THRESHOLD OF SIGNIFICANCE
In accordance with CEQA Guidelines, project impacts are evaluated to determine whether significant adverse environmental impacts would occur. This analysis will focus on the project’s potential impacts and provide mitigation measure, if required, to reduce or avoid any potentially significant impacts that are identified. According to Appendix G of the CEQA Guidelines, the proposed project would have a significant impact related to energy, if it would:
• Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation (refer to Response 4.6(a)); and/or
• Conflict with or obstruct a State or local plan for renewable energy or energy efficiency (refer to Response 4.6(b)).
CEQA Guidelines Appendix F is an advisory document that assists in determining whether a project will result in the inefficient, wasteful, and unnecessary consumption of energy. The analysis on Response 4.6(a) relies on Appendix F of the CEQA Guidelines, which includes the following criteria to determine whether this threshold of significance is met:
• Criterion 1: The project energy requirements and its energy use efficiencies by amount and fuel type for each stage of the project including construction, operation, maintenance and/or removal. If appropriate, the energy intensiveness of materials maybe discussed. • Criterion 2: The effects of the project on local and regional energy supplies and on requirements for additional capacity.
• Criterion 3: The effects of the project on peak and base period demands for electricity and other forms of energy.
• Criterion 4: The degree to which the project complies with existing energy standards. • Criterion 5: The effects of the project on energy resources. • Criterion 6: The project’s projected transportation energy use requirements and its overall use of efficient transportation alternatives.
Quantification of the project’s energy usage is presented and addresses Criterion 1. The discussion on construction-related energy use focuses on Criteria 2, 4, and 5. The discussion on operational energy use is divided into transportation energy demand and building energy demand. The transportation energy demand analysis discusses Criteria 2, 4, and 6, and the building energy demand analysis discusses Criteria 2, 3, 4, and 5. 160
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Less Than Significant Impact.
PROJECT-RELATED SOURCES OF ENERGY CONSUMPTION
This analysis focuses on three sources of energy that are relevant to the proposed project:
electricity, natural gas, and transportation fuel for vehicle trips and off-road equipment associated with project construction and operations. The analysis of the operational electricity/natural gas usage is based on the California Emissions Estimator Model version 2020.4.0 (CalEEMod) modeling results for the project. The project’s estimated electricity/natural gas consumption is based primarily on CalEEMod’s default settings for Riverside County, and consumption factors provided by the Imperial Irrigation District (IID) and the Southern California Gas Company (SoCalGas), the electricity and natural gas providers for the City and project site.
The results of the CalEEMod modeling are included in Appendix B, Air Quality/Greenhouse Gas/Energy Analysis. The amount of operational fuel consumption was estimated using the California Air Resources Board’s (CARB) EMission FACtor 2017 (EMFAC2017) computer program which provides projections for typical daily fuel usage in Riverside County, and the project’s annual vehicle miles traveled (VMT) outputs from CalEEMod. The estimated construction fuel consumption is based on the project’s construction equipment list, timing/phasing, and house of duration for construction equipment, as well as vendor, hauling, and construction worker trips.
The project’s estimated energy consumption is summarized in Table 4-4, Project and Countywide Energy Consumption. As shown in Table 4-4, the project’s energy usage would constitute an approximate 0.0097 percent increase over Riverside County’s typical annual electricity consumption and an approximate 0.0093 percent increase over Riverside County’s typical annual natural gas consumption. The project’s off-road construction equipment diesel fuel consumption, on-road construction fuel consumption, and operational vehicle fuel consumption would increase Riverside County’s consumption by 0.1004 percent, 0.2758 percent, and 0.0378 percent, respectively (Criterion 1).
Table 4-4
Project and Countywide Energy Consumption
Energy Type Project Annual
Energy Consumption1
Riverside County
Annual Energy
Consumption2
Percentage
Increase Countywide2
Electricity Consumption 1,625 MWh 16,767,235 MWh 0.0097% Natural Gas Consumption 57,705 therms 623,146,364 therms 0.0093% Fuel Consumption
• Construction Off-Road Fuel Consumption3 37,402 gallons 37,497,434 gallons 0.1004% • Construction On-Road Fuel Consumption3 2,179,512 gallons 985,997,033 gallons 0.2758% • Operational Automotive Fuel Consumption3 365,471 gallons 966,829,242 gallons 0.0378% 161
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Energy Type Project Annual
Energy Consumption1
Riverside County
Annual Energy
Consumption2
Percentage
Increase Countywide2
Notes:
1. As modeled in CalEEMod version 2020.4.0.
2. The project increases in electricity and natural gas consumption are compared to the total consumption in Riverside County in 2021. The project increases in construction off-road and on-road fuel consumption are compared with the projected Riverside Countywide off-road fuel consumption and Riverside Countywide on-road fuel consumption in 2023, respectively. The project increase in automotive fuel consumption is compared with the projected Countywide on-road fuel consumption in 2025.
Riverside County electricity consumption data source: California Energy Commission, Electricity Consumption by County, http://www.ecdms.energy.ca.gov/elecbycounty.aspx, accessed January 12, 2023.
Riverside County natural gas consumption data source: California Energy Commission, Gas Consumption by County, http://www.ecdms.energy.ca.gov/gasbycounty.aspx, accessed January 12, 2023.
3. Project fuel consumption calculated based on CalEEMod results. Countywide operational fuel consumption, off-road construction equipment diesel fuel consumption, and on-road fuel consumption are from CARB EMFAC2021.
Refer to Appendix B for assumptions used in this analysis.
CONSTRUCTION-RELATED ENERGY CONSUMPTION
During construction, the project would consume energy in two general forms: (1) the fuel energy consumed by construction vehicles and equipment; and (2) bound energy in construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass.
Fossil fuels used for construction vehicles and other energy-consuming equipment would be used during grading, paving, building construction, and architectural coatings. Fuel energy consumed during construction would be temporary and would not represent a significant demand on energy resources. In addition, some incidental energy conservation would occur during construction through compliance with State requirements that heavy-diesel equipment not in use for more than five minutes be turned off. Project construction equipment would also be required to comply with latest U.S. Environmental Protect Agency (EPA) and CARB engine emissions standards. These emissions standards require highly efficient combustion systems that maximize fuel efficiency and reduce unnecessary fuel consumption. Due to increasing transportation costs and fuel prices, contractors and owners have a strong financial incentive to avoid wasteful, inefficient, and unnecessary consumption of energy during construction (Criterion 4).
Substantial reduction in energy inputs for construction materials can be achieved by selecting green building materials composed of recycled materials that require less energy to produce than non-recycled materials.19 The integration of green building materials can help reduce environmental impacts associated with the extraction, transport, processing, fabrication, installation, reuse, recycling, and disposal of these building industry source material.20 The project-related incremental increase in the use of energy bound in construction materials such as asphalt, steel, concrete, pipes and manufactured or processed materials (e.g., lumber and gas) would not substantially increase demand for energy compared to overall local and regional 19 California Department of Resources Recycling and Recovery, Green Building Materials, https://www.calrecycle.ca.gov/greenbuilding/materials#Material, accessed January 12, 2023. 20 Ibid.
162
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
demand for construction materials. As indicated in Table 4-4, the project’s off-road fuel consumption and on-road fuel consumption from construction would be approximately 37,402 gallons and 2,179,512 gallons, respectively. The project’s off-road fuel consumption and on-road fuel consumption from construction would increase off-road construction equipment diesel fuel use and on-road vehicle fuel consumption in the County by approximately 0.1004 percent and
0.2758 percent, respectively. As such, construction would have a nominal effect on the local and regional energy supplies (Criterion 2). It is noted that construction fuel use is temporary and would cease upon completion of construction activities. There are no unusual project characteristics that would necessitate the use of construction equipment that would be less energy efficient that at comparable construction sits in the region or State (Criterion 5).
Therefore, construction fuel consumption would not be any more inefficient, wasteful, or unnecessary than other similar development projects of this nature. As such, a less than significant impact would occur in this regard.
OPERATIONAL ENERGY CONSUMPTION
Transportation Energy Demand
Pursuant to the Federal Energy Policy and Conservation Act of 1975, the National Highway Traffic and Safety Administration is responsible for establishing additional vehicle standards and for revising existing standards. Compliance with Federal fuel economy standards is not determined for each individual vehicle model. Rather, compliance is determined based on each manufacturer’s average fuel economy for the portion of their vehicles produced for sale in the United States. Table 4-4 provides an estimate of the daily fuel consumed by vehicle traveling to and from the project site. Based on project’s Traffic Scoping Agreement, the proposed project would generate approximately 1,944 daily trips. As indicated in Table 4-4, project operational daily trips are estimated to consume approximately 365,471 gallons of fuel per year, which would increase the County’s automotive fuel consumption by 0.0378 percent. The project does not propose any unusual features that would result in excessive long-term operational fuel consumption (Criterion 2).
The key drivers of transportation-related fuel consumption are job locations/commuting distance and many personal choices on when and where to drive for various purposes. Those factors are outside of the scope of the design of the proposed project. However, the project would locate within 0.13 mile of a bus stop, which would promote alternative mode of transportation.
Additionally, in compliance with CALGreen Code, all single-family residential units of the project would be electric vehicle (EV) capable by including a listed raceway21 within each dwelling unit to accommodate EV charging stations. This project design feature would encourage and support the use of EVs within the proposed residential development (Criterion 4 and Criterion 6). 21 Raceway is the enclosed conduit that forms the physical pathway for electrical writing to protect it from damage. 163
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Therefore, fuel consumption associated with vehicle trips generated by the project would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. A less than significant impact would occur in this regard.
Building Energy Demand
The CEC developed 2020 to 2035 forecasts for energy consumption and peak demand in support of the 2021 IEPR for each of the major electricity and natural gas planning areas and the State based on the economic and demographic growth projections.22 CEC forecasts that the Statewide annual average growth rates of energy demand between 2021 and 2030 would be 1.3 percent to
2.3 percent for electricity and less than 0.1 percent to 0.8 percent increase for natural gas.23 As shown in Table 4-4, operational energy consumption of the project would represent approximately 0.0097 percent increase in electricity consumption and 0.0093 percent increase in natural gas consumption over the current Countywide usage, which would be significantly below CEC’s forecasts and the current Countywide usage. Therefore, the project would be consistent with the CEC’s energy consumption forecasts. As such, the project would not require additional energy capacity or supplies (Criterion 2). Additionally, the proposed project would be a residential development and the energy consumption would peak in the evening, similar to other residential developments. As a result, the project would not result in unique or more intensive peak or base period electricity demand (Criterion 3).
The proposed residential building would be required to comply with 2022 Title 24 Building Energy Efficiency Standards, which would ensure the project incorporates efficient electric heat pumps, establish electric-ready requirements for new homes, expand solar photovoltaic and battery storage standards, strengthen ventilation standards, as well as water efficient fixtures and electric vehicles charging infrastructure. Implementation of the 2022 Title 24 standards significantly reduces energy usage. The Title 24 Building Energy Efficiency Standards are updated every three years and become more stringent between each update, as such, complying with the latest 2022 Title 24 standards would make the proposed project energy efficient. In addition, the project would use energy efficient appliances and install solar-ready roof (Criterion 4).
Furthermore, the electricity provider, IID, is subject to California’s Renewables Portfolio Standard (RPS). The RPS requires investor-owned utilities, electric service providers, and community choice aggregators to increase procurement from eligible renewable energy resources to 33 percent of total procurement by 2020 to 60 percent of total procurement by 2030. Renewable energy is generally defined as energy that comes from resources which are naturally replenished within a human timescale such as sunlight, wind, tides, waves, and geothermal heat. The increase in reliance of such energy resources further ensures that new development projects will not result in the waste of the finite energy resources (Criterion 5). 22 California Energy Commission, Final 2021 Integrated Energy Policy Report Volume IV California Energy Demand Forecast, February 2022. Annual average growth rates of electricity demand and natural gas per capita demand are shown in Figure 10 and Figure 14, respectively.
23 Ibid.
164
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Therefore, the project would not cause wasteful, inefficient, and unnecessary consumption of building energy during project operation, or preempt future energy development or future energy conservation. A less than significant impact would occur in this regard.
Mitigation Measures: None required.
B) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact. The project would be required to comply with 2022 Title 24 standards and 2022 CALGreen Code. Compliance with 2022 Title 24 standards and 2022 CALGreen Code would ensure the project incorporates energy-efficient building design that would also be consistent with applicable energy policies identified in the General Plan, including Policies 2.3, 2.5, and 2.6, refers to Table 4-5, Consistency with General Plan. Additionally, the project would utilize electricity provided by IID. Per SB 100, IID would achieve at least 60 percent renewable energy by 2030. Therefore, the project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency and impacts will be less than significant.
Table 4-5
Consistency with the General Plan
Goals/Policies Project Consistency Analysis
General Plan
Sustainability and Natural Environment
Element
Goal 2. Energy. An energy efficient community
that relies primarily on renewable and nonpolluting energy sources.
Policies
2.1 Community development-subdivisions.
When reviewing applications for new subdivisions,
require all residences be oriented along an eastwest access, minimizing western sun exposure, to maximize energy efficiency.
2.3 Alternative energy. Promote the incorporation
of alternative energy generation (e.g., solar, wind,
biomass) in public and private development.
2.5 Construction standards. Consider and
evaluate new construction practices and standards
that increase building energy efficiency.
2.6 Energy performance targets – new
construction. Require new construction to exceed
Title 24 efficiency standards by 15 percent and
incorporate solar photovoltaics.
Consistent. Policy 2.1 requires that homes be oriented along an eastwest access to minimize western sun exposure and maximize energy efficiency. The project accomplishes the intent of Policy 2.1 by having the majority of the streets in an east-west orientation. Due to the nature of circulation design, all east-west orientation is not feasible; additionally, offering home size and configuration options are a preferred attribute to residential neighborhoods in order to accommodate various household needs. Homes that are most exposed to western sun and are in the opposite configuration than what is suggested in Figure 7-1 of the Sustainability-Natural Environment section of the General Plan, are minimized by design, and provide energy efficiency measures including limited window openings on the western elevation, acceptable roof orientations for solar access, and simple roof design conducive to photovoltaic installations. The project layout (site plan) is consistent the Development Standard for new neighborhood streets and lot layouts so at least 80 percent of new homes are oriented with the primary building axis within 20 degrees of an east-west orientation. Per the site plan, east/west access streets are longer than north/south access streets and do not exceed 15% axis. The homes on north/south access streets are oriented less than the 15% axis and are orientated with depth. The project will comply with the most current Title 24 requirements, consistent with Policy 2.2, which include solar and other energy efficiency measures. Along with the requirements of Title 24 and the minimal western exposure, the Sevilla II neighborhoods is consistent with the intent of Goal 2 and Policies 2.1 and 2.2, 2.3, 2.5 and 2.6. 165
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Goals/Policies Project Consistency Analysis
The project would be required to comply with 2022 Title 24 standards and 2022 CALGreen Code. Compliance with Title 24 and CALGreen standards would ensure the project incorporates efficient electric heat pumps, establish electric-ready requirements for new homes, expand solar photovoltaic and battery storage standards, strengthen ventilation standards, as well as water efficient fixtures and electric vehicles charging infrastructure. The project would install solar-ready roof and use energy efficient appliances. Additionally, the project would install low-flow fixtures, water-efficiency irrigation, and draught tolerant landscape.
Furthermore, the 2022 Title 24 would achieve an increased reduction in energy usage more than 15 percent compared to 2016 Title 24, when the General Plan was adopted. As such, the project would be consistent with the goal and policies of the General Plan.
Source: City of Coachella, General Plan, adopted April 22, 2015.
Mitigation Measures: None required.
166
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.7 Geology and Soils
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
GEOLOGY AND SOILS:
Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
☐ ☐ ☒ ☐
ii) Strong seismic ground shaking? ☐ ☐ ☒ ☐
iii) Seismic-related ground failure, including
liquefaction?
☐ ☐ ☒ ☐
iv) Landslides? ☐ ☐ ☒ ☐
b) Result in substantial soil erosion or the loss of
topsoil?
☐ ☐ ☒ ☐
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in onor off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
☐ ☒ ☐ ☐
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life
or property?
☐ ☐ ☒ ☐
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
☐ ☐ ☐ ☒
167
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
☐ ☒ ☐ ☐
A Geotechnical Report was prepared for the project by Leighton and Associates, Inc. in December 2021; refer to Appendix F, Geotechnical Report.
Discussion
The project site is generally flat, with elevations ranging from approximately 48 to 40 feet below mean sea level. A site visit and geotechnical testing was performed on November 9, 2021, which consisted of six hollow-stem auger borings performed at various locations on the project site.
Bulk samples and ring samples were collected from the borings for lab testing. The native soil throughout the site primarily consists of medium density fine- to medium-grained silty sand with scattered silt and clay laminations. Artificial fill materials were encountered throughout the majority of the site, which is mostly loose silty sand that may be compressible in their current state. Groundwater was encountered in three borings at a depth of approximately 42 feet below ground surface. Historically, groundwater has been measured as high as 44 feet below ground surface at a nearby well, and in 2006 groundwater was encountered on the project site at a depth of 28 feet below ground surface.
a.i)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
Less Than Significant Impact. Seismically-induced ground rupture is defined as the physical displacement of surface deposits in response to an earthquake’s seismic waves. Ground rupture is most likely along active faults, and typically occurs during earthquakes of magnitude five or higher. Ground rupture only affects the area immediately adjacent to a fault.
The Alquist-Priolo Earthquake Fault Zoning Act was passed in 1972 to mitigate the hazard of surface faulting to structures for human occupancy. The Act’s main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. The Act requires the State Geologist to establish regulatory zones, known as Alquist-Priolo (AP) Earthquake Fault Zones, around the surface traces of active faults and to issue appropriate maps.
If an active fault is found, a structure for human occupancy cannot be placed over the trace of the fault and must be set back from the fault (typically 50 feet). According to the applicable 168
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Earthquake Hazards Zones map for the project site, the project site is not located within or adjacent to any fault, nor is it included in any Alquist-Priolo Earthquake Fault Zones. 24 The
nearest earthquake fault is the San Andreas Fault (Coachella Section), which runs approximately 5-miles east of the site.25 Fault rupture is not expected on the project site because it does not occur on the San Andreas Fault, or any other known faults. Therefore, project implementation would not expose people or structures to potential substantial adverse effects involving rupture of a known earthquake fault. Impacts would be less than significant.
Mitigation Measures: None required.
a.ii)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? Less Than Significant Impact. The geologic structure of the entire southern California area is dominated mainly by northwest-trending faults associated with the San Andreas system. The project site is located in a seismically active region where earthquakes originating on local and regional faults can produce strong groundshaking.
Based on the Geotechnical Report, strong ground shaking can be expected at the site during moderate to severe earthquakes within the region. Intensity of ground shaking at a given location depends primarily upon earthquake magnitude, site distance from the source, and site response (soil type) characteristics. Based on these factors, it was determined in the Geotechnical Report that the Peak Horizontal Ground Acceleration is 0.82g and the site-modified Peak Horizontal ground Acceleration is 0.91g.
While the potential for strong seismic ground shaking cannot be eliminated, adherence to California Building Code (CBC) design requirements and other applicable standards and practices of earthquake resistant construction, as required by the California Building Permit process, would reduce such risk to the extent feasible.26 Buildings proposed for the site would be required to be constructed in accordance with the most recent edition of the CBC to provide collapse-resistant design. Therefore, the project would have a less than significant impact with respect to seismic ground shaking.
Mitigation Measures: None required.
24 California Department of Conservation – EQ Zapp: California Hazards Zone Application, https://www.conservation.ca.gov/cgs/geohazards/eq-zapp, accessed October 10, 2022. 25 U.S. Geological Survey Interactive Fault Map website, https://www.usgs.gov/programs/earthquake-hazards/faults, accessed 10-11-22.
26 California Building Code, 2019, California Code of Regulations, Title 24, Part 2. 169
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
a.iii)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction?
Less Than Significant Impact. Soil liquefaction occurs when loose, saturated sandy soil deposits lose internal strength and transform from a solid to a liquefied state due to reduced stresses within the soils mass. This phenomenon is most often induced by strong ground shaking associated with earthquakes. Generally, liquefaction can occur if all of the following conditions apply: liquefaction-susceptible soil, groundwater within a depth of 50 feet or less, and strong seismic shaking.
According to the Geotechnical Report, the project site is located within a highly liquefiable zone.
However, due to the depth of highly liquefiable layers and relatively uniform subsurface alluvium, and with compliance to the CBC, impacts due to liquefaction would be less than significant.
Mitigation Measures: None required.
a.iv)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? No Impact. The project site is located on the Coachella Valley floor. The site vicinity is located in an area that has relatively flat terrain, without significant slopes located on or near the site.
Therefore, the potential for landslide would be negligible and there would be no impacts in this regard.
Mitigation Measures: None required.
b) Would the project result in substantial soil erosion or the loss of topsoil? Less than Significant Impact. Development of the project is anticipated to involve grading and ground disturbance during construction activities. There is the potential for these activities to expose soils and increase the potential for soil erosion from wind or stormwater runoff. Pursuant to the CBC, the project applicant must prepare an Interim Erosion and Sediment Control Plan.
The project is required to comply with the National Pollutant Discharge Elimination System (NPDES), and because the project would disturb a soil area of one (1) or more acres, the project is required to obtain and comply with the State Water Resources Control Board (SWRCB) NPDES General Permit No. CAS000002 waste discharge requirements (WDRS) for discharges of storm water runoff associated with construction activity.27 The project is also required to include preparation of a Storm Water Pollution Prevention Plan (SWPPP) that recommends appropriate Best Management Practices (BMPs) to control erosion and sediment. Compliance with the 27 State Water Resources Control Board Order No. 2009-0009-DWQ (2013), https://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/2009/wqo/wqo2009_0009_dwq.pdf, accessed November 11, 2022
170
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
requirements of the CBC, as well as NPDES requirements for erosion control, grading, and soil remediation, would ensure that impacts related to soil erosion are reduced to less than significant.
Mitigation Measures: None required.
c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant with Mitigation Incorporated. Surface soils of the project site consists of relatively loose and heterogeneous artificial fill and topsoil, which are potentially compressible in their present state. Mitigation Measure GEO-1 requires all excavation and grading to be implemented in accordance with the Geotechnical Report. This includes the presence of a qualified geotechnical consultant, who would supervise earthwork and ensure that potentially compressible soils are removed and re-compacted during grading and excavation, in accordance with the specifications outlined in the report. The site is not susceptible to on- or off-site landslides, as discussed above with respect to landslides. Further, the site is not situated on a known fault zone nor is the site at substantial risk for liquefaction. As discussed above, with incorporation of Mitigation Measure GEO-1, impacts related to unstable soils would be reduced to less than significant levels.
Mitigation Measures:
GEO-1 Geotechnical Design. Prior to ground disturbing activities, the City of Coachella Building and Safety Department shall review final plans to verify recommendations identified in the Geotechnical Exploration, Proposed Residential Development – Sevilla 2, prepared by Leighton and Associates, Inc. on December 8, 2021, have been incorporated into the project design. The Applicant shall implement the Earthwork and Grading Specifications identified in the Geotechnical Exploration. The specifications require the Applicant to hire a geotechnical consultant, who will supervise earthwork and ensure it is conducted in accordance with the Geotechnical Exploration.
d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact. Expansive soils are those that undergo volume changes as moisture content fluctuates; swelling substantially when wet or shrinking when dry. The expansion potential of any particular expansive soil is determined by the percentage of clay and the type of clay in the soil. Expansive near-surface soil is subject to high volume changes during seasonal fluctuations in moisture content, which can cause cracking of shallow foundations, floor slabs, concrete flatwork, and pavements. As described in the Geotechnical Report, preliminary 171
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
laboratory results and field observations indicate that the site’s earth materials possess a very low expansion potential. Thus, impacts related to expansive soils would be less than significant.
Mitigation Measures: None required.
e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
No Impact. Historically, the site has supported agricultural uses and it is located in an area served by existing wastewater infrastructure. The project’s wastewater demand would be accommodated by connections to the City’s existing wastewater treatment system and septic tanks are not proposed by the project. Therefore, the project would have no impact related to the ability of soils to support septic tanks or alternative wastewater disposal systems.
Mitigation Measures: None required.
f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less than Significant Impact with Mitigation Incorporated. Paleontological resources are the fossilized remains of prehistoric animals and plants, created more than 12,000 years ago in the Pleistocene era. Fossils are usually buried resources, and often cannot be identified on the surface. The eastern portion of the City is in a high sensitivity area for paleontological resources, due to the presence of the Palm Springs Formation and ancient Lake Cahuilla. The sandstones and siltstones of the Palm Springs Formation have high potential for containing non-renewable paleontological resources. The lakeshore and lakebed of Lake Cahuilla have yielded resources associated with the repeated stands of the ancient lake. These resources have included snails and bivalves, and some small mammal bones. The project site is located in an area of undetermined sensitivity for paleontological resources, according to the City’s General Plan. To protect potential paleontological resources uncovered at the site, implementation of Mitigation Measure GEO-2 will ensure impacts to paleontological resources are less than significant.
Mitigation Measures:
GEO-2: Paleontological Monitoring. The presence of a qualified paleontologist shall be required during all project related ground-disturbing activities reaching beyond the depth of five-feet below the current ground surface. A licensed paleontologist may be the same person as the archaeologist specified above in Mitigation Measure CUL-1 if they possess the qualifications to serve in both capacities. The monitor should be prepared to quickly salvage fossils, if they are unearthed, to avoid construction delays, but must have the power to temporarily halt or divert construction equipment to 172
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
allow for removal of abundant or large specimens. The following shall also be included as part of this mitigation measure:
▪ Samples of sediments should be collected and processed to recover small fossil remains.
▪ Recovered specimens should be identified and curated at a repository with permanent retrievable storage that would for further research in the future. ▪ A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, should be prepared upon completion of the research procedures outlined above. The approval of the report and the inventory by the City of Coachella would signify completion of this mitigation plan.
173
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.8 Greenhouse Gas Emissions
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
GREENHOUSE GAS EMISSIONS:
Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
☐ ☐ ☒ ☐
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
☐ ☐ ☒ ☐
This section is based on the CalEEMod Air Quality, Greenhouse Gas, and Energy outputs prepared by Michael Baker International on January 24, 2023; refer to Appendix B, Air Quality/ Greenhouse Gas/Energy Analysis.
Discussion
GLOBAL CLIMATE CHANGE
California is a substantial contributor of global greenhouse gases (GHGs), emitting over 369.2 million tons of carbon dioxide (CO2) per year.28 Climate studies indicate that California is likely to see an increase of three to four degrees Fahrenheit over the next century. Methane (CH4) is also an important GHG that potentially contributes to global climate change. GHGs are global in their effect, which is to increase the earth’s ability to absorb heat in the atmosphere. As primary GHGs have a long lifetime in the atmosphere, accumulate over time, and are generally well-mixed, their impact on the atmosphere is mostly independent of the point of emission.
The impact of human activities on global climate change is apparent in the observational record.
Air trapped by ice has been extracted from core samples taken from polar ice sheets to determine the global atmospheric variation of CO2, CH4, and nitrous oxide (N2O) from before the start of industrialization (approximately 1750), to over 650,000 years ago. For that period, it was found that CO2 concentrations ranged from 180 to 300 parts per million (ppm). For the period from approximately 1750 to the present, global CO2 concentrations increased from a preindustrialization period concentration of 280 to 379 ppm in 2005, with the 2005 value far 28 California Environmental Protection Agency, California Greenhouse Gas Emissions for 2000 to 2020, https://ww2.arb.ca.gov/sites/default/files/classic/cc/inventory/2000-2020_ghg_inventory_trends.pdf, accessed January 4, 2023.
174
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
exceeding the upper end of the pre-industrial period range. As of January 2023, the highest monthly average concentration of CO2 in the atmosphere was recorded at 420 ppm.29 The Intergovernmental Panel on Climate Change (IPCC) constructed several emission trajectories of GHGs needed to stabilize global temperatures and climate change impacts. It concluded that a stabilization of GHGs at 400 to 450 ppm carbon dioxide equivalent (CO2e)30 concentration is required to keep global mean warming below 2 degrees Celsius (ºC), which in turn is assumed to be necessary to avoid dangerous climate change.
REGULATORY FRAMEWORK
Various Statewide and local initiatives to reduce the State’s contribution to GHG emissions have raised awareness that, even though the various contributors to and consequences of global climate change are not yet fully understood, global climate change is under way, and there is a real potential for severe adverse environmental, social, and economic effects in the long term.
Every nation emits GHGs and as a result makes an incremental cumulative contribution to global climate change; therefore, global cooperation is necessary to reduce the rate of GHG emissions enough to slow or stop the human-caused increase in average global temperatures and associated changes in climatic conditions.
State
Assembly Bill 32 (California Global Warming Solutions Act of 2006) California passed the California Global Warming Solutions Act of 2006 (AB 32; California Health and Safety Code Division 25.5, Sections 38500-38599). AB 32 establishes regulatory, reporting, and market mechanisms to achieve quantifiable reductions in GHG emissions and establishes a cap on Statewide GHG emissions. AB 32 requires that Statewide GHG emissions be reduced to 1990 levels by 2020. AB 32 specifies that regulations adopted in response to AB 1493 (Pavley Bill) should be used to address GHG emissions from vehicles. However, AB 32 also includes language stating that if the AB 1493 regulations cannot be implemented, then the California Air Resources Board (CARB) should develop new regulations to control vehicle GHG emissions under the authorization of AB 32.
Senate Bill 375
Senate Bill (SB) 375, signed in September 2008 (Chapter 728, Statutes of 2008), aligns regional transportation planning efforts, regional GHG reduction targets, and land use and housing allocations. SB 375 requires Metropolitan Planning Organizations (MPOs) to adopt a sustainable communities’ strategy (SCS) or alternative planning strategy (APS) that will prescribe land use allocation in that MPOs regional transportation plan. CARB, in consultation with MPOs, is required to provide each affected region with GHG reduction targets emitted by passenger cars 29 Scripps Institution of Oceanography, Carbon Dioxide Concentration at Mauna Loa Observatory, https://scripps.ucsd.edu/programs/keelingcurve/, accessed January 4, 2023. 30 Carbon Dioxide Equivalent (CO2e) – A metric measure used to compare the emissions from various greenhouse gases based upon their global warming potential.
175
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
and light trucks in the region for the years 2020 and 2035. These reduction targets are to be updated every eight years but can be updated every four years if advancements in emissions technologies affect the reduction strategies to achieve the targets. CARB is also charged with reviewing each MPO’s SCS or APS for consistency with its assigned targets. If MPOs do not meet the GHG reduction targets, transportation projects may not be eligible for funding.
