Agenda packet — Coachella City Council, October 18, 2023 (part 1 of 3)

Civic Center
53990 Enterprise Way, Coachella, California
(760) 398-3502  www.coachella.org
AGENDA

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
October 18, 2023
6:00 PM
In-Person Meeting
Location:

Civic Center
53990 Enterprise Way,
Coachella, CA
If you would like to attend the meeting via Zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT 09 Or One tap mobile : +16694449171,,84544257915#,,,,*380084# Or Telephone:

US: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
 Public comments may be received either in person, via email, telephonically, or via Zoom with a limit of 250 words, or three minutes:
o In Real Time:

If participating in real time via Zoom or phone, during the Public Comment Period, use the “raise hand” function on your computer, or when using a phone, participants can raise their hand by pressing *9 on the keypad.
o In Writing:

Written comments may be submitted to the City Council electronically via email to [email protected]. Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the City Council and entered into the record. o If you wish, you may leave a message at (760) 262-6240 before 5:30 p.m. on the day of the meeting.  The live stream of the meeting may be viewed online by accessing the city's website at www.coachella.org, and clicking on the "Watch Council Meetings" tab located on the home page, and then clicking on the "live" button.
1 CALL TO ORDER:

PLEDGE OF ALLEGIANCE:

ROLL CALL:

APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”
APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes October 4, 2023
WRITTEN COMMUNICATIONS:

PUBLIC COMMENTS (NON-AGENDA ITEMS):
“The public may address the Commission on any item of interest to the public that is not on the agenda, but is within the subject matter jurisdiction thereof. Please limit your comments to three (3) minutes.” REPORTS AND REQUESTS:

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. Architectural Review No. 23-12 request to modify Panda Express drive thru building architecture with the addition of red LED lighting strips to the swoop roof element design as Architectural Review No. 23-12 at 50-120 Cesar Chavez Street. The project was originally approved as Architectural Review No. 21-12 consisting of development of 2.83 acres of an 8.25-acre property to include a 2,600 sq. ft. Panda Express drive thru restaurant and a 20,442 sq. ft. Aldi supermarket at the northeast corner of Cesar Chavez Street and First Street (APN# 778-020-007 and 778-010-017) Continued from October 4, 2023. Applicant: Panda Express, Inc.

3. Sevilla II Project
Change of Zone No. 22-05, Tentative Tract Map No 38557, Conditional Use Permit No. 372, Architectural Review No. 23-13, Environmental Assessment No. 22-06 a proposal to subdivide 39 acres into 204 single family lots with a minimum lot size of 5,000 square feet with three single family residential production model homes with 3 elevation options located west of Van Buren Street, south of Avenue 50 and north of Avenue 51, APN #’s 779-280-002 and 779-320-001; Applicant: The Pulte Group INFORMATIONAL:

4. Director Updates
ADJOURNMENT:

Complete Agenda Packets are available for public inspection at the City Clerk’s Office at 53-462 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
2 THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES Civic Center
53990 Enterprise Way, Coachella,
(760) 398-3502 
www.coachella.org
AGENDA
DE UNA REUNIÓN ESPECIAL DE
LA
COMISIÓN DE PLANIFICACIÓN

PLANNING COMMISSION
18 de Octubre, 2023
6:00 PM
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 O one tap mobile:

Us: +16699006833,, 84544257915#,,,,* 380084# US
O teléfono:

Us: +1 669 900 6833
ID del webinar: 845 4425 7915
Código de acceso: 380084
Español: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla Los comentarios públicos se pueden recibir por correo electrónico, por teléfono o por zoom con un límite de 250 palabras o tres minutos:

En vivo:

Si participa en vivo a través de zoom o teléfono, durante el período de comentarios públicos, use la función "levantar la mano" en su computadora, o cuando use un teléfono, los participantes pueden levantar la mano presionando *9 en el teclado.

Por escrito:

Los comentarios escritos pueden enviarse a la comisión electrónicamente por correo electrónico a [email protected]. Se requiere la transmisión antes del inicio de la reunión. Todos los comentarios escritos recibidos serán enviados a la comisión e ingresados en el registro.

SI LO DESEA, PUEDE DEJAR UN MENSAJE EN EL (760) 398-3102, EXTENSIÓN 122, ANTES DE LAS 4:00 P.M. DEL DÍA DE LA REUNIÓ
3 LLAMADO AL ORDEN:

JURAMENTO A LA BANDERA:

PASE DE LISTA:

ORDEN DEL DÍA ESPECIAL
APROBACIÓN DE LA AGENDA:
“En este momento, la Comisión puede anunciar cualquier punto que está siendo retirado de la agenda o continuado a otra fecha o solicitar el traslado de un punto de la agenda”.

APROBACION DE LAS ACTAS:

1. Borrador de las Actas de la Comisión de Planificación – 4 de Octubre, 2023.

COMUNICACIONES ESCRITAS:

COMENTARIOS DEL PÚBLICO (PUNTOS QUE NO ESTÁN EN LA AGENDA):
“El público puede dirigirse a la Comisión sobre cualquier tema de interés para el público que no esté en la agenda, pero que esté dentro de la jurisdicción de la materia de la misma. Por favor limite sus comentarios a tres (3) minutos”.

INFORMES Y SOLICITUDES:

PUNTOS QUE NO SON DE AUDIENCIA:

CALENDARIO DE AUDIENCIAS PÚBLICAS (CUASI-JUDICIAL):

2. Revision de Arquitectura No. 23-12 solicitud para modificar la arquitectura del edificio Panda Express drive thru con la adición de tiras de iluminación LED rojas al diseño del elemento del techo en picado como Revision de Arquitectura No. 23-12 en 50-120 Calle César Chávez. El proyecto fue aprobado originalmente como Revision de Arquitectura No. 21-12 que consiste en el desarrollo de 2.83 acres de una propiedad de 8.25 acres para incluir un restaurante Panda Express de 2,600 pies cuadrados y un 20,442 pies cuadrados. Supermercado Aldi en la esquina noreste de la calle César Chávez y la calle Primera (APN # 778-020-007 y 778-010-017) Continuación desde el 6 de septiembre de 2023. Demandante: Panda Express, Inc.

3. TTM 38557 propone subdividir 39 acres en 204 lotes unifamiliares con un tamaño mínimo de 5000 pies cuadrados; el cambio de zona 22-05 propone cambiar la zona existente de General Neighborhood (G-N) [Vecindario General] a General Neighborhood-Planned Unit Development (GN-PUD), [Urbanización Planificada General] el CUP 372 propone utilizar las disposiciones de la Sección 17.38 (Planned Unit Developments) [Urbanizaciones Planificadas] del Código Municipal de Coachella; AR 23-13 es para la revisión arquitectónica de 3 casas residenciales unifamiliares, cada una con 3 elevaciones; EA 22-06 fue preparado para abordar los efectos ambientales directos, indirectos y acumulativos del proyecto propuesto en el sitio de 39 acres ubicado al oeste de Van Buren Street, al sur de la Avenida 50 y al norte de la Avenida 51, APN # 779-280-002 y 779-320-001; David Dewegeli, The Pulte Group (Solicitante). (Goldman - Perez)
INFORMATIVO: 4
Director Updates
SE SUSPENDE LA SESIÓN:

ESTA REUNIÓN ES ACCESIBLE PARA PERSONAS CON DISCAPACIDA Los paquetes completos de la agenda están disponibles para inspección pública en el Departamento de Servicios de Desarrollo en 53-990 Enterprise Way, Coachella, California, y en el sitio web de la ciudad www.coachella.org.
5 6
Civic Center
53990 Enterprise Way, Coachella, CA
(760) 398-3502  www.coachella.org

MINUTES

OFTHE CITY OF THE

CITY OFCOACHELLA

PLANNING COMMISSION
October 4, 2023
6:00 PM
If you would like to attend the meeting via zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 Or one tap mobile :

Us: +16699006833,, 84544257915#,,,,* 380084# US
Or telephone:

Us: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla Public comments may be received via email, telephonically, or via zoom with a limit of 250 words, or three minutes:

In real time:

If participating in real time via zoom or phone, during the public comment period, use the “raise hand” function on your computer, or when using a phone, participants can raise their hand by pressing *9 on the keypad.

In writing:

Written comments may be submitted to the commission electronically via email to [email protected]. Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the commission and entered into the record.

IF YOU WISH, YOU MAY LEAVE A MESSAGE AT (760) 398-3102, EXTENSION 122, BEFORE 4:00 P.M. ON THE DAY OF THE MEETING
7 Item 1.

CALL TO ORDER: 6:21 PM
PLEDGE OF ALLEGIANCE:

Commissioner Murillo
ROLL CALL:

Commissioners Present: Commissioner Arvizu, Commissioner Murillo, Commissioner Ramirez, Alternate Commissioner Fonseca, Vice Chair Hernandez, Chair Gonzalez.

Staff Present: *Gabriel Perez, Development Services Director. *Anahi Fernandez, Management Analyst.
*Jesus Medina, Information Technology Tech.
*Jason Stevens, Information Technology Manager.

1. Draft Planning Commission Minutes – September 6, 2023.

IT WAS MOVED BY VICE CHAIR HERNANDEZ AND SECONDED BY COMMISSIONER RAMIREZ TO APPROVE THE MINUTES.

Approved by the following roll call vote:

AYES: Commissioner Arvizo, Commissioner Murillo, Commissioner Ramirez, Vice Chair Hernandez, Chair Gonzalez.

NOES: None.

ABSTAIN: None.

ABSENT: None.

WRITTEN COMMUNICATIONS:

None.

NON-HEARING ITEMS:

2. Citywide Wireless Telecommunication Facilities Compliance Update 8 Item 1.

Anahi Fernandez, Management Analyst, gave a brief presentation for the item. A copy of the presentation is on file in the Planning Division.

Public Comment Opened at 6:33 pm by Chair Gonzalez.

Emily Murray, Attorney, spoke on behalf of American Tower, made herself available for questions and provided comments.

Public Comment Closed at 6:45 pm by Chair Gonzalez.

IT WAS MOVED BY CHAIR HERNANDEZ AND SECONDED BY COMMISSIONER RAMIREZ TO APPROVE RESOLUTION PC2023-26 WITH THE FOLLOWING MODIFICATIONS:
 LANDSCAPE PLANS MUST BE APPROVED BY THE PLANNING DIVISION BEFORE ISSUING A BUILDING FINAL.
 REQUIREMENT OF A MAINTANANCE AND LANDSCAPE AGREEMENT.  PLACEMENT OF RIVER ROCK AS GROUND COVER.
 SPLITFACE BLOCKWALL INSTEAD OF CHAIN LINK FENCE.
 MONOPALM SPECIFIC WIRELESS TOWERS INSTEAD OF MONOPINES.

Approved by the following roll call vote:

AYES: Commissioner Arvizu, Commissioner Murillo, Commissioner Ramirez, Alternate Commissioner Fonseca, Vice Chair Hernandez, Chair Gonzalez.

NOES: None.

ABSTAIN: None.

ABSENT: None.

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

3. Architectural Review No. 23-12 request to modify Panda Express drive thru building architecture with the addition of red LED lighting strips to the swoop roof element design as Architectural Review No. 23-12 at 50-120 Cesar Chavez Street. The project was originally approved as Architectural Review No. 21-12 consisting of development of 2.83 acres of an 8.25-acre property to include a 2,600 sq. ft. Panda Express drive thru restaurant and a 20,442 sq. ft. Aldi supermarket at the northeast corner of Cesar Chavez Street and First Street (APN# 778-020-007 and 778-010-017) Continued from September 6, 2023. Applicant: Panda Express, Inc.

Gabriel Perez, Development Services Director, gave a brief presentation for the item. A copy of the presentation is on file in the Planning Division.

Public Comment Opened at 7:05 pm by Chair Gonzalez.

Ruben Rodela, with GAW Architecture representing Panda Express, made himself available for questions and provided comments. He also expressed interest in a continuation of the item as the development team would be visiting the subject site to explore alternatives for the LED lighting.

Lizzandro Diaz, Building Official, made himself available for questions and provided comments.

Public Comment Closed at 7:20 pm by Chair Gonzalez.

IT WAS MOVED BY CHAIR HERNANDEZ AND SECONDED BY COMMISSIONER RAMIREZ STAFF THAT THE PLANNING COMMISSION APPROVE CONTINUATION OF ITEM NUMBER THREE (3) TO 9 Item 1.

THE NEXT PLANNING COMMISSION MEETING OF OCTOBER 18, 2023.

Approved by the following roll call vote:

AYES: Commissioner Arvizu, Commissioner Murillo, Commissioner Ramirez, Alternate Commissioner Fonseca, Vice Chair Hernandez, Chair Gonzalez.

NOES: None.

ABSTAIN: None.

ABSENT: None.

INFORMATIONAL:

4. Director’s Development Update
 RCTC is taking the lead on RFP for the Rail Station Feasibility Study and we will be interviewing consultants for that project at the end of this month and will probably start work in the December.

The Planning Commission would be a part of the study that will be a year and a half effort.  Panda Express will open soon.
 Community Resiliency Center Grant: City is looking into a 10 million dollar grant to rehab the Hidden Harvest Building.
 Proposal for new residential subdivisions will be presented to the Planning Commission in October 18, 2003 for the Sevilla II project, which is 204-unit residential project by Pulte Homes.  Commissioner Arvizu, requested a study session regarding small business protections. The Commission also discussed the need to review short term rentals.  ADU Pre-approved plans will be presented to the Planning Commission in the first meeting of November.

ADJOURNMENT: 7:31 P.M.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
10 Item 1.
11 Item 1.

STAFF REPORT
10/18/2023
TO: Planning Commission
FROM: Gabriel Perez, Development Services Director
SUBJECT: Architectural Review No. 23-12 request to modify Panda Express drive thru building architecture with the addition of red LED lighting strips to the swoop roof element design as Architectural Review No. 23-12 at 50-120 Cesar Chavez Street. The project was originally approved as Architectural Review No. 21-12 consisting of development of 2.83 acres of an 8.25-acre property to include a 2,600 sq. ft. Panda Express drive thru restaurant and a 20,442 sq. ft. Aldi supermarket at the northeast corner of Cesar Chavez Street and First Street (APN# 778-020-007 and 778-010-017) Continued from October 4, 2023.

Applicant: Panda Express, Inc.

STAFF RECOMMENDATION:

The applicant request that the Planning Commission approve Resolution No. PC2023-24 approving Architectural Review No. 23-12 with the findings and conditions as recommended by Staff.

BACKGROUND:

The project was originally approved as Architectural Review No. 21-12 on December 15, 2021 consisting of development of 2.83 acres of an 8.25-acre property to include a 2,600 sq. ft. Panda Express drive thru restaurant and a 20,442 sq. ft. Aldi supermarket at the northeast corner of Cesar Chavez Street and First Street (APN# 778-020-007 and 778-010-017). Aldi supermarket
construction is complete and the store is open to the public. Panda Express restaurant is near completion of construction. The applicant did not include their desired LED strip lighting on exterior elevations plans and requests that the Planning Commission approve the modification. The Planning Commission considered this item at the regular meeting of September 6, 2023 but requested that the item be continued due to questions the Commission have of the applicant regarding the proposal. The applicant cited that they were not in attendance at the September 6 meeting due to email correspondence by the Development Services Director that unintentionally 12 Item 2.
identified September 13, 2023 as the public hearing date. The Planning Commission heard the agenda item again on October 4, 2023 where the Commission voted to continue the item to the October 18, 2023 based on the applicant request to defer the decision until the applicant team discuss alternatives during their recent field meeting. The applicant provided a letter as Attachment 8 requesting that the LED light as proposed be approved with illumination at the lowest level.

