicle access is designed to minimize impact on the pedestrian environment. Parking lots are located internally to blocks and accessed via side streets, alleys or with a minimal number of intrusions in the sidewalk.

5. Buildings made of, or emulating, heavy masonry are generally recommended in the Downtown Transition area.

Walkup apartments accessible from the sidewalk with front stoops and landscaping. h mid-block paseo.

Mix of commercial retail uses with wide sidewalks and a comfortable pedestrian environment.

Mix of commercial retail uses with wide sidewalks and a comforResidential over retail mixed-use featuring arcade design l bl
Commercial use with inviting outdoor space.Mix of
commercial retail uses with wide sidewalks and a
comfortable

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URBAN EMPLOYMENT CENTER

INTENT AND PURPOSE
This General Plan designation provides space for a range of employment uses to help expand and diversify the City’s economy and transform Coachella from a small town to a full-service city. The desired employment uses are office and research and development rather than industrial uses such as manufacturing, distribution and warehouse. The employment uses are supported by retail, service and similar uses. Residential uses are allowed in residential-only buildings or in a mixed-use configuration with ground-floor retail. Also allowed are higher education uses (such as a college or university) designed in urban setting.

SUBAREA INTENDED PHYSICAL CHARACTER
The buildings are configured in an urban format of walkable blocks, attractive streetscapes and buildings at or near the sidewalk edge. There is limited surface parking and minimal landscaping between the buildings and the sidewalk, typical of office or business parks in the Coachella Valley and Western Riverside County.

ALLOWED LAND USES
Office, research and development, live-work, multi-family residential, and support retail.

DEVELOPMENT INTENSITY
DU/AC = 30 – 65
FAR = 0.5 – 2.0

NETWORK AND CONNECTIVITY

1. Blocks should be approximately 400-500 feet in length with a block perimeter of no more than 2,400 feet.

2. Pedestrian connectivity within these centers—and connecting them to adjoining neighborhoods and the Downtown system—are top priorities as that is what will differentiate these centers from the more auto-oriented industrial district closer to the airport. Mid-block paseos are recommended to provide pedestrian connections from the streets to parking facilities within the blocks.

STREET DESIGN

1. Streets should be designed for slow speeds, convenient curbside parking and easy and safe pedestrian crossing. Large delivery or emergency vehicles must be accommodated but the geometry of intersections and crosswalks should favor the pedestrian.

2. Vehicular lanes should be 10 to 12 feet wide and parallel parking lanes typically eight feet wide, although seven feet is sufficient along residential frontages.

3. Sidewalks 10 to 16 feet wide should be provided on both sides of the street, with trees planted in grates or landscaped planters at approximately 30-40 feet on center.

4. High-branching deciduous trees with relatively open canopy structure are recommended to increase the visibility of buildings and signage. Palms can provide vertical accents in selected locations but should generally be used in combination with canopy trees that provide welcome shade.

5. In some areas—and particularly in order to attract a large employer to locate in these center—it may be appropriate for several blocks to be joined together as a campus environment with

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pedestrian-only paths that connect to the streets of the surrounding district and neighborhoods.

This configuration should not be used for speculative building development but reserved as a potential enticement to a large user offering significant employment opportunities.

PARKS AND OPEN SPACE

1. Open spaces in the Urban Employment Centers will generally take the form of public Plazas/Greens, Mini Parks and perhaps a Neighborhood Park. Greenways/Trails may also be used to connect open spaces throughout the area and provide connectivity to adjacent areas.

URBAN FORM GUIDELINES

1. The primary building types allowed should be Office/R&D and Mixed Use/Main Street. Other allowed building types are Garden Apartment and Urban Apartment. Rowhouses/Townhouses may be allowed in limited circumstances to serve as a transition to lower density residential uses.

2. Buildings with ground-floor shopfronts are generally built to the sidewalk and office or R&D buildings may be set back behind shallow front yards or forecourts.

3. Building entrances are directly from the sidewalk, via forecourts, shopfronts, dooryards, stoops and porches.

4. Building heights are generally two to five stories.

5. Vehicular access is provided to parking lots or structures by alleys and driveways. Services and trash should be located behind the buildings in alleys or rear parking areas.

6. Buildings made of, or emulating, heavy masonry are generally recommended in the Downtown subarea. Concrete buildings—including good quality tilt-up buildings designed with appropriate urban facades—as well as buildings clad with metal are appropriate except in the Downtown subarea.

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Figure 4-15: Examples of Urban Employment Center form and character. (Source: Sargent Town Planning) “Corporate campus”style development pattern which attracts larger employers by virtue of the enhanced public realm.

Office building with special corner treatment. Typical two-story office building.

Cluster of office buildings.

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Figure 4-16: Illustrative land use diagram for desired character and form of Urban Employment District.

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DISTRICT DESIGNATIONS
Districts are areas of the City that generally have a single or limited number of uses and are more automobile-oriented. They differ from Neighborhoods and Centers in that the most important physical characteristics are the connectivity through the area and the way the districts adjoin (and potentially impacts) adjacent uses. Districts play an important role in the City since they are the primary retail and entertainment areas (Suburban Retail District and Regional Retail District), and provide jobs and economic development opportunities (Industrial District). The Resort District also provides an opportunity for the City to capitalize on the part-time living and hospitality economic sectors.

SUBURBAN RETAIL DISTRICT

INTENT AND PURPOSE
The Suburban Retail District provides concentration of retail businesses—including "big box" and "large format" retailers—in a setting that accommodates the parking requirements of such businesses. it also provides good pedestrian connectivity and town scale buildings adjacent to corridor frontages, bringing shopping amenities and fiscal resources to Coachella without unreasonably disrupting its small-town character.