Executive Order S-3-05
Executive Order S-3-05 set forth a series of target dates by which Statewide emissions of GHGs would be progressively reduced, as follows:
• By 2010, reduce GHG emissions to 2000 levels;
• By 2020, reduce GHG emissions to 1990 levels; and
• By 2050, reduce GHG emissions to 80 percent below 1990 levels.
The Executive Order directed the California Environmental Protection Agency (Cal/EPA) Secretary to coordinate a multi-agency effort to reduce GHG emissions to the target levels. The Secretary is required to submit biannual reports to the Governor and California Legislature describing the progress made toward the emissions targets, the impacts of global climate change on California’s resources, and mitigation and adaptation plans to combat these impacts. To comply with Executive Order S-3-05, the Cal/EPA Secretary created the California Climate Action Team, made up of members from various State agencies and commissions. The Climate Action Team released its first report in March 2006, which proposed to achieve the targets by building on the voluntary actions of California businesses, local governments, and communities and through State incentive and regulatory programs.
Title 24, Part 6
The California Energy Efficiency Standards for Residential and Nonresidential Buildings, Title 24, Part 6 of the California Code of Regulations (CCR) and commonly referred to as “Title 24,” were established in 1978 in response to a legislative mandate to reduce California’s energy consumption. Part 6 of Title 24 requires the design of building shells and building components to conserve energy. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. The 2022 Title 24 standards was adopted in August 2021. The 2022 Title 24 standards encourage efficient electric heat pumps, establish electric-ready requirements for new homes, expand solar photovoltaic and battery storage standards, strengthen ventilation standards, and more. Buildings whose permit applications are applied for on or after January 1, 2023, would be required to comply with the 2022 Title 24.
Title 24, Part 11
The California Green Building Standards Code (CCR Title 24, Part 11), commonly referred to as CALGreen, is a Statewide mandatory construction code developed and adopted by the California Building Standards Commission and the Department of Housing and Community Development.
CALGreen also provides voluntary tiers and measures that local governments may adopt that 176
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
encourage or require additional measures in five green building topical areas. The current version of the CALGreen Code went into effect on January 1, 2020. It should be acknowledged that buildings whose permit applications are applied for on or after January 1, 2023, would be required to comply with the 2022 CALGreen Code.
Senate Bill 32
Signed into law on September 2016, SB 32 codifies the 2030 GHG reduction target in Executive Order B-30-15 (40 percent below 1990 levels by 2030). SB 32 authorizes CARB to adopt an interim GHG emissions level target to be achieved by 2030. CARB also must adopt rules and regulations in an open public process to achieve the maximum, technologically feasible, and cost-effective GHG reductions.
CARB Scoping Plan
On December 11, 2008, CARB adopted its Climate Change Scoping Plan (Scoping Plan), which functions as a roadmap to achieve GHG reductions in California required by AB 32 through subsequently enacted regulations. The Scoping Plan contains the main strategies California will implement to reduce CO2e emissions by 174 million metric tons (MT), or approximately 30 percent, from the State’s projected 2020 emissions levels of 596 million MTCO2e under a business as usual (BAU)31 scenario. This is a reduction of 42 million MTCO2e, or almost ten percent, from 2002 to 2004 average emissions, and requires the reductions in the face of population and economic growth through 2020. The Scoping Plan calculates 2020 BAU emissions as the emissions that would be expected to occur in the absence of any GHG reduction measures. The 2020 BAU emissions estimate was derived by projecting emissions from a past baseline year using growth factors specific to each of the different economic sectors (e.g., transportation, electrical power, industrial, commercial, and residential). CARB used three-year average emissions, by sector, from 2002 to 2004 to forecast emissions to 2020. The measures described in the Scoping Plan are intended to reduce projected 2020 BAU emissions to 1990 levels, as required by AB 32.
AB 32 requires CARB to update the Scoping Plan at least once every five years. CARB adopted the first major update to the Scoping Plan on May 22, 2014. The 2014 Scoping Plan summarizes recent science related to climate change, including anticipated impacts to California and the levels of GHG reduction necessary to likely avoid risking irreparable damage. It identifies the actions California has already taken to reduce GHG emissions and focuses on areas where further reductions could be achieved to help meet the 2020 target established by AB 32. The 2014 Scoping Plan also looks beyond 2020 toward the 2050 goal, established in Executive Order S-3- 05, and observes that “a mid-term statewide emission limit will ensure that the State stays on course to meet our long-term goal.” The 2014 Scoping Plan did not establish or propose any 31 “Business as Usual” refers to emissions that would be expected to occur in the absence of GHG reductions; refer to http://www.arb.ca.gov/cc/inventory/data/bau.htm. Note that there is significant controversy as to what BAU means. In determining the GHG 2020 limit, CARB used the above as the “definition.” It is broad enough to allow for design features to be counted as reductions.
177
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
specific post-2020 goals, but identified such goals adopted by other governments or recommended by various scientific and policy organizations.
On January 20, 2017, CARB released the proposed Second Update to the Scoping Plan, which identifies the State’s post-2020 reduction strategy. The Second Update reflects the 2030 target of a 40 percent reduction below 1990 levels, set by Executive Order B-30-15 and codified by SB
32. The 2017 Scoping Plan Update establishes a new Statewide emissions limit of 260 million MTCO2e for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030.
On December 15, 2022, CARB released the 2022 Scoping Plan for Achieving Carbon Neutrality (2022 Scoping Plan), which identifies the strategies achieving carbon neutrality by 2045 or earlier.
The 2022 Scoping Plan contains the GHG reductions, technology, and clean energy mandated by statutes. The 2022 Scoping Plan was developed to achieve carbon neutrality by 2045 through a substantial reduction in fossil fuel dependence, while at the same time increasing deployment of efficient non-combustion technologies and distribution of clean energy. The plan would also reduce emissions of short-lived climate pollutants (SLCPs) and would include mechanical CO2 capture and sequestration actions, as well as emissions and sequestration from natural and working lands and nature-based strategies. Under 2022 Scoping Plan, by 2045, California aims to cut GHG emissions by 85 percent below 1990 levels, reduce smog-forming air pollution by 71 percent, reduce the demand for liquid petroleum by 94 percent compared to current usage, improve health and welfare, and create millions of new jobs. This plan also builds upon current and previous environmental justice efforts to integrate environmental justice directly into the plan, to ensure that all communities can reap the benefits of this transformational plan.
Regional
Southern California Association of Governments 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy
On September 3, 2020, the Regional Council of SCAG formally adopted The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy of the Southern California Association of Governments – Connect SoCal (2020–2045 RTP/SCS). The SCS portion of the 2020-2045 RTP/SCS highlights strategies for the region to reach the regional target of reducing GHGs from autos and light-duty trucks by 8 percent per capita by 2020, and 19 percent by 2035 (compared to 2005 levels). Specially, these strategies are:
• Focus growth near destinations and mobility options;
• Promote diverse housing choices;
• Leverage technology innovations;
• Support implementation of sustainability policies; and • Promote a green region.
Furthermore, the 2020-2045 RTP/SCS discusses a variety of land use tools to help achieve the state-mandated reductions in GHG emissions through reduced per capita vehicle miles traveled 178
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
(VMT). Some of these tools include center focused placemaking, focusing on priority growth areas, job centers, transit priority areas, as well as high quality transit areas and green regions.
Local
City of Coachella General Plan
The City Council of the City of Coachella approved the General Plan 2035 document (General Plan) on April 22, 2015. The General Plan is the primary legal document to guide long-term growth, development and conservation in the City and Sphere of influence. The General Plan is the articulation for the City’s vision of growth for the next 80 to 100 years with specific steps to guide development toward that vision between now and 2035. As such, the General Plan identifies the goals, policies and actions that will enable the City to achieve this vision. The following goals and policies are applicable to the project.
Sustainability and Natural Environment Element
Goal 1. Climate Change. A resilient community that is prepared for the health and safety impacts of and minimizes the risks of climate change.
Policies:
1.2GHG reductions. Promote land use and development patterns that reduce the community’s dependence on and length of automobile trips.
Goal 4. Green Building. Community building stock (both new construction and renovations) that demonstrates high environmental performance through green design.
Policies:
4.4Reducing GHG emissions. In consulting with applicants and designing new facilities, prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions.
City of Coachella Climate Action Plan
The City of Coachella adopted its Climate Action Plan (CAP) on April 22, 2015. Coachella has prepared the CAP in conjunction with the General Plan as a roadmap for achieving communitywide GHG emissions reductions. Coachella’s CAP is a proactive step toward addressing the climate challenge to protect our children and grandchildren before climate change becomes irreversible. The Coachella CAP is an implementation tool of the General Plan to guide development in the City by focusing on attaining the goals and policies of the General Plan. The CAP proposes to reach 4.2 MTCO2e per service population per year target by 2035.
THRESHOLD OF SIGNIFICANCE
Amendments to CEQA Guidelines Section 15064.4 were adopted to assist lead agencies in determining the significance of the impacts of GHG emissions and gives lead agencies the discretion to determine whether to assess those emissions quantitatively or qualitatively. This 179
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
section recommends certain factors to be considered in the determination of significance (i.e., the extent to which a project may increase or reduce GHG emissions compared to the existing environment; whether the project exceeds an applicable significance threshold; and the extent to which the project complies with regulations or requirements adopted to implement a plan for the reduction or mitigation of GHGs). The amendments do not establish a threshold of significance; rather, lead agencies are granted discretion to establish significance thresholds for their respective jurisdictions, including looking to thresholds developed by other public agencies or suggested by other experts, such as the California Air Pollution Control Officers Association (CAPCOA), so long as any threshold chosen is supported by substantial evidence (CEQA Guidelines Section 15064.7(c)). The California Natural Resources Agency has also clarified that the CEQA Guidelines amendments focus on the effects of GHG emissions as cumulative impacts, and therefore GHG emissions should be analyzed in the content of CEQA’s requirements for cumulative impact analyses (CEQA Guidelines Section 15064(h)(3)).32,33 A project’s incremental contribution to a cumulative impact can be found not cumulatively considerable if the project would comply with an approved plan or mitigation program that provides specific requirements to avoid or substantially lessen the cumulative problem within the geographic area of the project.34
In 2008, the SCAQMD developed and recommended two types of GHG thresholds: (1) separate numerical thresholds for residential projects (3,500 MTCO2e), commercial projects (1,400 MTCO2e), and Mixed-Use projects (3,000 MTCO2e); or (2) a singular numerical threshold for all non-industrial projects (3,000 MTCO2e). SCAQMD's GHG Working Group consensus “clearly states that it is at the lead agency's discretion to apply the appropriate threshold to the project for CEQA review. In other words, SCAQMD's recommendation is that the lead agency will need to decide which threshold is most appropriate.” These SCAQMD thresholds were developed using substantial evidence by the SCAQMD GHG Working Group—a group of various resource agencies, cities, counties, utilities, and environmental groups—with the objective of capturing 90 percent of GHG emissions from larger projects above the screening threshold and allowing smaller projects to be implemented without further investigation of possible mitigative elements.
Additionally, the long-term goal of Executive Order S-3-05 to reduce statewide GHG emissions to 80 percent below 1990 levels by 2050 formulated the basis of the SCAQMD recommendation, which is also consistent with analysis published by the CAPCOA in its 2008 White Paper on CEQA and Climate Change. The proposed project is a residential project, however for a conservative analysis, the SCAQMD’s proposed threshold of 3,000 MTCO2e per year (for non-industrial projects) was used to determine the proposed project’s impacts related to GHG emissions.
Additionally, the CAP proposes a 4.2 MTCO2e per service population per year target by 2035.
Therefore, this project would use the screening SCAQMD draft threshold of 3,000 MTCO2e per 32 California Natural Resources Agency, Final Statement of Reasons for Regulatory Action, pp. 11-13, 14, 16, December 2009, https://resources.ca.gov/CNRALegacyFiles/ceqa/docs/Final_Statement_of_Reasons.pdf, accessed January 23, 2023. 33 State of California Governor’s Office of Planning and Research, Transmittal of the Governor’s Office of Planning and Research’s Proposed SB97 CEQA Guidelines Amendments to the Natural Resources Agency, April 13, 2009, https://planning.lacity.org/eir/CrossroadsHwd/deir/files/references/C01.pdf, accessed January 23, 2023. 34 California Code of Regulations Section 15064(h)(3).
180
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
year, as well as the CAP’s per capita emissions target by 2035. The GHG plan consistency analysis for the project is based on the project’s consistency with the 2022 Scoping Plan, 2020-2045 RTP/SCS, and the City’s General Plan.
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less Than Significant Impact.
PROJECT-RELATED SOURCES OF GREENHOUSE GASES
Project-related GHG emissions include emissions from direct and indirect sources. Project implementation would result in direct and indirect emissions of CO2, N2O, and CH4, and would not result in other GHGs that would facilitate a meaningful analysis. Therefore, this analysis focuses on these three forms of GHG emissions. Direct project-related GHG emissions include emissions from construction activities, area sources, and mobile sources, while indirect sources include emissions from energy consumption, water demand, and solid waste generation. The California Emissions Estimator Model (CalEEMod), version 2020.4.0, was used to calculate direct and indirect project-related GHG emissions. The project proposes to construct 204 units of singlefamily residences with open spaces. As a conservative analysis, the emissions from existing use are not deducted from project emissions. Table 4-6, Estimated Greenhouse Gas Emissions, presents the estimated CO2, N2O, and CH4 emissions associated with the proposed project; refer to Appendix B, Air Quality/Greenhouse Gas /Energy Analysis for CalEEMod outputs.
Table 4-6
Estimated Greenhouse Gas Emissions
Source
CO2 CH4 N2O Total
Metric
Tons of
CO2e
2,3
Metric
tons/year1
Metric
tons/year1
Metric tons
of CO2e
1,3
Metric
tons/year1
Metric tons
of CO2e
1,3
Direct Emissions
Construction (amortized over 30 years)4 42.88 0.01 0.14 <0.01 1.04 44.05 Area Source 47.53 <0.01 0.10 <0.01 0.24 47.87
Mobile Source 2,095.62 0.13 3.40 0.09 27.60 2,126.53
Total Direct Emissions 2,186.03 0.14 3.64 0.10 28.88 2,218.45 Indirect Emissions
Energy Consumption 445.00 0.03 0.74 0.01 2.50 448.28
Solid Waste 12.14 0.72 17.90 0.00 0.00 30.08
Water Demand 26.05 0.35 8.80 0.01 2.60 37.39
Total Indirect Emissions 483.19 1.10 27.44 0.02 5.10 515.76 Total Project-Related Emissions3 2,734.28 MTCO2e/year
SCAQMD draft Threshold for residential
development 3,000 MTCO2e/year
Exceed threshold? No
Emissions per service population per
year5
3.15 MTCO2e/service population/year
CAP Proposed 2035 Target 4.2 MTCO2e/ service population year 181
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Exceed threshold? No
Notes:
Carbon dioxide equivalent = CO2e; metric tons of carbon dioxide equivalent per year = MTCO2e per year
1. Project emissions were calculated using CalEEMod version 2020.4.0, as recommended by the SCAQMD.
2. Totals may be slightly off due to rounding.
3. Carbon dioxide equivalent values calculated using the U.S. Environmental Protection Agency Website, Greenhouse Gas Equivalencies Calculator, http://www.epa.gov/energy/greenhouse-gas-equivalencies-calculator, accessed January 12, 2023.
4. Total project construction GHG emissions equate to 1,321.61 MTCO2e. Value shown is amortized over the lifetime of the project (assumed to be 30 years).
5. Refers to Section III, Air Quality, the project would introduce up to 867 additional residences to the City.
Refer to Appendix B, Air Quality/Greenhouse Gas/Energy Analysis, for detailed model input/output data.
Direct Project-Related Sources of Greenhouse Gases
Construction Emissions. Construction GHG emissions are typically summed and amortized over the lifetime of the project (assumed to be 30 years), then added to the operational emissions.35 As shown in Table 4-6, the proposed project would result in 44.05 MTCO2e per year from construction when amortized over 30 years (or a total of 1,321.16 MTCO2e in 30 years).
Area Source. Area source emissions were calculated using CalEEMod and project-specific land use data. Project-related area sources include exhaust emissions from landscape maintenance equipment. The project would directly result in 47.87 MTCO2e per year from area source emissions; refer to Table 4-6.
Mobile Source. Based on information provided by the project applicant, the proposed project would generate approximately 1,944 average daily trips. The project would result in approximately 2,126.53 MTCO2e per year of mobile source generated GHG emissions; refer to Table 4-6.
Indirect Project-Related Sources of Greenhouse Gases
Energy Consumption. Energy consumption emissions were calculated using CalEEMod and project-specific land use data. Imperial Irrigation District (IID) would provide electricity to the project site. The project proposes to install high efficiency lighting and energy efficient appliances. The project would indirectly result in 448.28 MTCO2e per year due to energy consumption; refer to Table 4-6.
Water Demand. The project would install low-flow water fixtures and utilize water-efficient irrigation systems and draught-tolerant landscaping. Emissions from indirect energy impacts due to water supply would result in 37.39 MTCO2e/year; refer to Table 4-6.
Solid Waste. Solid waste associated with operations of the proposed project would result in 30.08 MTCO2e/year; refer to Table 4-6.
Total Project-Related Sources of Greenhouse Gases
As shown in Table 4-6, the total amount of project-related GHG emissions from direct and indirect sources combined would total 2,734.28 MTCO2e per year, which is below the SCAQMD 35 The project lifetime is based on the standard 30-year assumption of the South Coast Air Quality Management District (South Coast Air Quality Management District, Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG) Significance Threshold, October 2008).
182
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
draft thresholds of 3,000 MTCO2e per year. Additionally, the project’s emission would be 3.15 MTCO2e/service population/year which is below the 2035 CAP 4.2 MTCO2e per service population year target. As such, impacts would be less than significant.
Mitigation Measures: None required.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less Than Significant Impact.
Consistency With Applicable GHG Plans, Policies, Or Regulations The GHG plan consistency for the project is based on the project’s consistency with the CARB 2022 Scoping Plan, the SCAG 2020-2045 RTP/SCS, and the City’s CAP. The 2022 Scoping Plan contains the GHG reductions, technology, and clean energy mandated by statutes. The SCAG 2020-2045 RTP/SCS includes strategies for the region to reach the regional target of reducing GHG from transportation sector. The City’s General Plan contains goals and policies that would subsequently reduce GHG emissions within the City.
Consistency with 2020-2045 RTP/SCS
On September 3, 2020, the Regional Council of SCAG formally adopted the 2020-2045 RTP/SCS.
The 2020-2045 RTP/SCS includes performance goals that were adopted to help focus future investments on the best-performing projects, as well as different strategies to preserve, maintain, and optimize the performance of the existing transportation system. The SCAG 2020- 2045 RTP/SCS is forecasted to help California reach its GHG reduction goals by reducing GHG emissions from passenger cars by eight percent below 2005 levels by 2020 and 19 percent by 2035 in accordance with the most recent CARB targets adopted in March 2018. Five key SCS strategies are included in the 2020-2045 RTP/SCS to help the region meet its regional VMT and GHG reduction goals, as required by the State. Table 4-7¸ Project Consistency with 2020-2045 RTP/SCS shows the project’s consistency with the five key SCS strategies found within the 2020- 2045 RTP/SCS that help the region meet its regional VMT and GHG reduction goals, as required by the State. As shown therein, the proposed project would be consistent with the GHG emission reduction strategies contained in the 2020-2045 RTP/SCS.
Table 4-7
Project Consistency with 2020-2045 RTP/SCS
Reduction Strategy Applicable Land
Use Tools Project Consistency Analysis
Focus Growth Near Destinations and Mobility Options
• Emphasize land use patterns that facilitate multimodal access to work, educational and other destinations
• Focus on a regional jobs/housing balance to reduce commute times and distances and expand job opportunities near transit and along center-focused main streets
Center Focused
Placemaking,
Priority Growth
Areas (PGA), Job
Centers, High
Consistent. The project is located
approximately 0.13 miles from the nearest
bus stops serviced by Sunline. Therefore,
the project would focus growth near
destinations and mobility options. As such,
183
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Reduction Strategy Applicable Land
Use Tools Project Consistency Analysis
• Plan for growth near transit investments and support
implementation of first/last mile strategies
• Prioritize infill and redevelopment of underutilized land to accommodate new growth, increase amenities and connectivity in existing neighborhoods
• Encourage design and transportation options that reduce the reliance on and number of solo car trips (this could include mixed uses or locating and orienting close to existing destinations) • Identify ways to “right size” parking requirements and promote alternative parking strategies (e.g., shared parking or smart parking) Quality Transit
Areas (HQTAs),
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors, Spheres
of Influence (SOIs),
Green Region,
Urban Greening.
the project would be consistent with the
reduction strategy.
Promote Diverse Housing Choices
• Preserve and rehabilitate affordable housing and prevent displacement
• Identify funding opportunities for new workforce and affordable housing development
• Create incentives and reduce regulatory barriers for building context sensitive accessory dwelling units to increase housing supply • Provide support to local jurisdictions to streamline and lessen barriers to housing development that supports reduction of greenhouse gas emissions
PGA, Job Centers,
HQTAs, NMA,
TPAs, Livable
Corridors, Green
Region, Urban
Greening.
Consistent. The project would involve
development of a residential development
near existing bus stops and existing
commercial plaza, which increases housing
supply and supports reduction of GHG
emissions. As such, the project would be
consistent with this reduction strategy.
Leverage Technology Innovations
• Promote low emission technologies such as neighborhood electric vehicles, shared rides hailing, car sharing, bike sharing and scooters by providing supportive and safe infrastructure such as dedicated lanes, charging and parking/drop-off space
• Improve access to services through technology—such as telework and telemedicine as well as other incentives such as a “mobility wallet,” an app-based system for storing transit and other multimodal payments • Identify ways to incorporate “micro-power grids” in communities, for example solar energy, hydrogen fuel cell power storage and power generation
HQTA, TPAs, NMA,
Livable Corridors.
Consistent. The project would be a
residential development with plenty parking
and drop-off spaces. Furthermore, the
project would be required to comply with all
applicable Title 24 and CALGreen building
codes at the time of construction. The
project would be electric vehicle capable by
including a listed raceway within each
dwelling unit to accommodate EV charging
stations, A raceway is the enclosed conduit
that forms the physical pathway for electrical
writing to protect it from damage. Therefore,
the project would leverage technology
innovations and help the City, County, and
State meet its GHG reduction goals. The
project would be consistent with this
reduction strategy.
Support Implementation of Sustainability Policies
• Pursue funding opportunities to support local sustainable development implementation projects that reduce greenhouse gas emissions
• Support statewide legislation that reduces barriers to new construction and that incentivizes development near transit corridors and stations
• Support local jurisdictions in the establishment of Enhanced Center Focused
Placemaking,
Priority Growth
Areas (PGA), Job
Centers, High
Quality Transit
Areas (HQTAs),
Consistent. As previously discussed, the
project site is near bus stops serviced by
Sunline. Further, the project would comply
with sustainable practices included in the
2022 Title 24 standards and CALGreen
Code, such as installing low-flow fixtures,
water-efficiency irrigation, and drought184
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Reduction Strategy Applicable Land
Use Tools Project Consistency Analysis
Infrastructure Financing Districts (EIFDs), Community Revitalization and Investment Authorities (CRIAs), or other tax increment or value capture tools to finance sustainable infrastructure and development projects, including parks and open space
• Work with local jurisdictions/communities to identify opportunities and assess barriers to implement sustainability strategies • Enhance partnerships with other planning organizations to promote resources and best practices in the SCAG region
• Continue to support long range planning efforts by local jurisdictions • Provide educational opportunities to local decisions makers and staff on new tools, best practices and policies related to implementing the Sustainable Communities Strategy
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors, Spheres
of Influence (SOIs),
Green Region,
Urban Greening.
tolerant landscaping. Additionally, in
compliance with CALGreen Code, all singlefamily residential units of the project would be EV capable by including a listed raceway
within each dwelling unit to accommodate
EV charging stations. This project design
feature would encourage and support the
use of EVs within the proposed residential
development. Thus, the project would be
consistent with this reduction strategy.
Promote a Green Region
• Support development of local climate adaptation and hazard mitigation plans, as well as project implementation that improves community resiliency to climate change and natural hazards • Support local policies for renewable energy production, reduction of urban heat islands and carbon sequestration
• Integrate local food production into the regional landscape • Promote more resource efficient development focused on conservation, recycling and reclamation
• Preserve, enhance and restore regional wildlife connectivity • Reduce consumption of resource areas, including agricultural land • Identify ways to improve access to public park space
Green Region,
Urban Greening,
Greenbelts and
Community
Separators.
Consistent. The proposed project is in an
urbanized area and would therefore not
interfere with regional wildlife connectivity or
agricultural land. The project would be
required to comply with sustainable
practices included in 2022 Title 24 standards
and CALGreen Code, which would help
reduce energy consumption and reduce
GHG emissions. Thus, the project would
support efficient development that reduces
energy consumption and GHG emissions.
The project would be consistent with this
reduction strategy.
Source: Southern California Association of Governments, Connect SoCal: 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy, September 3, 2020.
Consistency with 2022 Scoping Plan
The 2022 Scoping Plan identifies reduction measures necessary to achieve the goal of carbon neutrality by 2045 or earlier. Actions that reduce GHG emissions are identified for each AB 32 inventory sector. Table 4-8, Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors, evaluates the project’s consistency with applicable reduction actions and strategies by emission source category to determine how the project would be consistent with or exceed reduction actions and strategies outlined in the 2022 Scoping Plan.
Table 4-8
Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors Actions and Strategies Project Consistency Analysis
Smart Growth / Vehicles Miles Traveled (VMT)
Reduce VMT per capita to 25% below 2019 levels by 2030, and 30% below 2019 levels by 2045.
Consistent. The project is located near existing bus
stops serviced by Sunline and an existing commercial
plaza. Therefore, the project would focus growth near
185
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Actions and Strategies Project Consistency Analysis
destinations and mobility options that would reduce VMT.
As such, the project would be consistent with the action.
New Residential and Commercial Buildings
All electric appliances beginning 2026 (residential) and 2029 (commercial), contributing to 6 million heat pumps installed statewide by 2030.
Consistent. The project is expected to consist of natural gas heating and/or cooking on-site. The City of Coachella has not adopted an ordinance or program limiting the use of natural gas for on-site cooking and/or heating.
However, if adopted, the project would comply with the
applicable goals or policies limiting the use of natural gas equipment in the future. Furthermore, the project would install high efficiency lighting and appliances. As such, the project would be consistent with this action.
Non-combustion Methane Emissions
Divert 75% of organic waste from landfills by 2025. Consistent. The project would be required to recycle and compost 75 percent of waste per AB 341. As such, the
project would be consistent with the action.
Source: California Air Resources Board, 2022 Scoping Plan, November 16, 2022.
Consistency with City of Coachella General Plan and Climate Action Plan The General Plan is the articulation for the City’s vision of growth for the next 80-100 years with specific steps to guide development toward that vision between now and 2035. Coachella’s CAP is a proactive step toward addressing the climate challenge to protect our children and grandchildren before climate change becomes irreversible. The Coachella CAP is an implementation tool of the General Plan to guide development in the City by focusing on attaining the goals and policies of the General Plan. As shown in Table 4-9, Consistency with the General Plan, the proposed project would be consistent with the General Plan to reduce energy consumption and GHG emissions. Additionally, the project’s emissions would be 3.15 MTCO2e/service population/year, which is below the CAP 2035 target. According to the CAP, if the operational year per service population emissions is less than or equal to the City’s per service population target, the project is assumed to be compliant with the CAP. As such, the project would be consistent with General Plan and CAP.
Table 4-9
Consistency with the General Plan
Goals/Policies Project Consistency Analysis
General Plan
Sustainability and Natural Environment Element
Goal 1. Climate Change. A resilient community that is
prepared for the health and safety impacts of and minimizes the risks of climate change.
Policies:
1.2GHG reductions. Promote land use and development patterns that reduce the community’s dependence on and length of automobile trips.
Consistent. The project is a residential development
located near existing bus stops serviced by Sunline and existing commercial plaza, which would reduce the
community’s dependence and the length of automobile
trips. The project would be required to comply with 2022 Title 24 standards and 2022 CALGreen Code.
Compliance with Title 24 and CALGreen standards would
ensure the project incorporates efficient electric heat pumps, establish electric-ready requirements for new
186
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Goals/Policies Project Consistency Analysis
Goal 4. Green Building. Community building stock (both new construction and renovations) that demonstrates high
environmental performance through green design.
Policy:
4.4Reducing GHG emissions. In consulting with applicants and designing new facilities, prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions.
homes, expand solar photovoltaic and battery storage
standards, strengthen ventilation standards, as well as water efficient fixtures and electric vehicles charging infrastructure. Further, in compliance with CALGreen
Code, all single-family residential units of the project would be electric vehicle (EV) capable by including a
listed raceway within each dwelling unit to accommodate EV charging stations. This project design feature would encourage and support the use of EVs within the
proposed residential development. These features would
enhance the reduction of greenhouse gas emissions. As
such, the project would be consistent with the goals and policies of the General Plan.
Source:
City of Coachella, General Plan, adopted April 22, 2015.
Conclusion
Consequently, the proposed project would not conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of GHGs, including the 2020-2045 RTP/SCS, the 2022 Scoping Plan, and the City’s General Plan and CAP. Impacts would be less than significant in this regard.
Mitigation Measures: No mitigation is required.
187
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.9 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
HAZARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
☐ ☐ ☒ ☐
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
☐ ☒ ☐ ☐
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
☐ ☒ ☐ ☐
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
☐ ☐ ☐ ☒
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
or excessive noise for people residing or working
in the project area?
☐ ☐ ☐ ☒
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
☐ ☐ ☐ ☒
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
☐ ☐ ☐ ☒
188
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
This section is based on the Phase I and Phase II Environmental Site Assessment, Proposed Sevilla II Residential Development, prepared by Leighton and Associates, Inc. on January 21, 2022; refer to Appendix K, Phase I and II ESA.
Discussion
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than Significant Impact. Residential land uses are not typically associated with the routine transport, use, disposal, or generation of substantial amounts of hazardous materials. Future residents may use common household cleaning products, fertilizers, and herbicides on-site, any of which could contain potentially hazardous chemicals; however, such products would be expected to be used in accordance with label instructions. Due to the regulations governing use of such products and quantity used, the routine use of these products would not represent a substantial risk to public health or the environment. Therefore, a less than significant impact would occur.
The construction phase would involve the use of heavy equipment, which uses small amounts of oil and fuels and other potential flammable substances. During construction, equipment would require refueling and minor maintenance on site that could lead to minor fuel and oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to State law relating to the handling, storage and use of hazardous materials during construction.
Impacts would be less than significant.