DISCUSSION/ANALYSIS
Panda Express Inc. requests Planning Commission approval of modifications to Panda Express drive thru building architecture with the addition of red LED lighting strips to the swoop roof element design as Architectural Review No. 23-12 at 50-120 Cesar Chavez Street. The surrounding uses are as follows:

North: Existing commercial development, America’s Tire (C-G, General Commercial).

South: Aldi Supermarket. (C-G, General Commercial).

East: Foster-Gardner agricultural products (nonconforming) industrial site (C-G, General Commercial).

West: McDonalds restaurant (C-G, General Commercial).

Site Plan
A Panda Express drive-thru restaurant is proposed at parcel 4 to the rear of the McDonalds restaurant and to the North of Aldi’s. Access is provided from the main driveway entrance from Cesar Chavez Street. Drive-thru queuing of up to 10 vehicles is provided from the rear of the building beginning with two queuing lanes with separate menu boards that converge into one queuing lane for order pick up at the drive thru window. An outdoor covered 400 sq. ft. patio dining area is proposed at the front of the Panda Express building.

Figure 1: Site Plan
13 Item 2.

Architectural Design
The overall architectural design of Panda Express incorporates modern architectural design with distinct material and color patterns for each building that differ from the original architectural conceptual design of Fountainhead Plaza as characterized by the Spanish Colonial revival appearance of the Walgreens drug store building.

The Panda Express drive thru building incorporates a new architectural prototype design with a “swinging” roof shape design. The building is framed with dark stone veneer base, light stucco and window systems at the mid-section, and iron colored metal cap and spruce colored Nichiha siding for the roof parapet. The nichia siding is also a feature of the vertical corner entry element.

An outdoor covered patio dining area is provided at the front elevation with a low stone veneer patio wall.

The proposed LED lighting strips would be directly applied to the “swinging” roof shape element and would be red in color (Figure 2). Staff requests Planning Commission review of this modification as it was not originally considered by the Planning Commission and could be classified as signage rather than an architectural feature. Staff recommends that appropriate application of the LED lighting strip would be to obscure the lighting so that it is tucked under the “swinging” element and emits a halo lighting effect that is more understated and visually appealing.

The applicant in their letter in Attachment 8 requests that the red LED strip light be approved to be dimmed at the lowest level. The applicant provided photos of the LED strip tested at nighttime in Attachment 7 that they indicated were at the lowest level. There were no other photos provided at other lighting levels to demonstrate that the provided photos were at the lowest level. The applicant indicated that the LED lighting is the same as what In-N-Out uses and provided images of the restaurant in Attachment 7. Staff remains firm in its recommendations to view obscure the direct view of the LED lighting either with moving the lighting to the corner of the swinging element and the main building wall or using a “lip” feature on the proposed light location.

Figure 2: Proposed LED Lighting strip evening perspective 14 Item 2.

Figure 3: Nighttime LED testing at subject site
Figure 4: In-N-Out Comparison
Landscape Design
The plant palette includes a variety of trees including “Chilean Mesquite” “Desert Willow/Amethyst” and “Thornless Palo Verde” within the perimeter plantings and interior parking lot planters. The planters will include water-efficient plantings including “Red Bird of Paradise”, “Bush Morning Glory”, “Toothless Desert Spoon”, “Mexican Evening Primrose”, and Agave “Century Plant” succulents. Decorative Gravel (3/4”) is proposed to be consistent with gravel in landscape areas for Aldi Supermarket and Starbucks. Decorative lighting is proposed in landscape areas to illuminate trees.
15 Item 2.

CONSISTENCY WITH ZONING
The subject site is zoned C-G (General Commercial) zone, which allows for retail and restaurant establishments. The project complies with the development standards of the Zoning Ordinance for parking, lot requirements, height, landscaping and drive through stacking.

Table 1 – Development Standards
Zoning Ordinance Proposed Complies
with Code
Parking
(Minimum)
Restaurants: Panda Express- 36
spaces required.

Requirement is 1 space per 45 sq.
ft. of customer area plus 1 space
for each 200 sq. ft. of
noncustomer area.

Panda Express- 62 spaces Yes
Lot
Requirements
Minimum Lot width 50’ All proposed parcels
(TPM 37940) greater than
100’ width
Yes
Height
(maximum)
35’ Panda Express – 23’3” Yes
Landscaping  Parking area or driveway
abutting a street requires a 10
foot setback fully landscaped.
 Internal landscaping equal to
a minimum of 5% of the
parking and driveway area.
 Parking and driveway area is
commercial zones shall be
separated from building by a
landscape planter.
 One 15 gallon tree for every
10 parking spaces.
 All landscape planter beds in
interior parking areas shall be
not less than five feet in width
 All areas exceed 10’
fully landscaped
setback
 Internal landscaping %
not identified but
required by condition of
approval.
 Aldi building is not
separated from
driveway by a
landscape planter but is
conditioned to do so.
 One 15 gallon tree is
provided for every 10
parking spaces.
 The rear property line
planter to the rear of
Panda Express is less
than 5’.

Substantially
in
compliance.

Project
conditioned
to comply
with all
landscape
standards.

Drive-through Minimum stacking for 8 vehicles
at 20’ per vehicle.

Panda Express
accommodates stacking
for 10 vehicles
Yes
16 Item 2.

ENVIRONMENTAL IMPACT CONSIDERATION
The Planning Commission adopted a Mitigated Negative Declaration as part of Environmental Initial Study (EIS 07-16) on May 7, 2008 for the Fountainhead Plaza for all phases of the project. Staff determined that the proposed development and modifications will not result in any new environmental effects that were not previously analyzed as part of the original project. As such, no additional environmental review or further mitigation is required for this request.

ALTERNATIVES:
1) Adopt Resolution No. PC 2023-24 approving Architectural Review No. 23-12 with the findings and conditions as recommended by Staff approving LED strip lighting directly view obscured.
2) Adopt Resolution No. PC 2023-24 approving Architectural Review No. 23-12 with the findings, but without conditions of approval requiring that the LED strip lighting be directly view obscured.
3) Deny the proposed project.
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends alternative #1.

Attachments:

1. Resolution No. PC2023-24 for AR No. 23-12
Exhibit A – Conditions of Approval
Exhibit B – Proposed LED strip lighting plans

2. Site Plan

3. Approved Development Plan Set

4. Council Resolution 2022-10 with Original Conditions of Approval

5. Resolution PC 2021-25 Conditions of Approval

6. Applicant Examples LED Strip Lighting

7. Additional Photos of LED light tested at low dim level at subject site

8. Applicant letter – October 11, 2023
17 Item 2.

RESOLUTION NO. PC2023-24

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING ARCHITECTURAL
REVIEW NO. 23-12, A REQUEST TO MODIFY PANDA EXPRESS DRIVE

THRU BUILDING ARCHITECTURE WITH THE ADDITION OF RED

LED LIGHTING STRIPS TO THE SWOOP ROOF ELEMENT DESIGN AS ARCHITECTURAL REVIEW NO. 23-12 AT 50-120 CESAR CHAVEZ
STREET. APPLICANT: PANDA EXPRESS, INC.

WHEREAS Panda Express, Inc. filed an application for Architectural Review (AR) 23- 12 to modify Panda Express drive thru building architecture with the addition of red LED lighting strips to the swoop roof element design at 50-120 Cesar Chavez Street; and, WHEREAS on December 15, 2021 and January 5, 2022, the Planning Commission of the City of Coachella held a duly noticed public hearing, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties, and approved AR No. 21-12 and CUP 347 for the Aldi Supermarket and Panda Express and recommended approval to the City Council of Conditional Use Permit (CUP) No. 321 and AR 20-03 for Starbucks and 7-Eleven; and
WHEREAS the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the Planning Division completed an initial environmental assessment of the above matter and in accordance with the California Environmental Quality Act (CEQA) recommends the Planning Commission determine the project will not result in any new environmental effects that were not previously analyzed as part of the original project under Environmental Initial Study 07-16 on May 7, 2008 for Fountainhead Plaza for all phases of the project.

WHEREAS the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California hereby resolve as follows:

Section 1. Incorporation of Recitals
The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.

Attachment 1
18 Item 2.

Resolution PC2023-24

Page 2 ends

Section 2. CEQA Findings
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project will not result in any new environmental effects that were not previously analyzed as part of the original project under Environmental Initial Study 07-16 on May 7, 2008 for Fountainhead Plaza for all phases of the project.

Section 3. Architectural Review Findings
With respect to Architectural Review 23-12,the Planning Commission finds as follows for the 2,600 sq. ft. Panda Express restaurant:

1. The Architectural Review modification is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 203. The site has a Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies for this type of development.

2. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The site plan proposes the construction and operation of a development consisting of a 2,600 sq. ft. restaurant in accordance with section 17.74.010 of the Coachella Municipal Code.

3. Consideration is given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The proposed development consists of a 2,600 sq. ft. restaurant which will provide City residents and regional residents with a food options which will provide convenience to motorist within the region. The proposed use is compatible with existing adjacent uses, which include similar land uses and large commercial development sites.

4. The Project will be compatible with neighboring properties with respect to land development patterns. The proposed development would development according to the development standards of the C-G Zone at a scale, massing, and aesthetic appeal of existing development is in keeping with development of neighboring properties.

5. The proposed use will include vehicular approaches to the property designed to improve offsite and on-site vehicular circulation for existing traffic on surrounding public streets or roads.

Evidence of this is reflected in the provided site plan design. The three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.
19 Item 2.

Resolution No. PC2023-24

Page 3 ends

Section 5. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby approves Architectural Review 23-12 (Amendment), modifying the architecture of the building to include LED lighting strips on exterior elevations, as set forth by the conditions in “Exhibit A” and development plans of “Exhibit B”
PASSED APPROVED and ADOPTED this 18th day of October 2023. ___________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
20 Item 2.

I HEREBY CERTIFY that the foregoing Resolution No. PC2023-24, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 18th day of October 2023, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
21 Item 2.

Resolution No. PC 2023-24 EXHIBIT A

CONDITIONS OF APPROVAL
ARCHITECTURAL REVIEW NO. 23-12 MODIFICATIONS TO EXTERIOR ELEVATIONS FOR PANDA EXPRESS – MODIFIED CONDITIONS OF
RESOLUTION NO. PC2021-25
Architecture

1. The applicant shall modify the proposed LED lighting strip plan to be directly view obscured by the architectural swoop feature and provide a halo lighting effect.

2. The project shall comply with all conditions of approval for Resolutions No. PC 2022-05, PC2021-25 and Council Resolution No. 2022-10.
22 Item 2.
23 Item 2.

Customer Approval / Signature
Panda Express
Coachella, CA
May 17, 2023
Signature: Date:
24 Item 2.

This is an original, unpublished drawing, created by Allen Industries, Inc. This drawing is submitted to you in confidence for your use solely in connection with the project being planned for you by Allen Industries, Inc. and is not to be shown to anyone outside your organization, nor used, reproduced, copied or exhibited in any fashion whatsoever. The designs shown on the drawing (except for any registered trademarks that may belong to a client of Allen Industries, Inc.) remain the property of Allen Industries, Inc.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

ME
# Date Description
2 3
4 5
6 03/13/23 Updating per customer and to base standard
04/04/23 Creating 300 lvl package
04/10/23 Updating corner and moon gate
04/27/23 Revised the 300 lvl package
04/28/23 Revised 300 lvl package, art change
Initial
JC
JC
JC
JM
50-120 Cesar Chavez Street JM
Coachella, CA 92236
Panda Express
Client Review Status
Client Signature: Approval Date:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 2 Proposed
Architectural Elevations
Approximate area of
electrical penetrations for
light band
=
Approximate area of
electrical penetrations
for swoop and trellis
=
Do not install downlit
LED’s where over windows
Main Entrance
Wall Surface
4’-0”
4'-0"
2’-4” 1’-11”
35’-3”
Front Elevation
Scale: 1/8"=1'-0"
Left side of the trellis is flush
with the left side of red EFIS.

Red EFIS to be painted
by PANDA EXPRESS
Left side of the trellis is flush
with the Right side of light band.
18’-0”
Paint: PMS Black 7c
Satin Finish
Paint: Akzo Panda Red
(Akzo Sign 3762) Satin Finish
Color Specifications
4mm BLX Alpolic ACM
3M 180MC-53
Vinyl to Match
Pantone 200 C
11'-2 3/4" 11'-2 3/4"
44'-11"
11'-2 3/4" 11'-2 3/4"
Plan View is unfinished
dimensions, Elevation
is finished dimensions
Front Plan View
Scale: 1/8"=1'-0"
2'-8"
25 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 3 Architectural Elevations
Proposed
Approximate area of
electrical penetrations for
light band
=
Approximate area of
electrical penetrations
for swoop and trellis
=
3’-2”
10’-6 1/4”
1’-6”
59’-8 1/2”
Do not install downlit
LED’s where over windows
47’-5”
9”
4” Gap from bottom
of swoop to top
of trellis
4'-0"
Front Wall
Surface
Rear Wall
Surface
Main Entrance Elevation
Scale: 1/8"=1'-0"
17’-8”
18'-4 1/8"
2'-5"
Paint: PMS Black 7c
Satin Finish
Paint: Akzo Panda Red
(Akzo Sign 3762) Satin Finish
Color Specifications
4mm BLX Alpolic ACM
3M 180MC-53
Vinyl to Match
Pantone 200 C
Plan View is unfinished
dimensions, Elevation
is finished dimensions
Main Entrance Plan View
Scale: 1/8"=1'-0"
70'-2 3/4"
26 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 4 2’-4” 40’-3” 2’-4”
44’-11”
4’-0”
4” Gap from bottom
of swoop to top
of trellis
3’-5 1/4”
Rear Elevation
Scale: 1/8"=1'-0"
17’-6”
Paint: PMS Black 7c
Satin Finish
Paint: Akzo Panda Red
(Akzo Sign 3762) Satin Finish
Color Specifications
4mm BLX Alpolic ACM
3M 180MC-53
Vinyl to Match
Pantone 200 C
Approximate area of
electrical penetrations for
light band
=
Approximate area of
electrical penetrations
for swoop and trellis
=
Plan View is unfinished
dimensions, Elevation
is finished dimensions
Rear Plan View
Scale: 1/8"=1'-0"
Architectural Elevations
Proposed
27 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 5 10’-6 1/4”
8’-6”
1’-6”
3’-2”
59’-8 1/2”
70’-2 3/4”
Rear Wall
Surface
Drive Thru Elevation
Scale: 1/8"=1'-0"
Bottom of trellis
4” from bottom
of sidewalk
5’-1 1/2”
DT Edge to Center
of Canopy
2'-4"
4'-0"
4” Gap from bottom
of swoop to top
of trellis
Front Wall
Surface
6” +/- 2’-8 1/4” 2’-7” 2’-7” 2’-7” 2’-7” 2’-7” 2’-7” 2’-7” 2’-7” 6” 47’-4”
2'-0"
17’-6”
3’-6 3/8”
Paint: PMS Black 7c
Satin Finish
Paint: Akzo Panda Red
(Akzo Sign 3762) Satin Finish
Color Specifications
4mm BLX Alpolic ACM
3M 180MC-53
Vinyl to Match
Pantone 200 C
Approximate area of
electrical penetrations for
light band
=
Approximate area of
electrical penetrations
for swoop and trellis
=
Plan View is unfinished
dimensions, Elevation
is finished dimensions
Drive Thru Plan View
Scale: 1/8"=1'-0"
Architectural Elevations
Proposed
1'-1 5/8"
Centered
on Window

PENDING
PANDA

APPROVAL
28 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Angle Flashing
Top of Trellis
Standing Seam
roof material -
Berridge Tee-Panel
in the matte black
1-1/2" x 1-1/2"
Alum. Square
tube
2" x 6" Alum. Tube
Roof
Parapet Wall
Neoprene Screws
into 1.5" x 1.5" Alum. Tube
Cross Beam
Sides Flashed w/ .080"
Alum. and painted Black
4'-0"
2" x 6" Alum.