INTENDED PHYSICAL CHARACTER
Located on major crosstown corridors, retail districts balance the need to provide convenient access and parking for motorists while also providing an attractive shopping environment. Buildings face the street or internal sidewalks with attractive shop fronts. Neighborhood streets connect the center to adjacent neighborhoods and urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

ALLOWED LAND USES
Primarily retail and services, sometimes with
commercial uses on upper floors.

DEVELOPMENT INTENSITY
DU/AC = n/a
FAR = 0.35 – 1.0

NETWORK AND CONNECT IVITY

1. Blocks – as defined by public streets – may be
very large, up to 1,000 by 1,000 feet to
accommodate the parking required for such
commercial centers. These blocks should be subdivided into smaller “virtual blocks” with dimensions in the 400- to 500- foot range by major drives that include sidewalks on at least one side, detailed as small streets. The streets flanking the blocks and the drives that transect them should connect to neighborhood streets to provide convenient access for nearby residents as well as motorists.

2. The internal streets should result in block perimeters that are no more than 3,200 feet.

ICSC CENTER TYPE CORRELATIONS
Coachella’s Suburban Shopping Districts –
integrating concentrations of larger format
retail businesses with Coachella’s familyoriented neighborhoods – are expected to be similar in retail tenant mix and
functional format to the Community Center
type as defined by ICSC. These generally
include two or more anchor tenants, and
occupy sites between 10 and 30 acres in
size.

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3. To ensure connectivity with adjacent areas, there must be a vehicle or pedestrian connection at the project boundary every 800 feet.

STREET DESIGN

1. New internal streets and drive aisles should be designed for slower speeds and provide access to the retail areas. Recommended lane widths are 10 to 12 feet, and curbside parking lanes, if any, should be eight feet wide.

2. Sidewalks of six to eight feet wide should be provided on at least one side of the private streets, and 12 to 18 feet wide along the shop front side of private drives.

3. Rows of high-branching deciduous trees with relatively open canopy structure are recommended along the private streets, in order to provide shade and spatially define those streets.

PARKS AND OPEN SPACE

1. Open spaces in Suburban Retail Districts should generally be Plazas/Greens to provide sufficient gathering space for shoppers and visitors. Mini Parks may be appropriate as supporting open space. Greenways/Parkways may be acceptable to link open spaces together.

2. Parking lots should be defined by rows of high-branching deciduous trees to provide shade and improve the visual appearance. The location of trees should be balanced with the desire to provide visibility from the major thoroughfare.

3. Drainage swales planted with drought tolerant native species are recommended between parking rows to manage storm water flow, improve stormwater quality and provide locations for planting trees.

URBAN FORM GUIDELINES

1. Lot coverage generally does not exceed 30 percent and building heights are generally one and to two three stories.

2. The allowed building types for this District are Suburban Retail and Main Street/Mixed Use.

3. Buildings with ground-floor shop fronts are generally built to the sidewalk or walkway and are generally attached, with no side yards. Service functions (loading and trash pickup) should occur at the rear, where employee parking may also be provided to reduce the required size of front parking lots to the minimum needed for customers.

4. Vehicular access is provided to parking lots via private streets (a.k.a. common drives detailed as small streets) by driveways from adjacent neighborhood streets and by service alleys.

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Figure 3-9: Illustrative land use diagram for desired character and form of Suburban Retail District. Figure 4-17: Illustrative land use diagram for desired character and form of Suburban Retail District.

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Figure 4-18: Examples of Suburban Retail District form and character. (Source: Sargent Town Planning) Gateway feature at entrance to suburban retail center. Typical façade rhythm for retail center.

Retail center that provides pedestrian speed table in front. Parking lots may be located in front, below or on top of retail.

Retail center composed of scattered one to two-story buildings, with high visibility signage.

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REGIONAL RETAIL DISTRICT

INTENT AND PURPOSE
This designation provides opportunities for a wide range of shopping and entertainment in a variety of urban and suburban formats. These include regional shopping centers, mixed destination centers or similar uses. The uses allowed in this designation will cater to regional clientele and provide a unique amenity to all residents of the Coachella Valley and an important revenue source for the City. The primary purpose of the District is to provide for commercial opportunities, with residential uses supporting the retail environment.

INTENDED PHYSICAL CHARACTER
Like the other Centers and Districts of Coachella, the Regional Retail District is organized into blocks by a combination of public and private streets that provide addresses for the businesses and organize access and parking for them. The blocks of this District may be the largest in Coachella, with buildings, landscape and signage similarly scaled up in size, but not neglecting the importance of creating a comfortable and attractive pedestrian environment for shoppers.

ALLOWED LAND USES
A wide range of retail, lodging, entertainment and residential uses.

DEVELOPMENT INTENSITY
DU/ac = 10 – 15
FAR = 0.35 – 2.0

NETWORK AND CONNECTIVITY

1. The block size will vary depending on the
type of uses. The majority of retail,
residential and commercial uses should
strive for blocks of no more than 1,000 feet
in length with a block perimeter of no more
than 4,000 feet.

2. Where large blocks exist, pedestrian and
bicycle connections, which could be realized
as sidewalks, bicycle paths and multi-use
paths, should ideally occur as frequently as
every 400 to 500 feet. Also, in pedestrianoriented retail and residential environments, these blocks should be subdivided into
smaller “virtual blocks” with lengths in the
400- to 500- foot range by major drives
that include sidewalks on at least one side, detailed as small streets. The streets flanking the blocks and the drives that transect them should connect to neighborhood streets to provide convenient access for nearby residents as well as motorists.