Mitigation Measures: None required.
b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less than Significant Impact With Mitigation Incorporated. Construction activities associated with the project would involve the use of heavy equipment and various construction materials such as concrete, paints, and adhesives. Small quantities of potentially toxic substances (e.g., petroleum and other chemicals used to operate and maintain construction equipment) would be used at the project site and transported to and from the site during construction. However, the use and handling of hazardous materials during construction activities and long-term operation of the project would occur in accordance with applicable federal, state, and local laws including California Occupational Health and Safety Administration (CalOSHA) requirements.
The Phase I and Phase II ESA found that soils on the project site at depths of 0.5-feet below ground surface contain elevated levels of 4,4’-DDE and DRO (diesel-range organic compounds).
The compound 4,4’-DDE is an organochlorine pesticide (OCP) used in agriculture, and exceeded 189
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
residential screening criteria in one soil sample in the central portion of the site. To reduce impacts related to the release of 4,4’-DDE into the environment, Mitigation Measure HAZ-1 shall be implemented. Mitigation Measure HAZ-1 requires the excavation of OCP-affected soil identified within the Phase I and Phase II ESA. Confirmation soil samples would also be required to ensure that contaminated soils are thoroughly removed. Based on the Phase I and II ESA, the presence of DRO corresponds with a report of a minor release of diesel fuel that occurred in 2006. The release affected the upper two-feet of soil in a relatively small area. As such, Mitigation Measure HAZ-2 would be implemented, which requires the excavation of DRO-impacted soils, with an area of approximately 10-feet by 10-feet, to a depth of two-feet. Mitigation Measures HAZ-1 and HAZ-2 would reduce impacts associated with the release of 4,4’-DDE and DRO into the environment to less than significant levels.
Operational activities would include standard maintenance (i.e., landscape upkeep, exterior painting and similar activities) involving the use of commercially available products (e.g., pesticides, herbicides, gas, oil, paint, etc.) the use of which would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accidental release of hazardous materials into the environment. With implementation of Mitigation Measures HAZ-1 and HAZ-2, impacts would be less than significant.
Mitigation Measures:
HAZ-1 Excavation of OCP-Impacted Soils. The construction contractor shall ensure that OCPimpacted soils identified in the vicinity of boring AST6, as shown on Figure 4 of the Phase I and Phase II ESA, is removed and properly disposed offsite. The removal shall be 10-feet by 10-feet in area surrounding boring AST6, to a depth of 2-feet below ground surface.
The applicant shall obtain a qualified geologist, who shall collect confirmation soil samples from the sidewalls and bottom of the resulting excavation to ensure contaminated soil does not remain in-place. The geologist may require further excavation of contaminated soils, if applicable.
HAZ-2 Excavation of DRO-Impacted Soils. The construction contractor shall ensure that DRO-impacted soils identified in the vicinity of boring AST1 and AST2, as shown on Figure 4 of the Phase I and Phase II ESA, is removed and properly disposed offsite. The removal shall be 10-feet by 10-feet in the area surrounding boring AST1 and AST2, to a depth of 2-feet below ground surface.
The applicant shall obtain a qualified geologist, who shall collect confirmation soil samples from the sidewalls and bottom of the resulting excavation to ensure contaminated soil does not remain in-place. The geologist may require further excavation of contaminated soils, if applicable.
190
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
Less Than Significant Impact With Mitigation Incorporated. The nearest school is Imagine Schools Transitional Kindergarten through 8th Grade Charter School, which is approximately 0.2- mile southwest of the project site and operates through a traditional school year of August through June. During construction activities the routine use of hazardous materials such as paint, solvents, and gasoline would be used on-site. While not in use, such materials are required to be stored on-site per state regulations such as the Occupational Safety and Health Administration (OSHA) Materials Handling and Storage requirements.
36 As described in Response 4.9(b), above, the Phase I and Phase II ESA found that the project site contains elevated levels of 4,4’-DDE and DRO. During construction, the areas impacted by these potentially hazardous materials must be excavated and removed from the project site, in compliance with Mitigation Measures HAZ-1 and HAZ-2. With implementations of Mitigation measures HAZ-1 and HAZ-2, impacts to schools with regard to hazardous waste would be reduced to less than significant.
Once constructed, the residential development consisting of individual homes may utilize routine residential pest control and pesticide products. However, the project would not result in significant hazardous emissions or handle hazardous materials, substances, or waste that would affect any off-sight land uses including the nearby school.
Mitigation Measures: Refer to Mitigation Measures HAZ-1 and HAZ-2. d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No Impact. There are no hazardous materials or waste sites located on or within a 1-mile radius of the site; the nearest hazardous waste site is located approximately 1.1 miles east of the project site at 1577 First Street, Coachella. This site was formerly a pesticide and fertilizer business. This site is not included on the California Environmental Protection Agency’s Cortese List Data Resources Database.37 Thus, the project will not create a significant hazard to the public or environment.
Mitigation Measures: None required.
36 OSHA Materials Handling and Storage, https://www.osha.gov/sites/default/files/publications/osha2236.pdf, revised in 2002.
37 California Environmental Protection Agency, Cortese List Data Resources, https://calepa.ca.gov/sitecleanup/corteselist/, accessed October 3, 2022.
191
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
No Impact. The nearest airport is Jacqueline Cochran Regional Airport in Thermal, which is located approximately 4.0 miles southeast of the project site. The project site is located outside the airport influence area boundary.
38 Therefore, the project would not result in a safety hazard or excessive noise for people residing or working at the project site.
Mitigation Measures: None required.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Impact. The City of Coachella is served by Fire Station #79, which is located approximately
1.25 miles from the project site, and Riverside County Sheriff’s Department, located approximately 4.1 miles from the project site. The project site design shall be reviewed for compliance with project specific emergency access, water pressure and similar requirements as a routine aspect of the City’s design review process. In addition, the project does not propose any changes to adjacent roadways that could potentially impair emergency response or evacuation (lane reductions, narrowing, permanent road closures, etc.). Therefore, the project would not interfere with an adopted emergency response or evacuation plan.
Mitigation Measures: None required.
g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact. The project site is not located in or near a State Responsibility Area and does not contain lands classified as high or very high fire hazard severity zones.39 Therefore, the project will not expose people or structures to a significant risk associated with wildfires.
Mitigation Measures: None required.
38 Riverside County Airport Land Use Commission, Individual Airport Policies and Compatibility Maps – Jacqueline Cochran Regional Airport, amended September 2006.
39 California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022. 192
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.10 Hydrology and Water Quality
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
HYDROLOGY AND WATER QUALITY:
Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
☐ ☐ ☒ ☐
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the
basin?
☐ ☐ ☒ ☐
c) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in a
manner which would:
i) result in substantial erosion or siltation on- or
off-site?
☐ ☐ ☒ ☐
ii) substantially increase the rate or amount of
surface runoff in a manner which would result
in flooding on- or off-site?
☐ ☐ ☒ ☐
iii) create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted
runoff?
☐ ☐ ☒ ☐
iv) impede or redirect flood flows? ☐ ☐ ☒ ☐
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
☐ ☐ ☒ ☐
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
☐ ☐ ☐ ☒
193
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
A Preliminary Water Quality Management Plan (WQMP) and Hydrological Report were prepared for the project by Michael Baker International in November 2022; refer to Appendix G, Preliminary Water Quality Management Plan, and Appendix H, Hydrological Report, respectively. The purpose of a WQMP is to achieve a level of storm water runoff pollution prevention and abatement that would ensure the health of local waterways. The WQMP analyzes the project and prescribes post-construction Best Management Practices (BMPs) for the property to accomplish this goal and to meet local, state, and federal water quality standards.
Discussion
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less than Significant Impact. The project involves a development footprint of approximately 39 acres. The size and nature of the proposed development prompts compliance with the existing regulations pertaining to water quality standards and waste discharge requirements.
As part of Section 402 of the Clean Water Act, the U.S. EPA has established regulations under the NPDES program to control direct storm water discharges.40 In California, the SWRCB administers the NPDES permitting program and is responsible for developing NPDES permitting requirements. 41 The NPDES program regulates industrial pollutant discharges, which include construction activities. The SWRCB works in coordination with the Regional Water Quality Control Boards (RWQCB) to preserve, protect, enhance, and restore water quality. The project site is under the jurisdiction of the Colorado River RWQCB.
Short-Term Construction Impacts
Construction activities associated with the proposed residential development would be subject to NPDES requirements. Construction sites with one acre or more of soil disturbance are required to apply for coverage for discharges under the General Construction Permit (CGP) by submitting a Notice of Intent (NOI) for coverage. Compliance with the CGP involves the development and implementation of a project-specific Storm Water Pollution Prevention Plan (SWPPP) designed to reduce potential adverse impacts to surface water quality during the period of construction, which would include a site plan showing existing and proposed buildings, lots, roadways, storm water collection and discharge points, drainage patterns across the project, and general topography both before and after construction. The SWPPP must list best management practices (BMPs) to be implemented in order to minimize the impact of storm water runoff and address construction site pollutants. Stormwater BMPs refer to a schedule of activities, prohibitions of practices, maintenance procedures, and other management practices to prevent, eliminate, or 40 Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. Sections 1251 et seq. (1972). 41 Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. Sections 1251 et seq. (1972). 194
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
reduce the pollution of the receiving waters. BMPs also include treatment requirements, operating procedures, and practices to control plant site runoff spillage or leaks.
Based on the project location and setting, the compliant SWPPP is expected to identify temporary sediment track-out prevention devices at each construction entrance/exit point. This type of BMP will provide temporary stabilization to prevent sediment track-out and fugitive dust emissions. Linear sediment barriers are warranted along portions of or the entire construction perimeter to prevent soil and sedimentation erosion impacts. As construction progresses, any on-site proposed storm drain inlets that become operational will require temporary protection to prevent sediment or pollutants from entering the on-site storm drain system.
Long-Term Operational Impacts
Long-term impacts to water quality occur when impacts related to urban runoff increase due to project operations. A reduction of permeable surfaces would be considered a water quality impact, as permeable surfaces allow for rain and runoff to infiltrate into the ground. Infiltration both reduces the amount of flow that is capable of washing off additional pollutants and filter water removing potential pollutants. These changes have the potential to affect long-term water quality. The project involves construction of 204 single-family residences and associated hardscapes. Project implementation would result in a reduction of permeable surfaces, since vacant land would be replaced with residential uses. Thus, the water quality issues of concern would involve urban runoff associated with the new land uses.
With compliance with existing federal, state, and local regulations related to water quality, and implementation of BMPs included in the project construction SWPPP, the project would result in less than significant impacts to water quality resulting from the project. The project would not generate hazardous wastewater that would require any special waste discharge permits. All wastewater associated with the project’s interior plumbing systems would be discharged into the local sewer system for treatment at the regional wastewater treatment plant. Impacts would be less than significant with implementation of required BMPs and design recommendations.
Mitigation Measures: None required.
b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Less than Significant Impact. Coachella Water Authority is the primary water supplier for the project area, which is underlain by Coachella Valley groundwater basin. The Coachella Water Authority has established active water conservation, water reuse, and groundwater recharge planning efforts to ensure adequate water availability and system capacity to meet the growing needs of the City of Coachella. These planning efforts include: turf removal programs, smart 195
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
irrigation controller installations, toilet rebates, the use of recycled water, and conservation pricing.
The project involves development of 204 residential units, which would result in increased water consumption, placing greater demands on groundwater supplies. However, the project would not substantially decrease groundwater supplies such that it would impede sustainable groundwater management of the basin.
Local groundwater resources are managed under the 2020 City of Coachella Urban Water Management Plan (2020 UWMP). The 2020 UWMP serves as a planning tool that documents actions in support of long-term water resources planning and ensures adequate water supplies are available to meet the existing and future urban water demands. In addition, the 2022 Indio Subbasin Water Management Plan Update, prepared by CVWD, documents the adequacy of the groundwater supplies and confirms that planned future development will not impede sustainable groundwater management. Runoff will be retained onsite in the proposed retention basin, which totals 1.37 acres and would help facilitate groundwater recharge.
Furthermore, the project will implement water conservation measures in accordance with the regulations established by CVWD and the City of Coachella.42 The project will conserve water through measures that may include efficient plumbing and appliances, efficient irrigation systems, and drought-tolerant planting materials. Therefore, the project is not expected to interfere with groundwater recharge conditions, and impacts on groundwater supplies and recharge are expected to be less than significant.
Mitigation Measures: None required.
c) i) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site?
Less than Significant Impact. The project proposes to develop a 204-unit residential community with associated parks and landscaping on a site that is currently fallow agricultural land.
Construction and operation of the project would increase the net area of impermeable surfaces on the site. The project would include on‐site infiltration in the form of one retention basin to capture stormwater. Adherence to City requirements, including WQMP BMPs, will ensure the project site design will not result in erosion or siltation on- or off-site. The City’s requirements include best management practices for the control of silts and other contaminants in flood waters, which will be applicable to the project. Impacts would be less than significant. 42 City of Coachella General Plan Conservation Element. Accessed 10/10/22. https://cityofcoachellageneralplanupdate.weebly.com/uploads/1/2/1/2/12129446/conservation_element.pdf 196
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Mitigation Measures: None required.
c.ii) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite? Less than Significant Impact. The project site gently slopes to the southeast, with elevations ranging from 40 to 48 below mean sea level and contains no rivers or streams. The project complies with the local and regional groundwater recharge strategies by implementing on-site storm water retention, infiltration and low impact development improvements as part of the site design. Runoff will be retained onsite in the proposed retention basin, which totals 1.37 acres.
As such, the entire volume of storm water runoff generated on-site up to the 100-year event.
Impacts would be less than significant.
Mitigation Measures: None required.
c.iii) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than Significant Impact. Although the project would increase the amount of impervious surfaces on site, the project would not alter the source of a stream or river. The project complies with the local and regional groundwater recharge strategies by implementing on-site storm water retention, infiltration and low impact development improvements as part of the site design. Runoff will be retained onsite in the proposed retention basin, which totals 1.37 acres.
As such, the entire volume of storm water runoff generated on-site up to the 100-year event.
Impacts would be less than significant
Mitigation Measures: None required.
c.iv) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows?
Less than Significant Impact. The project complies with the local and regional groundwater recharge strategies by implementing on-site storm water retention, infiltration and low impact development improvements as part of the site design. Runoff will be retained onsite in the 197
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
proposed retention basin, which totals 1.37 acres. As such, the entire volume of storm water runoff generated on-site up to the 100-year event. Impacts would be less than significant.
Mitigation Measures: None required.
d) Would the project in flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
Less than Significant Impact. The project is not located within a FEMA FIRM 100-year floodplain.
The project site is designated as Zone X, Area of Minimal Flood Hazard.43 As previously described, the project site does not contain nor is it located near any streams, rivers or other natural drainage courses. The project site is not located near any large inland bodies of water and is more than 50 miles from the Pacific Ocean, a condition that precludes inundation by tsunami or seiche.
As such, the project is designed to provide the proper capture and conveyance, of stormwater flows resulting from the 100-year storm event for the project and existing off-site tributary areas.
The proposed retention basin will be the primary method of ensuring that the design volume is captured and infiltrated without causing flooded conditions. Less than significant impacts are anticipated.
Mitigation Measures: None required.
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No Impact. The project has developed a WQMP to address the project’s quality and quantity of stormwater runoff and provide BMPs for the construction and operation of the project to ensure compliance with the current General Stormwater Permit. Adherence to the City’s standard requirements related to water quality will ensure there will be no impact to a water quality control plan.
Mitigation Measures: None required.
43 FEMA FIRM, National Flood Layer Viewer. RIVERSIDE COUNTY, CALIFORNIA AND INCORPORATED AREAS PANEL 1620 OF 3805. Accessible via: https://www.fema.gov/flood-maps/national-flood-hazard-layer Accessed, September 15, 2022. 198
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.11 Land Use and Planning
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
LAND USE AND PLANNING:
Would the project:
a) Physically divide an established community? ☐ ☐ ☐ ☒
b) Cause a significant environmental impact due to
a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
☐ ☐ ☒ ☐
Discussion
a) Would the project physically divide an established community? No Impact. The physical division of an established community is typically associated with construction of a linear feature, such as a major highway or railroad tracks, or removal of a means of access, such as a local road or bridge, which would impair mobility within an existing community or between a community and an outlying area.
The project consists of the construction of 204 single-family residential units and associated infrastructure and improvements including roads, landscaping, utilities, and infiltration basins/drainage facilities on a site already planned for residential development. The project site is surrounded by agricultural uses to the north, south, and west, and by residential uses to the east and west.
The project does not propose construction of any roadway, flood control channel, or other structure that would physically divide any portion of the community. In addition, the project is consistent with the surrounding land uses and would not divide an established community.
Therefore, no impact would occur.
Mitigation Measures: None required.
b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less Than Significant Impact. The project site is not located within the boundaries of a specific plan. The project site has a General Plan land use designation of General Neighborhood. This 199
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
development application is consistent with the land use designation and would result in providing approximately 7.7 dwelling units per acre.
The project site consists of two (2) parcels zoned (GN) General Neighborhood. This project includes a change of zone to General Neighborhood-Planned Unit Development (GN-PUD) to provide design and zoning standards for the site in order to develop 204 single-family residences.
Moreover, the required change of zone does not substantially change the planned residential use of the site and will not cause significant environmental impacts.
The project includes a site design review to ensure compliance with site-specific development standards, as outlined in the Coachella Municipal Code. Following the approval of the above actions, the project would not cause a significant environmental impact due to a conflict with a land use plan, policy or regulation, and a less than significant impact would occur.
Mitigation Measures: None required.
200
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.12 Mineral Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
MINERAL RESOURCES:
Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
☐ ☐ ☐ ☒
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific plan or
other land use plan?
☐ ☐ ☐ ☒
Discussion
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No Impact. According to the United States Geological Survey (USGS) Mineral Resources Online Spatial Data maps, there are no known mineral resources, critical minerals, or mine features located on or near the project site.
44 Additionally, the site is not currently being used for extraction of mineral resources, nor is it likely to be used for that purpose in the future.
Construction of the proposed residential development would rely on existing local and regional aggregate resources from permitted facilities. The project is not expected to result in a considerable extraction and/or loss of known mineral resources that are considered important to the Coachella Valley Region or residents of California. Therefore, it is anticipated that no impacts related to the loss of availability of known mineral resources would occur.
Mitigation Measures: None required.
b) Would the project result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
No Impact. The City’s General Plan 2035 Environmental Impact Report identifies the project site to be located within Mineral Resource Zone 1 (MRZ-1). MRZ-1 indicates areas where no 44 United States Geological Survey Mineral Resources Online Spatial Data. https://mrdata.usgs.gov/general/map-us.html.
Accessed September 16, 2022.
201
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
significant mineral deposits are present, or areas where mineral deposits are unlikely to exist.
The project site has not been identified as a locally-important mineral resource recovery site, and there are no mineral resource recovery sites on or near the project area. Therefore, the project would not result in the loss of availability of a locally-important mineral resource recovery site, and no impact would occur.
Mitigation Measures: None required.
202
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.13 Noise
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
☐ ☐ ☒ ☐
b) Generation of excessive groundborne vibration or
groundborne noise levels?
☐ ☐ ☒ ☐
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
☐ ☐ ☐ ☒
Discussion
FUNDAMENTALS OF NOISE
Sound is mechanical energy transmitted by pressure waves in a compressible medium such as air and is characterized by both its amplitude and frequency (or pitch). The human ear does not hear all frequencies equally. In particular, the ear deemphasizes low and very high frequencies. To better approximate the sensitivity of human hearing, the A-weighted decibel scale (dBA) has been developed. On this scale, the human range of hearing extends from approximately 3 dBA to around 140 dBA.
Noise is generally defined as unwanted or excessive sound, which can vary in intensity by over one million times within the range of human hearing; therefore, a logarithmic scale, known as the decibel scale (dB), is used to quantify sound intensity. Noise can be generated by a number of sources, including mobile sources such as automobiles, trucks, and airplanes, and stationary sources such as construction sites, machinery, and industrial operations. Noise generated by mobile sources typically attenuates (is reduced) at a rate between 3 dBA and 4.5 dBA per doubling of distance. The rate depends on the ground surface and the number or type of objects between the noise source and the receiver. Hard and flat surfaces, such as concrete or asphalt, have an attenuation rate of 3 dBA per doubling of distance. Soft surfaces, such as uneven or 203
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
vegetated terrain, have an attenuation rate of about 4.5 dBA per doubling of distance. Noise generated by stationary sources typically attenuates at a rate between 6 dBA and about 7.5 dBA per doubling of distance.
There are a number of metrics used to characterize community noise exposure, which fluctuate constantly over time. One such metric, the equivalent sound level (Leq), represents a constant sound that, over the specified period, has the same sound energy as the time-varying sound.
Noise exposure over a longer period of time is often evaluated based on the Day-Night Sound Level (Ldn). This is a measure of 24-hour noise levels that incorporates a 10-dBA penalty for sounds occurring between 10 p.m. and 7 a.m. The penalty is intended to reflect the increased human sensitivity to noises occurring during nighttime hours, particularly at times when people are sleeping and there are lower ambient noise conditions. Typical Ldn noise levels for light and medium density residential areas range from 55 dBA to 65 dBA.
Two of the primary factors that reduce levels of environmental sounds are increasing the distance between the sound source to the receiver and having intervening obstacles such as walls, buildings, or terrain features between the sound source and the receiver. Factors that act to increase the loudness of environmental sounds include moving the sound source closer to the receiver, sound enhancements caused by reflections, and focusing caused by various meteorological conditions.
REGULATORY FRAMEWORK
State
The State Office of Planning and Research Noise Element Guidelines include recommended exterior and interior noise level standards for local jurisdictions to identify and prevent the creation of incompatible land uses due to noise. The Noise Element Guidelines contain a land use compatibility table that describes the compatibility of various land uses with a range of environmental noise levels in terms of the Community Noise Equivalent Level (CNEL). A noise environment of 50 CNEL to 60 CNEL is considered to be “normally acceptable” for residential uses. The Office of Planning and Research recommendations also note that, under certain conditions, more restrictive standards than the maximum levels cited may be appropriate.
City of Coachella General Plan
The City Council of the City of Coachella approved the General Plan 2035 document (General Plan) on April 22, 2015. The General Plan is the primary legal document to guide long-term growth, development and conservation in the City and Sphere of influence. The General Plan is the articulation for the City’s vision of growth for the next 80-100 years with specific steps to guide development toward that vision between now and 2035. As such, the General Plan Noise Element identifies the goals, policies and actions that will enable the City to achieve this vision.
As Coachella continues to grow, traffic levels and traffic-related noise is expected to increase. As demonstrated in the Noise Element, noise levels are forecast to exceed City standards in some 204
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
areas if not properly attenuated. The goals and policies below reflect the City’s fundamental responsibility and desire to protect and preserve the health, safety, and welfare of the community from excessive noise, as defined in the City’s Land Use/Noise Compatibility Matrix, shown in Figure 10-1: Coachella Land Use/Noise Compatibility Matrix and in Table 4-10, Coachella Land Use/Noise Compatibility Matrix, below.
Table 4-10
Coachella Land Use/Noise Compatibility Matrix
Land Use Category
Community Noise Exposure (Ldn or CNEL, dBA)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
CATEGORIES USES
RESIDENTIAL Single-Family, Duplex,
Multiple Family 50 – 60 60 – 70 70 – 75 75 – 85
RESIDENTIAL Mobile Homes 50 – 65 60 – 65 65 – 75 75 – 85 COMMERCIAL – Regional,
District
Hotel, Motel, Transient
Lodging 50 – 65 60 – 70 70 – 80 80 – 85
COMMERCIAL – Regional,
Village District, Special
Commercial Retail, Bank,
Restaurant, Movie Theater 50 – 70 70 – 80 80 – 85 NA
COMMERCIAL
INDUSTRIAL
Office Building, Research
and Development,
Professional Offices, City
Office Building
50 – 65 65 – 75 75 – 80 80 – 85
COMMERCIAL – Recreation
INSTITUTIONAL – Civic
Center
Amphitheaters, Concert
Halls, Auditoriums, Meeting
Hall
NA 50 – 60 NA 70 – 85
COMMERCIAL – Recreation Children’s Amusement Park,
Miniature Golf Course, Gocart Track, Equestrian
Center, Sports Club
50 – 65 65 – 75 NA 75 – 85
COMMERCIAL – General,
Special
INDUSTRIAL,
INSTITUTIONAL
Automobile Service Station,
Auto Dealership,
Manufacturing, Warehousing,
Wholesale, Utilities
50 – 70 70 – 85 NA NA
INSTITUTIONAL – General Hospital, Church, Library,
School Classroom 50 – 60 60 – 65 65 – 75 75 -- 85
OPEN SPACE Parks 50 – 65 65 – 70 70 – 75 75 – 85
OPEN SPACE Gold Courses, Cemeteries,
Nature Centers, Wildlife
Reserves, Wildlife Habitat
50 – 70 70 – 75 75 – 85 NA
AGRICULTURE Agriculture 50 – 85 NA NA NA
205
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Land Use Category
Community Noise Exposure (Ldn or CNEL, dBA)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
CATEGORIES USES
Notes: NA = Not Applicable; Ldn = Day/Night Average; CNEL = community noise equivalent level; dBA = A-weighted decibels Normally Acceptable - Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.
Conditionally Acceptable - New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.
Normally Unacceptable - New Construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insu0lation features included in the design.
Clearly Unacceptable – New construction or development should generally not be undertaken. * Construction of new residential uses will not be allowed within the 65 dBA CNEL contour for airport noise.
Source: City of Coachella, General Plan Noise Element, April 22, 2015.
The following goals and policies are applicable to the project.
Goal 1. Land Use Planning and Design. A community where noise compatibility between differing types of land uses is ensured through land use planning and design strategies.
Policies
1.1 Noise Compatibility. Use the City’s Land Use/Noise Compatibility Matrix shown in Figure 10-1 (Table 4-10) as a guide for planning and development decisions.
1.2 Noise Analysis and Mitigation. Require projects involving new development or modification to existing development to implement mitigation measures, where necessary, to reduce noise levels to at least the normally compatible range shown in Figure 10-1 (Table 4-10). Mitigation measures should focus on architectural features, building design and construction, rather than site design features such as excessive setbacks, berms and sound walls, to maintain compatibility with adjacent and surrounding uses.
1.6 Land Use and Community Design. Except in cases where noise levels are in the clearly incompatible range as shown in the City’s Land Use/Noise Compatibility Matrix Shown in Figure 10-1 (Table 4-10), prioritize the building design and character policies in the Land Use and Community Design Element over those in the Noise Element to ensure that new development meets the design vision of the City.
Goal 2. Stationary Source Noise. A community where excessive noise from stationary sources is minimized.
Policies
2.1 Noise Ordinance. Minimize noise conflicts between neighboring properties through enforcement of applicable regulations such as the City’s noise ordinance.
2.2 Noise Control. Minimize stationary noise impacts on sensitive receptors and noise emanating from construction activities, private developments/residences, landscaping activities, night clubs and bars and special events.
206
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Goal 3. Mobile Source Noise. A community where excessive noise from mobile sources is minimized.
Policy
3.1 Roadway Noise. Where roadway noise exceeds the normally compatible range shown in the City’s Land Use/Noise Compatibility Matrix Shown in Figure 10-1 (Table 4-10), implement policies listed under Goal 1 to reduce the impacts of roadway noise on noise-sensitive receptors.
City of Coachella Code of Ordinances
The City of Coachella Code of Ordinances Chapter 7, Noise Control, contains the regulations to control noise in the City.
7.04.030 – Sound Level Limits as related to fixed noise sources.
A. Regardless of whether an objective measurement by sound level meter is involved, it shall be unlawful for any person to make, continue, or cause to be made or continued, within the city limits any disturbing excessive or offensive noise or vibration which causes discomfort or annoyance to any reasonable person of normal sensitive residing in the area or that is plainly audible at a distance greater than fifty (50) feet from the sources point for any purpose. The following ten-minute average sound level limits, unless otherwise specially indicated, shall apply as indicated in Table 4-11, Sound Level Limits, below, as it relates to a fixed noise source or leaf blower pursuant to Section 7.04.075.
Table 4-11
Sound Level Limits
Zone Time Applicable Ten-Minute Average Decibel Limit
(A-weighted)
Residential – All
zones
6:00 a.m. to 10:00 p.m. 55
10:00 p.m. to 6:00 a.m. 45
Commercial – All
zones
6:00 a.m. to 10:00 p.m. 65
10:00 p.m. to 6:00 a.m. 55
Source: City of Coachella, Code of Ordinances, Title 7 – Noise Control, June 2, 2022.
B. If the measured ambient noise level exceeds the applicable limit as noted in the table in subsection (A) of this section (Table 4-11), the allowable average sound level shall be the ambient noise level. The ambient noise level shall be measured when the alleged noise violation sources are not operating.
C. The sound level limit between two zoning districts shall be measured the higher allowable district.
207
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
7.04.070 – Construction activities
No person shall perform, nor shall any person be employed, nor shall any person cause any other person to be employed to work for which a building permit required by the city in any work of construction, erection, demolition, alteration, repair, addition to or improvement of any building, structure, road improvement to realty except between the hours as set forth as follows:
October 1st through April 30th
• Monday – Friday: 6:00 a.m. to 5:30 p.m.
• Saturday: 8:00 a.m. to 5:00 p.m.
• Sunday: 8:00 a.m. to 5:00 p.m.
• Holidays: 8:00 a.m. to 5:00 p.m.
May 1st through September 30th
• Monday – Friday: 5:00 a.m. to 7:00 p.m.
• Saturday: 8:00 a.m. to 5:00 p.m.
• Sunday: 8:00 a.m. to 5:00 p.m.
• Holidays: 8:00 a.m. to 5:00 p.m.
Emergency work and/or unusual conditions may cause work to be permitted with the consent of the city manager, or his or her designee, upon recommendation of the building director or the city engineer.
7.04.075 – Property maintenance activities
A. Noise sources associated with property maintenance activities and all portable blowers, lawnmowers, edgers, or similar devices shall be prohibited except during the following hours:
October 1st through April 30th
• Monday – Sunday: 9:00 a.m. to 5:30 p.m.
• Holidays: Not allowed.
May 1st through September 30th
• Monday – Friday: 8:00 a.m. to 5:30 p.m.
• Saturday and Sunday: 9:00 a.m. to 5:30 p.m.
• Holidays: Not allowed.
Notwithstanding the hours of permitted operations, such equipment that constitutes a public nuisance maybe abated as otherwise provided in this Code.
B. No person shall willfully make or continue, or willfully cause to be made or continued, any noise from any portable powered blower at level which exceeds seventy (70) decibels dBA measured at the midpoint of a wall area twenty (20) feet long and ten (10) feet high and at the horizontal distance fifty (50) feet away from the midpoint of the wall, or not 208
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
more than seventy-six (76) decibels dBA at a horizonal distance of twenty-four (24) feet using a sound level meter.