Tube
3'-5 5/8"
1'-6 1/2"

17.28°
Red Colorline
LED Strip
Bracket A
19’-8” Grade to Parapet
Spanning Beam
in place by G.C.

Stub A - 3/16”x2”x2” Alum.

Tubing attached to
parapet and framing
members
6 1/2”
Stub B -
3/16" x 2" x 2" tubing
on 1/4" x 4" x 6" Plate
for attachment from
spanning beam to
framing members
Pre-finished .063"
aluminum flashing
attached to 2" x 2"
alum. angle
2" x 2" Alum. Angle
sent out loose in field to
implement brackets in order
for flashing to attach to
36' x 36" Access panel
to be implemented on top
of .063" alum. flashing 1'-3 1/2"
10'-6 1/4 "
10'-11"
20’-11 1/2” Grade to top of Beam
Distance from Front of Parapet to Beam is 5’-8”
Stub B May need to be cut for attachment.

FACE OF FRAMING TO CENTER OF BEAM
Min. 3” Gap between roof and framing Trim in Field
Section View
Scale: 1"=1'-0"
2"
12"
2’-9”
2’-9”
2’-9”
2’-8”
1/2" Thru Bolts
1’-5”
Soffit Support Bracket
End Cap
Swoop Laminate
Reference to page 21 for
attachment method details
1’-2”
Bottom Flashed w/ .080"
Alum. and painted Red
3/8 Dia. Thru Bolt 6" Long
2 washers and nut

REFER TO PARTS LIST FOR QUANTITY
29 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 25 Topside flashing profile
attached to baffles using
countersunk screws and
all seams to be caulked for
waterproofing
RED Colorline LED
to be mounted flush with
top of front .125 Alum. Profile
Bottomside Flashing
made of .080 Alum. and
painted red - attached to
baffles using countersunk
screws painted to match
Front Pieces of .125 Alum
will be Painted Black
ROOF OVERHANG Exploded Isometric
Material Specs
– Main Entry Bump-Out Swoop
– Drive Thru Bump-Out Swoop
– Main Roof Swoop
– Corner Swoop
– Roof Rear Swoop
This is a 9'-6" section
these will be trimmed in field
Swoop View
Scale: NTS
Baffles are face to face
in order to bolt fabricated
sections together
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
Roof Side Swoop
Attachment of top baffle
through 2”x6” Alum.

Tubing Header using
3/8” Thru-bolts
Framing for front
elevation roof overhang
(More Details Next Page)
Corner will be attached
to end of swoop
Rear Pieces of .125 Alum
will be Painted Black
Flashing to be cut in
the field.

TOPSIDE flashing profile
installed in the FIELD.

BOTTOMSIDE flashing profile
installed in the SHOP.
30 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 26 Details
Main Roof Swoop
Red .080 bottom flashing is to
be cut 1/2" longer than it is finished at
- ROUTER to be taken along edge for
smooth finish to face of swoop
- Made in 9'-6" Sections
2'-3 3/8"
Red Colorline
LED Strip
1/2"
2'-5 3/8" 1/2"
Side View
Scale: 1:4
Top Flashing
Scale: 1:4
Baffle Connection
Scale: 1:8
Extra flashing strip on every
connection seam sealed with
Flex Seal under metal strip
Pre-finished Black
.040 or .032
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
8"
2 1/8"

DETAIL A
Scale: 1:4
.125 Routed Alum. Back
with welded 2” lip after
conforming to routed curve
-Painted Black 7C
Flashing to be 8” up
underneath G.C. finished
fasica to ensure no
water intrusion
Tack weld to hold in place
and Versalok entire seam
for watertight seal
Label Swoop by Front/Back
and Corresponding # from page 35
to ensure correct install position.

Zip Board Backer
is 1" Smaller
BOTTOMSIDE flashing profile
installed in the SHOP.

TOPSIDE flashing profile
installed in the FIELD.
*Made in 9'-6" Sections
to match fabricated
swoop sections

QTY SEE PARTS LIST
Baffles tack welded
to the swoop
router profiles
31 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 28 Details
Main Entry Bump-Out Swoop
Red .080 bottom flashing is to
be cut 1/2" longer than it is finished at
- ROUTER to be taken along edge for
smooth finish to face of swoop
- Made in 9'-6" Sections
Red Colorline
LED Strip
Side View
Scale: 1:4
Baffle Connection
Scale: 1:8
Extra flashing strip on every
connection seam sealed with
Flex Seal under metal strip
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
1'-5 3/8"
Baffle Section mounted in
front of G.C. mounted Faux Wood Finish
Top Flashing
Scale: 1:4
1/2"
1'-7 3/8" 1/2"
Pre-finished Black
.040 or .032
8"
2 1/8"

Zip Board Backer
is 1" Smaller
BOTTOMSIDE flashing profile
installed in the SHOP.

TOPSIDE flashing profile
installed in the FIELD.
*Made in a 9'-6" Section

QTY SEE PARTS LIST
Baffles tack welded
to the swoop
router profiles
32 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 30 Details
Drive-Thru Bump-Out Swoop
Red .080 bottom flashing is to
be cut 1/2" longer than it is finished at
- ROUTER to be taken along edge for
smooth finish to face of swoop
- Made in 9'-6" Sections
Red Colorline
LED Strip
Side View
Scale: 1:4
Baffle Connection
Scale: 1:8
Extra flashing strip on every
connection seam sealed with
Flex Seal under metal strip
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
1'-0"
Baffle Section mounted in
front of G.C. mounted Faux Wood Finish
Top Flashing
Scale: 1:4
1/2"
1'-2" 1/2"
Pre-finished Black
.040 or .032
8"
2 1/8"

Zip Board Backer
is 1" Smaller
TOPSIDE flashing profile
installed in the FIELD.

BOTTOMSIDE flashing profile
installed in the SHOP.
*Made in a 9'-6" Section

QTY SEE PARTS LIST
Baffles tack welded
to the swoop
router profiles
33 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 32 Exploded Isometric
Topside flashing profile
attached to baffles using
countersunk screws and
all seams to be caulked for
waterproofing
Corner will be attached
to end of rear swoop
Bottomside Flashing
made of .080 Alum. and
painted red - attached to
baffles using countersunk
screws painted to match
RED Colorline LED
to be mounted flush with
top of front .125 Alum. Profile
Isometric View
Scale: NTS
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
Baffles are face to face
in order to bolt fabricated
sections together
Roof Rear Swoop
Corner will be attached
to end of rear swoop
Front Pieces of .125 Alum
will be Painted Black
Rear Pieces of .125 Alum
will be Painted Black TOPSIDE flashing profile
installed in the FIELD.

BOTTOMSIDE flashing profile
installed in the SHOP.

ROOF OVERHANG
Material Specs
– Main Entry Bump-Out Swoop
– Drive Thru Bump-Out Swoop
– Main Roof Swoop
– Corner Swoop
– Roof Rear Swoop
This is a 9'-6" section
these will be trimmed in field
Swoop View
Scale: NTS
34 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

Allen Industries, Inc. requires that an approved
drawing be obtained from the client prior to any
production release or production release revision.
7 05/10/23 Swoop updated and all other current updates JC 33 Details
Roof Rear Swoop
Baffle Connection
Scale: 1:8
Extra flashing strip on every
connection seam sealed with
Flex Seal under metal strip
Pantone Black 7C
Paint Red to Match
Pantone 200 C
Color Specifications
1/2"
1'-5 3/4" 1/2"
Top Flashing
Scale: 1:4
Pre-finished Black
.040 or .032
Red .080 bottom flashing is to
be cut 1/2" longer than it is finished at
- ROUTER to be taken along edge for
smooth finish to face of swoop
- Made in 9'-6" Sections
1'-3 3/4"
Side View
Scale: 1:4
Flashing to be 8” up
underneath G.C. finished
fasica to ensure no
water intrusion
8"
2 1/8"

DETAIL A
Scale: 1:4
.125 Routed Alum. Back
with welded 2” lip after
conforming to routed curve
-Painted Black 7C
Tack weld to hold in place
and Versalok entire seam
for watertight seal
Label Swoop by Front/Back
and Corresponding # from page 35
to ensure correct install position.

Zip Board Backer
is 1" Smaller
BOTTOMSIDE flashing profile
installed in the SHOP.

TOPSIDE flashing profile
installed in the FIELD.
*Made in 9'-6" Sections
to match fabricated
swoop sections

QTY SEE PARTS LIST
Baffles tack welded
to the swoop
router profiles
35 Item 2.

Client:

Address:

Date:
10/06/22
File Name:

PAN-E2306_Coachella, CA_305
Page #:

Sales:

House
Design:

JC
PM:

A-202
1 Scale= N.T.S.

RENDER
A-202
2 Scale= N.T.S.

RENDER
A-202
4 Scale= N.T.S.

RENDER
A-202
3 Scale= N.T.S.

RENDER
ARCH PROJECT #: PANDA PROJECT #:

DRAWN BY:

ISSUE DATE:REVISIONS:

All ideas, designs, arrangement and plans indicated or
represented by this drawing are the property of Panda
Express Inc. and were created for use on this specific project.

None of these ideas, designs, arrangements or plans may be used by or disclosed to any person, firm, or corporation without the written permission of Panda Express Inc.
1683 Walnut Grove Ave.

Rosemead, California
91770
Telephone: 626.799.9898
Facsimile: 626.372.8288
PANDA EXPRESS, INC.

PANDA EXPRESS
HARRISON & AVE 50
COACHELLA, CA 92236
S8-22-D822619-317

RR/CL/JL
1ST 1ST CUP SUBMITTAL 10-11-21
Attachment 3
38 Item 2.

Attachment 3 39
Item 2.

Attachment 3 40
Item 2.
1 2 3 4 5 6 7 8 11 12 13 14 9 10 57 58 55 56 53 54 51 52 49 50 47 48 34 35 36 2327 2824 29 30 25 26 31 32 33 37 38 39 40 41 42 43 44 45 46 15 16 17 18 19 20 21 22 DINING ROOM 100 TOTAL SQ. FT. = 919 SQ. FT. SEATS = 58 VESTIBULE 108 TOTAL SQ. FT. = 66 SQ. FT. MEN'S RESTROOM 106 WALK-IN FREEZER 105A TOTAL SQ. FT. = 51 SQ. FT. WALK-IN COOLER 105 TOTAL SQ. FT. = 120 SQ. FT. KITCHEN PREP 104 TOTAL SQ. FT. = 335 SQ. FT. DRIVE-THRU STATION 102 TOTAL SQ. FT. = 134 SQ. FT. SERVICE AREA 101 TOTAL SQ. FT. = 305 SQ. FT. KITCHEN AREA 103 TOTAL SQ. FT. = 221 SQ. FT. TOTAL SQ. FT. = 55 SQ. FT. STORAGE ROOM 109 TOTAL SQ. FT. = 11 SQ. FT. WOMEN'S RESTROOM 107 TOTAL SQ. FT. = 56 SQ. FT. ROOF OUTLINE ABOVE DT WINDOW CANOPY ABOVE ROOF OUTLINE ABOVE PATIO CANOPY ABOVE UTILITY CLOSET 110 TOTAL SQ. FT. = 27 SQ. FT. 3'-10" 3'-9" 4'-2" 3'-7" 1'-1012"
1'-8"
5'-1012" 5'-712" 3'-812" 4'-312" 3'-812"
1'-8" 4'-112"
1'-1012" 4'-6"
5'-8"
4'-3" 4'-8"4'-0" 4'-3" 4'-4"
2'-11"
3'-6"
3'-0" 3'-512"
4'-812" 3'-7"
3'-5" 3'-7" 3'-712" A-101 FLOOR PLAN N A-101 1 Scale= 1/4" = 1'-0" FLOOR PLAN A-101 2 Scale= NTS NOT USED ARCH PROJECT #: PANDA PROJECT #: DRAWN BY: ISSUE DATE: REVISIONS: All ideas, designs, arrangement and plans indicated or represented by this drawing are the property of Panda Express Inc. and were created for use on this specific project. None of these ideas, designs, arrangements or plans may be used by or disclosed to any person, firm, or corporation without the written permission of Panda Express Inc. 1683 Walnut Grove Ave. Rosemead, California 91770 Telephone: 626.799.9898 Facsimile: 626.372.8288 PANDA EXPRESS, INC. PANDA EXPRESS HARRISON & AVE 50 COACHELLA, CA 92236 S8-22-D8226 19-317 RR/CL/JL 1ST 1ST CUP SUBMITTAL 10-11-21 PATIO +/- 400 sf
Floor Area +/- 2,600 sf
Attachment 3 41
Item 2.