STREET DESIGN

1. Street widths may vary depending on the adjacent uses, with some streets carrying high traffic volumes.

ICSC CENTER TYPE CORRELATIONS
Among other uses, Coachella’s Regional Retail
District will allow shopping environments similar
to a number of the ICSC Center Types,
including Regional Center, Superregional
Center, Power Center and Outlet Center. As
Coachella is able to attract significant new
retail and entertainment businesses, careful
and strategic consideration should be given to
their location within the City. Ideally, tenants
with a very large trade area should be
allocated to the Regional Retail District tenants
with a trade area focused more on Coachella
and neighboring towns to the Suburban Retail
District, and smaller scale tenants focused on
food and entertainment to the Downtown.

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2. All streets should create safe and comfortable pedestrian accommodations with sidewalks, trees and safe pedestrian crossings. Sidewalks six to eight feet wide should be provided on at least one side of the private streets, and 12 to 18 feet in front of retail projects. On other major roadways, sidewalks shall be at least eight feet and separated from the vehicle travel lanes planting strips and by on-street parking or street trees. Soundwalls and other similar barriers should be avoided, except adjacent to freeways.

3. Rows of high-branching deciduous trees with relatively open canopy structure are recommended along the pedestrian-oriented streets, to provide shade, to spatially define those streets and the parking lots they organize, while providing visibility of buildings and signage.

PARKS AND OPEN SPACE

1. A variety of open spaces allowed depending on the uses. These include Mini Parks, Community Parks, Plazas/Greens and Greenway/Trails.

URBAN FORM GUIDELINES

1. The primary building type envisioned for this designation is Suburban Retail. Other building types allowed include Main Street/Mixed Use, Urban Apartment and Rowhouse/Townhouse.

2. Building heights are generally one and two stories but may be up to four stories, particularly for mixed use projects. Exceptions may be made in special circumstances such as hotels, iconic buildings or structures.

3. The District—including its streets, buildings, parking fields and signage—should be designed for the comfort and wayfinding of shoppers within the District, while projecting a unique and compelling image from the adjoining highways to entice passersby to become shoppers.

4. Buildings with ground-floor shopfronts are generally built to the sidewalk and are generally attached, with no side yards. Service functions such as loading and trash pickup should occur at the rear, where employee parking may also be provided to reduce the required size of front parking lots to the minimum needed for customers.

5. Vehicular access is provided to parking lots via public and private streets (e.g., common drives detailed as small streets) by driveways from adjacent neighborhood streets, by service alleys and from the primary roadway.

6. Drainage swales planted with drought tolerant native species are recommended between parking rows to manage stormwater flow, improve stormwater quality, and provide locations for planting trees.

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Figure 4-19: Illustrative land use diagram for desired character and form of Regional Retail District.

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Figure 4-20: Examples of Regional Retail District form and pattern Large, nationally recognized anchors occupy significant square footage at a Regional Retail District.

Though most customers arrive by car, a regional retail district can still provide a walkable experience.

Vast parking lots are necessary to serve regional retailers but facades can still front onto internal streets rather than the lots.

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INDUSTRIAL DISTRICT

INTENT AND PURPOSE
This designation accommodates a range of light and heavy commercial and industrial businesses that provide employment and generate more noise, light, odors or truck traffic than would be appropriate in the Urban Employment District.

INTENDED PHYSICAL CHARACTER
Coachella’s Industrial District is characterized by larger blocks, lots and buildings that would be incompatible with the scale and character of Coachella’s neighborhoods and centers. This District accommodates higher concentrations of heavy business activity. Nonetheless, the streetscapes of this District are well landscaped and include good quality pedestrian and bicycle routes so employees and visitors may conveniently arrive by bicycle or transit, while safely and comfortably walk to restaurants and service businesses in the course of their workday.

ALLOWED LAND USES
Industrial and research and development uses, with support retail and office uses.

DEVELOPMENT INTENSITY
DU/ac = n/a
FAR = 0.1 – 2.0

NETWORK AND CONNECTIVITY

1. Blocks – as defined by public streets – may be very large, up to 1,200 by 1,200 feet to accommodate the large buildings, truck loading and outdoor storage functions required for such industrial districts. Whenever practical, these blocks should be subdivided into smaller “virtual blocks” or provide non-motorized through connections with dimensions in the 400- to 600- foot range by major drives that include sidewalks on at least one side, detailed as small streets, organizing large parking areas and providing addresses for buildings within multi-building complexes or campuses.

2. External connections from individual development to adjacent areas shall occur at least every 1,200 feet.

STREET DESIGN

1. Streets are generally wider than those elsewhere in Coachella in order to accommodate higher volumes of large vehicle traffic. Curb to curb widths range from 40 to 60 feet, with curbside parking generally provided on both sides for employees and visitors and center turn lanes where appropriate. Vehicular lanes should generally be 12 feet wide and parallel parking lanes should be a minimum of eight feet wide.

2. Within multi-building complexes or campuses – whether designed for large users or as a multitenant industrial development – the major drives should be designed as small streets, defined by rows of “street trees” to project the image of valuable business addresses.

3. Sidewalks of six to eight feet wide should be provided on all public streets and on at least one side of private streets and major drives aisles to improve the visitor/customer experience while encouraging employees to commute by transit.