C. No portable powered blower shall be operated in a manner which will permit dirt, dust, debris, leaves, grass clippings, cutting, or trimmings from trees or shrubs to be blown or deposited onto neighboring or public right-of-way. All waste shall be removed and disposed of in a sanitary manner by the use of property occupant.
D. Leaf blowers shall not be operated within a horizontal distance of ten (10) feet of any operable window, door, or mechanical air intake opening or duct.
7.04.090 – Air conditioning, refrigeration and pool equipment.
The noise standards enumerated in Section 7.04.030 shall be increased by eight dBA when the alleged offensive noise source is an air conditioning or refrigeration system or associated equipment which was installed prior to the effective date of ordinance codified in this chapter.
Installation of new equipment must be certified to be within the provisions of this chapter.
Installation of new equipment must be certified to be within the provisions of this chapter for night and day operation noise level.
EXISTING CONDITIONS
Stationary Noise Sources
The project area consists of residential, commercial, and institutional uses. The primary sources of stationary noise in the project vicinity are urban-related activities (i.e., mechanical equipment and parking areas). The noise associated with these sources may represent a single-event noise occurrence, short-term, or long-term/continuous noise.
Mobile Noise Sources
The majority of the existing noise in the project area is generated from vehicle sources along Van Buren Street.
NOISE MEASUREMENTS
Three short-term noise measurements were taken on August 31, 2022, between the hours of 11:00 a.m. and 12:30 p.m. The noise measurement sites were representative of typical existing noise exposure at the nearest sensitive receptors to the project site. Short-term (Leq) measurements are considered representative of the noise levels in the project vicinity. As shown in Table 4-12, Short-Term Noise Measurements, short-term noise levels during the daytime ranged from 66.2 to 69.1 dBA Leq.
209
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Table 4-12
Short-Term Noise Measurements
Site
No. Location Leq(dBA)
Lmin
(dBA)
Lmax
(dBA)
Peak
(dBA) Date Time
NM-1
Northeast corner of the intersection of Van
Buren Street and Via Merida. 66.2 40.1 81.5 97.0 8/31/22 11:56 a.m.
NM-2
Northwest corner of the intersection of
Avenue 50 and Valle Puerta Del Sol. 69.1 44.5 89.9 105.5 8/31/22 12:14 p.m.
NM-3
Along the sidewalk, across the driveway
entrance of the Imagine Schools. 66.5 49.9 57.4 105.0 8/31/22 12:33 p.m.
Notes: Leq = Equivalent Sound Level; Lmin = Minimum Noise Level; Lmax = Maximum Noise Level Source: Michael Baker International, August 31, 2022; refer to Appendix I.
Meteorological conditions were clear skies, warm temperatures, with moderate wind (11 miles per hour), and low humidity. The peak noise is the traffic along nearby roadways. Noise monitoring equipment used for the ambient noise survey consisted of a Brüel & Kjær Hand-held Analyzer Type 2250 equipped with a Type 4189 pre-polarized microphone. The monitoring equipment complies with applicable requirements of the American National Standards Institute for Type I (precision) sound level meters. The results of the field measurements are included in Appendix I, Noise Data.
SENSITIVE RECEPTORS
Sensitive populations are more susceptible to the effects of noise than are the general population. Land uses considered sensitive by the State of California include schools, playgrounds, athletic facilities, hospitals, rest homes, rehabilitation centers, long-term care and mental care facilities. Generally, a sensitive receptor is identified as a location where human populations (especially children, senior citizens, and sick persons) are present. Land uses less sensitive to noise are business, commercial, and professional developments. Noise receptors categorized as being least sensitive to noise include industrial, manufacturing, utilities, agriculture, natural open space, undeveloped land, parking lots, warehousing, and transit terminals. These types of land use often generate high noise levels. Moderately sensitive land uses typically include multi-family dwellings, hotels, motels, dormitories, and outpatient clinics.
Existing land uses surrounding the project site include residential, commercial, and institutional uses. The nearest sensitive receptors are single-family residences located approximately 80 feet east of the proposed project site.
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact. It is difficult to specify noise levels that are generally acceptable to everyone; noise that is considered a nuisance to one person may be unnoticed by another. 210
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Standards may be based on documented complaints in response to documented noise levels or based on studies of the ability of people to sleep, talk, or work under various noise conditions.
However, all such studies recognize that individual responses vary considerably. Standards usually address the needs of the majority of the general population.
SHORT-TERM NOISE IMPACTS
Construction activities generally are temporary and have a short duration, resulting in periodic increases in the ambient noise environment. Construction activities would include the following phases: demolition, grading, building construction, paving, and architectural coating. Depending on market conditions, building construction and associated architectural coating applications would last for up to two years. Ground-borne noise and other types of construction-related noise impacts typically occur during the initial demolition and grading phases. These phases of construction have the potential to create the highest levels of noise. Typical noise levels generated by construction equipment are shown in Table 4-13, Maximum Noise Levels Generated by Construction Equipment. It should be noted that the noise levels identified in Table 4-13 are maximum sound levels (Lmax), which are the highest individual sound occurring at an individual time period. Operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Other primary sources of acoustical disturbance would be due to random incidents, which would last less than one minute (such as dropping large pieces of equipment or the hydraulic movement of machinery lifts).
Table 4-13
Maximum Noise Levels Generated by Construction Equipment Type of Equipment Acoustical Use Factor1 Lmax at 50 Feet (dBA) Lmax at 80 Feet (dBA) Backhoe 40 78 74
Compressor 40 78 74
Concrete Mixer Truck 40 79 75
Concrete Saw 20 90 86
Crane 16 81 77
Dozer 40 82 78
Dump Truck 40 76 72
Excavator 40 81 77
Flatbed Truck 40 74 70
Forklift 20 75 71
Grader 40 85 81
Loader 40 79 75
Paver 50 77 73
Roller 20 80 76
Scraper 40 85 81
211
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Tractor 40 84 80
Water Truck 40 80 76
Welder 40 74 70
Note:
1. Acoustical Use Factor (percent): Estimates the fraction of time each piece of construction equipment is operating at full power (i.e., its loudest condition) during a construction operation.
Source: Federal Highway Administration, Roadway Construction Noise Model (FHWA-HEP-05-054), January 2006.
Construction noise levels in the project vicinity would fluctuate depending on the particular type, number, and duration of usage for the varying equipment. The effects of construction noise largely depend on the type of construction activities occurring on any given day, noise levels generated by those activities, distances to noise-sensitive receptors, and the existing ambient noise environment in the receptor’s vicinity. Construction generally occurs in several discrete phases, with each phase requiring different equipment with varying noise characteristics. These phases alter the characteristics of the noise environment generated on the proposed project site and in the surrounding community for the duration of the construction process.
Construction noise impacts generally happen when construction activities occur in areas immediately adjoining noise sensitive land uses, during noise sensitive times of the day, or when construction durations last over extended periods of time. The closest sensitive receptors are single-family residences located at approximately 80 feet to the east of the project construction activities. As indicated in Table 4-13, typical construction noise levels would range from approximately 70 to 86 dBA at the sensitive receptors. These noise levels could intermittently occur for a few days when construction equipment is operating closest to the residences. The remainder of the time, the construction noise levels would be much less because the equipment would be working in an area farther away from the existing sensitive uses.
As previously discussed, the City does not have established noise standards for construction activities if the construction activities occur within the allowable hours specified by the Municipal Code. Pursuant to Coachella Municipal Code Section 7.04.070, construction activities may only occur between the hours of 6:00 a.m. and 5:30 p.m. Monday through Friday, 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and holidays from October 1st through April 30th , and between the
hours of 5:00 a.m. and 7:00 p.m. Monday through Friday, 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and holidays from May 1st through September 30th. Project construction activities would occur within the allowable hours specified by the Coachella Municipal Code. As such, impacts would be less than significant in this regard.
LONG-TERM NOISE IMPACTS
Mobile Noise
According to the Highway Traffic Noise Analysis and Abatement Policy and Guidance, a doubling of traffic volumes would result in a 3 dB increase in traffic noise levels, which is barely detectable 212
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
by the human ear.45 Based on the project’s Traffic Scoping Agreement, the proposed project would generate approximately 1,944 average daily trips. Access to the proposed project site would be provided via an ingress/egress driveway located along Van Buren Street. Based on the 2015 Traffic Count on Van Buren Street and 50th Avenue, existing average daily traffic volumes along Van Buren Street in the vicinity of the proposed project is approximately 8,190 vehicles per day.46 As such, the project’s trip generation (approximately 1,944 average daily trips) would not double existing traffic volumes and an increase in traffic noise along local roadways would be imperceptible. Therefore, project-related traffic noise would be less than significant.
Stationary Noise
The project proposes to construct 204-unit single-family residences. Primary stationary noise sources associated with the project include mechanical equipment, parking lot activities, and outdoor gathering areas.
Mechanical Equipment
Heating Ventilation and Air Conditioning (HVAC) units would be installed in the backyards of the proposed single-family residences attached to the building. Typically, mechanical equipment noise is 60 dBA at 20 feet from the source.47 Based upon the Inverse Square Law, sound levels decrease by 6 dBA for each doubling of distance from the source.48 The nearest sensitive receptors are single-family residential uses located approximately 100 feet to the east of the nearest proposed building backyards. At this distance, potential noise from HVAC units would be approximately 46 dBA. However, noise generated in the backyards would be reduced at off-site uses as the project would construct a concrete masonry unit (CMU) wall surrounding the back yard of each individual unit. As a solid barrier, the CMU wall would provide a reduction of 5 dBA.49 As such, the Nosie level to the nearest sensitive receptor would be 41 dBA. Therefore, noise levels from mechanical equipment would not exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Coachella Municipal Code Section 7.04.030; refer to Table 4-11. Therefore, the nearest residents would not be directly exposed to substantial noise from on-site mechanical equipment. Impacts in this regard would be less than significant.
45 U.S. Department of Transportation, Highway Traffic Noise Analysis and Abatement Policy and Guidance, updated August 24, 2017, https://www.fhwa.dot.gov/environMent/noise/regulations_and_guidance/polguide/polguide02.cfm, accessed on January 18, 2023.
46 Coachella Valley Association of Governments, Coachella Valley Traffic Counts, https://www.arcgis.com/apps/View/index.html?appid=fb9489b188e74be3b599afb52741849d, accessed January 18, 2023. 47 Elliott H. Berger, Rick Neitzel, and Cynthia A. Kladden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, June 26, 2015.
48 Cyril M. Harris, Noise Control in Buildings, 1994.
49 U.S. Department of Transportation, Federal Highway Administration Roadway Construction Noise Model User’s Guide, January 2006.
213
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Parking Lot Activities
The proposed project would provide garage and surface parking spaces for homeowners and visitors. Traffic associated with parking is typically not of sufficient volume to exceed community noise standards, which are based on a time-averaged scale such as the CNEL scale. However, the instantaneous maximum sound levels generated by a car door slamming, engine starting up and car pass-bys may be an annoyance to adjacent noise-sensitive receptors. Estimates of the maximum noise levels associated with the parking lot activities attributed to the project are presented in Table 4-14, Maximum Noise Levels Generated by Parking Lots.
Table 4-14
Maximum Noise Levels Generated by Parking Lots
Noise Source Maximum Noise Levels
at 50 Feet from Source
Maximum Noise Levels
at 220 Feet from Source
Automobile, door slamming 61 dBA Leq 48 dBA Leq
Automobile, warming up 36 dBA Leq 23 dBA Leq
Automobile, engine Idling 53 dBA Leq 40 dBA Leq
Notes: dBA = A-weighted Decibels; Leq = Equivalent Sound Level Source: Elliott H. Berger, Rick Neitzel, and Cynthia A. Kladden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, June 26, 2015.
As shown in Table 4-14, parking lot activities can result in noise levels up to 61 dBA at a distance of 50 feet. It is noted that parking lot noise are instantaneous noise levels compared to noise standards in the CNEL scale, which are averaged over time. As a result, actual noise levels over time resulting from parking lot activities would be far lower than what is identified in Table 4-14.
The proposed project would have intermittent parking lot noise due to the movement of vehicles.
The nearest sensitive receptors would be located approximately 220 feet from parking areas associated with units on the eastern portion of the project site. There would be residential building located in between the parking areas and sensitive receptors which would block the line of sight. At this distance, noise levels from parking activities would range from 23 to 48 dBA.
Additionally, a CMU wall would separate the proposed project site and the nearest sensitive receptors, which would result in a noise level reduction of at least 5 dBA.50 Therefore, parking activities noise would be reduced to approximately 18 to 43 dBA at the nearest sensitive receptors. As such, parking lot noise levels would exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Coachella Municipal Code Section 7.04.030; refer to Table 4-11. Additionally, parking lot noise would be partially masked by background noise from traffic along Van Buren Street. Impacts would be less than significant in this regard.
50 Ibid.
214
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Outdoor Gathering Areas
Each unit would include a backyard that has the potential to be accessed by groups of people intermittently. Noise generated by groups of people (i.e., crowds) is dependent on several factors including vocal effort, impulsiveness, and the random orientation of the crowd members. Crowd noise is estimated at 60 dBA at one meter (3.28 feet) away for raised normal speaking.51 This noise level would have a +5 dBA adjustment for the impulsiveness of the noise source, and a -3 dBA adjustment for the random orientation of the crowd members.52 Therefore, crowd noise would be approximately 62 dBA at one meter from the source (i.e., the outdoor amenity gathering area).
The closest sensitive receptors to the east of the project site are located approximately 80 feet from the outdoor amenity gathering area measured from the property line of the receptors. At the distance of 80 feet, crowd noise would be reduced to approximately 33 dBA. Therefore, noise levels from outdoor gathering areas would not exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Municipal Code Section 7.04.030; refer to Table 4-11. As such, the proposed outdoor gathering areas would not generate noise levels that would exceed the City’s noise standards at the closest sensitive receptors. Impacts would be less than significant in this regard.
Mitigation Measures: None required.
b) Generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact.
CONSTRUCTION
Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the construction equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The effect on buildings located in the vicinity of the construction site often varies depending on soil type, ground strata, and construction characteristics of the receiver building(s). The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibration at moderate levels, to slight damage at the highest levels. Groundborne vibrations from construction activities rarely reach levels that damage structures. Ordinary buildings that are not particularly fragile would not experience any cosmetic damage (e.g., plaster cracks) at distances beyond 30 feet. This distance can vary substantially depending on the soil composition and underground geological layer between vibration source and receiver. In addition, not all buildings respond similarly to vibration generated by construction equipment.
51 M.J. Hayne, et al, Prediction of Crowd Noise, Acoustics, November 2006. 52 Ibid.
215
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
The types of construction vibration impacts include human annoyance and building damage.
Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. Building damage can be cosmetic or structural.
The Federal Transit Administration (FTA) guidelines are used to evaluate potential impacts related to construction vibration for both potential building damage and human annoyance. The FTA has identified an architectural damage criterion for continuous vibrations of 0.20 inch/second PPV. Further, as the nearest sensitive receptors to project construction are residential uses, the criterion for human annoyance of 0.20 inch/second PPV is utilized. Typical vibration produced by construction equipment is illustrated in Table 4-15, Typical Vibration Levels for Construction Equipment.
Table 4-15
Typical Vibration Levels for Construction Equipment
Equipment Approximate peak particle velocity at
25 feet (inches/second)
Approximate peak particle velocity at
120 feet (inches/second)
Loaded Trucks 0.076 0.0072
Large Bulldozers 0.089 0.0085
Small Bulldozer/Tractors 0.002 0.0003
Jackhammer 0.035 0.0033
Vibratory Rollers 0.210 0.0200
Notes:
Calculated using the following formula:
PPV equip = PPVref x (25/D)1.5
where:PPV (equip) = the peak particle velocity in in/sec of the equipment adjusted for the distance PPV (ref) = the reference vibration level in in/sec from Table 12-2 of the FTA Transit Noise and Vibration Impact Assessment Guidelines D = the distance from the equipment to the receiver
Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual, April 2020.
The nearest structures to the project site are single-family residential buildings located approximately 120 feet to the east of the project construction activities. Groundborne vibration decreases rapidly with distance. As indicated in Table 4-15, based on the FTA data, vibration velocities from typical heavy construction equipment operation would range from 0.0003 to 0.02 inch/second PPV at 120 feet from the source of activity. As such, the construction activities would not be capable of exceeding the 0.20 inch/second PPV significance threshold for vibration to the nearest structures and a less than significant impact would occur in this regard.
OPERATION
The project would involve development of single-family residences that would not generate groundborne vibration that could be felt by surrounding uses. The project operation would not involve railroads or substantial heavy truck operations, and therefore would not result in vibration impacts at surrounding uses. Thus, no impact would occur in this regard.
Mitigation Measures: None required.
216
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact. The nearest airport to the project site is the Jacqueline Cochran Regional Airport, located approximately 3.85 miles to the southeast of the project site. There are no other public airport or private use airport within two miles of the project site. Therefore, no impacts would occur in this regard.
Mitigation Measures: None required.
217
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.14 Population and Housing
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
Would the project:
a) Induce substantial unplanned population growth
in an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
☐ ☐ ☒ ☐
b) Displace substantial numbers of existing people
or housing, necessitating the construction of
replacement housing elsewhere?
☐ ☐ ☒ ☐
Discussion
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact. The project proposes a net density of approximately 7.7 du/ac which is consistent with the existing General Plan land use designation of General Neighborhood.
The project site is zoned GN (General Neighborhood). The proposed project includes a change of zone to General Neighborhood-Planned Unit Development (GN-PUD) to provide design and zoning standards for the site to develop 204 single-family residences.
The Department of Finance E-5 Table for 2022 estimates that the total population in Coachella was 42,158 persons with 4.25 persons per household.53 As the project proposes single-family residential units, this would provide for an estimated population increase of 867 persons.
Therefore, the population growth associated with the project would represent an approximate
2.06 percent increase over the City’s estimated 2022 population of 42,158 persons.
The project is consistent with the planned population growth identified in the General Plan and is consistent with the Housing Element of the General Plan. The project site is in an urbanized area and would not require extension of roadway infrastructure. The proposed expansion of underground powerlines from the Jackson Substation is required to serve the project and would not induce substantial unplanned growth. The project would not result in a substantial unplanned population growth in the area and no mitigation is required. 53 California Department of Finance website, http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/ accessed 10/10/22. 218
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Mitigation Measures: None required.
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Less Than Significant Impact. The proposed 204-unit residential development would be constructed on land that is currently a fallow agricultural site, along with an existing residence and several outbuildings that would be demolished as part of this project. All property owners are voluntarily selling their property and would be compensated for their property. At this time, no evictions are anticipated. It is expected that the few existing residents would have the ability to relocate based on the availability of existing housing stock in the area. Therefore, impacts would be less than significant in this regard and no mitigation is required.
Mitigation Measures: None required.
219
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.15 Public Services
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
PUBLIC SERVICES:
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response
times or other performance objectives for any of
the public services:
i) Fire protection? ☐ ☐ ☒ ☐
ii) Police protection? ☐ ☐ ☒ ☐
iii) Schools? ☐ ☐ ☒ ☐
iv) Parks? ☐ ☐ ☒ ☐
v) Other public facilities? ☐ ☐ ☒ ☐
Discussion
a) i)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire protection?
Less Than Significant Impact. Fire protection and emergency medical services to the City are provided by the Riverside County Fire Department (RCFD), which provides a full range of fire suppression and emergency medical services to Coachella City residents, businesses, and visitors.
54 The nearest fire station to the project site is Station #79 located at 1377 Sixth Street, which is approximately 1.25 miles southeast of the site. This is within the City’s Goal 7.11 of the 54 City of Coachella website, https://www.coachella.org/departments/fire-department, accessed September 29, 2022. 220
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
General Plan Infrastructure and Public Services Element, to provide fire protection services within a 1.5-mile radius from the fire station.55
Implementation of the project would increase the demand for fire protection services in the project vicinity. However, the project would be developed in accordance with applicable city, county, and state regulations, codes, and policies pertaining to fire hazard reduction and protection. The project would be designed and constructed within California Building Code standards. Continuous fire access roadways and public hydrants would be provided throughout the project site to allow adequate emergency service. The project applicant would also be required to pay applicable Development Impact Fees to the City of Coachella, per Chapter 4.45 of the Coachella Municipal Code, which funds the provision of adequate fire protection facilities.
In addition, based on the proximity of the project site to existing RCFD facilities and the fact that the project site is already within the RCFD’s service area, the project would not affect response times or service ratios, alter or increase the demand for fire protection services, or require the construction of additional fire facilities. Impacts would be less than significant.
Mitigation Measures: None required.
a.ii)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for police protection?
Less Than Significant Impact. The City of Coachella Police Department contracts with Riverside County Sheriff’s Department (RCSD) to provide comprehensive law enforcement services. The nearest facility to the project site is the RCSD station located at 86625 Airport Boulevard in Thermal, which is approximately 4.1 miles southeast of the project site. Similar to fire protection services, the project site is already located within the police department’s service area. As discussed in Section 4.14, Population and Housing, the population is expected to increase by approximately 867 persons with project implementation. This would lead to a possible increase in police services to the immediate project site and to the surrounding areas but would not require the construction of new or physically altered facilities. In addition, the project applicant would be required to pay applicable Development Impact Fees to the City of Coachella, per the City’s municipal code, which funds the provision of adequate police facilities such as buildings, land, equipment and vehicles. Therefore, impacts would be less than significant.
Mitigation Measures: None required.
a.iii)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or 55 City of Coachella, General Plan Update 2035, Infrastructure and Public Services Element, adopted April 22, 2015. 221
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for schools? Less Than Significant Impact. The project site is located within the boundaries of Coachella Valley Unified School District (CVUSD) for public education services.56 The nearest schools to the site are Coachella Valley High School located at 83-800 Airport Blvd in Thermal, approximately
3.2 miles to the south, Bobby Duke Middle School located at 85-358 Bagdad Avenue, approximately 2.4 miles to the southeast, and Coral Mountain Academy Elementary School located at 51-375 Van Buren Street, approximately 1.0 mile to the south of the project site.
Development of the project would increase the enrollment rate at each of these schools due to the approximate population increase of 867 persons. At the time of writing, CVUSD requires a school facility fee of $4.08 per square foot for new residential construction, which is deemed legally adequate to avoid impacts to school facilities under the Government Code. The fees collected are dispersed to the school district to offset any potential impacts and are used to fund construction of new facilities or improvement of existing facilities. The project would comply with the CVUSD development fees. Therefore, impacts would be less than significant.
Mitigation Measures: None required.
a.iv)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for parks? Less Than Significant Impact. The City maintains eight existing parks totaling 87.7 acres of park space. The largest park is Bagdouma Park, which is approximately 1.9 miles southeast from the project site and accounts for 46 acres of recreational land. The closest City-owned park to the project site is the 29-acre Rancho Las Flores Park, which is located approximately 1.0 mile north of the project site.
Project implementation would increase the City’s population by approximately 867 residents, which would result in increased use of existing parks. However, Coachella Municipal Code Section
16.36.060 requires that three acres of land per each one thousand (1,000) persons residing within a subdivision shall be devoted to neighborhood and community park facilities. Alternatively, the project applicant may pay Development Impact Fees to the City for park and recreational purposes. Since the project proposes 204 dwelling units, this would result in approximately 867 persons in the Sevilla 2 community. As such, 2.9 acres of dedicated park land would be required.
The project proposes a 1.0-acre private park within the project site for residents’ use. Since this 56 Coachella Valley Unified School District, Trustee Area Boundaries, https://www.cvusd.us/board-of-education/trustee-areaboundaries, accessed September 29, 2022. 222
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
is less than the amount required by the City of Coachella Municipal Code to support the residential development, a fee would be required. This fee would go to the City for the purpose of developing new or rehabilitating or expanding existing park and recreation facilities. With fee payment, the project would not result in substantial adverse physical impacts associated with the provision of park facilities and a less than significant impact would occur.
Mitigation Measures: None required.
a.v)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for other public facilities? Less Than Significant Impact. Other public facilities in the project area such as medical/healthcare, production, commercial, retail, residential, etc., would not be adversely impacted by project implementation. As discussed in Response 4.14(a) of Section 4.14, Population and Housing, the project would not induce substantial unplanned population growth because it is consistent with the anticipated growth identified in the General Plan. As such, project buildout is expected to only marginally impact other public facilities. No additional public facilities are required for the project to accommodate the additional residents. An increase in demand for the City’s existing facilities would be less than significant.
Mitigation Measures: None required.
223
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.16 Recreation
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
RECREATION:
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
☐ ☐ ☒ ☐
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
☐ ☐ ☒ ☐
Discussion
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less Than Significant Impact. The City maintains eight existing parks totaling 87.7 acres of park space. The largest park is Bagdouma Park, which is approximately 1.9 miles southeast from the project site and accounts for 46 acres of recreational land. The closest City-owned park to the project site is the 29-acre Rancho Las Flores Park, which is located at 48-400 Van Buren Street, approximately 1.0 mile north of the project site.
The project would include the development of 204 new single-family residential units and would increase the population of the immediate area by approximately 867 persons. However, this growth is consistent with the City’s General Plan. In addition, the project proposes a 1.0-acre private park area within the project site for residents’ use. While this does not meet the 2.9 acres of park space required by the Coachella Municipal Code Section 16.26.060, the project applicant would pay a Development Impact Fee to be used by the City for developing new or rehabilitating or expanding existing park and recreation facilities. The payment of the fee would ensure that the project provides its fair share of funds for parks to offset the incremental increase in existing recreational facility use that may be created by the project. Therefore, project implementation would not result in substantial physical deterioration of recreational facilities and a less than significant impact would occur.
Mitigation Measures: None required.
224
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Less Than Significant Impact. The project includesthe development of a 1.2-acre park within the project site. This would be mostly open space with landscaping. It would primarily be used by residents within the neighborhood, and would not have adverse environmental effects, including due to heavy foot traffic or vehicle visitations. The park would be compliant with all guidelines and ordinances outlined in Coachella Municipal Code to prevent adverse effects related to noise, lighting, or hazards. Additionally, as discussed above, the project would be required to pay impact fees for parks and recreation to offset the incremental increase in existing recreational facility use that may result with the project. As such, the project would not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. A less than significant impact would occur.
Mitigation Measures: None required.
225
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.17 Transportation
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
TRANSPORTATION:
Would the project:
a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including
transit roadway, bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
b) Conflict or be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
☐ ☐ ☒ ☐
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
d) Result in inadequate emergency access? ☐ ☐ ☒ ☐
This section is based on the Traffic Analysis Study, Tentative Tract Map 38577 Sevilla II, City of Coachella, California, prepared by Michael Baker International on July 19, 2023, and the Tentative Tract Map 38577 Sevilla II VMT Assessment, prepared by Michael Baker International on May 15, 2023. Refer to Appendix E1, Traffic Impact Study and Appendix E2, VMT Analysis.
Discussion
a) Would the project conflict with a program plan, ordinance or policy addressing the circulation system, including transit roadway, bicycle and pedestrian facilities? Less than Significant Impact. The project is projected to generate 1,944 daily trips which includes 143 AM Peak Hour trips and 194 PM Peak Hour trips during a typical weekday.
The project’s Traffic Impact Analysis identified one (1) level of service (LOS) deficiency for compliance with City of Coachella General Plan goals subsequent to July 1, 2020, but is not considered a significant environmental impact. Instead, deficiencies and improvements may be incorporated into project conditions of approval as deemed satisfactory to the City engineer. The City has established LOS D as the minimum allowable LOS at intersections. Therefore, any intersection operating at LOS E or worse will be considered deficient for the purposes of this analysis. The study area for this project was developed consistent with the Riverside County Traffic Impact Analysis Preparation Guide and in in coordination with the City. 226
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
There are a total of six (6) intersections locations where traffic operations could potentially be impacted by the project (project area). It should be noted that Intersections #5 and #6 do not exist without the project and were not analyzed under the Existing or Opening Year without Project conditions.
1- Calhoun Street & Avenue 50
2- Van Buren Street & Avenue 48
3- Van Buren Street & Avenue 49
4- Van Buren Street & Avenue 50
5- Van Buren Street & Street “A”
6- Van Buren Street & Street "F"
According to the General Plan, Level of Service (LOS) D will be the minimum acceptable traffic operations condition given the Project location. The operational analysis findings are as follows:
Existing Year 2022: In the Existing Year 2022 condition, all intersections operate at acceptable LOS D or better during the AM and PM Peak Hours.
Opening Year 2025 Without Project: In the Opening Year 2025 Without Project condition, all intersections operate at acceptable LOS D or better during the AM and PM Peak Hours.
Opening Year 2025 With Project: In the Opening Year 2025 With Project condition, the intersection of Van Buren Street and Avenue 50 (study intersection #4) is projected to operate at unacceptable LOS E during the PM Peak Hour. All other study intersections operate at acceptable LOS D or better during the AM and PM. The study identifies Recommendation #1: Optimize signal timing at the intersection of Van Buren Street and Avenue 50 (study intersection #4).
Implementing this improvement, the intersection is projected to operate at an acceptable LOS D during the PM Peak Hour. Given the effective improvement, the Project proposes a signal timing evaluation and implementation of updated timing for the intersection of Van Buren Street and Avenue 50. The signal timing improvement will be made a condition of approval for the project, thereby assuring that the project is consistent with the General Plan’s LOS policies.
Sight Distance: A review of the project intersections confirms all intersections provide adequate sight distance with relatively unobstructed views per County of Riverside’s Standard No. 821, Intersection Sight Distance. The intersections evaluated for sight distance include two proposed intersections along Van Buren Street as well as multiple internal site intersections.
Transit
The SunLine Transit Agency (STA) provides transit service in the project area including fixed-route bus service and Dial-a-Ride service. Dial-a-Ride service is provided for locations within three quarters of a mile of an STA local route, meaning service is provided in the Project area. Service offered through the Study Area is provided by Route 6 and Route 8 seven (7) days a week. Route 227
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
6 spans between the Palm Desert and Coachella. The route runs from about 6 AM to 8 PM with about a 60-minute headway. Its closest bus stop is located at the intersection of Van Buren Street and Avenue 50. Route 8 spans between Indio and Mecca. The route runs from about 5:30 AM to 9:30 PM with about a 60-minute headway. Its closest bus stop is located at the intersection of Van Buren Street and Avenue 50, which is approximately 1,300 feet north of the project site. The project would not interfere with the bus routes within the project site vicinity.
Bike and Pedestrian
Two bicycle lane corridors currently exist within the project area. Class 2 Bike Lanes are located along Van Buren Street, between Fiesta Road to just north of 51st Avenue. A Class 2 Bike Lane is located along the northside of Avenue 50, between Calhoun Street and Van Buren Street.