BACK ELEVATION
7'-0" 1'-6"
8'-6" EIFS-1 MTL-1 EIFS-1 SIDE ELEVATION
8'-6"
7'-0" 1'-6" EIFS-1 MTL-1 EIFS-1 SIDE ELEVATION
8'-6"
7'-0" 1'-6" EIFS-1 MTL-1 EIFS-1
1'-0" 14'-0" 4" 8" 24'-0" 8" 25'-4"
4'-8" 12'-0" 12'-0" 8" 11'-0" CLEAR
10'-0" 4'-0" 5'-8" 5'-8" 11'-0" CLEAR 5'-8" 5'-8" 4"
8'-8" 6" DIA STEEL PIPE BOLLARD 5" DIA EXTRA-STRONG GALV. STEEL GATE POST WITH CONCRETE FILL - PROVIDE PAINT FINISH 1" DIA. STEEL SLEEVE SET IN CONC. SLAB TO KEEP DOOR FIXED IN OPEN POSITION REF. CIVIL DRAWINGS FOR PAVING INFORMATION ℄ ℄ ℄ 8" 8" 02 A-407 A-407 03 ℄ ℄ 04 A-407 FLOOR PLAN TRELLIS ABOVE

POSITIVE DRAINAGE

SLOPE DOWN FOR

POSITIVE DRAINAGE
SLOPE DOWN FOR NOTE: FLOOR OF DUMPSTER AREA MUST BE BROOM FINISH AND SEALED WITH (AQUA MIX SEALER'S CHOICE GOLD) CEMENT SEALER. 05 A-407 ℄ ℄ 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 1'-2" ℄ ℄ ℄ FD ℄ ℄ ℄ 6" DIA STEEL PIPE BOLLARD. PAINT SAFETY YELLOW. (NO LDPE SLEEVE REQUIRED FOR THESE FOUR BOLLARDS) FRONT ELEVATION 3'-2"
7'-0" 1'-6" NOTE: THE TRASH ENCLOSURE EXTERIOR CMU WALLS TO HAVE EIFS (COATING) FINISH TO MATCH BUILDING TEXTURE - SEE: A-200 TRASH ENCLOSURE WALLS AND GATE COLOR SHALL MATCH INTERIOR WALLS SHALL BE SMOOTH, CLEANABLE AND SEALED WITH AN APPROVED EPOXY CEMENT SEALER. COLOR TO MATCH EXTERIOR. EIFS-1 1 3/8" 18 GA. CORRUGATED GALVANIZED STEEL DECKING WELDED TO FRAME, PRIME AND PAINT ALL SIDES TO MATCH ADJACENT SURFACE NOTE: ANY DIAGONAL SUPPORT FOR GATES SHALL BE INSTALLED ON THE INSIDE OF ENCLOSURE. THIS SHALL NOT BE VISIBLE ON THE OUTSIDE OF THE GATE. NOTE: CONTRACTOR TO SUPPLY & INSTALL ALL HINGES, GATE LATCHES, CANE BOLTS, ETC. AS INDICATED. EIFS-1 MTL-1 METAL TRELLIS W / SLOPED CORRUGATED METAL ROOF. 8'-6" A-407 1 Scale= 3/8" = 1'-0" PLAN ARCH PROJECT #: PANDA PROJECT #: DRAWN BY: ISSUE DATE: REVISIONS: All ideas, designs, arrangement and plans indicated or represented by this drawing are the property of Panda Express Inc. and were created for use on this specific project. None of these ideas, designs, arrangements or plans may be used by or disclosed to any person, firm, or corporation without the written permission of Panda Express Inc. 1683 Walnut Grove Ave. Rosemead, California 91770 Telephone: 626.799.9898 Facsimile: 626.372.8288 PANDA EXPRESS, INC. PANDA EXPRESS HARRISON & AVE 50 COACHELLA, CA 92236 S8-22-D8226 19-317 RR/CL/JL 1ST 1ST CUP SUBMITTAL 10-11-21 A-407 2 Scale= 3/8" = 1'-0" ELEVATION A-407 3 Scale= 3/8" = 1'-0" ELEVATION A-407 4 Scale= 3/8" = 1'-0" ELEVATION A-407 5 Scale= 3/8" = 1'-0" ELEVATION Attachment 3 42 Item 2.

RESOLUTION NO. 2022-10

A RESOLUTION OF THE CITY OF COACHELLA CITY COUNCIL
APPROVING AMENDMENTS TO ARCHITECTURAL REVIEW 20-
03 AND CONDITIONAL USE PERMIT 321 TO ALLOW THE
CONSTRUCTION OF A 2,028 SQ. FT. DRIVE- THRU COFFEE SHOP AND A 4,088 SQ. FT. MINI-MARKET WITH ALCOHOL SALES AND
24 HOUR OPERATION ON 3.1 ACRES OF A 5.9 ACRES OF VACANT

LAND LOCATED AT THE NORTHEAST CORNER OF FIRST
STREET AND CESAR CHAVEZ STREET. ( APN 778- 020- 007 AND 778- 010-017) COACHELLA RETAIL REALTY ASSOCIATES, LP
APPLICANT).

WHEREAS, Coachella Retail Realty Associates, LP filed an application for Conditional Use Permit ( CUP 346), CUP 347, Architectural Review ( AR) 21-12 and amendments to CUP 321, AR 20-03, and Tentative Parcel Map ( TPM) 37940 to allow the construction of a 2,028 sq. ft. drive-thru coffee shop, 2,600 sq. ft. drive-thru restaurant, and a 20,422 sq. ft. supermarket located at the northeast corner of First Street and Cesar Chavez Street (APN 778-020-007 and 778-010-017); and
WHEREAS, on October 14, 2020, the City Council of the City of Coachella held a duly noticed and published Public Hearing and considered the Architectural Review 20- 03 and Conditional Use Permit 321 as presented by the applicant, adopting Resolution 2020-55 with the findings, conditions, and staff recommendations; and WHEREAS on December 15, 2021 and January 5, 2022, the Planning Commission of the City of Coachella held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and
WHEREAS on January 26, 2022, the City Council of the City of Coachella held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and WHEREAS the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’ s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the Planning Division completed an initial environmental assessment of the above matter and in accordance with the California Environmental Quality Act (CEQA) recommends the City Council determine the project will not result in any new environmental effects that were not previously analyzed as part of the original project under Environmental Initial Study 07-16 on May 7, 2008 for Fountainhead Plaza for all phases of the project. 43 Item 2.

Resolution No. 2022-10

Page 2 ends

WHEREAS, the proposed change could not adversely affect the general health, safety and welfare of the community.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Coachella, California hereby resolve as follows:

Section 1. Incorporation of Recitals
The City Council hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the City Council as fully set forth in this resolution.

Section 2. CEQA Findings
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the City Council and the facts outlined below, the City Council hereby finds and determines that the proposed project will not result in any new environmental effects that were not previously analyzed as part of the original project under Environmental Initial Study 07-16 on May 7, 2008 for Fountainhead Plaza for all phases of the project.

Section 3. Conditional Use Permit and Architectural Review Findings With respect to the modifications to Conditional Use Permit 321 and Architectural Review 21-03, the City Council finds as follows for the proposed for the 2,028 sq. ft. drivethru coffee shop:

1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the Coachella General Plan 2035, except as recognized that the project has vested rights as to the number of drive-thru restaurants and service stations previously vested under CUP No. 233 and AR No. 07-20. Staff requested direction from the Planning Commission at the June 3, 2015, Planning Commission hearing through a policy discussion item on the agenda. The site has a Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies for this type of development.

2. The proposed uses will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is in compliance with the applicable development standards of the City’s Zoning Code. The applicant proposes to amend the approved site plan by eliminating two tenant spaces (4,500 sq. ft). of a multi-tenant retail building and instead retain a 2,028 sq. ft. drive-thru Coffee Shop and a 12-fueling position Canopy for Service Station and a 3,010 sq. ft. mini-market with alcohol sales and 24 hour operations on 3.1 acres of vacant land, in accordance with section 17.74.010 of the Coachella Municipal Code.
44 Item 2.

Resolution No. 2022-10

Page 3 ends

3. Consideration is given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed development consists of an amended site plan and architectural elevations that proposes to eliminate two tenant spaces 4,500 sq. ft). of a multi-tenant retail building and instead retain a 2,028 sq. ft. drive-thru Coffee Shop and a 12-fueling position Canopy for Service Station and a 3,010 sq. ft. mini - market with alcohol sales and 24 hour operations on 3.1 acres of vacant land, in accordance with section 17.74.010 of the Coachella Municipal Code. The proposal which will provide City residents and regional residents with an alternative food service and an additional service station with a convenience store which will provide convenience to motorist within the region.

The proposed use is compatible with existing adjacent uses, which include similar land uses and large commercial development sites.

4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. The proposed development will be compatible with the neighboring properties with respect to land development patterns and application of architectural treatments. The plans submitted for this project propose a building with similar architectural features to the adjoining existing architectural theme of the commercial center as well as adjoining commercial development within the immediate vicinity of the proposed site. The surrounding properties to the south and to the east are vacant and can provide for similar commercial development. As such, the proposed buildings will be in keeping with the scale, massing, and aesthetic appeal of the existing neighborhood and future development.

5. The proposed use will include three new vehicular approaches to the property designed to improve off-site and on-site vehicular circulation for existing traffic on surrounding public streets or roads. Evidence of this is reflected in the provided site plan design. The three new proposed drive isles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

Section 4. City Council Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella City Council approves modification to Conditional Use Permit 321 Architectural Review 20-03 for the Fountainhead Plaza Phase II development and subject to the Conditions of Approval as set forth in Resolution No. 2020-55 and as modified by the Conditions of Approval as set forth in Exhibit A”
PASSED, APPROVED and ADOPTED this 26th day of January 2021.

Steven A. Hernandez
Mayor
45 Item 2.

ATTEST:

Ana eda
City Cler
APV AS ORM:

Carlos Campos
City Attorney
Resolution No. 2022- 10

Page 4 ends

46 Item 2.

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. 2022-10 was duly adopted by the City Council of the City of Coachella at a regular meeting thereof, held on the 26th day of January 2022, by the following vote ofCouncil:

AYES: Councilmember Delgado, Councilmember Galarza, Mayor Pro Tern Gonzalez, and Mayor Hernandez.

NOES: None.

ABSENT: Councilmember Beaman Jacinto.

ABSTAIN: None.

Deputy City Clerk
Resolution No. 2022- 10

Page 5 ends

47 Item 2.

Resolution No. 2022-10 EXHIBIT A

Page 1 ends

CONDITIONS OF APPROVAL
CONDITION USE PERMIT 321 (modification) AND ARCHITECTURAL REVIEW 20- 03 (modification) FOUNTAINHEAD PLAZA ( STARBUCKS AND 7-ELEVEN) CONDITIONS OFAPPROVAL FOR AR 20-03:

Modified conditions are in “ Bold” and deleted text is in “ strike- out.”

45. Temporary Certificates of occupancy may be issued to allow businesses to open, prior to, 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 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. ATemporary Certificate of Occupancy may be issued prior to completion of aforementioned improvements.

81. A minimum of 10 date palm trees California or Mexican Fan palms of a minimum 10 to 15 foot brown trunk height shall be planted at the intersection of First Street and Cesar Chavez Street.

90. The Conditions of Approval of Resolution No. PC 2021-25 (CUP 346 and CUP 347 and AR No, 21-12) Exhibit A are incorporated herein as conditions of approval for Conditional Use Permit 321 and Architectural Review No. 20-03 by reference. 48 Item 2.

RESOLUTION NO. PC2021-25

A RESOLUTION OF THE CITY OF COACHELLA PLANNING
COMMISSION APPROVING CONDITIONAL USE PERMIT NO. 346,
CONDITIONAL USE PERMIT NO. 347, AND ARCHITECTURAL
REVIEW 21-12 TO ALLOW THE CONSTRUCTION OF A 2,600 SQ. FT.

DRIVE-THRU RESTAURANT AND A 20,422 SQ. FT. SUPERMARKET
WITH TYPE 20 (BEER AND WINE) ALCOHOL SALES ON 2.85 ACRES

OF VACANT LAND LOCATED AT THE NORTHEAST CORNER OF
FIRST STREET AND CESAR CHAVEZ STREET. (APN 778-020-007 AND 778-010-017) COACHELLA RETAL REALTY ASSSOCIATES, LP
(APPLICANT).

WHEREAS Coachella Retail Realty Associates, LP filed an application for Conditional Use Permit (CUP 346), CUP 347, Architectural Review (AR) 21-12 and amendments to CUP 321, AR 20-03, and Tentative Parcel Map (TPM) 37940 to allow the construction of a 2,028 sq. ft. drive-thru coffee shop, 2,600 sq. ft. drive-thru restaurant, and a 20,422 sq. ft. supermarket located at the northeast corner of First Street and Cesar Chavez Street (APN 778-020-007 and 778-010- 017); and,
WHEREAS on December 15, 2021 and January 5, 2022, the Planning Commission of the City of Coachella held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and
WHEREAS the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the Planning Division completed an initial environmental assessment of the above matter and in accordance with the California Environmental Quality Act (CEQA) recommends the Planning Commission determine the project will not result in any new environmental effects that were not previously analyzed as part of the original project under Environmental Initial Study 07-16 on May 7, 2008 for Fountainhead Plaza for all phases of the project.

WHEREAS the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California hereby resolve as follows:

Section 1. Incorporation of Recitals
49 Item 2.

Resolution PC2021-25

Page 2 ends

The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.

Section 3. Conditional Use Permit (CUP 346) and Architectural Review Findings With respect to Conditional Use Permit (CUP) 346 and Architectural Review 21-12, the Planning Commission finds as follows for the proposed for the 2,600 sq. ft. drive-thru restaurant and the 20,422 sq. ft. supermarket:

1. The Conditional Use Permit and Architectural Review is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035, except as recognized that the project has vested rights to the development of drive-thru restaurants and service stations previously vested under CUP No. 233 and AR No. 07-20. Staff requested direction from the Planning Commission at the June 3, 2015, Planning Commission hearing through a policy discussion item on the agenda. The Commission did find that the proposed drive-thru and service station are in harmony with the immediate vicinity of the proposed site and indicated that any future proposed development on the vacant portion of the site must be in strict compliance with the newly adopted City of Coachella General Plan 2035. The site has a Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies for this type of development.

2. The proposed uses will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The site plan proposes the construction and operation of a development consisting of a 2,600 sq. ft. drive-thru restaurant and 20,422 sq. ft. supermarket, on 2.85 acres of vacant land of a 5.9 acre site within Tentative Parcel Map 37940, in accordance with section 17.74.010 of the Coachella Municipal Code. The drive-thru restaurant can accommodate 10 vehicles in drive-thru lane and satisfies the City’s minimum stacking requirement of 8 vehicles.

Resolution No. PC2021-25

Page 3 ends

development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The proposed development consists a 2,600 sq. ft. drive-thru restaurant and 20,422 sq. ft. supermarket, on 2.85 acres of vacant land of a 5.9 acre site which will provide City residents and regional residents with an alternative dining choice and an additional service station with a convenience store which will provide convenience to motorist within the region. The proposed use is compatible with existing adjacent uses which include similar land uses and large commercial development sites.

5. The proposed use will include three new vehicular approaches to the property designed to improve off-site and on-site vehicular circulation for existing traffic on surrounding public streets or roads. Evidence of this is reflected in the provided site plan design. The three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

Section 4. Conditional Use Permit Findings – CUP 347
With respect to Conditional Use Permit (CUP) 347, the Planning Commission finds as follows for the proposed for Type 20 Off-Sale Beer and Wine at the 20,442 sq. ft. supermarket:

1. The Conditional Use Permit is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035, except as recognized that the project has vested rights to the development of drive-thru restaurants and service stations previously vested under CUP No. 233 and AR No. 07-20. Staff requested direction from the Planning Commission at the June 3, 2015, Planning Commission hearing through a policy discussion item on the agenda. The Commission did find that the proposed drive-thru and service station are in harmony with the immediate vicinity of the proposed site and indicated that any future proposed development on the vacant portion of the site must be in strict compliance with the newly adopted City of Coachella General Plan 2035. The site has an Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies for this type of development.

2. The proposed uses will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The site plan proposes the construction and operation of a development consisting of a 2,600 sq. ft. drive-thru restaurant and 20,422 sq. ft. supermarket, on 2.85 acres of vacant land of a 5.9 acre site within Tentative Parcel Map 37940, in accordance with section 17.74.010 of the Coachella Municipal Code.