4. Rows of deciduous trees are recommended along the private streets and within the parking fields to provide shade.

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PARKS AND OPEN SPACE

1. Open spaces in the District will generally take the form of small private or public Plazas/Greens to provide comfortable locations for employee breaks, dining areas for District restaurants and play areas for day-care facilities.

2. Neighborhood Parks, with athletic facilities and passive open spaces, are allowed in order to serve employees and visitors.

3. Greenways/Trails are also encouraged to increase non-motorized connectivity through the area.

URBAN FORM GUIDELINES

1. Lot coverage is generally in the 25- to 50- percent range but may be lower for uses with significant outdoor operations and higher for uses requiring only small amounts of parking.

2. Buildings should face the street with simple, attractive facades with main entries and windows, welcoming visitors, providing light and view for the occupants and animating the architecture.

3. Buildings may be set back from the street with appropriate landscaping to provide an attractive visual buffer.

4. Allowed building types are Office/R&D, Industrial and Suburban Retail.

5. Building heights are generally one and two stories but office buildings may be up to three stories. Higher height limits may be allowed if necessitated by specific uses and industries so long as there is no negative impact on health, welfare or the economic development opportunity of other properties in the District or nearby areas.

6. Office functions and activity areas – such as lunchrooms – should be organized at the frontage when feasible to provide a human scale and sense of activity along the streetscapes.

7. Loading functions should be located toward the rear of the property. Employee parking lots should also be located beside or behind buildings when possible rather than in front.

8. Simple modern masonry and concrete architecture is recommended. Large buildings should be organized into multiple simple masses and articulated with fenestration. Galleries, arcades, and projecting sunscreens are recommended architectural elements, providing valuable shade and visual depth to the architecture.

9. Natural masonry, concrete and metal materials that weather and age with grace, are recommended.

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Figure 4-21: Examples of Industrial District form and character Large industrial manufacturing facility provides head of household jobs but should be distant from residential districts.

Typical two-story industrial/R&D warehouse style building.

Utilitarian architecture is appropriate for industrial districts. Industrial building with well landscaped pedestrian path.

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RESORT DISTRICT

INTENT AND PURPOSE
This designation creates a neighborhood organized around a recreational, entertainment or vacation destination, providing a range of residential options, neighborhood-serving retail, service and restaurant amenities, and, in some cases, lodging. This designation also allows a range of entertainment and destination uses not allowed in other areas, such as theme parks, that require large amounts of land and that draw visitors to the City.

INTENDED PHYSICAL CHARACTER
The design of resorts will vary, depending upon the core amenities or intended market niche. However, a resort by its nature must be a place where visitors will go out of their way to spend time, thus must present a cohesive, comfortable and attractive vacation environment. In general, there is significant flexibility on the internal design of resorts. Critical to the City is visual appearance of the outside of the resort so its location does not affect the overall connectivity, and the economic development benefits that result for the City. This designation also provides for flexibility for certain uses, such as theme parks or large entertainment venues, which may not be able to meet the urban and pedestrian-oriented standards of other designations.

ALLOWED LAND USES
Residential, lodging, recreational and support retail and commercial services. Theme parks, sports venues and specialized entertainment uses are also allowed within this designation.

DEVELOPMENT INTENSITY
DU/AC = up to 81
FAR = 0.10 max, exceptions may be made for certain entertainment uses such as theme parks.

NETWORK AND CONNECTIVITY

1. An internal street network is not defined for resorts. However, residential resorts with a variety of housing types should follow the same general design principles as the Neighborhood General destination.

2. Resorts, by reduced vehicular connectivity, should be located and designed to not unreasonably disrupt the overall connectivity of Coachella. Accordingly, it is recommended they be located adjacent to elements that inherently impede such connectivity, such as the highways, the canal, and the river. Properties abutting the southerly/westerly edge of the canal are particularly suitable for resorts, being adjacent to the open space of the canal and connecting to the linear park and trails that will flank the canal, which should be designed to accommodate pedestrians, bicycles and horses. External connections around and through the resort should be at minimum 1 Within Resorts, the distinction between lodging and vacation rentals may become blurred. A mix of houses, casitas, small multi-family buildings and larger hotels could be mixed within a single resort, making dwelling units per acre an inadequate metric. Such facilities should occupy buildings from one to four stories, having a town scale and Coachella character, which will be determined on a case-by-case basis.

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every quarter-mile but exceptions may be made depending on the location and the proposed uses.

3. Resorts may be gated and provide limited public access.

STREET DESIGN

1. Streets internal to resorts may be designed according to the specifications of the resort developer. However, residential resorts with a variety of housing types should follow the same general design principles as the Neighborhood General destination.

2. Streets on the perimeter of the resort may vary based on location but all streets should provide comfortable pedestrian amenities such as sidewalks (of at least five feet in width), street trees (planted approximate every 40 feet) and safe pedestrian crossings.

PARKS AND OPEN SPACE

1. Parks should be integrated into the resort design in the form of Plazas/Greens, Mini Parks, Special Use Parks and Greenways/Trails. Parks internal to the resort may be private, however public parks outside of the project must be provided to meet City standards.

URBAN FORM GUIDELINE S

1. A range of building types are allowed to suit the needs of the resort developer and expected clientele and types other than these are allowed so long as there is no negative visual or aesthetic impact to areas outside of the resort.

2. Building heights should generally be between one and four stories but higher limits may be allowed in certain circumstances such as larger hotels or other structures.

Figure 4-22: Examples of Resort District form and character Roundabout circulation entrance is acceptable for resorts. Tall vertical landscaping elements mark entrance to a resort.