Between Van Buren Street and Cesar Chavez Boulevard, Class 2 Bike Lanes are located along Avenue 50. On all other roadways, bicyclists generally utilize a shoulder adjacent to motor vehicle traffic. Along the current project frontage, a Class 2 Bike Lane exist. In the project vicinity, a sidewalk is currently provided on the east side of Van Buren Street from Avenue 50 in the north to Valencia development in the south. Along the current project frontage, no sidewalk exists. The project would provide right-of-way improvements along the property frontage including a vehicular travel lane, bike lane, curb, gutter, and sidewalk. The project would comply with the City’s design and development standards; therefore, the project would not interfere with existing or planned bicycle facilities or sidewalks in the City.
The project would not conflict with a program plan, ordinance or policy addressing the circulation system and therefore no mitigation measures are required. Impacts would be less than significant.
Mitigation Measures: None required.
b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?
Less than Significant Impact. CEQA Guidelines Section 15064.3(b) identifies criteria to analyze transportation impacts for land use projects (subdivision 15064.3(b)(1)) and transportation projects (subdivision 15064.3(b)(2)). The Riverside County Transportation Analysis Guidelines for Level of Service and Vehicle Miles Traveled (December 2020) (County Guidelines) were utilized as the primary resource in the development of this analysis since City-specific vehicle miles traveled (VMT) guidelines have not yet been developed.
Land use projects that meet the County Guidelines screening thresholds are assumed to result in a less than significant transportation impact under CEQA and do not require a detailed quantitative VMT assessment. However, because the project does not meet the Screening Criteria for land use projects, a project-specific VMT assessment was required. The results of the model run to calculate VMT showed that the Baseline condition with the Project would result in 228
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
a 13.6 VMT per capita, which is below the County’s 18.3 VMT per capita threshold. Therefore, the project would result in less than significant impact with regard to VMT.
Mitigation Measures: None required.
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Less than Significant Impact. As shown on Exhibit 3, Conceptual Site Plan, access to the site would be developed via two entry points from Van Buren Street. Access and circulation improvements would be designed and constructed consistent with City design and engineering standards. Based on the Traffic Impact Study, all intersections would provide adequate sight distance with relatively unobstructed views per the County of Riverside’s Standard No. 821, Intersection Sight Distance.
The construction of the project will result in the need for back-to-back left turns between the project’s northern entrance and Via Merida. The intersection of Via Merida and Van Buren Street currently has a striped southbound left turn lane with approximately 210 feet of storage. Project improvements would result in a northbound left turn lane at the northern entrance of 65 feet and a southbound left turn lane at the Via Merida intersection of 110 feet. The Traffic Impact Study determined that both entrances to the project via Van Buren Street provide sufficient available space for left turns on both Van Buren Street, as well as sufficient space for traffic turning left into Via Merida.
Thus, hazard impacts due to a geometric design feature would be less than significant. Further, as discussed in Section 4.11, Land Use and Planning, the project is consistent with surrounding land uses and no hazard impacts would occur in this regard. Impacts would be less than significant.
Mitigation Measures: None required.
d) Would the project result in inadequate emergency access? Less than Significant Impact. As discussed in Section 4.9, Hazards and Hazardous Materials, the project site design shall be reviewed for compliance with project-specific emergency access as a routine aspect of the City’s design review process. In addition, the project does not propose any changes to adjacent roadways that could potentially impair emergency response or evacuation (lane reductions, narrowing, permanent road closures, etc.). The project would comply with all local, regional, state, and federal guidelines related to emergency access. Emergency vehicles would be able to access the project site via both entrance/exit points from Van Buren Street. The project site would be accessible to emergency responders during construction and operation of 229
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
the project. Therefore, the project would not result in inadequate emergency access. Impacts would be less than significant.
Mitigation Measures: None required.
230
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.18 Tribal Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
TRIBAL CULTURAL RESOURCES:
a) Would the project cause a substantial adverse
change in the significance of a tribal cultural
resource, defined in Public Resources Code
section 21074 as either a site, feature, place,
cultural landscape that is geographically defined
in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a
California Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
☐ ☐ ☐ ☒
ii) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria
set forth in subdivision (c) of Public Resource
Code Section 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.
☐ ☒ ☐ ☐
Discussion
In 2015, California Assembly Bill 52 (AB 52) was enacted and expanded CEQA by establishing a formal consultation process for California tribes within the CEQA process. The bill specifies that any project may affect or cause a substantial adverse change in the significance of a tribal cultural resource would require a lead agency to “begin consultation with a California Native American tribe that is traditional and culturally affiliated with the geographic area of the proposed project.” Section 21074 of AB 52 also defines a new category of resources under CEQA called “tribal cultural resources.” Tribal cultural resources are defined as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and is either listed on or eligible for the California Register of Historical Resources (CRHR) or a local historic register, or if the lead agency chooses to treat the resource as a tribal cultural resource.
231
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
In 2016, the California Natural Resources Agency proposed to adopt and amend regulations as part of AB 52 implementing Title 14, Division 6, Chapter 3 of the California Code of Regulations, CEQA Guidelines, to include consideration of impacts to tribal cultural resources pursuant to Government Code Section 11346.6. On September 27, 2016, the California Office of Administrative Law approved the amendments to Appendix G of the CEQA Guidelines, and these amendments are addressed within this Initial Study.
In compliance with AB 52, the City of Coachella distributed letters notifying each Native American Tribal government having previously requested to be on the City’s AB 52 consultation list. The AB 52 letters were distributed by certified mail on January 12, 2023. Responses were received from Augustine Band of Cahuilla Indians (ABCI) on January 24, 2023 and Morongo Band of Mission Indians (MBMI) on March 20, 2023. The letter from the Tribal Secretary of ABCI indicated that the tribe is currently unaware of specific cultural resources that may be affected by the project.
It was requested that the tribe be contacted immediately in the event that cultural resources are uncovered during project implementation. The letter from the Tribal Historic Preservation Officer of MBMI stated that the project is not within the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. Refer to Appendix J, Tribal Correspondence.
a) i)Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)?
No Impact. As detailed in Response 4.5(a), no historic resources listed or eligible for listing in a State or local register of historical resources are located on the project site. Therefore, no impacts related to historic tribal cultural resources defined in Public Resources Code Section 5020.1(k) would occur.
Mitigation Measures: None required.
a) ii)Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth 232
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
Less Than Significant Impact With Mitigation Incorporated. According to the cultural and paleontological memo prepared by Michael Baker in December 2022, the Native American Heritage Commission (NAHC) conducted a search of the Sacred Lands File (SLF) to identify any Native American cultural resources that might be affect by the project. The SLF search yielded negative results. In addition, the City of Coachella distributed letters on January 12, 2023. notifying each Native American Tribal government having previously requested to be on the City’s AB 52 consultation list. Responses were received from Augustine Band of Cahuilla Indians (ABCI) on January 24, 2023, and Morongo Band of Mission Indians (MBMI) on March 20, 2023.
Neither tribe requested consultation. The letter from the Tribal Secretary of ABCI indicated that the tribe is currently unaware of specific cultural resources that may be affected by the project.
The letter from the Tribal Historic Preservation Officer of MBMI stated that the project is not within the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians.
As discussed in Section 4.5, Cultural Resources, Mitigation Measures CUL-1 and CUL-2 would ensure that construction workers are trained to identify potential resources, and that sufficient actions are taken to have the resource appropriately assessed in the event of an inadvertent discovery. With implementation of Mitigation Measures CUL-1 and CUL-2, impacts causing a substantial adverse change in the significance of a tribal cultural resource would be less than significant.
Mitigation Measures: Refer to Mitigation Measures CUL-1 and CUL-2. 233
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.19 Utilities and Service Systems
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
UTILITIES AND SERVICE SYSTEMS:
Would the project:
a) Require or result in the relocation or construction
of new or expanded water, wastewater
treatment or storm water drainage, electric
power, natural gas, or telecommunications
facilities, the construction or relocation of which
could cause significant environmental effects?
☐ ☐ ☒ ☐
b) Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
☐ ☐ ☒ ☐
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
☐ ☐ ☒ ☐
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
☐ ☐ ☒ ☐
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☒ ☐
Discussion
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less than Significant Impact.
234
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Electrical and Natural Gas. The Imperial Irrigation District (IID) would provide electricity to the project. The project would be required to connect to the Jackson Substation, located less than one mile west of the project site. The Will Serve letter from IID, dated November 28, 2022, states that based on an anticipated total load of 204 single family homes connected to 200Amp Panels, Single Phase 120/240V, electrical facilities can be accommodated for the project. This would be achieved via a new distribution backbone feeder extended from the Jackson substation, including the reconfiguration of backbone circuits running along Avenue 50 in addition to implementing ties to existing facilities.
The Jackson substation is located at the southwest corner of the intersection of Jackson Street and Avenue 50. The line extension connecting the project site to the substation would be situated on the south side of Avenue 50 heading east to Van Buren Street. An underground conduit system already exists along a portion of the route. Other sections of the route are maintained by the County of Riverside and the City of Coachella, which would make the ultimate decision if the line extension would be overhead or underground. As the line extension would primarily utilize existing easements along these previously constructed roadways to connect the project to the Jackson substation, impacts would be less than significant. In addition, the entire project would comply with Energy Building Regulations adopted by the California Energy Commission (Title 24 of the California Code of Regulations) and locally adopted energy conservation requirements.
The Gas Company would supply natural gas service to the project. The project would connect to existing service lines with the final configuration to be approved by the Gas Company.
Water and Wastewater
The Coachella Water Authority (CWA) provides domestic water supply and the Coachella Sanitary District provides Wastewater services to the City of Coachella. Groundwater is the primary source of domestic water supply in the Coachella Valley; CWA provides potable water to the City by pumping from six wells within the City’s distribution system. The total capacity of active wells is approximately 11,400 gallons per minute (gpm). CWA has three storage reservoirs within the City, with a total reservoir capacity of approximately 10.5 MG. CWA’s distribution system network consists of approximately 120 miles of pipeline, which range from 4-inches to 36-inches in diameter. The City of Coachella 2015 Sewer System Master Plan Update states that flows generated from the City’s residential, commercial, and industrial areas discharge to the City’s Avenue 54 wastewater treatment plant (WWTP) with a capacity of 4.5 million gallons per day (MGD). In addition, the city maintains about 90 miles of sanitary sewers ranging in size from 4 to 54 inches in diameter.
The project would connect with the City’s local sewer system at Van Buren Street. The project will also be reviewed by CVWD and City staff to assure compliance with all current and applicable wastewater treatment requirements, as the project is located within a land use category the City considers suitable for the proposed use of the site, according to the City’s General Plan Update. 235
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
Therefore, the project is not expected to exceed wastewater treatment requirements of the Regional Water Quality Control Board.
Stormwater Drainage
Runoff from the project generally drains toward the southeast. Presently, the site is currently utilized for agricultural and residential purposes and is without storm water facilities. As part of the project, streets will be designed to slope down from the centerline and into gutters. The lowlying areas in the site are designated to manage storm water runoff and improve water quality, which will be the retention basin. Stormwater will be collected throughout the project site and be conveyed through it through pipes to drywells located underground, below the retention basin. The purpose of the drywell is to retain nuisance waters, collect any debris of the first flush of storm waters and to facilitate maintenance of the system. One 1.37-acre retention basin is proposed as part of the project, which is adequate to retain peak flows on site in accordance with applicable requirements.
Connections to local water and sewer mains would involve temporary and less than significant construction impacts that would occur in conjunction with onsite improvements. No improvements are required for off-site sewer lines or treatment facilities to serve the project.
The stormwater drainage will be installed as part of the project and is designed to reduce significant environmental effects and to avoid altering the existing drainage patterns of the surrounding properties. Therefore, a less than significant impact would occur.
Mitigation Measures: None required.
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less than Significant Impact. The 2020 Coachella Valley Regional Urban Water Management Plan (UWMP) demonstrates that CWA has sufficient water available to serve the additional planned development in its service area. The UWMP calls for a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. CWA anticipates having sufficient water supplies to serve existing and future in the near-term (2025) and long-term (2045). For 2025, projected water supply is 137,061 AFY and retail water demand is 123,461 AFY, resulting in an anticipated surplus of 13,600 AFY. For 2045, projected water supply is 164,966 AFY and retail water demand is 148,166 AFY, resulting in an anticipated surplus of 16,800 AFY (UWMP Tables 4-8 and 4-22).
Future demand projections are based on development intensities provided in the General Plans of regional jurisdictions, including the City of Coachella General Plan.
The project proposes to construct 204 single-family dwellings. Development of the proposed project will add to the demand of water supplies; however, potential demand is expected to be 236
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
incremental and could be served by the existing water supply as planned for in the UWMP.
Impacts would be less than significant.
Mitigation Measures: None required.
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? Less than Significant Impact. The proposed project is within the jurisdiction of the City’s Sanitation Division for wastewater collection and treatment services. Existing sewer infrastructure is already in place and operational in the project area. The project would connect to an existing 12-inch sewer main beneath Van Buren Street. The project is served by the Avenue 54 WWTP, which treats approximately 2.9 million gallons per day, and has a daily capacity of 4.5 million gallons per day. Thus, the WWTP has sufficient capacity to serve additional development, including the proposed project. The project proposes to construct 204 single-family dwellings.
Development of the proposed project will add to the demand of wastewater capacity. Project wastewater discharges will be typical of residential uses and will not exceed wastewater treatment requirements of the City’s Sanitation Division or Regional Water Quality Control Board.
A less than significant impact would occur.
Mitigation Measures: None required.
d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less than Significant Impact. Recycling Solid waste disposal and recycling services for the City are provided by Burrtec Waste and Services, the City’s franchise trash hauler. Residential waste collected from the project would be hauled to the Coachella Valley Transfer Station. This facility has a permitted daily capacity of 1,100 tons of solid waste per day. 57 Waste from this transfer
station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley.
These include Badlands Sanitary Landfill, El Sobrante Sanitary Landfill and Lamb Canyon Sanitary Landfill. CalRecycle data indicates the Badlands Disposal site has 7,800,000 cubic yards of remaining capacity,58 the El Sobrante Landfill has a remaining capacity of 3,834,470 cubic yards 57 CalRecycle, SWIS Facility Detail, Coachella Valley Transfer Station, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2305?siteID=2426 58 CalRecycle, SWIS Facility Detail, Badlands, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367 237
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
of remaining capacity,59 and Lamb Canyon Disposal has a remaining solid waste capacity of 19,242,950 cubic yards.60
Waste generated by the construction process would primarily consist of discarded materials and packaging. Based on an average home size of 4,000 square feet and a construction waste generation factor of 4.34 pounds per square foot, approximately 1,726 tons of waste projectwide. Additional waste would be expected from the construction of internal streets, common areas, infrastructure installation, and other project-related construction activities. In addition, the City imposes mandatory recycling requirements for construction activities. Because the project would generate a relatively small amount of solid waste per day, both the Coachella Valley Transfer Station and the El Sobrante Landfill and other regional landfills would have sufficient daily capacity to accept solid waste generated by the project. Construction impacts relative to solid waste generation would be less than significant. Based on CalRecycle’s61 estimated solid waste generation rate of 12.23 pounds (lbs) per household per day for residential sources, the project would generate an estimated 2494.92 lbs or 1.25 tons of solid waste daily, approximately 0.1 percent of the Coachella Valley Transfer Station’s daily capacity, considered to be a nominal amount. Annually, the project would generate an estimated 465.25 tons of solid waste (204 units x 12.23 lbs x 365 days). This equates to 0.001 percent of the remaining capacity of the three identified landfills, which is also considered to be nominal. Therefore, impacts relative to solid waste generation would be less than significant.
Mitigation Measures: None required.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less than Significant Impact. Considering the availability of landfill capacity as described above, the project’s solid waste disposal needs can be adequately met without a significant impact on the capacity of the nearest landfills: Badlands Sanitary Landfill, El Sobrante Sanitary Landfill and Lamb Canyon Sanitary Landfill. Therefore, it is not expected that the project would impact the City’s compliance with State‐mandated (AB 939) waste diversion requirements, which requires each jurisdiction in California to divert at least 50 percent of its waste stream away from landfills either through waste reduction, recycling or other means. As the City currently complies with the provisions of AB 939, impacts would remain less than significant.
Mitigation Measures: None required.
59 CalRecycle, SWIS Facility Detail, El Sobrante Landfill, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2256?siteID=2402 60 CalRecycle, SWIS Facility Detail, Lamb Canyon Disposal accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368 61 CalRecycle, accessed September 15, 2022 https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates 238
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.20 Wildfire
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
WILDFIRE:
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
☐ ☐ ☐ ☒
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or the uncontrolled spread of a
wildfire?
☐ ☐ ☐ ☒
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?
☐ ☐ ☐ ☒
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☐ ☒
Discussion
f) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact. According to the California Department of Forestry and Fire Protection (CAL FIRE) Fire and Resource Assessment Program, the project site is not located in or near a state responsibility area and does not contain lands classified as high or very high fire hazard severity zones. 62 Development on the subject property would not substantially impair the City’s adopted emergency evacuation and response plans63 as the project is not proposing to amend these 62 California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022. 63 City of Coachella General Plan 2035, Safety Element, adopted April 22, 2015, accessed October 3, 2022. 239
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
routes to impede emergency evacuation, and the primary emergency exit route for the project would be Van Buren Street. There would be no impact.
Mitigation Measures: None required.
g) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact. The project site is not located in or near a state responsibility area. The nearest state responsibility area is located approximately 8.5 miles to the west. 64 In addition, the project site does not contain lands classified as high or very high fire hazard severity zones, nor is the project site adjacent to wildlands subject to wildfires. Therefore, the proposed Project would not exacerbate wildfire risks or expose project occupants to pollutants from wildfires. There would be no impact.
Mitigation Measures: None required.
h) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
No Impact. The project site is not located in or near a state responsibility area and does not contain lands classified as very high fire hazard severity zones. Power would be provided to the site through a new underground distribution backbone feeder (conduit and cable) that would extend from the existing Jackson Substation. Installation and future maintenance of these facilities would not increase the risk of fire because the proposed residential uses on‐site would not include any features that would have the potential to exacerbate fire risk or result in temporary or ongoing impacts to the environment. The project would also provide suitable access for emergency vehicles. Therefore, there would be no impact.
Mitigation Measures: None required.
i) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project expose people or structures to significant risks, 64 California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022. 240
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
including downslope or downstream flooding or landslides, as a result of runoff, postfire slope instability, or drainage changes? No Impact. According to the Riverside County Flood Control and Water Conservation District floodplain viewer map, the project site is not located within any federal, state, or local flood zones, and does not have a high risk of flooding or landslides. 65 Therefore, the project would not
expose people or structures to significant risks such as downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes. No impact is anticipated.
Mitigation Measures: None required.
65 Riverside County Flood Control and Water Conservation District, Floodplain Viewer map, https://content.rcflood.org/floodplainmap/, accessed October 3, 2022. 241
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
4.21 Mandatory Findings of Significance
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
☐ ☒ ☐ ☐
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
☐ ☐ ☒ ☐
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
☐ ☐ ☒ ☐
Discussion
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Less Than Significant Impact With Mitigation Incorporated. As concluded in Section 4.4, Biological Resources, the proposed project would not have the potential to: degrade the quality of the environment; substantially reduce the habitat of a fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; or substantially reduce the number or restrict the range of an endangered, rare, 242
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
threatened species. Project implementation would involve activities such as grading and vegetation removal which could result in potentially significant impact to biological resources.
However, implementation of Mitigation Measure BIO-1 and BIO-2 would reduce potentially significant impacts associated with protected resources such as migratory birds and burrowing owls. Clearance surveys prior to construction are intended to identify active nests and/or burrows and any such finds would be flagged and safeguarded from further disturbance until consultation with CDFW. In addition, the project is subject to the CVMSHCP development impact fee to fund habitat acquisition and preservation. Therefore, a less than significant impact would occur with mitigation incorporated.
As concluded in Section 4.5, Cultural Resources, the site’s sensitivity for cultural resources is considered low due to soil age, a lack of previously recorded archaeological sites within the project area and vicinity, previous disturbances in the project area, and the lack of perennial surface water. However, due to the potential for Pleistocene-age deposits at unknown depths, it is possible for project-related ground-disturbing activities to uncover previously unidentified historical, cultural, and paleontological resources. Implementation of Mitigation Measure CUL-1 would reduce potentially significant impacts associated with the inadvertent discovery of cultural resources during project construction activities. Therefore, a less than significant impact would occur with mitigation incorporated.
b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact. The project does not exceed the scope of development for the site as evaluated in the City’s General Plan, and accordingly, no cumulative project impacts are anticipated beyond what was previously analyzed in the General Plan EIR. Further, in accordance with CEQA Guidelines Section 15183, this environmental analysis was conducted to determine if there were any project-specific effects that are peculiar to the project or its site. No projectspecific significant effects peculiar to the project or its site were identified that could not be mitigated to a less than significant level. The project would not induce substantial population growth or significant traffic volumes. The project would contribute to environmental effects in the area of noise. However, this impact would not be cumulatively considerable, since it is sitespecific. Furthermore, mitigation measures incorporated herein mitigate any potential impacts associated with this environmental issue. Cumulative projects would be required to prepare the appropriate CEQA environmental documentation on a project-by-project basis. Therefore, the project does not have impacts that are individually limited, but cumulatively considerable. 243
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
c) Doesthe project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact. Given the scope and nature of the project which is to develop the site for residential land use and with implementation of the mitigation program, project implementation would not result in environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly. Compliance with applicable existing laws and regulations and implementation of recommended mitigation measures would ensure that the project would not result in substantial adverse effects on human beings. Therefore, impacts would be less than significant and no additional mitigation measures are required. 244
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
5.0 LIST OF PREPARERS
City of Coachella (Lead Agency)
Gabriel Perez, Development Services Director
Ron Goldman, City Consultant
Pulte Group (Applicant)
David Dewegeli, Manager of Land Planning & Entitlements James D. Vaughn, Esq., SZR Law
Michael Baker International (Environmental Consultant)
Elizabeth Meyerhoff, Project Manager
Alicia Gonzalez, QA/QC
Renee Gleason, Senior Environmental Planner
David Christie, AICP, Planner
Eddie Torres, Technical Manager - Air Quality/Greenhouse Gas/Energy and Noise Zhe Chen, Technical Specialist - Air Quality/Greenhouse Gas/Energy and Noise Margo Nayyar, Cultural Resources Manager
Tom Millington, Senior Biologist
Lauren Mapes, Environmental Associate - Biologist
Carla Dietrich, P.E. (PA), PTOE, Technical Manager - Transportation 245
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
6.0 REFERENCES
The following references were utilized during preparation of this Initial Study.
Biological Resources Assessment and CVMSHCP Consistency Analysis for Sevilla II Tentative Tract Map No. 38557 (November 2022).
California Building Code, 2019, California Code of Regulations, Title 24, Part 2.
California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/ accessed 9-15-22.
California Department of Conservation – EQ Zapp: California Hazards Zone Application, https://www.conservation.ca.gov/cgs/geohazards/eq-zapp, accessed October 10, 2022.
California Department of Finance website,
http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/ accessed 10/10/22.
California Department of Transportation (Caltrans) Scenic Highway Mapping System website, https://dot.ca.gov/programs/design/lap-landscape-architecture-and-communitylivability/lap-liv-i-scenic-highways, accessed 9-15-22.
California Environmental Protection Agency, Cortese List Data Resources, https://calepa.ca.gov/sitecleanup/corteselist/, accessed October 3, 2022.
California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022.
CalRecycle, SWIS Facility Detail, https://www2.calrecycle.ca.gov/SolidWaste/Site/Search, accessed September 15, 2022.
City of Coachella General Plan 2035, Draft Environmental Impact Report, https://cityofcoachellageneralplanupdate.weebly.com/final-eir.html accessed 9-15-22.
City of Coachella website, https://www.coachella.org/departments/fire-department, accessed September 29, 2022.
Coachella Municipal Code, Ordinance No. 1029, adopted September 2011.
Coachella Valley Unified School District, Trustee Area Boundaries, https://www.cvusd.us/boardof-education/trustee-area-boundaries, accessed September 29, 2022.
Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. Sections 1251 et seq. (1972).
246
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration
FEMA FIRM, National Flood Layer Viewer. Riverside County, California And Incorporated Areas Panel 1620 OF 3805. Accessible via: https://www.fema.gov/flood-maps/national-floodhazard-layer Accessed, September 15, 2022.
Geotechnical Exploration, Proposed Residential Development Sevilla 2, Leighton and Associates, Inc (2021).
OSHA Materials Handling and Storage,
https://www.osha.gov/sites/default/files/publications/osha2236.pdf, revised in 2002.
Riverside County Airport Land Use Commission, Individual Airport Policies and Compatibility Maps – Jacqueline Cochran Regional Airport, amended September 2006.
Riverside County Flood Control and Water Conservation District, Floodplain Viewer map, https://content.rcflood.org/floodplainmap/, accessed October 3, 2022.
State Water Resources Control Board Order No. 2009-0009-DWQ (2013), https://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/2009 /wqo/wqo2009_0009_dwq.pdf, accessed November 11, 2022.
United States Geological Survey Interactive Fault Map website, https://www.usgs.gov/programs/earthquake-hazards/faults, accessed 10-11-22.
United States Geological Survey Mineral Resources Online Spatial Data. https://mrdata.usgs.gov/general/map-us.html. Accessed September 16, 2022. 247
Item 3.
Sevilla II Tentative Tract Map No. 38557
Final Initial Study & Mitigated Negative Declaration
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
State Clearinghouse Number: 2023090027
October 2023
City of Coachella
53990 Enterprise Way
Coachella, California 92236
Contact: Gabriel Perez, Development Services Director
Pulte Group
27401 Los Altos, Suite 400
Mission Viejo, California 92691
Contact: David Dewegeli, Manager of Land Planning and Entitlement Michael Baker International
54-410 Gerald Ford Drive, Suite 100
Palm Desert, California 92211
Contact: Elizabeth Meyerhoff, Project Manager
248
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 i Table of Contents
TABLE OF CONTENTS
1.0 Introduction ......................................................................................................................... 1-1
2.0 Response to Comments........................................................................................................ 2-1
3.0 Errata ................................................................................................................................. 3-1
4.0 Mitigation Monitoring and Reporting Program ..................................................................... 4-1 249
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
1.0 INTRODUCTION
The Sevilla II Tentative Tract Map No. 38557 (proposed project) would develop a residential development in the City of Coachella. The project site is approximately 39-acres and located north of 51st Avenue, east of Calhoun Street, south of Avenue 50, and west along Van Buren Street (Assessor Parcel Numbers 779-280-002 and 779-320-001). The project site has a General Plan Land Use designation of General Neighborhood. According to the General Plan, this designation characteristic allows for a mix of single-family and multi-family housing types with good nonmotorized access to a range of civic and commercial amenities. Development intensity allows for 7-25 dwelling units per acre. Development of the site would result in approximately
7.7 dwelling units per acre which is consistent with the land use designation.
The proposed project would construct approximately 204 single family residential dwellings.
Typical lots would be approximately 5,000 square feet in size. The proposed project would include pedestrian sidewalks; landscaping; an approximate 1.0-acre recreational park area; an approximate 1.37-acre water retention basin; an approximate 0.23-acre dedicated [future] well site; monument signage; and street and utility improvements.
The City has discretionary authority over the proposed project, which requires the following approvals, in addition to various approvals/permits from outside agencies:
• Tentative Tract Map; CEQA compliance; Change of Zone; Conditional Use Permit; and Architectural Review (City)
• Domestic and sanitation water services from the Coachella Water Authority (CWA) • Stormwater management and associated service consistent with the provisions of the Coachella Valley Water District (CVWD)
• Electrical connection/upgrade from the Imperial Irrigation District (IID) • National Pollutant Discharge Elimination System (NPDES) Permit from the Colorado River Regional Water Quality Control Board (RWQCB)
• Fugitive Dust Control Permit from the South Coast Air Quality Management District (SCAQMD)
The Draft Initial Study/Mitigated Negative Declaration (IS/MND) (State Clearinghouse No. 2023090027) was made available for public review and comment pursuant to CEQA Guidelines Section 15073. The public review commenced on September 5, 2023 and concluded on October 6, 2023.
250
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-1 Response to Comments
2.0 RESPONSE TO COMMENTS
During the 30-day public review period, a total of six (6) written comment letters were received on the IS/MND from public agencies and tribal governments. The following is a list of commenters on the IS/MND during the public review period.
Comment Letter Commentor Letter Dated
A. Agua Caliente Band of Cahuilla Indians
Xitlaly Madrigal September 7, 2023
B. Morongo Band of Mission Indians
Bernadette Ann Brierty September 21, 2023
C.
State Water Resources Control Board
Lori Schmitz, Environmental Scientist
Division of Financial Assistance
September 28, 2023
D. Agua Caliente Band of Cahuilla Indians
Xitlaly Madrigal September 29, 2023
E. California Department of Fish and Wildlife
Kim Freeburn October 3, 2023
F. Imperial Irrigation District
Donald Vargas October 5, 2023
Although the CEQA Guidelines do not require a lead agency to prepare written responses to comments received (see CEQA Guidelines Section 15088), the City of Coachella has elected to prepare the following written responses with the intent of conducting a comprehensive and transparent evaluation of the proposed project.
Each comment letter is assigned alphabetical reference, and each comment within the letter identified numerically. The City’s response is correlated to the bracketed and identified portions of each comment letter. Where relevant, new or revised text to direct language is provided underlined and text for marked for deletion is provided in strike-through and is also provided in the Errata (Final IS/MND, Section 3).
251
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-2 Response to Comments 252
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-3 Response to Comments
Response to Comment Letter A – Agua Caliente Band of Cahuilla Indians Response A-1
The City of Coachella appreciates the Agua Caliente Band of Cahuilla Indian’s (ACBCI) participation in the public review process. We note this letter is one of two comment letters provided by the ACBCI (also see comment letter D). The comments requesting tribal monitoring and an archeologist on-site during ground disturbing activities have been incorporated into the migration program as MM CUL-4 and CUL-5.
Response A-2
A copy of the requested materials was provided. Additionally, project materials are available for review at City Hall and on the City’s website:
https://www.coachella.org/departments/development-services/environmental-reviews
Response A-3
A copy of the referenced letter will be included in the Final IS/MND Appendices. The City consulted with the ACBCI and has concluded AB 52 consultation. 253
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-4 Response to Comments 254
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-5 Response to Comments
Response to Comment Letter B – Morongo Band of Mission Indians Response B-1
The City of Coachella appreciates the Morongo Band of Mission Indians participation in the public review process. No further response is necessary.
255
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-6 Response to Comments 256
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-7 Response to Comments 257
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-8 Response to Comments 258
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-9 Response to Comments
Response to Comment Letter C – State Water Resources Control Board Response C-1
The City of Coachella appreciates the State Water Resources Control Board’s participation in the public review process. In the event a water supply amendment is required, the Coachella Water Authority will lead this effort.