3. Consideration is given to harmony in scale, bulk, coverage and density, to the availability of 51 Item 2.

Resolution PC2021-25

Page 4 ends

public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is in compliance with the applicable development standards for the C-G (General Commercial) Zoning District of the City's Zoning Code. The proposed development consists a 2,600 sq. ft. drive-thru restaurant and 20,422 sq. ft. supermarket, on 2.85 acres of vacant land of a 5.9 acre site which will provide City residents and regional residents with an alternative dining choice and an additional service station with a convenience store which will provide convenience to motorist within the region. The proposed use is compatible with existing adjacent uses which include similar land uses and large commercial development sites.

5. The proposed use will include three new vehicular approaches to the property designed to improve off-site and on-site vehicular circulation for existing traffic on surrounding public streets or roads. Evidence of this is reflected in the provided site plan design. The three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.

6. Although the Aldi supermarket Type 20 Off-Sale Beer and Wine establishment does fall within seven hundred (700) feet, measured from property line to property line, of a use for religious worship (Centro Catolico Martin Ortiz), and residential use, the benefit of the supermarket outweighs the distance restrictions and the public convenience or necessity is justified to issue the off-sale beer and wine license as the supermarket will offer a wide selection of food products, will increase the availability of fresh produce to Coachella residents and provide goods at a location within walking distance from surrounding neighborhoods in keeping with the walkable character promoted by the Downtown Center land use designation for the Coachella General Plan 2035.

7. Although the Aldi supermarket Type 20 Off-Sale Beer and Wine establishment does fall within seven hundred (700) feet, measured from property line to property line, of an existing liquor, off-sale use (Walgreens, 99 Cent Store, and Cardenas market) the benefit of the supermarket outweighs the distance restrictions and the public convenience or necessity is justified to issue the off-sale beer and wine license as the supermarket will offer a wide selection of food products, will increase the availability of fresh produce to Coachella residents and provide goods at a location within walking distance to the immediate neighborhood not provided by another existing establishment in keeping with the walkable character promoted by the Downtown Center land use designation for the Coachella General Plan 2035. A condition of approval for CUP 347 requires that not greater than five percent of the sales floor area or one thousand (1,000) square feet, whichever is less, shall be used for the display or sale of alcoholic beverages.

8. The supermarket Type 20 Off-Sale Beer and Wine establishment at the location will not adversely affect the economic welfare of the nearby community, but rather would expand the availability of jobs by a major anchor tenant and would serve as a catalyst to the 52 Item 2.

Resolution No. PC2021-25

Page 5 ends

development of the other vacant retail pads within the commercial center which would alos provide jobs and increase the City’s sales tax revenues.

9. The exterior appearance of the structure of the proposed establishment will not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the immediate neighborhood so as to cause blight or deterioration, or substantially diminish or impair the property values within the neighborhood insofar that the architectural design of the building is modified as conditioned inclusive of architectural enhancements to the front elevations and extending parapet walls above the height of rooftop mechanical equipment for screening purposes.

Section 5. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby approves Conditional Use Permit (CUP 346), CUP 347 and Architectural Review 21-12 for the Fountainhead Plaza Phase III development and subject to the Conditions of Approval as set forth in “Exhibit A”
PASSED APPROVED and ADOPTED this 5th day of January 2022. ___________________________________
Stephanie Virgen, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
53 Item 2.

I HEREBY CERTIFY that the foregoing Resolution No. PC2021-25, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 5th day of January 2022, by the following roll call vote:

AYES: Commissioner Leal, Commissioner Figueroa, Commissioner Gonzalez, Vice Chair Navarrete and Chair Virgen.

NOES: None.

ABSENT: None
ABSTAIN: None
___________________________________
Gabriel Perez
Planning Commission Secretary
54 Item 2.

Resolution No. PC 2021-25 EXHIBIT A

CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT (CUP) NO. 346, CUP NO. 347, ARCHITECTURAL REVIEW NO. 21-12 FOUNTAINHEAD PLAZA (ALDI SUPERMARKET AND PANDA

EXPRESS)
General Conditions

1. Conditional Use Permit No. 346, CUP 347, and Architectural Review 21-12 shall be valid for 12 months from the effective date of said Planning Commission approvals unless the applicant requests an extension of time and granted by the Planning Commission. The conditional use permit shall expire and shall become void one year following the date on which the conditional use became effective, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion, or a certificate of occupancy is issued.

2. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, its officials, officers, employees or agents to attack, set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.

3. Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the County of Riverside in the amount of $50 for filing the CEQA Notice.

4. The applicant shall be required to comply with the City's Art in Public Places Ordinance. If the applicant elects to place artwork on the project site, the applicant shall place artwork in outdoor areas of the private property accessible to the public in a manner satisfactory to the Public Arts Commission. If the applicant elects to pay in-lieu art fees, then the fees shall be deposited into the Public Arts Fund at an amount of (1) One-half (1/2) of one percent (1%) for new commercial and industrial construction.

5. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, will require an amendment to the approval of the conditional use permit. 55 Item 2.

Resolution No. PC 2021-25 EXHIBIT A

6. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval isrequired.

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

8. The project shall comply with the Mitigation Measures of Environmental Initial Study 07-16.

General - Engineering

9. A focused Traffic Memo (TM) shall be submitted for the project by an appropriately licensed professional engineer. The review shall include but not limited to confirmation of trip distribution and impact on existing transportation facilities, all relevant, ingress and egress movements, lines of sight, queuing analysis, and alignment studies, signing and striping plan.

Applicant shall obtain approval of site access and circulation from the Fire Marshall.

10. A preliminary soils report shall be prepared for the project by an appropriately licensed professional engineer. At a minimum, the soils report shall provide specific analyses and recommendations for grading, pavement structural sections, and infiltration.

11. A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits.

The report shall contain pre- and post-development hydrology maps showing on-site and offsite tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within 72 hours. The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be 45-feet. A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields.

Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

12. Prepare and record necessary drainage easements to implement the project in accordance 56 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
with drainage law.

13. A storm water quality management plan shall be prepared for the project by California Registered Civil Engineer in compliance with NPDES and State Water Quality Control Board regulations. The project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume.

14. 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.

15. 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 onetime 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.

16. Applicant shall submit for review and approval by the City Engineer all documents related to any existing and proposed on-site and off-site easements that may affect the development of the site. All easements shall be identified on the engineering plans.

17. 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.

18. Applicant shall obtain approval of site access and circulation from Fire Marshall.

19. 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.

20. 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

21. Prepare and submit rough grading and erosion control plans for the project.

22. The project’s soils engineer shall certify to the adequacy of the grading plan.

23. All projects developing one (1) acre or more of total land area, or which are part of a larger 57 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
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

24. A precise grading/improvement plan, prepared by a California Registered Civil Engineer, showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements, and all other pertinent information shall be submitted for review and approval by the City Engineer.

25. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.

26. 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.

27. 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

28. 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 %.

29. 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.

30. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Cesar Chavez Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a This Street is listed as a Primary Arterial with a specified width in the General Plan of 94 feet. Current right-of-way exists at a distance of 55 feet from centerline. No 58 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
additional right of way dedication is required at this time. b Existing Asphalt, curb gutter and medians shall be protected in place to the extent possible. In locations where street cuts are required for installation of driveways, bus turnouts, utility cuts, etc., the Street shall be milled 0.1 feet deep and repaved from within the entire lane width where the cut has occurred. 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 construct a bus turnout per City of Coachella Standard S-24 and relocate and reinstall the existing bus stop located on Cesar Chavez Street in front of the Fountainhead project to the satisfaction of the City Engineer prior to the issuance of the first COO.
f Applicant shall underground all existing dry utilities if existing at northbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer. 2) 1st Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is within Pueblo Viejo District Limit with 75 feet of right-of-way. b. Applicant shall install all sidewalk and curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, street lights and all other appurtenances by Pueblo Viejo Design Guidelines as required to the satisfaction of the City Engineer.
c. Applicant shall construct all appurtenant roadway components on north side of 1st Street between Cesar Chavez Street and Orchard Avenue such as, but not limited to:
curb and gutter, sidewalk, Landscaping, Decorative pavers Elements, Decorative Street Lights, ADA ramps, Traffic control striping, legends, Traffic control signs and street name signs to match Downtown Pueblo Viejo Design Guidelines and to the satisfaction of the City Engineer. Decorative elements for the Pueblo Viejo Design Guidelines shall only be applicable to First Street between Palm Ave and Orchard Street.
d. Applicant shall install a 3-way stop intersection on Orchard Street including all three crosswalks, four ADA ramps and street lighting to the satisfaction of the City Engineer.
e. Applicant shall underground all existing dry utilities at westbound lane on 1st Street between Cesar Chavez Street and Orchard Avenue such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.
f. Applicant shall improve Intersection at the Northeast and southeast corners of 1st 59 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
street and Cesar Chavez Street including new ADA ramps, Crosswalk, Traffic Signal modification/relocation, Striping and Landscaping by Pueblo Viejo Design Guidelines and to the Satisfaction of the City Engineer.

Sewer and Water Improvements

31. Sewer & Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check and City Engineer approval.

32. 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

33. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.

34. 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.

35. Prior to issuance of building permits, all required public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required.

Prior to Release of Occupancy Permits/Acceptance of Public Improvements

36. The applicant's Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.

37. 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 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. A Temporary Certificate of Occupancy may be issued prior to completion of aforementioned improvements.

Landscaping
60 Item 2.

Resolution No. PC 2021-25 EXHIBIT A

38. Final landscaping and irrigation plans shall be submitted to the Development Services Department for review and approval. Said plans shall conform to the landscaping plan submitted as part of the subject Architectural Review, and as conditioned herein.

39. 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.

40. The proposed landscape shall be in conformance with the City's Landscape Development Guidelines and should include water-efficient plantings as encouraged for the commercial development. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. All landscaping shall fulfill the general requirements of the Coachella Municipal Code Chapter 17.54 as follows:
a. Internal landscaping equal to a minimum of five percent 5% of the parking area and driveway area is required and shall be distributed throughout the parking area. b. All landscape planter beds in interior parking areas shall be not less than five (5) feet in width and bordered by a concrete curb not less than six (6) inches nor more than eight (8) inches in height adjacent to the parking surface. The landscaped planter along the north side of the drive-thru lane shall be a minimum of five feet in width. c. Where a drive aisle abuts the side of a parking space a landscaped planter shall separate the parking space from the drive aisle.
d. At least one (1) fifteen (15) gallon tree shall be provided within the parking area for every ten (10) parking spaces, with size, height and species acceptable to staff. e. All internal landscape planters shall have permanent and automatic sprinkler or drip irrigation systems.

41. The landscape plan shall be revised to include shade trees planted in tree planters along the front elevation of the Aldi Supermarket, planted at a mature height, between the main drive aisle and the building to provide shade to pedestrians, reduce heat island effect, and enhance the visual quality of the commercial center. The revised landscape plan shall require approval by the Development Services Director.

42. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. Revisions to the landscape plans may occur with administrative approvals by the Development Services Director or designee to ensure overall landscape consistency within the existing landscape schedule of the commercial center. The landscape plan shall be revised to include date palm trees at the Cesar Chavez Street and 1st Street corner landscape area to replace fan palms at a minimum brown trunk height of 10 feet.

43. 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 61 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas within the remainder of the commercial center shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy. A temporary certificate of occupancy may be issued prior to completion of improvements.

44. Rear screening shall be provided along the rear property line of Major Pad (Aldi) and Pad 4 (Panda Express) consisting of block wall at 6 feet in height subject to design approval by the Development Services Director. The final landscape plan shall identify the block wall and include vines planted along the expanse of the wall. Existing interim chain link fencing along the frontage of remaining undeveloped parcels (Parcels 5, 6, 7) of Tentative Parcel Map 37940 at the commercial center shall be replaced with fencing and windscreen that is adequately secured and braced to the satisfaction of the Building Official prior to issuance of a temporary or final certificate of occupancy.

45. The site landscaping shall be maintained in good condition at all times, and the owner or operator of the facility shall be responsible for replacing any damaged, dead or decayed landscaping as soon as practicable, and in accordance with the approved landscape plan.

Imperial Irrigation District

46. The applicant shall meet and confirm any construction or operation on IID property or within its existing and proposed right-of-way or easements will require an encroachment permit, including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities (e.g. power lines). The applicant shall submit proof of compliance with any requirements by IID.

47. Any and all mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.

48. All on-site utility lines and overhead power line connections must be undergrounded on the project site and in the public utility easement areas along the street frontages. High-powered distribution lines may remain overhead, subject to IID review and approval.

Coachella Valley Water District:

49. Applicant must comply with Coachella Valley Water District regulations pertaining to irrigation infrastructure protect-in-place practices, relocation or abandonment of infrastructure, if needed.

Fire Department

50. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow. Based on the application, the largest 62 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
proposed building is 4500 square feet, assuming construction type VB, with fire sprinklers, therefore the minimum required fire flow is 1000 gallons per minute at 20 psi for 2 hours.

Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

51. Fire Department Access: Prior to building permit issuance, a fire access site plan shall be approved. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1

52. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1

53. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1

54. Construction Permits: Building construction plans and fuel dispensing plans shall be submitted to the Office of the Fire Marshal for review and approval. Final conditions will be addressed when these plans are reviewed. A copy of the fuel dispensing plans, approved by Riverside County Environmental Health Department, shall be provided to the Office of the Fire Marshal prior to permit issuance.

55. Hazardous Materials: Prior to building permit issuance, a hazardous materials inventory statement shall be provided to the Office of the Fire Marshal. Approved chemical classification forms and safety data sheets shall be provided with the hazardous materials inventory statement. Ref. CFC 5001.5.2

56. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Coachella.

57. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72

58. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Ref.

CFC 506.1

59. Addressing: All commercial buildings shall display street numbers in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 Environmental Compliance:
63 Item 2.

Resolution No. PC 2021-25 EXHIBIT A

60. Submit water and sewer plans for approval from Utilities/Engineering- project required to connect to City public sewer and water system.

61. The project will require a Water Quality Management Plan (WQMP)

62. Facility will be required to submit a source control survey

63. Grease interceptor will be required for all food service establishment

64. Facility will be required to enroll in Source Control Program.

65. Monitoring manholes may be required for building not classified for use.

66. Submit detailed plumbing and mechanical plans; review of plumbing schematics for water sewer needed.

67. Facility will need grease interceptors, oil/water clarifiers and sample wyes installed.

68. Install Above Ground "Double Check Detector Assembly" DCDA for fire system; to protect water supply from contamination or pollution.

69. Backflow devices will require Reduced Pressure Principle Device(RP) installed to protect water supply from contamination or pollution.

70. Facility will require a AMI 4-G metering system and a separate water service meter for irrigation system;

71. Site Plan for stormwater.

Architecture

72. All roof mounted mechanical equipment shall be view obscured by a parapet wall greater in height than the equipment installed. Ground mounted mechanical equipment shall be view obscured by landscaping or enclosure. Roof Top Unit (RTU) screens shall not satisfy this condition for roof mounted equipment screening.

73. The Aldi supermarket elevation plans shall be revised demonstrating that rooftop equipment is not visible above exterior wall parapets. All elevations of Aldi supermarket shall include exterior wall parapets that view obscure roof mounted mechanical equipment.

74. The applicant shall provide a separate revised Aldi front elevation depicting planned mature trees to be planted in tree wells or landscape planter along the building frontage. The landscape plans and site plans shall be revised to accommodate the modification.