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SPECIFIC PLANS
This designation provides unique projects the City entitles under a Specific Plan. State legislation provides for the preparation and use of Specific Plans as focused implementation tools for individual developments in a defined area. In the future, the City may see fit to process and entitle special projects that may not be easily described by this General Plan and a Specific Plan would be an acceptable approach for approving such a project. If a Specific Plan is approved, that document defines the parameters of the land uses and character. However, under this General Plan designation, should an area of land be designated as “Specific Plan” and a Specific Plan be prepared for the area, the Specific Plan must conform to the Vision, Goals, and Polices of this General Plan. Additionally, when possible, the General Plan designation presented here should be used by any future Specific Plans.

At the time of this General Plan update, the City had numerous approved Specific Plans in place for various areas of the City. Given the change in the housing market and other economic and demographic changes, many of the City’s Specific Plans are undergoing revisions or expected to undergo revisions. Following The following, is a brief summary of the nature and status of the City’s larger Specific Plans.

LA ENTRADA
The La Entrada Specific Plan provides for approximately 2,200 acres on the eastern edge of the City, providing for approximately 7,800 residential units, 135 acres of mixed-use, elementary schools, 343.8 acres of parks, multi-purpose trails and 556.9 acres of open space.

COACHELLA VINEYARD
The Coachella Vineyard Specific Plan provides for 807 units in the southeastern area of the City.

BRANDENBURG BUTTERS SPECIFIC PLAN
The Brandenburg Butters project provides for 71.5 acres of commercial uses and 1,381 dwelling units.

EAGLE FALLS
The Eagle Falls is a Specific Plan that is within the boundaries of Coachella (60 acres) and Indio (30 acres) on a 90-acre site with plans for 295 units, of which 202 units will be within the City of Coachella. The Specific Plan provides for a gated golf course community and is included as a part of the Cabazon Band of Mission Indians Fantasy Springs Master Plan.

SHADOW VIEW
The Shadow View Specific Plan provides for a single-family residential community consisting of 1,600 dwelling units on 380 acres, a mixed-use commercial center on 100 acres, and a 37-acre park. The commercial site has a residential overlay that provides an option to construct up to 1,000 high-density residential units.

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VISTA DEL AGUA
The Vista del Agua Specific Plan is located on 275 acres in the north central portion of Subarea 11 - Commercial Entertainment district as designated in the City’s General Plan. The Specific Plan provides for a mixed residential community consisting of 1,639 dwelling units, a neighborhood commercial center on 17 acres, and a 14-acre neighborhood-serving park.

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PUBLIC DESIGNATIONS
This category of General Plan designations is intended for a variety of public uses including parks, schools, public buildings and other similar uses. These areas host community services and/or educational, cultural, administrative and recreational facilities often located within a well-landscaped setting. These areas provide a public function and often include a significant amount of parking to accommodate users of the facilities. It should be noted many of the public uses are also allowed and located in other General Plan Designations.

PARKS AND OPEN SPACES
Parks and Open Spaces provide for the preservation, continued growth and enhancement of Coachella’s parklands, recreational areas and surrounding open spaces. Open spaces are areas intended to remain essentially open with limited or no development. This includes spaces used for passive recreation, resource protection and/or hazard avoidance. Parks include greenways, developed parks and other areas primarily used for recreation. Typically, these areas are characterized by a high degree of open area and a limited number of buildings. Parks frequently include sports fields, playground equipment, picnic areas, sitting areas, concession businesses, open turf, natural areas, trails and public golf courses.

The following describes the variety of Parks and Open Space types included in the General Plan and additional details can be found in Table 6-1, Parks Classification Standards, within the Sustainability and Natural Environment Element:

Mini Parks. Mini Parks are spaces that exist primarily in residential areas or adjacent to light business zones and have features such as grass, shade, trees, passive areas, green space, shelters, native plant life, playgrounds and play structures. Use is limited to the local neighborhood. They may be realized in “tot-lot” configurations that provide secure recreational space for small children and typically include equipment such as swings, slides, ‘monkey bars’ and sandboxes while leaving sufficient room for people to sit and enjoy the space. The size of Mini Parks varies but should be up to 1.5 acres in size and are intended to serve a population within a walking or short biking distance.

Plazas/Greens. Plazas and Greens have the widest variety and the most intense activities of all open spaces. Plazas and Greens serve as formal or informal community gathering spaces. Plazas are unique to the City of Coachella and represent a connection to the culture of the community. These park types are often shaped primarily by building frontages. Plazas are shaped primarily by building frontages, primarily hardscape with occasional landscape in planters or containers. Greens are landscaped open areas located at the center of a community. Features may include gazebos, water features, trees, shade, performance areas, public artwork and other similar features. Plazas and Greens vary in size but are typically no larger than two acres.

Neighborhood Parks. Neighborhood Parks are larger than Mini Parks and provide large unobstructed areas for passive or active recreation throughout neighborhoods. Neighborhood Parks often contain community gardens and playgrounds and are primarily landscaped. Neighborhood parks are between approximately 1.5 acres and 15 acres in size. These parks provide features such as grass, trees, restrooms, tot-lots, picnic and shade shelters, grills, playground equipment, open fields, informal sport areas, swimming pools and neighborhood/community centers. Neighborhood Parks have a service area of about a 2.5-mile radius.