Response C-2
During project design coordination, the Coachella Water Authority (CWA) indicated the project requirement to identify a dedicated future, potential domestic well site with the residential development. In the event a future well is required to be drilled and equipped, CWA will undergo the necessary steps to design, evaluate, install, and operate such well in accordance with all applicable regulatory requirements; however, the Water and Sewer Analysis completed for the City and CWA by AKEL Engineering Group, Inc. concluded that the existing wells have adequate capacity to serve the project as well as all other existing demands. Accordingly, a new well is not required to serve the project.
Response C-3
Please refer to Response C-2.
Response C-4
Please refer to Response C-2.
Response C-5
Please refer to Response C-2.
Response C-6
The two (2) existing domestic (groundwater) wells on-site will be destroyed in compliance with all applicable regulatory requirements.
Response C-7
This comment is not directed to an environmental topic within the Initial Study. However, the Indio Subbasin Alternative Plan Update was submitted to the Department of Water Resources in December 2021, following final approval by the Coachella Valley Water District (CVWD).
Regarding the sustainable groundwater management plan for the basin, please refer to Draft IS/MND, Section 4.10 Hydrology and Water Quality threshold questions (b) and (e). The project involves development of 204 residential units on parcels identified for residential development.
The project would result in increased water consumption, placing greater demands on groundwater supplies. However, this additional residential development is consistent with the approved long-range plans of the City (General Plan) and water agencies (Subbasin Alternative Plan Update). The project would not substantially decrease groundwater supplies such that it would impede sustainable groundwater management of the basin. 259
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-10 Response to Comments
Response C-8
The Coachella Water Authority utilizes the 2020 Coachella Valley Regional Urban Water Management Plan, which was prepared for the Coachella Water Authority and five other water agencies.
Response C-9
The IS/MND Appendices are available for review at City Hall and also made available on the City’s website:https://www.coachella.org/departments/development-services/environmentalreviews Response C-10
Comment noted.
260
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-11 Response to Comments 261
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-12 Response to Comments
Response to Comment Letter D – ACBCI
Response D-1
The City of Coachella appreciates the Agua Caliente Band of Cahuilla Indian’s (ACBCI) participation in the public review process. We note this letter is the second of two comment letters provided by the ACBCI (also refer to comment letter A). The comments requesting tribal monitoring and an archeologist on-site during ground disturbing activities have been incorporated into the migration program as MM CUL-4 and CUL-5.
Response D-2
A copy of the referenced letter will be included in the Final IS/MND Appendices. The City consulted with the ACBCI and has concluded AB 52 consultation. 262
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-13 Response to Comments 263
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-14 Response to Comments 264
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-15 Response to Comments 265
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-16 Response to Comments 266
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-17 Response to Comments 267
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-18 Response to Comments 268
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-19 Response to Comments 269
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-20 Response to Comments 270
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-21 Response to Comments 271
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-22 Response to Comments 272
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-23 Response to Comments 273
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-24 Response to Comments
Response to Comment Letter E – California Department of Fish and Wildlife Response E-1
The City of Coachella appreciates the California Department of Fish and Wildlife’s participation in the public review process. The commentor identifies their agency as a Responsible Agency under CEQA. No further response is required.
Response E-2
Project lighting is addressed within the Drat IS/MND in Section 4.1 Aesthetics threshold question (d) regarding light during day and nighttime. The finding concludes that with project implementation light and glare levels are expected to be consistent with existing residential developments within the surrounding environment and would be regulated by city lighting standards. The project is subject to and design in accordance with Coachella Municipal Code Chapters 17.54 and 17.60 of the Coachella Municipal Code which sets regulations for outdoor lighting on properties to minimize light pollution, and no significant impact would occur.
Response E-3
Comment noted. The mitigation language (MM Bio-1) will be revised to indicate that the preconstruction nesting birds survey will be required year-round.
Response E-4
Comment noted. Mitigation language (MM Bio-2) will be revised to indicate that the burrowing owl survey will be required year-round.
Response E-5
Refer to Draft IS/MND Section 4.3 Biological Resources threshold question (e) regarding the payment of the CVMSHCP Local Development Mitigation Fee. No mitigation is required.
Response E-6
Refer to Response E-2 regarding nighttime lighting. All lighting for the project would be required to comply with Chapters 17.54 and 17.60 of the Coachella Municipal Code. These provisions require that all lighting fixtures shall be located, with hoods provided and adjusted, so as to preclude the direct glare of the light from shining onto property or streets, and that all exterior lighting be limited to down-lights or as otherwise required by the building or fire code.
Compliance with existing regulations would keep impacts related to artificial nighttime lighting to a less than significant level. Nonessential lighting will be avoided during construction.
Construction activities would not occur after dusk and would only occur during the permitted hours of construction.
Response E-7
The landscape plan includes recommendations for xeriscaping with locally native California species and also include the installation of water-efficient and targeted irrigation systems. All landscaping must be desert-friendly with water-efficient plantings and irrigation systems. Project 274
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-25 Response to Comments
landscaping is required adhere to the City’s design guidelines. Further, the landscape plan for all common area, including plant lists and sprinkler system, shall be approved by the planning director. (Zoning 17.38.060 Special conditions and procedures).
Response E-8
Comment noted. This comment is not directed to an environmental topic within the Initial Study.
No further response is required.
Response E-9
Comment noted. This comment is not directed to an environmental topic within the Initial Study.
Document filing fees are payable upon project approval.
Response E-10
Comment noted. The commentor states a complete project description was not provided in the Draft IS/MND but provides no specific recommendation. Remaining comments in the comment letter have been responded appropriately. Suggested text revisions to Bio-1 and Bio-2 have been incorporated into the mitigation program. However, these text revisions are minor in nature and does not change the finding of a less than significant impact with mitigation incorporated for biological resources; and therefore, re-circulation is not required. 275
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-26 Response to Comments 276
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-27 Response to Comments 277
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-28 Response to Comments 278
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-29 Response to Comments 279
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-30 Response to Comments 280
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-31 Response to Comments 281
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-32 Response to Comments
Response to Comment Letter F – Imperial Irrigation District Response F-1
The City of Coachella appreciates the Imperial Irrigation District’s (IID) participation in the public review process.
Response F-2
This comment is not directed to an environmental topic within the Initial Study. The Project Applicant/Owner will submit a customer project application to IID. The project received a will serve letter dated November 28, 2022 (on-file with the City).
Response F-3
Please refer to Response F-2.
Response F-4
Please refer to Response F-2.
Response F-5
Please refer to Response F-2.
Response F-6
Please refer to Response F-2.
Response F-7
Please refer to Response F-2.
Response F-8
Please refer to Response F-2.
Response F-9
Please refer to Response F-2.
Response F-10
Please refer to Response F-2.
Response F-11
Please refer to Response F-2.
Response F-12
Please refer to Response F-2.
282
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-33 Response to Comments
Response F-13
The Draft IS/MND identified the IID facility tie-in location and analyzed the improvement to connect to the IID substation along Jackson Street. Specifically, refer to Draft IS/MND Section
4.19 Utilities and Service Systems and Section 4.6 Energy.
The project would be required to connect to the Jackson Substation, located less than one mile west of the project site. The Will Serve letter from IID, dated November 28, 2022, states that based on an anticipated total load of 204 single family homes connected to 200Amp Panels, Single Phase 120/240V, electrical facilities can be accommodated for the project. This would be achieved via a new distribution backbone feeder extended from the Jackson substation, including the reconfiguration of backbone circuits running along Avenue 50 in addition to implementing ties to existing facilities. These off-site electrical system improvements will be completed within the existing IID substation and previously disturbed public rights-of-way. No significant adverse environmental effects will result.
Response F-14
Comment noted. The Draft IS/MND studied the mandated resource topics identified in the State CEQA Guidelines Checklist, Appendix G environmental impacts pertaining to the Sevilla II project (whole project). No further response is required.
Response F-15
Please refer to Response F-2.
283
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-1 Errata
3.0 ERRATA
Text changes to the Draft Initial Study/Mitigated Negative Declaration (IS/MND) are noted below.
Text that is provided underlined indicates additions to the IS/MND; strikethrough indicates deletions to the text. These minor text revisions/additions are addressed in Section 2.0, Response to Comments, of this Final IS/MND. Text updates are identified by Draft IS/MND section, as appropriate. Changes are listed by page and, where appropriate, by paragraph.
These errata address the comment letters received on the Draft IS/MND, which was circulated from September 5, 2023 through October 5, 2023. The minor text changes to the Draft IS/MND do not affect the overall conclusions of the environmental document. These clarifications and modifications are not considered to result in any new or substantially greater significant impacts as compared to those identified in the Draft IS/MND.
SECTION 4.4, BIOLOGICAL RESOURCES
Mitigation Measure BIO-1. Pre-Construction Nesting Bird Clearance Survey: Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre-construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.
If project-related activities are to be initiated during the nesting season (January 1 to August 31), the Applicant shall conduct a pre-construction nesting bird clearance survey by a qualified biologist no more than three (3) days prior to the start of any vegetation removal or ground disturbing activities. The qualified biologist shall survey all suitable nesting habitat within the project impact area, and areas within a biologically defensible buffer zone surrounding the project impact area. If no active bird nests are detected during the clearance survey, project activities may begin, and no additional avoidance and minimization measures shall be required.
If an active bird nest is found, the species shall be identified, and a “no-disturbance” buffer shall be established around the active nest. The size of the “no-disturbance” buffer shall be increased or decreased based on the judgement of the qualified biologist and level of activity and sensitivity 284
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-2 Errata
of the species. The qualified biologist shall periodically monitor any active bird nests to determine if project-related activities occurring outside the “no-disturbance” buffer disturb the birds and if the buffer should be increased. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, project activities within the “nodisturbance” buffer may occur following an additional survey by the qualified biologist to search for any new bird nests in the restricted area.
Mitigation Measure BIO-2. Burrowing Owl Pre-Construction Clearance Survey: Focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted.
The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities.
Within 30 days prior to initiating Ground disturbance or vegetation removal activities, the Applicant shall conduct a clearance survey by a qualified biologist to confirm that burrowing owls remain absent, and impacts do not occur to any occupied burrows that may be located on or Within 500 feet of the project site. In accordance with the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, 2012), one pre-construction clearance survey shall be conducted within 30 days prior to any ground disturbance or vegetation removal activities.
Documentation of the surveys and findings shall be provided to the City of Coachella for review prior to initiating project activities. If no burrowing owls or occupied burrows are detected, 285
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-3 Errata
project-related activities may begin. If an occupied burrow is detected, the qualified biologist shall flag the location and establish a “no-disturbance buffer around the burrow in accordance with the CVMSHCP and contact CDFW to determine the appropriate method of relocation, such as eviction/passive relocation or active relocation. If an occupied burrow is found outside, but within 500 feet, of the development footprint, the qualified biologist shall establish a “no-disturbance” buffer around the burrow location(s). The size of the “no-disturbance” buffer shall be determined in consultation with CDFW and be based on the species status (i.e., breeding, nonbreeding) and proposed level of disturbance. If an occupied burrow is found within the development footprint and cannot be avoided, the qualified biologist shall flag the location and establish a “nodisturbance” buffer around the burrow in accordance with Section 4.4 of the CVMSHCP and contact CDFW to determine the appropriate method of relocation, such as eviction/passive relocation or active relocation.
SECTION 4.5, CULTURAL RESOURCES
Mitigation Measure CUL-4. Native American Tribal Monitoring: The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
Mitigation Measure CUL-5. Cultural Resource Monitoring: The presence of an archaeologist that meets the Secretary of Interior's standards during any ground disturbing activities. 286
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-1 Mitigation Monitoring and Reporting Program
4.0 MITIGATION MONITORING AND REPORTING
PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).
In compliance with Public Resources Code Section 21081.6, Table 1, Mitigation Monitoring and Reporting Program, has been prepared for the Sevilla II Tentative Tract Map No. 38557 Project (the “project”). This Mitigation Monitoring and Reporting Program (MMRP) is intended to provide verification for mitigation measures (MM) and conditions of approval (COA) relative to significant environmental impacts are monitored, reported and completed. Monitoring includes:
1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of Coachella Project file.
This MMRP delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Program (Table 1). If an adopted mitigation measure is not being properly implemented, the City /designated monitoring personnel shall require corrective actions to ensure adequate implementation.
Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance.
• Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures. • Problems or exceptions to compliance will be addressed to the City as appropriate. 287
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-2 Mitigation Monitoring and Reporting Program • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties shall provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented.
Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review. • The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.
Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in the State CEQA Guidelines Section 15162. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6.
288
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-3 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Program
Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
BIOLOGICAL RESOURCES
BIO-1 Pre-Construction Nesting Bird Clearance
Survey: Regardless of the time of year,
nesting bird surveys shall be performed by
a qualified avian biologist no more than 3
days prior to vegetation removal or
ground-disturbing activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting,
including nest locations and nesting
behavior. The qualified avian biologist will
make every effort to avoid potential nest
predation as a result of survey and
monitoring efforts. If active nests are
found during the pre-construction nesting
bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are
species specific and shall be at least 300
feet for passerines and 500 feet for
raptors. A smaller or larger buffer may be
determined by the qualified biologist
familiar with the nesting phenology of the
nesting species and based on nest and
buffer monitoring results. Established
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
289
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
buffers shall remain on site until a
qualified biologist determines the young
have fledged or the nest is no longer
active. Active nests and adequacy of the
established buffer distance shall be
monitored daily by the qualified biologist
until the qualified biologist has
determined the young have fledged or the
Project has been completed. The qualified
biologist has the authority to stop work if
nesting pairs exhibit signs of disturbance.
BIO-2 Burrowing Owl Pre-Construction
Clearance Survey: Focused burrowing owl
surveys shall be conducted by a qualified
biologist in accordance with the Staff
Report on Burrowing Owl Mitigation
(CDFG 2012 or most recent version). If
burrowing owls are detected during the
focused surveys, the qualified biologist
and Project proponent shall prepare a
Burrowing Owl Plan that shall be
submitted to CDFW for review and
approval prior to commencing Project
activities. The Burrowing Owl Plan shall
describe proposed avoidance,
minimization, mitigation, and monitoring
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
290
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
actions. The Burrowing Owl Plan shall
include the number and location of
occupied burrow sites, acres of burrowing
owl habitat that will be impacted, details
of site monitoring, and details on
proposed buffers and other avoidance
measures if avoidance is proposed. If
impacts to occupied burrowing owl
habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe
minimization and relocation actions that
will be implemented. Proposed
implementation of burrow exclusion and
closure should only be considered as a last
resort, after all other options have been
evaluated as exclusion is not in itself an
avoidance, minimization, or mitigation
method and has the possibility to result in
take. If impacts to occupied burrows
cannot be avoided, information shall be
provided regarding adjacent or nearby
suitable habitat available to owls along
with proposed relocation actions. The
Project proponent shall implement the
Burrowing Owl Plan following CDFW and
USFWS review and approval.
291
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Preconstruction burrowing owl surveys
shall be conducted no less than 14 days
prior to the start of Project-related
activities and within 24 hours prior to
ground disturbance, in accordance with
the Staff Report on Burrowing Owl
Mitigation (2012 or most recent version).
Preconstruction surveys should be
performed by a qualified biologist
following the recommendations and
guidelines provided in the Staff Report on
Burrowing Owl Mitigation. If the
preconstruction surveys confirm occupied
burrowing owl habitat, Project activities
shall be immediately halted. The qualified
biologist shall coordinate with CDFW and
prepare a Burrowing Owl Plan that shall
be submitted to CDFW and USFWS for
review and approval prior to commencing
Project activities.
CULTURAL RESOURCES
CUL-1 Cultural Resources Worker Training: Prior
to commencement of ground-disturbing
activities within the project area, the
Applicant shall retain a qualified
professional archaeologist who meets the
Project
Applicant/Owner;
Qualified
Archaeologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
292
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Secretary of the Interior’s Standards for
Archaeology. The qualified professional
archaeologist shall conduct a training
session and provide printed material to be
presented to construction personnel. The
purpose of this training and accompanying
materials will be to familiarize
construction personnel with the relevant
legal context for cultural resources of the
project, and with the types of cultural
sites, features, and artifacts that could be
uncovered during construction activities.
This training session will be conducted
before beginning construction and will be
repeated as needed as construction crews
change.
CUL-2 Archaeological Resources Inadvertent
Discovery: If archaeological material is
uncovered in the course of grounddisturbing activities, work will be temporarily halted in the immediate
vicinity of the find (within a 60-foot
buffer) and the project applicant shall
contact the qualified professional
archaeologist to evaluate the significance
of the find and recommend appropriate
treatment for the resource in accordance
with California PRC §21083.2(i) and the
provisions of CEQA. The qualified
Project
Applicant/Owner;
Qualified
Archaeologist
During
Project
Construction
City of
Coachella,
Development
Services
During
grading and
earthwork
293
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
professional archaeologist shall have the
authority to modify the no-work radius as
appropriate, using professional judgment.
The following shall apply:
• If the qualified professional
archaeologist determines the find does
not represent a cultural resource, work
may resume, and no agency notifications
are required. A record of the qualified
professional archaeologist’s
determination shall be made in writing to
the City.
• If the qualified professional
archaeologist finds that the find
represents a cultural resource and is
considered potentially eligible for listing
on the California Register, the City shall be
notified as soon as feasible. Based upon
the archaeologist’s recommendations, the
City shall determine whether the resource
meets the significance criteria for
inclusion in the California Register. If the
resource is determined to be significant,
avoidance must be considered. If
avoidance is not feasible, then the
qualified professional archaeologist shall
prepare and implement appropriate
treatment measures for the resource. The
treatment measures may consist of data
294
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
recovery excavation of a statistically
significant part of those portions of the
site that will be damaged or destroyed by
the project. Working with the qualified
professional archaeologist’s
recommendations and in consultation
with the tribes, the City shall determine
the significance and appropriate
treatment of the find. Work cannot
resume within the no-work radius until
the City, through consultation as
appropriate, determines that the find is
either not eligible for the CRHR, or that
appropriate treatment measures have
been completed to the satisfaction of the
City.
• Additionally, if the resource is
prehistoric or historic-era and of Native
American origin, as determined by a
qualified professional archaeologist, then
those Native American tribes that have
requested consultation on the project
pursuant to California PRC §21080.3.1
shall be notified of the find, and shall
consult on the eligibility of the resource
and the appropriate treatment measures.
CUL-3 Discovery of Human Remains: If human
remains are found in the course of
ground-disturbing activities, those
Construction
Contractor; City
designee;
During
Project
Construction
City of
Coachella,
During
grading and
earthwork
295
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
remains would require proper treatment
in accordance with State of California
Health and Safety Code Sections 7050.5-
7055. Excavations shall halt within 60 feet
of the find, and the County Coroner shall
be notified immediately. If the Coroner
determines the human remains are
archaeological in nature, then the Coroner
shall contact the Native American
Heritage Commission, which shall identify
the remains’ most likely descendant. A
qualified professional archaeologist shall
devise an appropriate treatment plan in
consultation with the most likely
descendant, other interested tribes, and
the landowner. The City shall determine
the appropriate treatment of the find.
Work cannot resume within the no-work
radius until the City, through consultation
as appropriate, determines that
appropriate treatment measures have
been completed to the satisfaction of the
City in consultation with the most likely
descendant.
Qualified
Archaeologist
Development
Services
CUL-4 Native American Tribal Monitoring: The
presence of an approved Agua Caliente
Native American Cultural Resource
Monitor(s) during any ground disturbing
activities (including archaeological testing
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
City of
Coachella,
Development
Services
During
Ground
Disturbance
296
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
and surveys). Should buried cultural
deposits be encountered, the Monitor
may request that destructive construction
halt and the Monitor shall notify a
Qualified Archaeologist (Secretary of the
Interior’s Standards and Guidelines) to
investigate and, if necessary, prepare a
mitigation plan for submission to the State
Historic Preservation Officer and the Agua
Caliente Tribal Historic Preservation
Office.
disturbance.
Monitoring
during
ground
disturbance.
CUL-5 Cultural Resource Monitoring: The
presence of an archaeologist that meets
the Secretary of Interior's standards
during any ground disturbing activities.
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
disturbance.
Monitoring
during
ground
disturbance.
City of
Coachella,
Development
Services
During
Ground
Disturbance
GEOLOGY AND SOILS
GEO-1 Geotechnical Design. Prior to ground
disturbing activities, the City of Coachella
Building and Safety Department shall
review final plans to verify
recommendations identified in the
Geotechnical Exploration, Proposed
Residential Development – Sevilla 2,
Project
Applicant/Owner;
City Building
Safety
Department;
Construction
Contractor
Prior to
Ground
Disturbance
City of
Coachella,
Building and
Safety
Department
Prior to
Ground
Disturbance
297
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-12 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
prepared by Leighton and Associates, Inc.
on December 8, 2021, have been
incorporated into the project design. The
Applicant shall implement the Earthwork
and Grading Specifications identified in
the Geotechnical Exploration. The
specifications require the Applicant to hire
a geotechnical consultant, who will
supervise earthwork and ensure it is
conducted in accordance with the
Geotechnical Exploration.
GEO-2 Paleontological Monitoring. The presence
of a qualified paleontologist shall be
required during all project related grounddisturbing activities reaching beyond the depth of five-feet below the current
ground surface. A licensed paleontologist
may be the same person as the
archaeologist specified above in
Mitigation Measure CUL-1 if they possess
the qualifications to serve in both
capacities. The monitor should be
prepared to quickly salvage fossils, if they
are unearthed, to avoid construction
delays, but must have the power to
temporarily halt or divert construction
equipment to allow for removal of
abundant or large specimens. The
Project
Applicant/Owner;
Qualified
Paleontologist
During
GroundDisturbing
Activities
City of
Coachella,
Development
Services
During
GroundDisturbing
Activities
298
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-13 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
following shall also be included as part of
this mitigation measure:
• Samples of sediments should be
collected and processed to recover small
fossil remains.
• Recovered specimens should be
identified and curated at a repository with
permanent retrievable storage that would
for further research in the future.
• A report of findings, including an
itemized inventory of recovered
specimens and a discussion of their
significance when appropriate, should be
prepared upon completion of the research
procedures outlined above. The approval
of the report and the inventory by the City
of Coachella would signify completion of
this mitigation plan.
HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Excavation of OCP-Impacted Soils. The
construction contractor shall ensure that
OCP-impacted soils identified in the
vicinity of boring AST6, as shown on Figure
4 of the Phase I and Phase II ESA, is
removed and properly disposed offsite.
The removal shall be 10-feet by 10-feet in
area surrounding boring AST6, to a depth
of 2-feet below ground surface.
Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction
299
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-14 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.
HAZ-2 Excavation of DRO-Impacted Soils. The
construction contractor shall ensure that
DRO-impacted soils identified in the
vicinity of boring AST1 and AST2, as shown
on Figure 4 of the Phase I and Phase II
ESA, is removed and properly disposed
offsite. The removal shall be 10-feet by
10-feet in the area surrounding boring
AST1 and AST2, to a depth of 2-feet below
ground surface.
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.
Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction
300
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-1 Mitigation Monitoring and Reporting Program
4.0 MITIGATION MONITORING AND REPORTING
PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).
In compliance with Public Resources Code Section 21081.6, Table 1, Mitigation Monitoring and Reporting Program, has been prepared for the Sevilla II Tentative Tract Map No. 38557 Project (the “project”). This Mitigation Monitoring and Reporting Program (MMRP) is intended to provide verification for mitigation measures (MM) and conditions of approval (COA) relative to significant environmental impacts are monitored, reported and completed. Monitoring includes:
1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of Coachella Project file.
This MMRP delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Program (Table 1). If an adopted mitigation measure is not being properly implemented, the City /designated monitoring personnel shall require corrective actions to ensure adequate implementation.
Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance.
• Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures. • Problems or exceptions to compliance will be addressed to the City as appropriate. 301
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-2 Mitigation Monitoring and Reporting Program • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties shall provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented.
Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review. • The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.
Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in the State CEQA Guidelines Section 15162. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6.
302
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-3 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Program
Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
BIOLOGICAL RESOURCES
BIO-1 Pre-Construction Nesting Bird Clearance
Survey: Regardless of the time of year,
nesting bird surveys shall be performed by
a qualified avian biologist no more than 3
days prior to vegetation removal or
ground-disturbing activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting,
including nest locations and nesting
behavior. The qualified avian biologist will
make every effort to avoid potential nest
predation as a result of survey and
monitoring efforts. If active nests are
found during the pre-construction nesting
bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are
species specific and shall be at least 300
feet for passerines and 500 feet for
raptors. A smaller or larger buffer may be
determined by the qualified biologist
familiar with the nesting phenology of the
nesting species and based on nest and
buffer monitoring results. Established
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
303
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
buffers shall remain on site until a
qualified biologist determines the young
have fledged or the nest is no longer
active. Active nests and adequacy of the
established buffer distance shall be
monitored daily by the qualified biologist
until the qualified biologist has
determined the young have fledged or the
Project has been completed. The qualified
biologist has the authority to stop work if
nesting pairs exhibit signs of disturbance.
BIO-2 Burrowing Owl Pre-Construction
Clearance Survey: Focused burrowing owl
surveys shall be conducted by a qualified
biologist in accordance with the Staff
Report on Burrowing Owl Mitigation
(CDFG 2012 or most recent version). If
burrowing owls are detected during the
focused surveys, the qualified biologist
and Project proponent shall prepare a
Burrowing Owl Plan that shall be
submitted to CDFW for review and
approval prior to commencing Project
activities. The Burrowing Owl Plan shall
describe proposed avoidance,
minimization, mitigation, and monitoring
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
304
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
actions. The Burrowing Owl Plan shall
include the number and location of
occupied burrow sites, acres of burrowing
owl habitat that will be impacted, details
of site monitoring, and details on
proposed buffers and other avoidance
measures if avoidance is proposed. If
impacts to occupied burrowing owl
habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe
minimization and relocation actions that
will be implemented. Proposed
implementation of burrow exclusion and
closure should only be considered as a last
resort, after all other options have been
evaluated as exclusion is not in itself an
avoidance, minimization, or mitigation
method and has the possibility to result in
take. If impacts to occupied burrows
cannot be avoided, information shall be
provided regarding adjacent or nearby
suitable habitat available to owls along
with proposed relocation actions. The
Project proponent shall implement the
Burrowing Owl Plan following CDFW and
USFWS review and approval.
305
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Preconstruction burrowing owl surveys
shall be conducted no less than 14 days
prior to the start of Project-related
activities and within 24 hours prior to
ground disturbance, in accordance with
the Staff Report on Burrowing Owl
Mitigation (2012 or most recent version).
Preconstruction surveys should be
performed by a qualified biologist
following the recommendations and
guidelines provided in the Staff Report on
Burrowing Owl Mitigation. If the
preconstruction surveys confirm occupied
burrowing owl habitat, Project activities
shall be immediately halted. The qualified
biologist shall coordinate with CDFW and
prepare a Burrowing Owl Plan that shall
be submitted to CDFW and USFWS for
review and approval prior to commencing
Project activities.
CULTURAL RESOURCES
CUL-1 Cultural Resources Worker Training: Prior
to commencement of ground-disturbing
activities within the project area, the
Applicant shall retain a qualified
professional archaeologist who meets the
Project
Applicant/Owner;
Qualified
Archaeologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance
306
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Secretary of the Interior’s Standards for
Archaeology. The qualified professional
archaeologist shall conduct a training
session and provide printed material to be
presented to construction personnel. The
purpose of this training and accompanying
materials will be to familiarize
construction personnel with the relevant
legal context for cultural resources of the
project, and with the types of cultural
sites, features, and artifacts that could be
uncovered during construction activities.
This training session will be conducted
before beginning construction and will be
repeated as needed as construction crews
change.
CUL-2 Archaeological Resources Inadvertent
Discovery: If archaeological material is
uncovered in the course of grounddisturbing activities, work will be temporarily halted in the immediate
vicinity of the find (within a 60-foot
buffer) and the project applicant shall
contact the qualified professional
archaeologist to evaluate the significance
of the find and recommend appropriate
treatment for the resource in accordance
with California PRC §21083.2(i) and the
provisions of CEQA. The qualified
Project
Applicant/Owner;
Qualified
Archaeologist
During
Project
Construction
City of
Coachella,
Development
Services
During
grading and
earthwork
307
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
professional archaeologist shall have the
authority to modify the no-work radius as
appropriate, using professional judgment.
The following shall apply:
• If the qualified professional
archaeologist determines the find does
not represent a cultural resource, work
may resume, and no agency notifications
are required. A record of the qualified
professional archaeologist’s
determination shall be made in writing to
the City.
• If the qualified professional
archaeologist finds that the find
represents a cultural resource and is
considered potentially eligible for listing
on the California Register, the City shall be
notified as soon as feasible. Based upon
the archaeologist’s recommendations, the
City shall determine whether the resource
meets the significance criteria for
inclusion in the California Register. If the
resource is determined to be significant,
avoidance must be considered. If
avoidance is not feasible, then the
qualified professional archaeologist shall
prepare and implement appropriate
treatment measures for the resource. The
treatment measures may consist of data
308
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
recovery excavation of a statistically
significant part of those portions of the
site that will be damaged or destroyed by
the project. Working with the qualified
professional archaeologist’s
recommendations and in consultation
with the tribes, the City shall determine
the significance and appropriate
treatment of the find. Work cannot
resume within the no-work radius until
the City, through consultation as
appropriate, determines that the find is
either not eligible for the CRHR, or that
appropriate treatment measures have
been completed to the satisfaction of the
City.
• Additionally, if the resource is
prehistoric or historic-era and of Native
American origin, as determined by a
qualified professional archaeologist, then
those Native American tribes that have
requested consultation on the project
pursuant to California PRC §21080.3.1
shall be notified of the find, and shall
consult on the eligibility of the resource
and the appropriate treatment measures.
CUL-3 Discovery of Human Remains: If human
remains are found in the course of
ground-disturbing activities, those
Construction
Contractor; City
designee;
During
Project
Construction
City of
Coachella,
During
grading and
earthwork
309
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
remains would require proper treatment
in accordance with State of California
Health and Safety Code Sections 7050.5-
7055. Excavations shall halt within 60 feet
of the find, and the County Coroner shall
be notified immediately. If the Coroner
determines the human remains are
archaeological in nature, then the Coroner
shall contact the Native American
Heritage Commission, which shall identify
the remains’ most likely descendant. A
qualified professional archaeologist shall
devise an appropriate treatment plan in
consultation with the most likely
descendant, other interested tribes, and
the landowner. The City shall determine
the appropriate treatment of the find.
Work cannot resume within the no-work
radius until the City, through consultation
as appropriate, determines that
appropriate treatment measures have
been completed to the satisfaction of the
City in consultation with the most likely
descendant.