75. Trash enclosures installed for the project shall be compatible architecturally with the building. The enclosure shall be constructed to Burrtec Waste Management Standards and 64 Item 2.

Resolution No. PC 2021-25 EXHIBIT A
an open trellis shall be incorporated on all three proposed trash enclosures.

76. Prior to the issuance of building permits, all exterior architectural features and treatments shall be consistent with the submitted Architectural Review No. 20-03 elevations and color/material board samples and shall be included and noted on all construction plans and elevations, subject to review and approval.

77. Incorporate decorative driveway pavement at driveway entrances from First Street upon submittal of project civil plans, subject to final approval by the Planning Division.

78. The Fountainhead Plaza sign program is amended by AR 21-12 to repurpose the gasoline price monument sign along First Street into an identification sign for three commercial center tenants consistent with the monument sign specifications in the sign program. The applicant shall provide a revised sign program reflecting the removal of the gasoline price monument sign and replacement with the multi-tenant monument sign consistent with the existing monument sign specifications.

79. Not greater than five percent of the sales floor area or one thousand (1,000) square feet, whichever is less, shall be used for the display or sale of alcoholic beverages at the 20,442 sq.

Code Enforcement

80. Existing code enforcement violations on the subject site shall be addressed including trimming of overgrown shrubs, removal of weeds and debris at the commercial center, including retention basin, and proper maintenance of signs before the lesser of the issuance of a building permit or January 24, 2022.

81. Prior to certificate of occupancy the applicant shall enter into a maintenance agreement for the Fountainhead Plaza commercial center landscape areas, retention basins, developed and undeveloped pads to ensure maintenance in a first class condition. 65 Item 2.

ARCH PROJECT #: PANDA PROJECT #: DRAWN BY: ISSUE DATE: REVISIONS: All ideas, designs, arrangement and plans indicated or represented by this drawing are the property of Panda Express Inc. and were created for use on this specific project. None of these ideas, designs, arrangements or plans may be used by or disclosed to any person, firm, or corporation without the written permission of Panda Express Inc. 1683 Walnut Grove Ave. Rosemead, California 91770 Telephone: 626.799.9898 Facsimile: 626.372.8288 PANDA EXPRESS, INC. PANDA EXPRESS 50-120 CESAR CHAVEZ ST., COACHELLA, CA 92236 S8-22-D8226 19-317 RR/CL/JL 1ST 1ST CUP SUBMITTAL 10-11-21 2ND ADD. PLAN. COMM. SUB. 07-27-23 A-204 EXTERIOR PHOTO REFERENCES A-204 1 Scale= NTS DAY TIME REFERENCE A-204 3 Scale= NTS NIGHT TIME REFERENCE A-203 2 Scale= NTS DAY TIME REFERENCE A-203 4 Scale= NTS NIGHT TIME REFERENCE 66 Item 2.

Applicant LED Lighting Testing Images
67 Item 2.
68 Item 2.
1 | Page
Gary Wang & Associates, Inc. Member of American Institute of Architects 1000 Corporate Center Drive
Suite 550
Monterey Park, CA 91754
Tel: (626) 288-6898
Fax: (626) 768-7101
October 11th, 2023
City of Coachella
Development Services Department
53990 Enterprise Way
Coachella, CA 92236
AR No. 23-12
Panda Express
50-120 Cesar Chavez St.

Coachella, CA 92236
To Staff and Planning Commission:

We are requesting approval of the proposed red LED lighting strip design along the Panda Express building’s curved roof element as shown in our render exhibits. We are prepared to dim the light to the lowest level to avoid any excessive light pollution onto adjacent properties.

Additionally, the light’s dimmer function is tampering proof and will not be modified once it is set.

This LED lighting element is an important component of this new Panda Express prototype building design moving forward nationwide. This building design is the first of its kind in California, which will attract many visitors to the City of Coachella. The red lighting component accentuates Panda Express’ brand and Chinese culture attributes. It also creates a focal point for the curved roof element, which is an homage to traditional Chinese Architecture.

Based on my conversation with the curved roof manufacturer, retrofitting the LED light component will prove very challenging. Moving the light under the eave will not work because the light comes pre-wired and attached directly to the front face of the metal roof. Adding an eyebrow metal element around the light to create a halo effect will also prove challenging because the metal would need to be punctured to attach it. This could lead to future leaks and condensation within the building’s structure. Plus, this would be time-consuming and lead to a delay in the store’s projected opening date at the end of October.

Furthermore, Panda Express is hosting its annual charity event (Panda Cares) in the nearby city of Palm Desert at the end of October. Many of Panda Express’ high stakeholders, including the owners, will be present and are looking forward to visiting this store. 69 Item 2.
1 STAFF REPORT
10/18/2023
TO: Planning Commission Chair and Commissioners
FROM: Ron Goldman, Consulting Planner
SUBJECT:

SPECIFICS:

Sevilla II Project
Change of Zone No. 22-05, Tentative Tract Map No 38557, Conditional Use Permit No. 372, Architectural Review No. 23-13, Environmental Assessment No. 22-06 a proposal to subdivide 39 acres into 204 single family lots with a minimum lot size of 5,000 square feet with three single family residential production model homes with 3 elevation options located west of Van Buren Street, south of Avenue 50 and north of Avenue 51, APN #’s 779-280-002 and 779-320-001; Applicant: The Pulte Group

STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. PC2023-28 adopting a Mitigated Negative Declaration for EA 22-06 and approving TTM 38557, CZ 22-05, CUP 372 and AR 23- 13 for a 204-lot planned unit development subdivision for Pulte Homes located on a 39-acre site, west of Van Buren Street, south of Avenue 50 and north of Avenue 51 pursuant to the findings and conditions of approval contained in the attached resolution.

EXECUTIVE SUMMARY:

Pulte Homes requests that the Planning Commission recommend to the City Council approval of:
 TTM No. 38557 proposes to subdivide 39 acres into 204 single family lots with a minimum lot size of 5000 square feet;  Change of Zone No. 22-05 proposes to change the existing zone from General Neighborhood (G-N) to General Neighborhood-Planned Unit Development (GN-PUD),  CUP No. 372 proposes to utilize the provisions of Section 17.38 (Planned Unit Developments) of the Coachella Municipal Code;
 AR No. 23-13 is for architectural review for 3 single family residential homes, each with 3 elevations;
70 Item 3.
2 EA No. 22-06 was prepared to address the direct, indirect, and cumulative environmental effects of the proposed project on a 39-acre site located west of Van Buren Street, south of Avenue 50 and north of Avenue 51, APN #’s 779-280-002 and 779-320-001 BACKGROUND:

The property is currently developed with 1 residence located within the central portion of the site along with 5 warehouse/storage buildings. Two groundwater wells are currently located on-site.

The project site has been utilized for agricultural purposes for date palm and okra cultivation for the past 100 years, however the site has been fallow since 2021. An aerial photograph of the site is shown above.

Pulte Homes filed the above referenced applications in September 2022. Over the past few years, Pulte Homes developed the Sevilla 1 project on the east side of Van Buren Street, north of Avenue 50 and the Valencia project located on the east side of Van Buren Street across from the proposed site of Sevilla II.

The Sevilla II is similar to the above referenced projects and consists of the following applications:
71 Item 3.
3 CZ No. 22-05 proposes a change of zone from General Neighborhood (G-N) to General Neighborhood-Planned Unit Development (GN-PUD) to utilize the provisions of Section 17.38 (Planned Unit Development) of the Coachella Municipal Code.

TTM No. 38557: TTM 38557 proposes the subdivision of two parcels that total 39 acres into 204 single family lots with a minimum lot size of 5,000 square feet. The proposed project also includes an approximate 1-acre neighborhood park, an approximate 1.37-acre water retention area, a 0.23- acre future dedicated well site, monument signage and street and utility improvements. The proposed project would result in a net density of 7.7 dwelling units per acre which is consistent with the General Neighborhood land use designation of the Coachella General Plan.

CUP No. 372 provides the mechanism to utilize the provisions of Section 17.38 of the Municipal Code. (Planned Unit Developments). A Planned Unit Overlay is utilized to provide for attractive, planned, residential districts in accordance with the general plan; to provide a means of achieving greater quality, variety, and flexibility in residential developments. In this case, the Applicant is proposing a reduction in the rear yard setback from 20 feet to 15 feet on 30 of the proposed lots that will includes the plan 1 product type. Furthermore, a reduction in the side yard setback from 10 feet to 5 feet on 2 lots adjacent to the two project entries may be necessary as the entryways were widened in accordance with Riverside County Technical Policy 22-002 that requires that 1 travel lane be 24 feet wide.

AR No. 23-13 provides for the review of the proposed elevations, floor plans and landscaping.

EA No. 22-06 includes preparation of a mitigated negative declaration to analyze the potential environmental impacts of the proposed project.

DISCUSSION/ANALYSIS:

Surrounding land uses and zoning designations are as follows:

North: Existing agricultural land; General Plan designation: General Neighborhood and Neighborhood Commercial; Existing Zoning: General Neighborhood and Neighborhood Commercial
South: Existing agricultural land, General Plan designation: General Neighborhood and Neighborhood Commercial; Existing Zoning General Neighborhood and Neighborhood Commercial.

East: Single Family Residential: General Plan designation and Zoning: Suburban Residential
West: Within the City limits: Existing single-family homes; General Plan and Zoning:

Suburban Residential. Outside City limits: Vacant land and agricultural land; Riverside County General Plan Land Use designation is Agriculture and Existing Zoning is A-1 (Light Agriculture).
72 Item 3.
4 Site plan
The exhibit below illustrates the proposed site plan layout for the Sevilla 2 project. The site plan includes 3 distinct floor plans, each with 3 elevations. A copy of the site plan is included below:

Figure 1: Sevilla II Site Plan
Architectural Design (See Exhibit E for a full set of architectural renderings) The Sevilla 2 project includes three distinct elevations including one, one story home and two, two story homes. The architectural plans include a Transitional Spanish, Desert Contemporary and Prairie design option including:

Plan 1 - One-Story (3-Bedroom, 2-Bath) residence with 1,959 sq. ft. of floor area Plan 2 - Two-story (4-Bedroom, 2 ½-Bath) residence with 2,404 sq. ft. of floor area Plan 3 - Two-story (5-Bedroom, 3-Bath) residence with 2,824 sq. ft. of floor area.

Each of the plans include 3 different elevations for a total of 9 different elevations which is consistent with the Residential Design Standards for single family homes. 73 Item 3.
5 Figure 2: Proposed Architectural Models
Figure 3: Plan 1 Elevation (Front)
A typical Plan 1 exterior elevation is attached below. Exterior materials include stucco, concrete tile roofing, decorative gable accents, optional window garage doors, stucco projection at front corners, scored stucco accents, recessed windows, coach light, paneled front door and garage door.
74 Item 3.
6 Figure 4: Plan 2 Elevation (Front)
Exterior materials are similar to the materials that are proposed for the Plan 1 home and include stucco, concrete tile roofing, optional garage door windows, scored stucco accents, recessed windows, coach light and paneled front door and garage door.

Figure 5: Plan 3 Elevation (Front)
75 Item 3.
7 Exterior building materials are similar to Plan 1 and Plan 2 and include stucco, concrete roofing, decorative gable accents, optional garage door windows, stucco projection at front corners, scored stucco accents, recessed windows, coach light and paneled garage doors and front doors.

LANDSCAPE DESIGN
The landscape plan for the Sevilla II Project addresses the proposed landscaping along Van Buren Street, project entries, the overall project wall and fence plan, park and retention area landscaping and typical front yard landscaping.

Particular attention was given to the Van Buren Street frontage and a copy of the proposed landscaping plan for Van Buren Street is attached below. A 6-foot-high decorative split face block wall will be constructed along the Van Buren Street project frontage with 12x12 precision block pilasters with caps at each rear property line. The area outside the block wall includes a multi-use trail, split rail fence, public sidewalk and landscaping as shown on the two exhibits below.

Figure 6: 2 Project Entryways, Perimeter Landscape and Street Medians The project entry includes enhanced pavement, an entry monument sign at each project entry and landscaping on either side of the project entry. The project entry also includes a 6-foot-wide landscaped median that will include date palm trees and a variety of shrubs and ground cover.

In accordance with Riverside County Fire Department Technical Policy 22-002, the two project entryways have been revised as illustrated on the exhibit below. One travel lane has been increased from 14 feet to 24 feet to meet the requirements of the above referenced technical policy. The increase may result in the reduction of the side yard setback on the two corner lots on each side of the project entries from ten feet to five feet.
76 Item 3.
8 The landscaped plans also include a new center median in Van Buren Street that will be planted with date palm trees and shrubs along with ground cover as shown on Exhibit 7 below. A wall mounted monument sign will be installed at each project entry as shown on Exhibit 8 below.

Figure 7: Van Buren Street Proposed Landscaping
Figure 8: Proposed Wall Mounted Monument Signs
77 Item 3.
9 Wall and Fence Plan
A copy of the proposed wall and fence plan is illustrated on Figure 9 below. A 6 ft high precision block wall will be constructed along the perimeter of the project and between all lots and along the side yard between the house and the block wall.

Figure 9: Proposed Wall and Fencing Materials
Retention Basin Landscaping
The retention basin landscaping is illustrated below and will consist of a combination of trees, shrubs groundcover and hardscape including Mulga trees, Acacia trees, Desert Ironwood trees, Cape Honeysuckle, Califronia Gold groundcover and Arizona River Rock.

Figure 10: Proposed Retention Basin Landscaping
78 Item 3.
10 Neighborhood Park
The Project is proposing an approximate 1-acre neighborhood park that will be maintained by the Landscape and Lighting Maintenance District. The park will include both active and passive uses including a half basketball court, lawn area with cornhole, picnic tables, tot lot and desert garden.

Staff has conditioned that the park be installed prior to the issuance of the 101st occupancy permit.

A site plan for the park and plant palette are provided in the exhibits below.

Figure 11: Proposed Neighborhood Park Improvements
Typical Front Yard Landscaping and Plant Palette
Each lot will be provided front yard landscaping as illustrated on Figure 12 below. Each front yard includes an accent tree including an Acacia or Desert Willow along with large, medium, and small shrubs.
79 Item 3.
11 Figure 12: Typical Front Yard Landscaping and Plant Palette

CONSISTENCY WITH GENERAL PLAN
The project site is within the General Neighborhood land use designation. General Neighborhoods are intended to provide a diversity of housing that meets the needs of the city’s many household sizes, incomes, and lifestyle preferences. General Neighborhoods include a range of single family 80 Item 3.
12 and multi family housing options within a green, walkable neighborhood that offers parks and playgrounds for their residents and access to schools and basic shopping needs within a comfortable walk, bike ride or short drive.

The fundamental character of these neighborhoods is defined by tree-lined streets and small blocks, well-landscaped front yards and welcoming entries to each residence. Vehicular access and parking on each lot should not intrude into the front yards, primarily places for children to play and neighbors to meet. Although most of the residences are single-family detached houses, multifamily housing is also provided in “house-form” building types – such as duplexes, garden apartments and rowhouses – that are compatible in scale and character with houses. Large apartment buildings or complexes are not compatible with this sort of neighborhood setting Allowed land uses include residential land uses at a development intensity of 7-25 DU/AC. The general plan also includes standards for network and connectivity, street design, parks and open space and urban form guidelines.