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Community Parks. Community Parks are larger than Neighborhood Parks and the largest of formal (non-natural) open spaces for the purpose of providing regionally-oriented areas for passive or active recreation. Community Parks may contain large grass areas, large picnic and shelter areas, restrooms, on-site parking, swimming pool, community centers, sports arenas/complexes, entertainment areas and special features such as skateboard areas, outdoor theaters, disc golf, exercise stations, ponds and water features. Community parks are approximately between 10 and 45 acres in size (but may be larger under special circumstances) and have a service area of greater than 2.5 miles in radius.

Special Use Parks. Special Use Parks are not located in residential areas. Features might include large scale sports complex, special events site (such as fairs and festivals), gardens, concessions, trails, natural/open space, lakes and animal uses.

Nature/Open Space. Nature areas are generally free from development and respect the natural environmental characteristics that serve as preservation of natural, cultural and archeological resources.

Specific uses include natural parks, habitat, floodplains and areas with permanent open-space easements. In some cases, Open Space also includes working lands such as farming, ranching and mining.

Greenway/Trails. Greenways and Trails are community- and regionally-oriented, active and passive open spaces. Greenways and Trails traverse or define multiple neighborhoods and can have natural or identified paths and trails. Greenways may be opportunistic such as the reclaiming of areas within overhead utility easements or may be in response to natural conditions such as an existing natural feature such as a river, canal or seismic hazard area.

Linear Parks. Linear parks are a special type whose primary purpose is to connect parks, entry ways and transportation routes with unique features. These parks and the trails may be concrete, asphalt, or crusher fine, among other options.

SCHOOLS
This designation is intended for public schools, including elementary, middle and high schools and colleges and universities within the City of Coachella. Public K through 12 schools will vary in size but all new schools should be located within or adjacent to neighborhoods to enable students to walk and bike to school. Schools should not be designed as fenced and walled-off campuses. Colleges and universities should be encouraged to integrate uses such as residential, retail, services and other public facilities in and around their campuses to augment the economic vitality of the neighborhood. They should ensure other public enhancements that contribute to a greater quality of life in Coachella, such as arts, culture, athletics, public lectures and/or medical facilities are accessible to the community.

PUBLIC FACILITIES AND BUILDINGS
This designation provides for governmental buildings and facilities to ensure a high quality of life for residents of Coachella. A wide range of public uses in this designation include city hall, libraries, community centers, senior centers, fire stations, police stations, corporate yards and similar uses. Given the activities that occur in public facilities and buildings, the urban design will vary greatly from use to use. The majority of public facilities and buildings should be located in Downtown, Neighborhood Centers or integrated within neighborhoods to ensure they are central to the residents they intend to serve. Locating city office in remote, auto-oriented areas shall be discouraged.

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BUILDING TYPES
All complete cities have a wide variety of types of buildings that vary depending on the use, location and intended intensity of development. While there are a large number of building types, the following are the types that will help implement the City’s vision. The information below provides a general description of the building type and general rules of thumb on the density and lot size for each type.

These summaries are meant to be guides rather than standards. Other types may be used as long as they conform to the vision and character defined in this General Plan.

SINGLE-FAMILY HOUSE
A building surrounded on all four sides by setbacks and may contain one dwelling unit and/or commercial use as allowed by the zone. On-site open space is provided through a rear yard. The intensity range varies from very low density rural settings of one unit per 40 acres or large to upwards of eight units per acre. Lot areas are a minimum of 5,000 square feet.

DUPLEX/TRIPLEX/QUADPLEX HOUSE
A building with two or more dwellings surrounded on all four sides by setbacks and may contain dwelling units and/or commercial uses as allowed by the zone. Onsite open space is provided through a rear yard for all the dwellings or through individual yards for each dwelling. The density range depends on location but is generally between eight and 18 units per acre. Lot areas are generally between 5,000 and 15,000 square feet.

MULTIPLEX/EFFICIENCY DWELLING
A building with the appearance of a large house containing up to eight dwelling units or congregate living facilities. The building has a central lobby that provides access to individual units. On-site open space is provided by a rear yard for all the dwellings. The building may accommodate commercial uses allowed by the General Plan.

The density of Mansion buildings is generally between 15 and 20 units per acre. Lot areas are generally between 10,000 and 15,000 square feet.

ROWHOUSE/TOWNHOUSE
A building of attached dwellings arranged side by side, with above grade to provide rooms and unit access from the street. The building is located at the front of the property, with the garage at the rear, ideally separated by a rear yard. The density range for Rowhouses/Townhouses is between 15 and 22 units per acre.

The lot area is generally 2,000 to 2,500 square feet per unit.

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GARDEN APARTMENT
A group of attached dwellings arranged to share one or more common courtyards with pedestrian access to the building’s entrances from the courtyard and/or fronting street. Courtyard buildings may accommodate commercial/flex uses as allowed by the General Plan. The density range for Courtyard Buildings is between 25 and 35 units per acre and the lot area is generally between 15,000 and 60,000 square feet.

URBAN APARTMENT BUILDING
A building with multiple stories of dwellings that is arranged on a large open space such as a park or along a street. The building has a central lobby or multiple lobbies that provide access to individual dwellings. The ground floor may accommodate
commercial/ flex uses as allowed by the General Plan. The dwelling unit range is between 30 and 65 units per acre and the lot area is generally between 20,000 and 60,000 square feet. (Note that this intensity may be increased for affordable and senior housing where smaller units and/or less on-site parking is provided.)

MAIN STREET/MIXED USE BUILDING
A building designed for occupancy by retail, service and/or office uses on the ground floor with upper floors configured for retail, service, office and/or dwellings with occupancy fronting on streets.