Qualified
Archaeologist
Development
Services
CUL-4 Native American Tribal Monitoring: The
presence of an approved Agua Caliente
Native American Cultural Resource
Monitor(s) during any ground disturbing
activities (including archaeological testing
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
City of
Coachella,
Development
Services
During
Ground
Disturbance
310
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
and surveys). Should buried cultural
deposits be encountered, the Monitor
may request that destructive construction
halt and the Monitor shall notify a
Qualified Archaeologist (Secretary of the
Interior’s Standards and Guidelines) to
investigate and, if necessary, prepare a
mitigation plan for submission to the State
Historic Preservation Officer and the Agua
Caliente Tribal Historic Preservation
Office.
disturbance.
Monitoring
during
ground
disturbance.
CUL-5 Cultural Resource Monitoring: The
presence of an archaeologist that meets
the Secretary of Interior's standards
during any ground disturbing activities.
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
disturbance.
Monitoring
during
ground
disturbance.
City of
Coachella,
Development
Services
During
Ground
Disturbance
GEOLOGY AND SOILS
GEO-1 Geotechnical Design. Prior to ground
disturbing activities, the City of Coachella
Building and Safety Department shall
review final plans to verify
recommendations identified in the
Geotechnical Exploration, Proposed
Residential Development – Sevilla 2,
Project
Applicant/Owner;
City Building
Safety
Department;
Construction
Contractor
Prior to
Ground
Disturbance
City of
Coachella,
Building and
Safety
Department
Prior to
Ground
Disturbance
311
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-12 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
prepared by Leighton and Associates, Inc.
on December 8, 2021, have been
incorporated into the project design. The
Applicant shall implement the Earthwork
and Grading Specifications identified in
the Geotechnical Exploration. The
specifications require the Applicant to hire
a geotechnical consultant, who will
supervise earthwork and ensure it is
conducted in accordance with the
Geotechnical Exploration.
GEO-2 Paleontological Monitoring. The presence
of a qualified paleontologist shall be
required during all project related grounddisturbing activities reaching beyond the depth of five-feet below the current
ground surface. A licensed paleontologist
may be the same person as the
archaeologist specified above in
Mitigation Measure CUL-1 if they possess
the qualifications to serve in both
capacities. The monitor should be
prepared to quickly salvage fossils, if they
are unearthed, to avoid construction
delays, but must have the power to
temporarily halt or divert construction
equipment to allow for removal of
abundant or large specimens. The
Project
Applicant/Owner;
Qualified
Paleontologist
During
GroundDisturbing
Activities
City of
Coachella,
Development
Services
During
GroundDisturbing
Activities
312
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-13 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
following shall also be included as part of
this mitigation measure:
• Samples of sediments should be
collected and processed to recover small
fossil remains.
• Recovered specimens should be
identified and curated at a repository with
permanent retrievable storage that would
for further research in the future.
• A report of findings, including an
itemized inventory of recovered
specimens and a discussion of their
significance when appropriate, should be
prepared upon completion of the research
procedures outlined above. The approval
of the report and the inventory by the City
of Coachella would signify completion of
this mitigation plan.
HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Excavation of OCP-Impacted Soils. The
construction contractor shall ensure that
OCP-impacted soils identified in the
vicinity of boring AST6, as shown on Figure
4 of the Phase I and Phase II ESA, is
removed and properly disposed offsite.
The removal shall be 10-feet by 10-feet in
area surrounding boring AST6, to a depth
of 2-feet below ground surface.
Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction
313
Item 3.
City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-14 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.
HAZ-2 Excavation of DRO-Impacted Soils. The
construction contractor shall ensure that
DRO-impacted soils identified in the
vicinity of boring AST1 and AST2, as shown
on Figure 4 of the Phase I and Phase II
ESA, is removed and properly disposed
offsite. The removal shall be 10-feet by
10-feet in the area surrounding boring
AST1 and AST2, to a depth of 2-feet below
ground surface.
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.
Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction
314
Item 3.
MBAKERINTL.COM
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
Phone: (760) 346-7481 315
Item 3.
316
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
Exhibit D - Resolution No. PC2023-28
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 38557, CONDITIONAL USE PERMIT NO. 372, ARCHITECTURAL REVIEW NO. 23-13
SEVILLA II PROJECT
General Conditions
1. Tentative Tract Map 38557 CUP 372 and AR 23-13 is approved for a 204-lot subdivision with a minimum lot size of 5,000 square feet; a CUP that utilizes the provisions of Section 17.38 of the Coachella Municipal Code (Planned Unit Development); and an Architectural Review that includes a total of 3 floorplans and 9 elevations. (3 elevations per floorplan).
2. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, its officials, officers, employees or agents to attack, set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the the City Attorney, within five days of the effective date of this approval.
3. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.
4. The applicant shall be subject to further requirements that it participate in the Community Facilities District for residential lots within Tentative Tract Map 38557 that the City proposed to establish under the Mello-Roos Community Facilities Act of 1982, Section 13311 of the California Government Cod, as amended, for all undeveloped property within the boundaries of the City, including the subject property subject to this development approval (Architectural Review No. 23-13 and Tentative Tract Map No. 33587), to finance police and fire services for such property. The applicant shall do everything necessary for inclusion of the property subject to this development approval within such District upon its establishment. This development approval is subject to such requirement as a condition, unless such District is established prior to the effectiveness of this development approval in which case, it shall be a condition precedent. The Community Facilities District shall be established before issuance of the first certificate of occupancy.
5. The owner shall agree to the formation of a Landscape and Lighting Maintenance District(LLMD) for the maintenance of the lighting, perimeter wall, landscaping and irrigation.
The owner shall prepare the improvement plans, Engineer's Report, Estimated Costs, and submit to the City Engineer as required for the formation of the LLMD. The funds to be deposited shall be a minimum of $1,000. Costs over $1,000 shall be billed by the City to the owner for payment prior to the recordation of the Final Map. The LLMD shall be formed before issuance of the first certificate of occupancy.
317
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
6. The final map shall provide a perimeter landscaped setback along Van Buren Avenue in accordance with the Development Plan Set contained in Exhibit E of Attachment 1.
7. Prior to the recordation of the final map the applicant shall submit detailed landscaping irrigation plans and sign plans for review, including plans for the neighborhood park and retention basin for approval by the City Engineer and Development Services Director. The applicant shall improve the retention basin and neighborhood park of Tentative Tract Map 38557 in accordance with the conceptual landscape plans contained in the Design Guidelines, subject to review by the Development Services Director and City Engineer.
8. The neighborhood park shall be constructed prior to the issuance of the 101st occupancy permit and shall be constructed in accordance with the conceptual landscape plans contained in the Development Plan Set attached contained in Exhibit E of Attachment 1
9. The proposed subdivision shall be improved with a decorative masonry perimeter wall consisting of tan slumpstone, splitface block, or precision with smooth stucco finish wall, and a decorative cap and/or equivalent approved by the City Engineer and Development Services Director. A minimum of one 12-inch square masonry pilaster at every 50 feet along Van Buren Avenue shall be used along any masonry wall facing a public street as shown on the conceptual landscape plans.
10. Post-tension, non-grouted walls shall not be used unless approved by the Building Official.
The builder shall use Type 5 concrete specifications for all CMU footings and for the base course of CMU wall, including the use of sealants to protect against corrosive soils, subject to review and approval by the Building Official.
11. Interior fencing for single family lots shall utilize block wall with metal view obscured access gates. Any street visible block shall be decorative block including tan slumpstone, splitface block, or precision block with smooth stucco and or equivalent approved by the City Engineer and Development Services Director.
12. Decorative wrought iron shall be used for fencing to replace any proposed decorative tubular steel fence and shall be colored black. The fence design of the fencing shall be approved by the Development Services Director prior to fence permit issuance.
13. Identification signs for the subdivision shall include high quality and durable design with accent lighting. A detailed sign plan shall be submitted to the Development Services Director and the final design shall be approved by the Development Services Director.
14. All street names and addressing shall be consistent with City and USPS policies.
Coachella Valley Water District
15. The City of Coachella may require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall require on-site retention of the incremental increase of runoff from the 100-year storm.
16. The applicant shall meet and confer with the Coachella Valley Water District and provide verification that there are not interferences with the proposed subdivision and any United 318
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
States Bureau of Reclamation facilities, or CVWD/private facilities not shown on the development plans.
17. The project lies within the East Whitewater River Sub basin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.
18. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water-measuring device. A CVWD Water Production Metering Agreement is required to ensure CVWD staff regularly read and maintain this watermeasuring device.
19. Prior to recordation of the final map, the subdivider shall meet and confer with the Coachella Valley Water District to incorporate into the design, construction, and operation of the subdivision to reduce its negative impact on the Indio Subbasin, pursuant to the approved Coachella Valley Water Management Plan Alternative to the Groundwater Sustainability Plan.
ENGINEERING DEPARTMENT
PRIOR TO APPROVAL OF ENGINEERING PLANS or ISSUANCE OF
ENGINEERING PERMITS:
Final Map
20. The Final Map shall comply with the Subdivision Map Act and City of Coachella Subdivision Ordinance.
21. All public streets shall be dedicated to City of Coachella.
22. Prior to submittal of the final map to the City Council for approval, the applicant shall post securities (Bonds) to guarantee the installation of required improvements and a Subdivision Improvement Agreement shall be submitted to Engineering Division for City Engineer and City Attorney approval.
23. Prior to approval of the Final Map, the applicant shall resolve CVWD issues related to existing tile drains or irrigation mains located within the tract boundary or along the streets adjacent to the tract. If necessary, tile drains and irrigation lines shall be relocated and easement documents prepared for the new location of any such lines. The easement shall be shown on the final map. Plans for the tile drain or irrigation relocation shall be submitted to CVWD for approval and a copy of the plans shall be submitted to the City for evaluation regarding possible conflict with City facilities. The applicant shall submit to the City approved copies of any such relocation plans.
GENERAL:
24. All proposed development shall conform to the approved engineering studies and environmental migration measures as identified in the approved traffic, drainage, soils, hydrology, etc. studies developed under the tentative and final map process.
25. A storm water quality management plan shall be prepared for the project by California 319
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
Registered Civil Engineer in compliance with NPDES and State Water Quality Control Board regulations. The project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume.
26. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a WQMP for plan review accompanied by a $3,000 plan check deposit for approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.
27. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one-time cash deposit of $2,000.00 are required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.
28. Site access improvements shall be in conformance with the requirements of Title 24 of the California Administrative Code. This shall include access ramps for off-site and on-site streets as required.
29. The applicant shall provide necessary utility easements for IID and underground overhead distribution lines within the project boundaries. Applicant shall submit to the City a letter from IID that satisfies this requirement.
30. The applicant shall pay all necessary plan check, permit and inspection fees. Fees will be determined when plans are submitted to the City Engineering Department for plan check.
ROUGH GRADING:
31. Prepare and submit rough grading and erosion control plans for the project.
32. The project’s soils engineer shall certify to the adequacy of the grading plan.
33. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. The Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project’s Storm Water Pollution Prevention Plan shall be submitted for the City’s review and approval.
PRECISE GRADING:
34. A precise grading/improvement plan, prepared by a California Registered Civil Engineer, showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements, and all other pertinent information shall be submitted for 320
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
review and approval by the City Engineer.
35. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.
36. Provide and record a reciprocal use and maintenance agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives.
37. If applicant is planning to build a wall, separate permits shall be required for wall construction.
The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.
STREET IMPROVEMENTS:
38. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for review and approval by the City Engineer. All street improvements including street lights shall be designed and constructed in conformance with City Municipal Code, General Plan, and Standards and Specifications. Street flow line grade shall have a minimum slope of 0.35 %.
39. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements. Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances.
40. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Van Buren Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along southbound lane within project limits is required. This street is classified as Primary Arterial with Bicycle Lanes, modified per staff for additional parkway with 99 feet of right-of-way as per Tentative Tract Map No, 38557. b. Street measured at Center line to westerly curb shall have a width of 37-foot c. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer. d. Applicant shall construct transition street lane from property limits going south and/or going north as required to the satisfaction of the City Engineer e. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drains, wells, street lights and all other appurtenances as required to the satisfaction of the City Engineer.
321
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
f. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
2) Interior Residential Streets- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along within project limits is required. These streets are classified as Urban Residential Streets, modified per Staff to allow for more parkway with 56 feet minimum of right-of-way as per Tentative Tract Map No. 38557. b. Street measured from curb to curb shall have a width of 36-feet per Tentative Tract Map No. 38577 and per Fire Department comments for parking on both sides of street. c. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights, landscape and all other appurtenances as required to the satisfaction of the City Engineer. d. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer. e. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
SEWER AND WATER IMPROVEMENTS:
41. Sewer and Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check and City Engineer approval.
42. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements. Size and location of sewer and water improvements shall be approved by the City Engineer.
PRIOR TO ISSUANCE OF BUILDING PERMITS:
43. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.
44. Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval. The proposed CC&Rs shall contain the Association’s/Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way and private landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.
45. Prior to issuance of building permits, all required public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An 322
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
46. The applicant’s Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.
PRIOR TO RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:
47. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
Street Lights:
48. The developer shall pay applicable fees to energize street lights to the appropriate agency, and shall verify that all street lights within each phase are operational prior to issuance of the 1st Certificate of Occupancy for each phase. Temporary street lights may be interim with City Engineer approval.
Utilities Department – Water and Wastewater:
49. The applicant shall be required to establish a connection to the City’s water and wastewater systems.
50. The applicant shall follow the design criteria for potable water and wastewater and shall submit a deposit for the completion of a hydraulic network analysis to determine impacts to the systems and necessary improvements.
51. The potable water and wastewater system pipelines shall be designed in accordance with the latest revisions to the City Standard Specifications and Standard City Drawings.
52. The applicant is responsible for contacting the City for the latest revisions to the City Standard Specifications and Standard City Drawings.
53. The applicant is responsible for all improvements necessary to adequately provide service to the project as determined by the hydraulic analysis and the City.
54. All potable water service lines shall be copper tubing (Type K Soft) (Polyethylene Encased), Standard Drawing W-8 has been revised.
323
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
55. Prior to acceptance of the first set of plans for plan check, the hydraulic analysis shall be complete.
56. On tracts with residential units exceeding 100, the Developer will be required to provide, at a minimum, a 100 foot square fully developed well site (graded site, block wall, etc.). Drilling and development of the well may be required as determined by the City. If it were necessary to build the well for purposes of adequately providing supply to the project, Developer would receive credit against water impact fees for those costs.
Conditions of approval specific to Architectural Review No. 23-13 and CUP No. 372
57. This architectural review is granted to approve common area landscaping and fencing improvements for the “Sevilla II” community and to approve new exterior architectural theming, materials, and color schemes for new production homes within Tentative Tract Map No. 38557 (“Sevilla II”), to include a “Traditional Spanish”, “Praire” and “Desert Contemporary” theming with varying roof tile and color schemes, as shown on submitted plans. The applicant shall submit construction drawings through the Building Division for plan check and approval prior to obtaining building permits. The applicant shall pay any fees necessary to secure permits and any special investigation inspections and reports, subject to review and approval by the Building Official, including a soils report and related structural recommendations. The owner shall secure Fire Department approval for the proposed production homes prior to the issuance of any building permits.
58. Prior to the issuance of a building permit for new single-family residences, the applicant shall submit a landscape and irrigation plan showing typical front yard landscaping and irrigation for the typical front yards and corner lots, for review and approval by the Development Services Director. All landscaping shall be planted and maintained with a permanent underground irrigation system to be operational prior to the issuance of the Certificate of Occupancy.
Landscaping in the front yard shall comply with the City’s front yard landscaping regulations, unless otherwise approved by the Development Services Director. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.
59. Perimeter landscaped areas shall be improved with irrigation and landscaping pursuant to approved landscape and irrigations plans prior to the issuance of the first certificate of occupancy for the proposed residential units.
60. Trees adjacent to sidewalks for common areas and typical residential lots shall include a design for root barriers to prevent damage to sidewalks.
61. Landscape lighting shall be incorporated along perimeter landscape areas, driveway medians, Van Buren Street landscape medians and within the subdivision common areas and details and locations shall be included on the final landscape plan. Landscape lighting shall be operational within a month after installation of landscape improvements.
62. Applicant shall work with Development Services Department on potential reduction of the multi-use trail width along Van Buren Street to accommodate additional shade trees to improve the pedestrian environment and reduce heat island effect prior to final landscape plan approval. 324
Item 3.
Resolution No. PC 2023-28 EXHIBIT D
63. The applicant shall submit, and must obtain approval from the Development Services Director, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans prior to issuance of a certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.
64. Decorative pavers shall be provided at the surface of both project entryways with a terracotta color or equivalent and identified on both Civil and Landscape Plans. Pavers types shall be approved by the Development Services Director and City Engineer.
65. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check.
66. Landscaping and irrigation shall be provided in accordance with Section 17.54.010(J) of the Municipal Code and in accordance with the State Model Water Efficient Landscape Ordinance (AB 1881). Water budget calculations, including the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) shall be provided as part of the landscaping and irrigation plan.
67. The neighborhood park landscape plan shall include an itemized list of park amenities with descriptions and illustrations to the Development Services Department for approval prior to installation.
68. The neighborhood park landscape plan shall incorporate native and edible landscaping for both groundcover, shrubs, and trees.
69. The applicant shall work with the Development Services Department to provide utility stub outs to enable the development of community garden plots.
70. All front yard areas between the front building line of the home and the street line shall be limited to a maximum of 60 percent of paving of the total front yard area. Those areas that are not paved shall be landscaped in accordance with Section 17.16.030-C(4) of the Zoning Code.
71. The proposed residences shall incorporate decorative window trims and window shutter details on side and rear elevations as used on the front building elevations, for those home sites that have second-floor windows oriented towards a corner street line.
72. Window Trim or Recess. Trim at least two inches in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall.
73. Prior to the issuance of a building final inspection, the applicant shall display street numbers in a prominent location on the front of the residences. All addressing must be legible, of a contrasting color with the background and adequately illuminated to be visible from the street at all hours.
74. Applicant shall limit light-related impacts of potential light spillover through shielding and screening of proposed lighting on buildings, streets and common areas. 325
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
SEVILLA II
CALIFORNIA 111
CALIFORNIA 86
10 PLANNING APPLICATION
PUD.01 COVER SHEET
PUD.02 SITE PLAN
C1.0 TENTATIVE TRACT MAP
C1.1 PRELIMINARY GRADING PLAN
C1.2 PRELIMINARY UTILITY PLAN
C1.3 PRELIMINARY SITE PLOTTING
C1.4 PARKING ANALYSIS EXHIBIT
C1.5 PHASING EXHIBIT
L1.0 OVERALL WALL & FENCE PLAN
L1.1 ENLARGEMENTS - RENTENTION & SOUTH ENTRY
L1.2 ENLARGEMENTS - NORTH ENTRY, PARKWAY, & MEDIAN
L1.3 ENLARGEMENTS - PARKS
L1.4 IMAGES
L1.5 TYPICAL FRONT YARD
A1.0 STREET SCENE
A1.1 4019-1 FLOOR PLAN 'A' - SPANISH
A1.2 4019-1 FRONT ELEVATIONS
A1.3 4019-1 ELEVATIONS 'A' - SPANISH
A1.4 4019-1 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A1.5 4019-1 ELEVATIONS 'B' - DESERT CONTEMPORARY
A1.6 4019-1 FLOOR PLAN 'C' - PRAIRIE
A1.7 4019-1 ELEVATIONS 'C' - PRAIRIE
A2.0 3823-1 FLOOR PLAN 'A' - SPANISH
A2.1 3823-1 FRONT ELEVATIONS
A2.2 3823-1 ELEVATIONS 'A' - SPANISH
A2.3 3823-1 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A2.4 3823-1 ELEVATIONS 'B' - DESERT CONTEMPORARY
A2.5 3823-1 FLOOR PLAN 'C' - PRAIRIE
A2.6 3823-1 ELEVATIONS 'C' - PRAIRIE
A3.0 4028-2 FLOOR PLAN 'A' - SPANISH
A3.1 4028-2 FRONT ELEVATIONS
A3.2 4028-2 ELEVATIONS 'A' - SPANISH
A3.3 4028-2 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A3.4 4028-2 ELEVATIONS 'B' - DESERT CONTEMPORARY
A3.5 4028-2 FLOOR PLAN 'C' - PRAIRIE
A3.6 4028-2 ELEVATIONS 'C' - PRAIRIE
A4.0-A4.9 SHADE STUDY
SHEET INDEX:
EXISTING ZONING: SINGLE FAMILY RESIDENTIAL (R-S)
MULTI-FAMILY RESIDENTIAL (R-M)
PROPOSED ZONING: GENERAL NEIGHBORHOOD, PUD
EXISTING GENERAL PLAN: GENERAL NEIGHBORHOOD
PROPOSED GENERAL PLAN: GENERAL NEIGHBORHOOD
PROJECT SITE: 26.58 NET ACRES
39.35 GROSS ACRES
PROPOSED NET DENSITY: 7.7 DUA
TOTAL UNITS: 204 UNITS
PROPOSED LOT AREA: 1,157,900 SF (26.58 AC)
PROPOSED PUBLIC STREETS "A" THRU "I": 410,992 SF (9.43 AC) PROPOSED PUBLIC STREET (VAN BUREN): 66,420 SF (1.53 AC) PROPOSED OPEN SPACE LOTS "A" THRU "E": 115,366 SF (2.65 AC) PROPOSED WELL SITE, LOT "F": 10,000 SF (0.23 AC)
PROJECT SITE:
DEVELOPMENT STANDARDS
STANDARD
MIN. LOT SIZE
MIN. LOT DIMENSIONS
MIN. FRONT SETBACK
MIN. REAR SETBACK
MIN. SIDE SETBACK
MIN. CORNER LOT SETBACK FROM STREET
EXISTING
7,200 SF
60' X 100'
20'
15'
5'
10'
PROPOSED
5,000 SF
50' X 100'
20'
15'
5'
10'
MIN. UNIT SIZE 1,150 SF 1,150 SF
MAX. LOT COVERAGE 40% 40%
MAX. BUILDING HEIGHT 35' 35'
LOT "E"
LOT "D"
LOT "F"
RETENTION BASIN
WELL SITE
PARK
STREET "C" STREET "D"
STREET "F"
STREET "H" STREET "B"
STREET G
STREET "A" STREET "I"
VIA MERIDA
VIA VALENCIA
STREET "E"
204
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68
83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188 LOT "A" LOT "B" LOT "C"
COVER SHEET
PUD.01
326
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 OF 1
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1 STOP
STOP STOP STOP
STOP STOP STOP STOP STOP
STOP
STOP VAN BUREN STREET
VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
PLAN 1 202
3BR (4028-2) PLAN 3 201
2B (3823-1) PLAN 2 200
1A (4019-1) PLAN 1 199
3C (4028-2) PLAN 3 198
PLAN 2 197
1B (4019-1) PLAN 1 196
3C (4028-2) PLAN 3 195
1A (4019-1) PLAN 1 194
3AR (4028-2) PLAN 3 193
2B (3823-1) PLAN 2 192
1CR (4019-1) PLAN 1 191
3BR (4028-2) PLAN 3 190
2C (3823-1) PLAN 2 189
1BR (4019-1) PLAN 1 188
1A (4019-1) PLAN 1
3A (4028-2) 187
PLAN 3 186
2A (3823-1) PLAN 2 185
1C (4019-1) PLAN 1
2C (3823-1) 184
PLAN 2 183
3CR (4028-2) PLAN 3 182
2B (3823-1) PLAN 2 181
1A (4019-1) PLAN 1
3A (4028-2) 180
PLAN 3 179
2AR (3823-1) PLAN 2 178
1C (4019-1) PLAN 1
3B (4028-2) 177
PLAN 3 176
2B (3823-1) PLAN 2 175
1A (4019-1) PLAN 1
3A (4028-2) 174
PLAN 3 173
2CR (3823-1) PLAN 2 172
3C (4028-2) PLAN 3 171
1BR (4019-1) PLAN 1 170
1A (4019-1) PLAN 1 169
2AR (3823-1) PLAN 2 168
3B (4028-2) PLAN 3 167
2CR (3823-1) PLAN 2 166 1C (4019-1) PLAN 1 165
PLAN 3 164
PLAN 2 163 1AR (4019-1) PLAN 1 162
PLAN 3 161
PLAN 2 160 1CR (4019-1) PLAN 1 159
2C (3823-1) PLAN 2 158
2BR (3823-1) PLAN 2 155
PLAN 3 154
1A (4019-1) PLAN 1 153
3A (4028-2) PLAN 3 152
2AR (3823-1) PLAN 2 151
1BR (4019-1) PLAN 1 150
2C (3823-1) PLAN 2 149
PLAN 3 148
PLAN 1 147
2AR (3823-1) PLAN 2 146
3CR (4028-2) PLAN 3 145
1BR (4019-1) PLAN 1 144
3AR (4028-2) PLAN 3 143
2C (3823-1) PLAN 2 142
PLAN 3 141
2BR (3823-1) PLAN 2 140 1C (4019-1) PLAN 1 1392CR (3823-1) PLAN 2 138 3A (4028-2) PLAN 3 137 1B (4019-1) PLAN 1 136
2B (3823-1) PLAN 2 135
3CR (4028-2) PLAN 3 134 1CR (4019-1) PLAN 1 1333BR (4028-2) PLAN 3 132 2C (3823-1) PLAN 2 131 1B (4019-1) PLAN 1 130
3C (4028-2) PLAN 3 128
1A (4019-1) PLAN 1 127
3A (4028-2) PLAN 3 126
2CR (3823-1) PLAN 2 125
1CR (4019-1) PLAN 1 124
3BR (4028-2) PLAN 3 123
2B (3823-1) PLAN 2 122
1A (4019-1) PLAN 1 121
2CR (3823-1) PLAN 2 120
3CR (4028-2) PLAN 3 119
1CR (4019-1) PLAN 1 118
1A (4019-1) PLAN 1 117
2CR (3823-1) PLAN 2 116
3A (4028-2) PLAN 3 115 1B (4019-1) PLAN 1 1143C (4028-2) PLAN 3 113 2AR (3823-1) PLAN 2 112 1BR (4019-1) PLAN 1 111
3BR (4028-2) PLAN 3 110
2B (3823-1) PLAN 2 109 1C (4019-1) PLAN 1 1082C (3823-1) PLAN 2 107 3B (4028-2) PLAN 3 106
1CR (4019-1) PLAN 1 105
2CR (3823-1) PLAN 2 104
3C (4028-2) PLAN 3 103
1B (4019-1) PLAN 1 102
2AR (3823-1) PLAN 2 101
3A (4028-2) PLAN 3 100
1A (4019-1) PLAN 1 99
2BR (3823-1) PLAN 2 98
3A (4028-2) PLAN 3 97
1BR (4019-1) PLAN 1 961C (4019-1) PLAN 1
3A (4028-2) 95
PLAN 3 94
2CR (3823-1) PLAN 2 93
1BR (4019-1) PLAN 1
2AR (3823-1) 92
PLAN 2 91
3C (4028-2) PLAN 3 90
1A (4019-1) PLAN 1
3A (4028-2) 89
PLAN 3 88
2BR (3823-1) PLAN 2 87
1CR (4019-1) PLAN 1
3CR (4028-2) 86
PLAN 3 PLAN 2 85
84 PLAN 3 83
PLAN 2 82
1A (4019-1) PLAN 1 81
PLAN 2 80
3BR (4028-2) PLAN 3 79
PLAN 1 78
2BR (3823-1) PLAN 2 77
PLAN 3 76 1C (4019-1) PLAN 1 75
3C (4028-2) PLAN 3 74
2AR (3823-1) PLAN 2 73
1AR (4019-1) PLAN 1 721C (4019-1) PLAN 1 71
2CR (3823-1) PLAN 2 70
3B (4028-2) PLAN 3 69
1C (4019-1) PLAN 1 68 3AR (4028-2) PLAN 3 67
2B (3823-1) PLAN 2 66
1B (4019-1) PLAN 1 65 3C (4028-2) PLAN 3 64
2AR (3823-1) PLAN 2 63
1AR (4019-1) PLAN 1 62 3BR (4028-2) PLAN 3 61
2C (3823-1) PLAN 2 60
3A (4028-2) PLAN 3 59
PLAN 1
2BR (3823-1) 58
PLAN 2 57
1AR (4019-1) PLAN 1 56 3CR (4028-2) PLAN 3 55
2A (3823-1) PLAN 2 54
1C (4019-1) PLAN 1 53 3B (4028-2) PLAN 3 52
2CR (3823-1) PLAN 2 51
1BR (4019-1) PLAN 1 50
2AR (3823-1) PLAN 2 46
3C (4028-2) PLAN 3 45
2C (3823-1) PLAN 2 44
1C (4019-1) PLAN 1 43
3B (4028-2) PLAN 3 42
2BR (3823-1) PLAN 2 41
1BR (4019-1) PLAN 1 40
3AR (4028-2) PLAN 3 39
2A (3823-1) PLAN 2 38
PLAN 1 37
PLAN 3 36
2CR (3823-1) PLAN 2 35
1CR (4019-1) PLAN 1 34
3BR (4028-2) PLAN 3 33
2B (3823-1) PLAN 2 32
1B (4019-1) PLAN 1 31
3A (4028-2) PLAN 3 30
2AR (3823-1) PLAN 2 29
1AR (4019-1) PLAN 1 28
PLAN 3 27
PLAN 2 26
1CR (4019-1) PLAN 1 25 3BR (4028-2) PLAN 3 24
2B (3823-1) PLAN 2 23
1BR (4019-1) PLAN 1 22
3BR (4028-2) PLAN 3 21
2A (3823-1) PLAN 2 20 1A (4019-1) PLAN 1 19
3C (4028-2) PLAN 3 18
2CR (3823-1) PLAN 2 17 1AR (4019-1) PLAN 1 16
3BR (4028-2) PLAN 3 15
2B (3823-1) PLAN 2 14 1C (4019-1) PLAN 1 13
3A (4028-2) PLAN 3 12
2AR (3823-1) PLAN 2 11 1BR (4019-1) PLAN 1 10
3CR (4028-2) PLAN 3 9 1AR (4019-1) PLAN 1 8
2CR (3823-1) PLAN 2 7
3B (4028-2) PLAN 3 6
2A (3823-1) PLAN 1 5
PLAN 2 4
1B (4019-1) PLAN 1 3
3A (4028-2) PLAN 3 2
2AR (3823-1) PLAN 2 1
0.23 AC
10,000 SF
LOT "F" 3,878 SF; 0.09 AC LOT "A" 6,597 SF; 0.15 AC LOT "B" 4,491 SF; 0.10 AC LOT "C"
1.37 AC
59,576 SF
LOT "D"
1.00 AC
43,574 SF
LOT "E"
3CR (4028-2)
2CR (3823-1)
3C (4028-2)
3CR (4028-2)
1AR (4019-1)
PLAN 1 47
1AR (4019-1)
PLAN 3 49
3A (4028-2)
PLAN 2 48
2BR (3823-1)
1B (4019-1)
3AR (4028-2)
1B (4019-1)
2CR (3823-1) 2CR (3823-1)
1A (4019-1)
3B (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 157 3BR (4028-2) PLAN 1 156
1BR (4019-1)
RETENTION BASIN
WELL SITE
PARK
3CR (4028-2) PLAN 3
3CR (4019-1)
2AR (3823-1)
129
PLAN 2
2AR (3823-1)
3BR (4028-2)
3AR (4028-2)
204
203
PLAN 2
2AR (3823-1)
1CR (4019-1)
2AR (3823-1)
XX
PLAN X
XAR (XXXX-X)
PUD.02
327
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
3 PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481
CALIFORNIA 111
CALIFORNIA 86
10 S S
W W
1 IRR IRR
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 82 81 80 79 78 77 76 75 74 73 72 71 70 69 83
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153
154
155
156
157
162 161 160 159 158 169 168 167 166 165 164 163
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188 VAN BUREN STREET
VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET "H"
VIA MERIDA STREET "I" STREET "B"
45 6,793 SF
5,850 SF
10,457 SF
5,454 SF 5,463 SF 5,472 SF 5,481 SF 5,490 SF 5,499 SF 5,508 SF 6,069 SF 5,527 SF 5,536 SF 5,545 SF 5,554 SF 5,563 SF 5,572 SF 5,452 SF 9,271 SF 5,445 SF 5,246 SF 8,556 SF
9,663 SF
6,790 SF
5,829 SF
5,703 SF
5,705 SF
5,706 SF
5,708 SF
5,709 SF
5,711 SF
5,712 SF
5,714 SF
5,715 SF
5,775 SF
5,718 SF
5,720 SF
5,721 SF
5,723 SF
5,724 SF
5,726 SF
7,042 SF
9,367 SF
9,300 SF 5,488 SF 5,254 SF 5,248 SF 5,241 SF 5,235 SF 5,228 SF 5,222 SF 5,215 SF 5,209 SF 5,203 SF 5,196 SF 5,190 SF 5,183 SF 5,177 SF 5,170 SF 5,164 SF 5,158 SF 5,200 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,773 SF 5,773 SF 5,350 SF 5,350 SF 5,761 SF 5,350 SF 5,350 SF 5,350 SF 5,443 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,443 SF 5,442 SF 5,050 SF 5,050 SF 5,755 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,755 SF 5,753 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,753 SF 5,607 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,608 SF 5,498 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,486 SF 6,029 SF
7,082 SF
9,861 SF
7,764 SF
5,150 SF 5,128 SF 5,891 SF 5,552 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,541 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,765 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,644 SF 6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,804 SF
6,664 SF
6,534 SF
6,178 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
6,625 SF
6,196 SF
6,908 SF
7,014 SF 5,151 SF
6,936 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,789 SF
6,274 SF 6,274 SF
5,683 SF
LOT "E"
43,574 SF
1.00 AC
LOT "D"
59,132SF
1.36 AC LOT "C" 4,491 SF; 0.10 AC LOT "B" 6,597 SF; 0.15 AC LOT "A" 3,878 SF; 0.09 AC LOT "F"
10,000 SF
0.23 AC
STREET G
RETENTION BASIN
WELL SITE
PARK 204
6,744 SF
5' 18'
56'
5'
8'
PARKING
10' CURB LINE
5'
18' 5' 5'
8'
PARKING
10'
5' CURB LINE
PUE PUE
PROP. 5' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
PROP. LANDSCAPE (TYP.)