The Sevilla II project proposes 204 single family homes on a 39-acre site that equates to a net density of 7.7 DUA. The project meets the general plan density requirements and meets the design standards for network connectivity, street design, parks and open space and urban form guidelines.

CONSISTENCY WITH ZONING
The project site is currently zoned General Neighborhood (G-N) which implements the General Neighborhood land use designation of the General Plan. The G-N zone permits detached single family detached subdivisions with a minimum density of 7 dwelling units per acre on lots with a on minimum lot size of 4,000 square feet with a minimum interior lot width of 40 feet and minimum lot depth of 75 feet. The minimum width of corner lots is 45 feet. The minimum front yard requirement is 15 feet and the minimum side yard requirement for interior and corner lots is 10% of the lot width, but not less than 5 feet. A rear yard setback of 20 feet is required in the G-N zone.

The Sevilla II Project meets all the requirements of the G-N zone, except that the single story, Plan 1 homes include a 15-foot rear yard setback. Of the 68 Plan 1 homes, 30 lots have a setback of less than 20 feet which is why the Applicant is using the Planned Unit Development provisions (Section

17.38) of the Municipal Code that allows for a 15-foot rear yard setback. In addition, two lots adjacent to the project entryways (a total of 4 lots) may require a reduction in the 10-foot side yard setback to five feet as the project entryways were expanded to meet the requirements of Fire Department Riverside County Technical Policy 22-002 that requires that one of the travel lanes be 24 feet in width.

The project is consistent with Section 17.19 of the Municipal Code, Supplemental Standards for Single-Family Residential recently adopted by the City Council. 81 Item 3.
13 Table 1 – General Neighborhood Development Standards Zoning Ordinance Proposed Complies
with Code
Density 7-25 du/acre 7.7 du/ac Yes
Parking
(Minimum)
One per dwelling unit, to be
covered or in a garage. Plus one
and one third open space per
dwelling unit.

Yes. Each
unit includes
a 2-car
garage
Lot
Requirements
4,000 sq. ft.

Minimum Lot width 40’
Minimum Lot depth 75’
All proposed parcels are
5,000 sq. ft. or greater
Yes
Minimum Yard
Requirement
Front Yard: 15 feet
Side Yard: 5 feet
Rear Yard: 20 feet
60 Plan 1 homes have a
15-foot rear yard setback
and 4 lots on the corners
may have a 5 ft setback
rather than a 10 ft setback
No.

However, the
proposal is
consistent
with PRD
standards
Height
(maximum)
45 feet 25’6” Maximum Yes. The
maximum
height
proposed is
less than 45
feet
ENVIRONMENTAL REVIEW:

Pursuant to CEQA, an initial study was prepared for the Sevilla II Project. The Initial Study concluded that the project would result in less than significant impacts to Aesthetics, Agriculture and Forestry Resources, Air Quality, Greenhouse Gas Emissions, Energy, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems and Wildfire.

The Initial Study concluded that the project would result in a less than significant impact with mitigation incorporated to Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials and Tribal Cultural Resources.
82 Item 3.
14 A 30-day public review period ran from September 5, 2023, to October 5, 2023. 6 comment letters were submitted during the comment period. Responses to comments have been prepared for the comments received and are included in Attachment No. 2.

A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached in Attachment No 1, Exhibit A.

ALTERNATIVES:
1) Adopt Resolution No. PC2023-28 recommending that the City Council approve TTM No. 38557, CZ No. 22-05, CUP No. 372 and AR No. 23-13 and adopt a mitigated negative declaration for EA No. 22-06 with the findings and conditions as recommended by Staff. 2) Adopt Resolution No. PC2023-28 recommending that the City Council approve TTM No. 38557, CZ No. 22-05, CUP No. 372 and AR No. 23-13 and adopt a mitigated negative declaration for EA No. 22-06 with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission. 3) Deny Resolution No. PC2023-28.
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends that the Planning Commission approve Alternative #1 Attachments:

1. Resolution No. PC2023-28 approving CZ No. 22-05, TTM No. 38557, CUP No. 372 and AR No. 23-13 and adopting a mitigated negative declaration for EA 22-06 and conditions of approval.

Exhibit A - EA 22-06, Response to Comments, Errata and Mitigation Monitoring and Reporting Program
Exhibit B - Change of Zone No. 22-05 exhibit
Exhibit C - Tentative Tract Map No. 38557 Sevilla II
Exhibit D - Conditions of Approval for TTM No. 38557, CUP No. 272 and AR No. 23-13 Exhibit E - Sevilla II Development Plan Set
Exhibit F - Proposed Street Names

2. Comment Letters

3. Vicinity Map
83 Item 3.

Resolution No. PC2023-28

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RESOLUTION NO. PC 2023-28

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA RECOMMENDING TO THE CITY COUNCIL OF THE
CITY OF COACHELLA APPROVAL OF CHANGE OF ZONE NO. 22-05

THAT PROPOSES TO CHANGE THE ZONE FROM GENERAL

NEIGHBORHOOD (G-N) TO GENERAL NEIGHBORHOOD-PLANNED
UNIT DEVELOPMENT (G-N-PUD); TENTATIVE TRACT MAP NO.
38557 THAT PROPOSES TO SUBDIVIDE THE PROECT SITE INTO 204 SINGLE FAMILY LOTS; CUP NO. 372 THAT PROPOSES TO UTILIZE THE PROVISIONS OF SECTION 17.38 (PLANNED UNIT
DEVELOPMENT); ARCHITECTURAL REVIEW NO. 23-13 FOR THE

REVIEW OF THE PROPOSED ELEVATIONS AND FLOOR PLANS
AND ENVIRONMENTAL ASSESSMENT NO. 22-06 THAT WAS

PREPARED TO ADDRESS THE DIRECT, INDIRECT AND

CUMULATIVE ENVIRONMENTAL EFFECTS OF THE PROPOSED
PROJECT; ON A 39 ACRE SITE LOCATED WEST OF VAN BUREN
STREET, SOUTH OF AVENUE 50, NORTH OF AVENUE 51; APN #’s 779-280-002 AND 779-320-001; THE PULTE GROUP, APPLICANT.

WHEREAS, David Dewegeli (on behalf of the Pulte Group) filed applications on a vacant 39 acre project site located west of Van Buren Street, south of Avenue 50 and north of Avenue 51; APN #’s 779-280-002 AND 779-320-001and, WHEREAS, the City has processed said application pursuant to the Subdivision Map Act (commencing with Section 66400, Title 7 of the Government Code), Title 16 of the Coachella Municipal Code, and the California Environmental Quality Act of 1970 as amended; and,
WHEREAS, on October 18, 2023, the Planning Commission conducted a duly noticed public hearing on CZ No. 22-05, TTM No. 38557, AR No. 23-13, CUP No. 372 and EA No. 22-06 in the City Council Chambers, 53990 Enterprise Way, Coachella, California; and,
WHEREAS, the Applicant and members of the public were present and were afforded an opportunity to testify regarding the Project; and, WHEREAS, the Project is permitted pursuant to the Coachella Municipal Code, and the attendant applications for a Change of Zone, Tentative Tract Map, Conditional Use Permit, Architectural Review to allow the Project; and, WHEREAS, the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS, the proposed site is adequate in size and shape to accommodate the 84 Item 3.

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proposed development; and,
WHEREAS, the site for the proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, an initial study was prepared that determined that the project would not have a significant effect on the environment; and,
WHEREAS, the conditions of approval as stipulated by the City are necessary to protect the public health, safety and welfare of the community.

WHEREAS, the Planning Commission of the City of Coachella finds that Tentative Tract Map No. 38557 is in compliance with the Subdivision Map Act and the City’s Subdivision Ordinance.

NOW, THEREFORE, BE IT RESOLVED, THE PLANNING COMMISSION OF

THE CITY OF COACHELLA, CALIFORNIA DOES HEREBY FIND
DETERMINE AND RESOLVE AS FOLLOWS:

SECTION 1. Recitals. The above recitals are true and correct and incorporated herein as findings of fact.

SECTION 2. Compliance with the California Environmental Quality Act.

As the advisory body for the Project, the Planning Commission has reviewed and considered the information contained in the Mitigated Negative Declaration Initial Study for Environmental Assessment No. 22-06, comments received, and other documents contained in the administrative record for the Project. The Planning Commission recommends that the City Council find that the Mitigated Negative Declaration, Initial Study and administrative record contain a complete and accurate reporting of the environmental impacts associated with the Project. The Planning Commission further recommends that the City Council find that the Mitigated Negative Declaration, Initial Study, and Mitigation Monitoring and Reporting Program (MMRP) as provided in “Exhibit A” have been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Coachella’s Local CEQA Guidelines.

SECTION 3. Findings of Environmental Impacts. Based on the whole record before it, including the Mitigated Negative Declaration, Initial Study, the administrative record and all other written and oral evidence presented to the Planning Commission, the Planning Commission recommends that the City Council find that all environmental impacts of the Project as outlined in the Mitigated Negative Declaration and Initial Study can mitigated to a level of less than significant. The Planning Commission further recommends that the City Council find that there is no substantial evidence in the administrative record supporting a fair argument that the Project may result in any significant environmental impacts. The Planning Commission recommends that the City Council find that the Mitigated Negative Declaration contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects 85 Item 3.

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the independent judgment and analysis of the Planning Commission.

SECTION 4.Recommendation Regarding Adoption of the Negative Declaration. The Planning Commission hereby finds adequacy in the environmental review documents and recommends that the City Council adopt the Mitigated Negative Declaration.

SECTION 5. Change of Zone Findings
With respect to Change of Zone No. 22-05 the Planning Commission finds as follows for the proposed for the planned unit development proposed for the 204 single-family residential development project:

1. The project is consistent with the General Plan and the City of Coachella Official Zoning Map governing the site. The subject site is a 39-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the General Neighborhood land use designation of the General Plan and General Neighborhood-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a "General Neighborhood" encouraging a predominance of small-lot, single-family residential neighborhoods.

SECTION 6. Tentative Tract Map, Conditional Use Permit Architectural Review Findings
With respect to Change of Zone No. 22-05, Tentative Tract Map No. 38557, Conditional Use Permit No. 372 and Architectural Review 23-13, the Planning Commission finds as follows for the proposed for the 204 single-family residential development project:

1. The proposed subdivision map, change of zone, conditional use permit and architectural review are consistent with the General Plan and the City of Coachella Official Zoning Map governing the site. The subject site is a 39-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the General Neighborhood land use designation of the General Plan and General Neighborhood-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a “General Neighborhood” encouraging a predominance of small-lot, single-family residential neighborhoods.

2. The site is physically suitable for the type of development and the proposed density. The proposed subdivision will provide adequate sized lots for new single-family residential lots. All proposed lots will have adequate dimensions, and ingress and egress to accommodate the proposed development.

3. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There are no sensitive habitats or bodies of water in the immediate vicinity of the site. The initial environmental study prepared for this project did not identify any 86 Item 3.

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biological resources on the site or in the vicinity of the project that would be impacted by the proposed project.

4. The design of the subdivision and type of improvements are not likely to cause any serious public health problems. As proposed, the proposed project would allow for single-family residential lots with a minimum lot size of 5000 square feet. The adjoining uses are consistent with the proposed use of the property as a single-family detached subdivision.

5. The design of the subdivision and type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The project is located on the west side of Van Buren Avenue, south of Avenue 50, north of Avenue 51.

6. The design of the subdivision will provide, to the extent feasible, for future passive or natural heating or cooling opportunities. The proposed subdivision will provide adequate sites for new homes with southern exposure, and all future construction will be designed to the latest Building Codes and energy efficient design and construction will be required by the City’s Building Department.

7. Staff prepared an initial study for the Sevilla II Project applications that determined that that the proposed project will not create any new potentially adverse environmental effects. As such, the project’s environmental effects will not be significant subject to the project’s compliance with the following mitigation measures, as are applicable to the subject site:

SECTION 7. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center. The Development Services Director is the custodian of the record of proceedings.

SECTION 8. Execution of Resolution. The Chairman shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

SECTION 9. Planning Commission Approval Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby recommends to the City Council approval of Change of Zone No. 22-05 “Exhibit B”, Tentative Tract Map No. 38557 “Exhibit C”, Conditional Use Permit No. 372, and Architectural Review 23-13 for the Sevilla II development and subject to the Conditions of Approval as set forth in “Exhibit D” and Planned Unit Development Standards established in “Exhibit E. 87 Item 3.

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PASSED APPROVED and ADOPTED this 18th day of October 2023. __________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
___________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney

88 Item 3.

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I HEREBY CERTIFY that the foregoing Resolution No. PC-2023-28, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 18th day of October, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
89 Item 3.

Sevilla II Tentative Tract Map No. 38557
Initial Study & Mitigated Negative Declaration
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
September 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
90 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
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Table of Contents

1.0 Introduction ................................................................................................................... 1

1.1 California Environmental Quality Act............................................................................................ 1

1.2 Purpose and Content of an Initial Study ....................................................................................... 2

1.3 Public Review ................................................................................................................................ 3

1.4 Initial Study Summary ................................................................................................................... 4

1.5 Incorporation by Reference .......................................................................................................... 4

1.6 Mitigation Monitoring and Reporting Plan................................................................................... 5

2.0 Project Description ......................................................................................................... 6

2.1 Project Summary........................................................................................................................... 6

2.2 Landscaping................................................................................................................................... 7

2.3 Utilities and Services..................................................................................................................... 7

2.4 Construction.................................................................................................................................. 7

2.5 Anticipated Approvals and Permits .............................................................................................. 7

3.0 Environmental Checklist ............................................................................................... 29

3.1 Environmental Factors Potentially Affected............................................................................... 30

3.2 Lead Agency’s Environmental Determination ............................................................................ 31

4.0 Evaluation of Environmental Impacts............................................................................ 32

4.1 Aesthetics.................................................................................................................................... 32

4.2 Agriculture and Forestry Resources............................................................................................ 35

4.3 Air Quality ................................................................................................................................... 39

4.4 Biological Resources.................................................................................................................... 54

4.5 Cultural Resources...................................................................................................................... 59

4.6 Energy ......................................................................................................................................... 63

4.7 Geology and Soils........................................................................................................................ 73

4.8 Greenhouse Gas Emissions......................................................................................................... 80

4.9 Hazards and Hazardous Materials .............................................................................................. 94

4.10 Hydrology and Water Quality ..................................................................................................... 99

4.11 Land Use and Planning.............................................................................................................. 105

4.12 Mineral Resources .................................................................................................................... 107

4.13 Noise ......................................................................................................................................... 109 91 Item 3.