Upper units may be directly accessed from the street through a stair or street level lobby. Residential densities range between 30 to 65 units per acre and non-residential intensities vary by General Plan Designation. The lot area is as small as 5,000 and as large as 125,000 square feet.

SUBURBAN RETAIL BUILDING
A building designed for occupancy by commercial service or retail uses on the ground floor, with upper floors configured for the same uses. The building is located away from the street typically with parking between the street and the building. Non-residential intensities vary by General Plan Designation and the minimum lot areas is 10,000 square feet.

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OFFICE/R&D BUILDING
A building designed for occupancy by office and
laboratory-type space on the ground floor, with
upper floors configured for the same uses. Ground
floors may accommodate commercial uses as
allowed by the General Plan. Non-residential
intensities vary by General Plan Designation and lot
areas have a vast range from 10,000 to 250,000
square feet.

INDUSTRIAL BUILDING
A building designed for occupancy by industrial,
commercial service or retail uses on the ground
floor, with upper floors configured for service or
industrial uses. The building is located anywhere on
the lot to accommodate outdoor industrial activity.

Non-residential intensities vary by General Plan
Designation and the minimum lot size is 5,000
square feet; however parcels are usually much
larger to accommodate industrial uses.

RANGE OF COMPATIBLE LAND USES
The following table, Table 3-1, further defines the range of allowed land uses expected within each General Plan Designation. The table includes three categories. The first is the primary use or uses expected within the designation. There may be more than one “primary” use in a designation. The next category is the secondary use (shown with an “S” in the table). The secondary uses are support uses that are allowed but shall not be the primary use. The last category is for uses that are not allowed within the designation. These uses are marked with the following symbol: “—“. In addition, some of the uses have annotations to further explain the vision for the use within the designation. This table of compatible uses is not the complete range of possible uses and the allowable uses will be further refined in the zoning code. Table 4-1: General Plan Designations SummaryTable 4-2: General Plan Designations Summary provides a summary of the development characteristics for each General Plan Designation.

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Table 4-1: General Plan Designations Compatible Uses

RANCHOS NEIGHBORHOODS CENTERS DISTRICTS

AGRICULTU
RAL
RURAL

SUBURBAN

NEIGHBORHO
OD

GENERAL

NEIGHBORHO
OD
URBAN

NEIGHBORHO
OD

NEIGHBORHO

OD CENTER

DOWNTOWN
CENTER
URBAN

EMPLOYMEN

T CENTER

SUBURBAN
RETAIL

DISTRICT

REGIONAL
RETAIL

DISTRICT

INDUSTRIA

L DISTRICT
RESORT

RANGE OF COMPATIBLE LAND USES

SINGLE FAMILY S P P P S -- -- -- -- -- -- P
MULTI-FAMILY* -- -- -- P P S P S -- S -- P

MOBILE HOME PARK -- S -- S -- -- -- -- -- -- -- --

ENTERTAINMENT AND

RECREATION -- -- -- -- S S P S P P -- P

GOLF COURSE -- S S -- -- -- -- -- -- -- -- P
LODGING (HOTEL, MOTEL, B&B) B&B only S -- -- S (no motel) S S (no motel) S S P -- P

AUTOMOTIVE (INCL GAS
STATION) -- -- -- -- -- S (with limitations) -- -- P S S -- RESTAURANT -- -- -- -- S (with
limitations) P P S P S S S

DRIVE THROUGH RESTAURANT -- -- -- -- -- -- -- -- P P S S RETAIL <10,000 SF -- S -- -- S (with
limitations) P P P P P S S
RETAIL > 10,000 SF -- -- -- -- -- P P -- P P -- S
RETAIL > 35,000 SF -- -- -- -- -- -- S (with
limitations) -- P P -- --
PERSONAL SERVICES (e.g., dry
cleaner, travel agent, etc.) -- -- -- -- S P P S P S S S

MEDICAL OFFICE -- -- -- -- S S S P P S -- --

OFFICE/RESEARCH &

DEVELOPMENT -- -- -- -- -- S S P S -- S --
AGRICULTURE P P S (interim) -- -- -- -- -- -- -- -- S

INDUSTRIAL/DISTRIBUTION -- -- -- -- -- -- -- S -- -- P -- HOSPITAL / AIRPORT* -- Airport -- -- -- -- Hospital P -- -- P --

CIVIC AND GOVERNMENT -- S S S S S P S S S S --
RESOURCE EXTRACTION S S (with
limitations) -- -- -- -- -- -- -- -- -- --
KEY : P= Primary use S = Secondary Use - = Not allowed
* See additional land use regulations for non-residential development and hospitals near airport (Policies 10.9 and 10.10).

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Table 4-21: General Plan Designations Summary

RANCHOS NEIGHBORHOODS CENTERS DISTRICTS

AGRICULTUR
AL
RURAL

SUBURBAN

NEIGHBORH
OOD

GENERAL

NEIGHBORH
OOD
URBAN

NEIGHBORH
OOD

NEIGHBOR
HOOD
CENTER

DOWNTOW

N CENTER

DOWNTOW
N

TRANSITIO
N
URBAN

EMPLOYME

NT CENTER

SUBURBA

N RETAIL

DISTRICT

REGIONAL
RETAIL

DISTRICT

INDUSTRI
AL

DISTRICT
RESORT

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
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 > 25 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 0.5 0.5 – 1.5 0.5 – 2.0 > 1.5 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 3200 ft. max
2400 ft. max 2400 ft. max 1600 ft. max 2000 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 400-500 ft. 400-500 ft. 400-500 ft. 400-500 ft. 300-500 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 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 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

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 -- -- -- -- -- -- -- --

NATURE/OPEN SPACE Y Y Y Y -- -- -- Y -- -- -- Y

LINEAR PARK -- Y Y Y -- -- -- -- -- -- -- Y
* See additional density restrictions and potential development regulations for new residential developments near airport (Policies 10.4 and 10.8).