10' 10'
S/W S/W
0.04 TC
0.00 CL
36' STREET WIDTH
6' 18'
58'
5'
8'
PARKING
10' CURB LINE
5'
18' 5' 6'
8'
PARKING
10'
5' CURB LINE
PUE PUE
PROP. 6' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
PROP. LANDSCAPE (TYP.)
11' 11'
S/W S/W
0.04 TC
0.00 CL
36' STREET WIDTH
6' 5' 17' CURB LINE
5'
PUE 17' 6'
66'
5'
14' CURB LINE
5'
PUE
14'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
PROP. 6' SIDEWALK
(TYP.) PROP. LANDSCAPE (TYP.)
11' 11'
PROP. RAISED MEDIAN
S/W 6' S/W
34' STREET WIDTH
C/L
6' 7'
49'
12' 12' 4' 12' 12' 5' 6' 6'
R/W
EX. 6' SIDEWALK
5' 12'
50'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
29' 41'
PROP. RAISED MEDIAN
EX. PAVEMENT
PROP.
LANDSCAPE
BIKE
LANE
EX.BIKE
LANE
13' 12'
4'
TRAVEL LANE TRAVEL LANE
PARKWAY
TRAVEL LANE
PARKWAY
99'
EX. PAVEMENT
25'
MULTI -
PURPOSE
TRAIL TRAVEL LANE TURN LANE
EX. CURB & GUTTER CURB LINE
PROP. 6' SIDEWALK S/W S/W
PROJECT SITE
10'
PROP.
C1.0
328
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
PREPARED BY: SHEET
204
1 2
4 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 23 22 21 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188
WELL SITE
PARK VAN BUREN STREET
VIA VALENCIA
STREET A
STREET C STREET D
STREET E
STREET F
STREET G
STREET H
RETENTION BASIN STREET I STREET B 15' WIDE STREETSCAPE 15' WIDE STREETSCAPE 15' WIDE STREETSCAPE
VIA MERIDA
C1.1
329
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
204
1 2
4 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 23 22 21 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188
WELL SITE
PARK VAN BUREN STREET
VIA VALENCIA
STREET A
STREET C STREET D
STREET E
STREET F
STREET G
STREET H
RETENTION BASIN STREET ISTREET B 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE
VIA MERIDA
C1.2
330
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 OF 1
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1 STOP
STOP STOP STOP
STOP STOP STOP STOP STOP
STOP
STOP VAN BUREN STREET
VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
PLAN 2 203
PLAN 1 202
3BR (4028-2) PLAN 3 201
2B (3823-1) PLAN 2 200
PLAN 1 199
3C (4028-2) PLAN 3 198
PLAN 2 197
1B (4019-1) PLAN 1 196
1A (4019-1) PLAN 1 194
PLAN 3 193
PLAN 2 192
1CR (4019-1) PLAN 1 191
PLAN 3 190
2C (3823-1) PLAN 2 189
1BR (4019-1) PLAN 1 188
1A (4019-1) PLAN 1 187
PLAN 3 186
2A (3823-1) PLAN 2 185
1C (4019-1) PLAN 1 184
PLAN 2 183
3CR (4028-2) PLAN 3 182
2B (3823-1) PLAN 2 181
1A (4019-1) PLAN 1 180
PLAN 3 179
2AR (3823-1) PLAN 2 178
1C (4019-1) PLAN 1
3B (4028-2) 177
PLAN 3 176
PLAN 2 175
1A (4019-1) PLAN 1 174
PLAN 3 173
PLAN 2 172
3C (4028-2) PLAN 3 171
1BR (4019-1) PLAN 1 170
PLAN 1 169
2AR (3823-1) PLAN 2 168
3B (4028-2) PLAN 3 167
2CR (3823-1) PLAN 2 166 1C (4019-1) PLAN 1 165
PLAN 3 164
PLAN 2 163 1AR (4019-1) PLAN 1 162
PLAN 3 161
PLAN 2 160
PLAN 1 159
2C (3823-1) PLAN 2 158
2BR (3823-1) PLAN 2 155
1A (4019-1) PLAN 1 153
PLAN 3 152
2AR (3823-1) PLAN 2 151
1BR (4019-1) PLAN 1 150
2C (3823-1) PLAN 2 149
PLAN 3 148
PLAN 1 147
2AR (3823-1) PLAN 2 146
3CR (4028-2) PLAN 3 145
1BR (4019-1) PLAN 1 144
3AR (4028-2) PLAN 3 143
PLAN 2 140
PLAN 1 139
2CR (3823-1) PLAN 2 138
3A (4028-2) PLAN 3 137
PLAN 1 136
2B (3823-1) PLAN 2 135
3CR (4028-2) PLAN 3 134
PLAN 1 133
3BR (4028-2) PLAN 3 132
PLAN 2 131 1B (4019-1) PLAN 1 130
PLAN 3 128
PLAN 1 127
3A (4028-2) PLAN 3 126
2CR (3823-1) PLAN 2 125
PLAN 1 PLAN 3 124
123
2B (3823-1) PLAN 2 122
1A (4019-1) PLAN 1 121
2CR (3823-1) PLAN 2 120
PLAN 3 119
1CR (4019-1) PLAN 1 118
1A (4019-1) PLAN 1 117
2CR (3823-1) PLAN 2 116
3A (4028-2) PLAN 3 115 1B (4019-1) PLAN 1 1143C (4028-2) PLAN 3 113 2AR (3823-1) PLAN 2 112 1BR (4019-1) PLAN 1 111
PLAN 3 110
2B (3823-1) PLAN 2 109
PLAN 1 108
2C (3823-1) PLAN 2 107
1CR (4019-1) PLAN 1 105
PLAN 2 104
3C (4028-2) PLAN 3 103
1B (4019-1) PLAN 1 102
PLAN 2 101
PLAN 3 100
1A (4019-1) PLAN 1 99
2BR (3823-1) PLAN 2 98
PLAN 3 97
1BR (4019-1) PLAN 1 961C (4019-1) PLAN 1
3A (4028-2) 95
PLAN 3 94
2CR (3823-1) PLAN 2 93
1BR (4019-1) PLAN 1
2AR (3823-1) 92
PLAN 2 91
PLAN 3 90
PLAN 1
3A (4028-2) 89
PLAN 3 88
2BR (3823-1) PLAN 2 87
1CR (4019-1) PLAN 1 86
PLAN 3 85
PLAN 2 82
1A (4019-1) PLAN 1 81
PLAN 2 80
3BR (4028-2) PLAN 3 79
PLAN 1 78
2BR (3823-1) PLAN 2 77
PLAN 3 76
PLAN 1 75
3C (4028-2) PLAN 3 74
2AR (3823-1) PLAN 2 73
PLAN 1 72PLAN 1 71
2CR (3823-1) PLAN 2 70
3B (4028-2) PLAN 3 69
1C (4019-1) PLAN 1 68 3AR (4028-2) PLAN 3 67
2B (3823-1) PLAN 2 66
PLAN 1 65 3C (4028-2) PLAN 3 64
2AR (3823-1) PLAN 2 63
PLAN 1 62 3BR (4028-2) PLAN 3 61
3A (4028-2) PLAN 3 59
PLAN 1
2BR (3823-1) 58
PLAN 2 57
1AR (4019-1) PLAN 1 56 3CR (4028-2) PLAN 3 55
2A (3823-1) PLAN 2 54
1C (4019-1) PLAN 1 53 3B (4028-2) PLAN 3 52
2CR (3823-1) PLAN 2 51
1BR (4019-1) PLAN 1 50
PLAN 2 46
PLAN 3 45
PLAN 2 44
1C (4019-1) PLAN 1 43
PLAN 3 42
PLAN 2 41
1BR (4019-1) PLAN 1 40
PLAN 3 39
PLAN 2 38
PLAN 1 37
PLAN 3 36
PLAN 2 35
1CR (4019-1) PLAN 1 34
3BR (4028-2) PLAN 3 33
PLAN 2 32
1B (4019-1) PLAN 1 31
PLAN 3 30
PLAN 2 29
1AR (4019-1) PLAN 1 28
PLAN 3 27
PLAN 2 26
1CR (4019-1) PLAN 1 25
PLAN 3 24
2B (3823-1) PLAN 2 23 PLAN 1 22
3BR (4028-2) PLAN 3 21
2A (3823-1) PLAN 2 20
PLAN 1 19
PLAN 3 18
2CR (3823-1) PLAN 2 17 1AR (4019-1) PLAN 1 16
PLAN 3 15
2B (3823-1) PLAN 2 14 1C (4019-1) PLAN 1 13
PLAN 3 12
2AR (3823-1) PLAN 2 11 1BR (4019-1) PLAN 1 10
3CR (4028-2) PLAN 3 9 1AR (4019-1) PLAN 1 8
2CR (3823-1) PLAN 2 7
3B (4028-2) PLAN 3 6
4 1B (4019-1) PLAN 1 3
3A (4028-2) PLAN 3 2
PLAN 2 1
0.23 AC
10,000 SF
LOT "F" 3,878 DF; 0.09 AC LOT "A" 6,597 SF; 0.15 AC LOT "B" 3,171 SF; 0.07 AC LOT "C"
1.36 AC
59,354 SF
LOT "D"
1.00 AC
43,574 SF
LOT "E"
3C (4028-2)
3CR (4028-2)
1AR (4019-1)
PLAN 1 47
1AR (4019-1)
PLAN 3 49
3A (4028-2)
PLAN 2 48
2BR (3823-1)
2CR (3823-1) 3AR (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 157 3BR (4028-2) PLAN 1 156
PLAN 3
PLAN 3
3CR (4028-2)
5 PLAN 2
195
PLAN 3
60 PLAN 2
2C (3823-1)
83 PLAN 3
3CR (4028-2)
84 PLAN 2
2A (3823-1)
106
PLAN 3
3B (4028-2)
129
PLAN 2
154
PLAN 3
141
PLAN 3
3BR (4028-2)
142
PLAN 2
2C (3823-1)
2B (3823-1)
2A (3823-1) 3B (4028-2) 3AR (4028-2) 3B (4028-2)
1AR (4019-1) 1C (4019-1) 3AR (4028-2)
2AR (3823-1)
2BR (3823-1)
3C (4028-2)
2C (3823-1)
2AR (3823-1)
2B (3823-1)
3CR (4028-2)
2CR (3823-1)
3A (4028-2)
2A (3823-1)
3B (4028-2)
2CR (3823-1)
1C (4019-1) 1CR (4019-1) 1A (4019-1)
1A (4019-1) 1B (4019-1) 1BR (4019-1) 1A (4019-1)
2BR (3823-1)
3BR (4028-2)
1C (4019-1)
3B (4028-2) 3C (4028-2)
3B (4028-2)
2CR (3823-1)
2AR (3823-1)
1A (4019-1)
3CR (4028-2)
3AR (4028-2) 3CR (4028-2)
1BR (4019-1) 1C (4019-1)
3B (4028-2) 2AR (3823-1)
2A (3823-1)
1B (4019-1) 1C (4019-1) 1AR (4019-1)
2AR (3823-1)
1B (4019-1)
3A (4028-2) 3C (4028-2) 3AR (4028-2)
1CR (4019-1)
1C (4019-1) 1AR (4019-1)
2AR (3823-1) 3B (4028-2) 2C (3823-1) 3C (4028-2) 2B (3823-1) 3B (4028-2) 3AR (4028-2)
2A (3823-1)
3BR (4028-2)
3C (4028-2)
1A (4019-1)
1CR (4019-1)
204
2AR (3823-1)
3CR (4028-2)
2AR (3823-1)
XX
PLAN X
XAR (XXXX-X)
OF 1
M
Drive, Suite 100
211
81 1
C1.3
331
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER STOP
STOP STOP STOPSTOP STOP STOP STOP STOP
STOP
STOP
204
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68
83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153
154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188
WELL
PARK VAN BUREN STREET
VIA VALENCIA
STREET A
STREET C STREET D
STREET E
STREET F
STREET G
STREET H
BASIN STREET I STREET B 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE
VIA MERIDA
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1
C1.4
332
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 STOP
STOP STOP STOP
STOP STOP STOP STOP STOP
STOP
STOP VAN BUREN STREET
VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
3BR (4028-2) PLAN 3
3C (4028-2) PLAN 3
1A (4019-1) PLAN 1
PLAN 3
PLAN 2
1CR (4019-1) PLAN 1
PLAN 3
2C (3823-1) PLAN 2
1BR (4019-1) PLAN 1
1A (4019-1) PLAN 1 PLAN 3
2A (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 2
3CR (4028-2) PLAN 3
2B (3823-1) PLAN 2
1A (4019-1) PLAN 1 PLAN 3
2AR (3823-1) PLAN 2
1C (4019-1) PLAN 1
3B (4028-2) PLAN 2 PLAN 3
1A (4019-1) PLAN 1 PLAN 2 PLAN 3
3C (4028-2) PLAN 3
1BR (4019-1) PLAN 1
PLAN 1
2AR (3823-1) PLAN 2
3B (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 3 PLAN 21AR (4019-1) PLAN 1 PLAN 3 PLAN 2 PLAN 1 2C (3823-1) PLAN 2
2BR (3823-1) PLAN 2
1A (4019-1) PLAN 1
PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
2C (3823-1) PLAN 2 PLAN 3 PLAN 12AR (3823-1) PLAN 2
3CR (4028-2) PLAN 3
1BR (4019-1) PLAN 1
3AR (4028-2) PLAN 3
PLAN 2 PLAN 1
2CR (3823-1) PLAN 2
3A (4028-2) PLAN 3 PLAN 1
2B (3823-1) PLAN 2
3CR (4028-2) PLAN 3 PLAN 13BR (4028-2) PLAN 3 PLAN 2
1B (4019-1) PLAN 1
PLAN 3
3A (4028-2) PLAN 1 PLAN 3
2CR (3823-1) PLAN 2 PLAN 1 PLAN 32B (3823-1) PLAN 2
1A (4019-1)
2CR (3823-1) PLAN 1 PLAN 3 PLAN 2
1CR (4019-1) PLAN 1
1A (4019-1) PLAN 1
2CR (3823-1) PLAN 2
3A (4028-2) PLAN 3
1B (4019-1) PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2
PLAN 1
2C (3823-1) PLAN 2
1CR (4019-1) PLAN 1
PLAN 2
3C (4028-2) PLAN 3
1B (4019-1) PLAN 1
PLAN 2
PLAN 3
1A (4019-1) PLAN 1
2BR (3823-1) PLAN 3 PLAN 2
1BR (4019-1) PLAN 11C (4019-1) PLAN 1
3A (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
2AR (3823-1) PLAN 3 PLAN 2 PLAN 1
3A (4028-2) PLAN 3
2BR (3823-1) PLAN 2
1CR (4019-1) PLAN 1 PLAN 3
PLAN 2
1A (4019-1) PLAN 1
3BR (4028-2) PLAN 3
PLAN 1
2BR (3823-1) PLAN 2 PLAN 3
PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2
PLAN 1 PLAN 1
2CR (3823-1) PLAN 2
3B (4028-2) PLAN 3
1C (4019-1) PLAN 1
3AR (4028-2) PLAN 3
2B (3823-1) PLAN 2 PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2 PLAN 1
3BR (4028-2) PLAN 33A (4028-2) PLAN 3 PLAN 1
2BR (3823-1) PLAN 2
1AR (4019-1) PLAN 1
3CR (4028-2) PLAN 3
2A (3823-1) PLAN 2
1C (4019-1) PLAN 1
3B (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
PLAN 2
PLAN 3
PLAN 2
1C (4019-1) PLAN 1
PLAN 3
PLAN 2
1BR (4019-1) PLAN 1
PLAN 3
PLAN 2
PLAN 1
PLAN 3
PLAN 2
1CR (4019-1) PLAN 1
3BR (4028-2) PLAN 3
PLAN 2
1B (4019-1) PLAN 1
PLAN 3
PLAN 2
1AR (4019-1) PLAN 1
PLAN 2
1CR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2 PLAN 1
3BR (4028-2) PLAN 3
2A (3823-1) PLAN 2 PLAN 1 PLAN 32CR (3823-1) PLAN 2
1AR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
3CR (4028-2) PLAN 3
1AR (4019-1) PLAN 1
2CR (3823-1) PLAN 2
3B (4028-2) PLAN 3
1B (4019-1) PLAN 1
3A (4028-2) PLAN 3
PLAN 2
0.23 AC
10,000 SF
LOT "F"
LOT "D"
1.00 AC
43,574 SF
LOT "E"
3CR (4028-2)
1AR (4019-1)
PLAN 1
1AR (4019-1)
PLAN 3
3A (4028-2)
PLAN 2
2BR (3823-1)
2CR (3823-1) 3AR (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 3BR (4028-2) PLAN 1
PLAN 3
3CR (4028-2)
PLAN 2
PLAN 3
PLAN 2
2C (3823-1)
PLAN 3
3CR (4028-2)
PLAN 2
2A (3823-1)
PLAN 3
3B (4028-2)
PLAN 2
PLAN 3
PLAN 3
3BR (4028-2)
PLAN 2
2C (3823-1)
2BR (3823-1)
2A (3823-1) 3B (4028-2) 3AR (4028-2) 3B (4028-2)
1AR (4019-1) 1C (4019-1) 3AR (4028-2)
2AR (3823-1)
2BR (3823-1)
3C (4028-2)
2C (3823-1)
2AR (3823-1)
2B (3823-1)
3CR (4028-2)
2CR (3823-1)
3A (4028-2)
2A (3823-1)
3B (4028-2)
2CR (3823-1)
1C (4019-1) 1CR (4019-1) 1A (4019-1)
1A (4019-1) 1B (4019-1) 1BR (4019-1) 1A (4019-1)
2BR (3823-1)
3BR (4028-2)
1C (4019-1)
3B (4028-2) 3C (4028-2)
3B (4028-2)
2CR (3823-1)
2AR (3823-1)
1A (4019-1)
3CR (4028-2)
3AR (4028-2) 3CR (4028-2)
1BR (4019-1) 1C (4019-1)
3B (4028-2) 2AR (3823-1)
2A (3823-1)
1B (4019-1) 1C (4019-1) 1AR (4019-1)
2AR (3823-1)
1B (4019-1)
3A (4028-2) 3C (4028-2) 3AR (4028-2)
1CR (4019-1)
1C (4019-1) 1AR (4019-1)
2AR (3823-1) 3B (4028-2) 2C (3823-1) 3C (4028-2) 2B (3823-1) 3B (4028-2) 3AR (4028-2)
2A (3823-1)
3BR (4028-2)
3C (4028-2)
PARK
RETENTION BASIN
WELL SITE
204
PLAN 3
3CR (4028-2)
203
PLAN 2
2AR (3823-1)
202
PLAN 1
1CR (4019-1)
201
200
PLAN 2
2B (3823-1)
199
PLAN 1
1A (4019-1)
198
197
PLAN 2
2AR (3823-1)
196
PLAN 1
1B (4019-1)
195
1 2
3 4
5 6 7
8 9
10 12 11
13 15 14
16 18 17
19 21 20
22 23
24 25
26 27
3C (4028-2) PLAN 3
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51 52
53 54 55
56 57
58 59
60 61
62 63 64
65 66 67
68 70 69
72 71
74 73
75 77 76
78 79
PLAN 2 80
81 83 82
84 85
86 87 88
89 90 91
92 93 94
95 96
97 98
99 100
101
102
103
104
105
106
107
108
110 109
111
113 112
114
116 115
117
118
119 120
121
122 123
124
125 126
127
128 129
130
132 131
133
135 134
136
138 137
139
141 140
142 143
144
145 146
147
148 149
150
151 152
153
154
155
156
157
158
159
161 160
162
164 163
165
168 167 166
169
170
171 172 173
174
175 176
177
178 179
180
181 182 183
184
185 186
187
188
189
190
191
192
193
194 LOT "A" LOT "B" LOT "C" 3,878 SF; 0.09 AC 6,597 SF; 0.15 AC 3,171 SF; 0.07 AC 59,354 SF 1.36 AC
C1.5
333
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.0
OVERALL WALL & FENCE PLAN
D A T E :
2023. 08. 16
334
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.1 ENLARGEMENTS - RETENTION & SOUTH ENTRY
D A T E :
2023. 08. 16
335
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.2 ENLARGEMENTS - NORTH ENTRY, PARKWAY, & MEDIAN
D A T E :
2023. 08. 16
336
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.3
ENLARGEMENTS - PARKS
D A T E :
2023. 08. 16
337
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.4
IMAGES
D A T E :
2023. 08. 16
338
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.5
TYPICAL FRONT YARD
D A T E :
2023. 08. 16
339
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
PLAN 2B | 3823-1
DESERT CONTEMPORARY
PLAN 1A | 4019-1
TRANSITIONAL SPANISH
PLAN 3C | 4028-2
PRAIRIE
A1.0
STREET SCENE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
340
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.1
FLOOR PLAN "A" - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
341
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A - TRANSITIONAL SPANISH
SCHEME 3
B - DESERT CONTEMPORARY
SCHEME 6
C - PRAIRIE
SCHEME 7
A1.2
FRONT ELEVATIONS
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
342
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
ELEVATIONS 'A' - SPANISH
A1.3
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
343
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.4 FLOOR PLAN 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
344
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.5 ELEVATIONS 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
345
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.6 FLOOR PLAN 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
346
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.7 ELEVATIONS 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
347
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
88 A2.0 FLOOR PLAN 'A' - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
348
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A - TRANSITIONAL SPANISH
SCHEME 1
B - DESERT CONTEMPORARY
SCHEME 4
C - PRAIRIE
SCHEME 8
A2.1 FRONT ELEVATIONS
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
349
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A2.2 ELEVATIONS "A" - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
350
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
1111
A2.3 FLOOR PLAN 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
351
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A2.4 ELEVATIONS 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
352
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
13 A2.5 FLOOR PLAN 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
353
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A2.6 ELEVATIONS 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
354
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
1515
A3.0 FLOOR PLAN 'A' - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
355
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A - TRANSITIONAL SPANISH
SCHEME 2
B - DESERT CONTEMPORARY
SCHEME 5
C - PRAIRIE
SCHEME 9
A3.1 FRONT ELEVATIONS
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
356
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A3.2 ELEVATIONS "A" - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
357
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 18 A3.3 FLOOR PLAN 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
358
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
19 A3.4 ELEVATIONS 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
359
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
20 A3.5 FLOOR PLAN 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
360
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A3.6 ELEVATIONS 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
361
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
JUNE 21 6AM
SHADE STUDY
A4.0
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
362
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
JUNE 21 9AM
SHADE STUDY
A4.1
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
363
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
JUNE 21 12PM
SHADE STUDY
A4.2
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
364
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
JUNE 21 3PM
SHADE STUDY
A4.3
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
365
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
JUNE 21 6PM
SHADE STUDY
A4.4
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
366
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
DEC 21 6AM
SHADE STUDY
A4.5
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
367
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
DEC 21 9AM
SHADE STUDY
A4.6
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
368
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
DEC 21 12PM
SHADE STUDY
A4.7
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
369
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
DEC 21 3PM
SHADE STUDY
A4.8
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
370
Item 3.
SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:
MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :
E N G I N E E R :
MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 25
OWNER OF RECORD:
NIGOSIAN FAMILY FARMS, INC.
PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
DEC 21 6PM
SHADE STUDY
A4.9
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16
371
Item 3.
CALIFORNIA 111 CALIFORNIA 86 10 OF 1 PREPARED BY: SHEET MBAKERINTL.COM 75-410 Gerald Ford Drive, Suite 100 Palm Desert, CA 92211 Phone: (760) 346-7481 1 20412 4 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 23 22 21 25 26 272829303132333435363738394041424344 45 4647 48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 117 116 115 114 113 112 111 110 109 108 107 106 118 119 120 121 122 123 124 125 126 127 128 129 141 140 139 138 137 136 135 134 133 132 131 130 142 143 144 145 146 147 148 149 150 151 152 153 154155 156 169 168 167 166 165 164 163 162 161 160 159 158 157 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189 190 191 192 193 194 195 196 197 198 199 200 201 202 2033 6 49 67 24 100 101 102 103 104 105 99 188 STREET "A" STREET "C" STREET "D" STREET "E" STREET "F" STREET "G" STREET "H"
STREET "I"
STREET "B"
VAN BUREN STREET VIA MERIDA VIA VALENCIA 372
Item 3.
Dear Mr. Gabriel Perez,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Sevilla II project. The project area is not located within the boundaries of the ACBCI Reservation. However, it is within the Tribe’s Traditional Use Area. For this reason, the ACBCI THPO requests the following:
[VIA EMAIL TO:[email protected]]
City of Coachella
Mr. Gabriel Perez
53-990 Enterprise Way
Coachella, CA 92236
January 30, 2023
Re: Sevilla II Project GPA 22-05, CZ 22-06, TTM 38577, EA 22-06 Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 423-3485. You may also email me at [email protected].
Cordially,
03-017-2023-002
*Copies of any cultural resource documentation (report and site records) generated in connection with this project.
*A cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in this area.
*A copy of the records search with associated survey reports and site records from the information center.
*The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. *Formal government to government consultion under California Assembly Bill No. 52 (AB-52).
*The presence of an archaeologist that meets the Secretary of Interior's standards during any ground disturbing activities.
373
Item 3.
Xitlaly Madrigal
Cultural Resources Analyst
Tribal Historic Preservation Office
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
374
Item 3.
03-017-2023-002
Dear Mr. Gabriel Perez,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Sevilla II project. We have reviewed the documents and have the following comments:
[VIA EMAIL TO:[email protected]]
City of Coachella
Mr. Gabriel Perez
53-990 Enterprise Way
Coachella, CA 92236
September 07, 2023
Re: Sevilla II TTM 38557
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 423-3485. You may also email me at [email protected].
Cordially,
*The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. *The presence of an archaeologist that meets the Secretary of Interior's standards during any ground disturbing activities.
# *Please provide Appendix L: Mitigation Monitoring and Reporting Program. # *Please provide Appendix D: Cultural Resources Report. # *In section 4.18 it is stated that responses to the AB-52 consultation letters were received from Augustine Band of Cahuilla Indians and Morongo Band of Mission Indians. Agua Caliente Band of Cahuilla Indians sent a response letter on January 31, 2023 and requested consultation on this project (letter attached). 375
Item 3.
03-017-2023-002
Xitlaly Madrigal
Cultural Resources Analyst
Tribal Historic Preservation Office
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
376
Item 3.
State of California – Natural Resources Agency GAVIN NEWSOM, Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Deserts Region
3602 Inland Empire Boulevard, Suite C-220
Ontario, CA 91764
www.wildlife.ca.gov
Conserving California’s Wildlife Since 1870
October 3, 2023
Sent via email
Gabriel Perez
Development Services Director
City of Coachella
53990 Enterprise Way
Coachella, CA 92236
Sevilla II Tentative Tract Map No. 38557 (PROJECT)
Mitigated Negative Declaration (MND)
SCH# 2023090027
Dear Gabriel Perez:
The California Department of Fish and Wildlife (CDFW) received a Mitigated Negative Declaration (MND) from the City of Coachella (City) for the Project pursuant to the California Environmental Quality Act (CEQA) and CEQA guidelines. 1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.
Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.
CDFW ROLE
CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related activities that have the potential to adversely affect fish and wildlife resources.
1CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000. 377
Item 3.
Gabriel Perez, Development Services Director
City of Coachella
October 3, 2023