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GENERAL PLAN DESIGNATION MAP
This section presents the General Plan Designation Map for the City of Coachella. While the General Plan Designations are applied directly to each parcel, the General Plan provides for some flexibility in the ultimate range and distribution of uses for subareas 5 through 17. The ranges of appropriate uses for each of these subareas are defined in the Subarea Descriptions. It is expected that the final mix and distribution of appropriate uses would be defined for each through the City’s Master Planning process. Figure 4-23: General Plan Designation MapFigure 4-23: General Plan Designation Map shows the General Plan Designation map and Figure 4-24: General Plan Subareas Map, shows the extent of the various subareas.

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Figure 4-23: General Plan Designation Map

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Figure 4-23: General Plan Designation Map

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Figure 4-24: General Plan Subareas Map

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MASTER PLANNING PROCESS DESCRIBED
For parcels in Subareas 5 through 17, project sponsors must use the following system during the project application process. The purpose of this section is to enable incremental development of vacant parcels while generating interconnected neighborhoods and employment areas of the City. Before preparing a subdivision map, the applicant is required to prepare a Specific Plan or similar master planning document (Master Plan) for City review and comment per the following requirements.

DUE DILIGENCE STAGE

1. Identify the location of the site in neighborhood and review General Plan policies. o Project sponsors must first identify the project site and the subarea where the project site is located.
o The project sponsor must then review the General Plan vision and policies for the subarea and the range of allowed General Plan designations. As part of this process, the project sponsor should understand the requirements for preserving open space, development of parks and public facilities and the specific network connectivity requirements in the General Plan.

2. Meet with City staff.
o Once the materials have been reviewed, the project sponsor should meet with the City to determine if any other Master Plans have been created for the subarea. o For land controlled by others, those owners are to be invited to participate in the master planning process. The requirements for land not controlled by the applicant are focused on minimum connectivity and adjacencies.

3. Identify non-buildable land.
o For all land within the subarea, the project sponsors should identify and map the general extent of existing and potential future land not buildable because of environmental constraints such as soils, drainage, seismic conditions, endangered species or other factors. This may require reviewing existing technical studies or working with resource agencies.
o A detailed parcel-by-parcel assessment and major technical studies are not required at this point in the process and the information should be more detailed within the project site than outside of the project site.
o This analysis should also include consideration of projects within the subarea that are built or in the development pipeline.

PRE-APPLICATION REVIEW STAGE

4. Identify City-wide transportation network.
o Once the major non-buildable land is identified, the project applicant should identify the major transportation network through the entire subarea, if this has not already been created by a previous project or the City.
o The project sponsor should map this network (which is assumed to be approximately every quarter-mile) and show connections to the project site.

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5. Identify street network and blocks for land controlled by applicant. o The next step is to develop the internal transportation network for the project site.

Requirements in the General Plan designations shall be followed to understand the intersection spacing.
o Connections to existing roadways adjacent to the site should be, wherever feasible, continued into the site and the project should plan for connections to adjacent undeveloped areas. The point of this critical step is to ensure that isolated subdivisions are not created and new neighborhoods, centers and districts connect to one another throughout the City.
o This process will result in both a transportation network and block pattern within the project site.

6. Apply General Plan Designations, parks and building types to blocks. o For each block, the project applicant should then apply the allowed General Plan designations and identify the approximate location and amount of various types of parks to be located within the project site. While the General Plan has a map of designations, it is understood that in large, undeveloped areas the designations may change as long as the vision of the General Plan and subareas is met. The policy guidance for each subarea provides a range of designations allowable.
o As part of this step, the project sponsor should further identify the potential building types by block to more precisely define the form and character of their development.

7. Identify net development yield.
o Using the information in the previous step, the project sponsor should create a blockby-block development program table that calculates the various building types, number of units, non-residential square footage and other site conditions.

APPLICATION SUBMITTAL STAGE

8. Prepare Master Plan for review by City staff.
o The project sponsor shall prepare a master plan for site review by City staff. The Master Plan should have the following components:
 Land not controlled by project sponsor:
• Subarea map with project site identified.
• Undevelopable land due to environmental or other constraints (generalized if specific data is not available).
• Existing streets in the subarea.
• Planned major streets at approximately quarter-mile intervals • Existing planned and approved projects in the subarea  Land controlled by project sponsor:
• Site boundary map.
• Undevelopable land due to environmental or other constraints (must be more detailed than land not controlled by project sponsor). • Existing streets in the project site.

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• Planned streets and network connections within and external to the project site
• Blocks for development (based on the street network requirements). • Required park locations, types and acreages.
• Map of General Plan designations applied to blocks (or portions of blocks).
• Map of building types applied to blocks (or portions of blocks). • Development program table calculating net development yield and the amounts of other uses (such as parks, roads, open space, etc.).

9. Receive City comment and direction.
o Present Master Plan to the City for review and comment. At its discretion, the City may retain an outside consultant such as a “town planner” to provide guidance on compliance with the vision and the policies. Additionally, the Planning Commission or the City Council may provide input or guidance on compliance with the vision and policies.
o Upon receiving direction from the Planning Commission, the applicant may proceed with preparing a subdivision map.