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4.14 Population and Housing............................................................................................................ 124

4.15 Public Services........................................................................................................................... 126

4.16 Recreation................................................................................................................................. 130

4.17 Transportation .......................................................................................................................... 132

4.18 Tribal Cultural Resources.......................................................................................................... 137

4.19 Utilities and Service Systems .................................................................................................... 140

4.20 Wildfire.................................................................................................................................... 1455

4.21 Mandatory Findings of Significance.......................................................................................... 148

5.0 List of Preparers ..........................................................................................................151

6.0 References ..................................................................................................................152 List of Tables
Table 4-1 Project-Generated Construction Emissions................................................................................45 Table 4-2 Project-Generated Operational Emissions..................................................................................48 Table 4-3 Localized Construction Emissions Significance ...........................................................................51 Table 4-4 Project and Countywide Energy Consumption ...........................................................................67 Table 4-5 Consistency with the General Plan .............................................................................................71 Table 4-6 Estimated Greenhouse Gas Emissions........................................................................................87 Table 4-7 Project Consistency with 2020-2045 RTP/SCS ............................................................................89 Table 4-8 Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors............................................91 Table 4-9 Consistency with the General Plan .............................................................................................92 Table 4-10 Coachella Land Use/Noise Compatibility Matrix ....................................................................111 Table 4-11 Sound Level Limits...................................................................................................................113 Table 4-12 Short-Term Noise Measurements...........................................................................................116 Table 4-13 Maximum Noise Levels Generated by Construction Equipment............................................117 Table 4-14 Maximum Noise Levels Generated by Parking Lots................................................................120 Table 4-15 Typical Vibration Levels for Construction Equipment.............................................................122 List of Exhibits
Exhibit 1: Regional Location..........................................................................................................................9 Exhibit 2: Site Vicinity..................................................................................................................................11 Exhibit 3: Conceptual Site Plan ...................................................................................................................13 Exhibit 4: Site Photographs.........................................................................................................................15 Exhibit 5: Jackson Substation Connection ..................................................................................................27 92 Item 3.

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Appendices
Appendix A: Project Materials
Appendix B: Air Quality/Greenhouse Gas/Energy Analysis
Appendix C: Biological Habitat Assessment
Appendix D: Cultural Resources Assessment
Appendix E1: Traffic Impact Study
Appendix E2: VMT Analysis
Appendix F: Geotechnical Report
Appendix G: Preliminary Water Quality Management Plan
Appendix H: Hydrological Report
Appendix I: Noise Data
Appendix J: Tribal Correspondence
Appendix K: Phase I and Phase II Environmental Site Assessment Appendix L: Mitigation Monitoring and Reporting Program 93 Item 3.

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1.0 INTRODUCTION
The Sevilla II Tentative Tract Map No. 38577 (proposed project) would develop a 204-lot 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). Refer to Section 2.0, Project Description for more detail.

Following a preliminary review of the proposed project, the City of Coachella (City) has determined that the project is subject to the guidelines and statutes of the California Environmental Quality Act (CEQA). As the Lead Agency, the City has reviewed the project and, on the basis of the whole record before it, has determined that there is no substantial evidence that the project will have a significant effect on the environment, with adherence to the mitigation measures identified in this Initial Study. This Initial Study/Mitigated Negative Declaration (IS/MND) addresses the direct, indirect, and cumulative environmental effects of the proposed project. This IS/MND reflects the Lead Agency’s independent judgement and analysis.

1.1 California Environmental Quality Act
In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Sections 21000-21189.70.10) the 2022 State CEQA Guidelines, and the City’s 2020 Local CEQA Guidelines, the Lead Agency is required to prepare an Initial Study to determine if the proposed project would have a significant environmental impact (State CEQA Guidelines Section 15063(a)).

If, as a result of the Initial Study, the Lead Agency finds that there is evidence that any aspect of the project may cause a significant environmental effect, the Lead Agency shall further find that an Environmental Impact Report (EIR) is warranted to analyze project-related and cumulative environmental impacts. Alternatively, if the Lead Agency finds that there is no evidence that the project, either as proposed or as modified to include the mitigation measures identified in the Initial Study, may cause a significant effect on the environment, the Lead Agency shall find that the proposed project would not have a significant effect on the environment and shall prepare a Negative Declaration or Mitigated Negative Declaration for that project. Such a determination can be made only if “There is no substantial evidence, in light of the whole record before the Lead Agency” that such impacts may occur (Public Resources Code Section 21080(c)(1)).

The environmental documentation outlined above, which is ultimately determined by the City in accordance with CEQA, is intended as an informational document undertaken to provide an environmental basis for subsequent discretionary actions upon the project. The resulting documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and/or other discretionary approvals would be required.

The environmental documentation is subject to a public review period. During this review, comments on the document relative to environmental issues should be addressed to the City in 95 Item 3.

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writing. Following review of any written comments received, the City will consider these comments as a part of the project’s environmental review and will include them with the Initial Study documentation for consideration by the City’s decision-makers.

1.2 Purpose and Content of an Initial Study
Pursuant to State CEQA Guidelines Section 15063(c), the purpose of an Initial Study is to:
(1) Provide the Lead Agency with information to use as the basis for deciding whether to prepare an EIR or a Negative Declaration.
(2) Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a Negative Declaration. (3) Assist in the preparation of an EIR, if one is required, by:
(A) Focusing the EIR on the effects determined to be significant, (B) Identifying the effects determined not to be significant, (C) Explaining the reasons for determining that potentially significant effects would not be significant, and
(D) Identifying whether a program EIR, tiering, or another appropriate process can be used for analysis of the project’s environmental effects. (4) Facilitate environmental assessment early in the design of a project; (5) Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment; (6) Eliminate unnecessary EIRs;
(7) Determine whether a previously prepared EIR could be used with the project State CEQA Guidelines Section 15063(d)(f) identifies specific content and format requirements for an Initial Study:

A description of the project including the location of the project; An identification of the environmental setting;
An identification of environmental effects by use of a checklist, matrix, or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries;
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A discussion of ways to mitigate significant effects identified, if any; An examination of whether the project would be consistent with existing zoning, plans, and other applicable land use controls; and,
The name of the person or persons who prepared or participated in the Initial Study.

This report is organized as follows:
▪ Section 1.0, Introduction: identifies the purpose and scope of the IS/MND. ▪ Section 2.0, Project Description: describes the location, general environmental setting, project background, project components, and the characteristics of the project’s construction and operational phases.
▪ Section 3.0, Environmental Checklist Form: provides a checklist of environmental factors that would be potentially affected by this project and a description of the possible threshold responses.
▪ Section 4.0, Evaluation of Environmental Impacts: presents the environmental setting and impact analysis for each resource topic.
▪ Section 5.0, List of Preparers: identifies individuals involved in preparing this IS/MND. ▪ Section 6.0, References: provides refences materials and sources used for the development of the document.

1.3 Public Review
The Initial Study is subject to a 30-day public review period. During the 30-day public review period, written comments on the document should be addressed to the City via postal mail or electronic mail:

Gabriel Perez, Development Services Director
City of Coachella
53990 Enterprise Way
Coachella, CA 92236
[email protected]
Following review of [any] written comments received by the City, the City will consider these comments as a part of the project’s environmental review and project consideration by the City’s decision-makers at a public hearing.
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1.4 Initial Study Summary
Section 4.0 of this document contains the Initial Study prepared for the project pursuant to CEQA Guidelines Section 15063. The Initial Study determined that implementation of the project would result in no impact or a less than significant environmental impact to: Aesthetics, Agriculture and Forestry Resources, Air Quality, Greenhouse Gas Emissions, Energy, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire.

The Initial Study concluded that the project would result in a less than significant impact with mitigation incorporated to the following resource areas: Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, and Tribal Cultural Resources.

1.5 Incorporation by Reference
The following documents were utilized during preparation of this Initial Study and are incorporated into this document by reference (State CEQA Guidelines Section 15150). The documents are available for review on the City of Coachella’s website (https://www.coachella.org/departments/community-development) and at City Hall, within the Development Services Department located at 53990 Enterprise Way, Coachella, CA 92236. ▪ City of Coachella General Plan 2035 (adopted April 22, 2015). The City of Coachella General Plan 2035 (General Plan) includes forecasts of long-term conditions and outlines development goals and policies. It guides growth and development within the City by designating land uses in the proposed land use map and through implementation of the goals and policies of the General Plan. It also provides a long-term vision for the City, and through its implementation goals and policies, indicate how that vision may be achieved over time. The General Plan includes the following elements: Land Use, Mobility, Community Health and Wellness, Sustainability and Natural Environment, Safety, Infrastructure and Public Services, Noise, and Housing. All development projects, including subdivisions, public works, redevelopment projects, zoning decisions, and other various implementation tools must be consistent with the General Plan. ▪ City of Coachella General Plan 2035 Environmental Impact Report (February 2015). The City of Coachella General Plan 2035 Environmental Impact Report (General Plan EIR) is intended to provide decision-makers and the public with information concerning the environmental effects of implementation of the General Plan. The General Plan EIR includes background data, analyzes potential environmental impacts, identifies General Plan policies and implementation plans that serve as mitigation, and identifies additional mitigation measures to reduce potentially significant effects due to implementation of the General Plan. The General Plan EIR determined that General Plan implementation would result in significant unavoidable environmental impacts in the following topic areas: Aesthetics, Agricultural Resources, and Transportation and Traffic. 98 Item 3.

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▪ Coachella Municipal Code (and Zoning Consistency Update July 2023). The Coachella Municipal Code (Municipal Code) provides regulations for governmental operations, development, infrastructure, public health and safety, and business operations within the City. Municipal Code Title 17, Zoning (Zoning Ordinance), is established to promote the public health, safety, peace, comfort, convenience, prosperity, and welfare of the City and its inhabitants. The Zoning Ordinance regulates the use of buildings, structures, and land for residential, commercial, industrial and institutional purposes; regulates location, height, bulk, and area covered by buildings and structures; and controls lot size, yards, intensity of land use, signs, and off-street parking.

1.6 Mitigation Monitoring and Reporting Plan
The Mitigation Monitoring and Reporting Plan (MMRP) identifies mitigation measures required to offset or reduce potential environmental impacts. The City shall adopt a program for monitoring/reporting on the measures it has imposed to mitigate, reduce, or avoid significant environmental effect (State CEQA Guidelines Section 15097). The MMRP is included as Appendix L, Mitigation Monitoring and Reporting Program.
99 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

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2.0 PROJECT DESCRIPTION

2.1 Project Summary
The City of Coachella is located in the central portion of Riverside County, within the Coachella Valley. Refer to Exhibit 1: Regional Location, Exhibit 2: Site Vicinity, and Exhibit 3: Conceptual Site Plan. Photographs documenting the existing site conditions and surroundings are included as Exhibit 4: Site Photographs.

The Sevilla II Tentative Tract Map No. 38577 (TTM 38577 and “proposed project”) is planned as a residential development in the City of Coachella. The project site consists of two (2) parcels and is approximately 39-acresin size. The project site is 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 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.

General Plan Land Use and Zoning
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 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. The project includes a Parcel Merger to combine the two (2) parcels into one (1) parcel; a Conditional Use Permit for the PUD (CUP 372); and Architectural Review (AR 23-13).

Existing Environmental Setting and Surrounding Land Uses The project site is currently developed with one (1) residence located in the central portion of the subject site, along with five (5) warehouse/storage buildings. Two groundwater wells are present on-site. The project site has been historically utilized for agricultural purposes since the 1920s for date palm and okra cultivation. Since approximately 2021, the site has been fallow. 100
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TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Initial Study & Mitigated Negative Declaration

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The project site is bordered to the north by fallow agricultural land, to the east by residential uses; to the south by agricultural land; and to the west by both fallow agricultural land and residential uses.

Site Access
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.

2.2 Landscaping
Open areas, walkways, and lots would be lined with drought-resistant vegetation, “Mojave Gold” gravel, and ornamental rocks, creating a desert garden aesthetic. Trees would include accents such as mulga, Smoothie thornless cascalote, and desert willow, as well as shade trees including desert ironwood and thornless hybrid mesquite. Shrubs of various sizes would be planted throughout, including grey desert spoon, aloe, yucca, and jojoba. Landscape species and irrigation would be required to adhere to the City’s planting selection for landscaping.

2.3 Utilities and Services
The Coachella Water Authority and Sanitary District would provide domestic (drinking) water and sanitation water services to the site.

Gas utilities would be provided by Southern California Gas Company.

Electricity would be provided by the Imperial Irrigation District (IID) via connection at the Jackson Substation, which is located less than one mile from the project site; refer to Exhibit 5, Jackson Substation Connection. The proposed project would require the installation of underground powerlines from the Jackson Substation to the project site.

2.4 Construction
Construction of the proposed project is anticipated to occur for the duration of approximately 6 to 12 months for rough grading and site improvements. Vertical construction would depend on market conditions, with an expected date for initial occupancy of January 2025, and an approximate buildout period of 2 years.

2.5 Anticipated Approvals and Permits
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)
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▪ 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)
102
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Sevilla IITentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Regional Location
Exhibit 1
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Source: ESRI Relief Map, National Highway Planning Network Project Location
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103
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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

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Sevilla IITentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Site Vicinity
Exhibit 2
°Source: Michael Baker International
Not to Scale
105
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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

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Item 3.
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Conceptual Site Plan
Exhibit 3
°Source: Michael Baker International
Not to Scale
107
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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

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Item 3.
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SEVILLA II TENTATIVE TRACT MAP NO. 38557
Initial Study/MItigated Negative Declaration
109
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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

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Site Photographs
Sevilla II Tentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Photograph 1: Standing near the northwest corner of the project site, facing east.

Photograph 2: Standing near the western boundary of the project site, facing south. 111
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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

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Site Photographs
Sevilla II Tentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Photograph 3: Standing near the southwest corner of the project site, facing northeast.

Photograph 4: Standing near the southeast corner of the project site, facing northwest. 113
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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

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Site Photographs
Sevilla II Tentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Photograph 5: Standing in the western portion of the project site, facing east.

Photograph 6: Standing in the center of the project site, facing southwest. 115
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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

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Site Photographs
Sevilla II Tentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Photograph 7: Standing near the northern boundary of the project site, facing northeast.

Photograph 8: Standing near the northeast corner of the project site, facing southwest. 117
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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

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Site Photographs
Sevilla II Tentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Photograph 9: Standing in the southeast portion of the project site, facing west.

Photograph 10: Standing in the southwest portion of the project site, facing south. 119
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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

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Sevilla IITentative Tract Map No. 38557
Initial Study/Mitigated Negative Declaration
Jackson Substation Connection
Exhibit 5
°Source: Michael Baker International
Not to Scale
121
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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

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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

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3.0 ENVIRONMENTAL CHECKLIST

1. Project Title: Sevilla II Tentative Tract Map No. 38557 TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA
22-06

2. Lead Agency Name and Address: City of Coachella
53990 Enterprise Way
Coachella CA 92236

3. Lead Agency Contact Person and
Phone Number:

Gabriel Perez, Development Services Director /
Phone: (760) 398-3502

4. Project Location: North of 51st Avenue, east of Calhoun Street, south of Avenue 50, and west of Van Buren
Street (Assessor Parcel Numbers 779-280-002
and 779-320-001).

5. Project Applicant Name and Address: Pulte Group, David Dewegeli 27401 Los Altos, Suite 400
Mission Viejo, CA 92691

6. General Plan Designation: General Neighborhood

7. Zoning: General Neighborhood

8. Description of Project:

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. Access to the project site would be available via two entry points from Van Buren Street.

9. Surrounding Land Uses and Setting:

The project site is bordered to the north by agricultural land, to the east by residential uses; to the south by agricultural land; and to the west by both agricultural land and residential uses.
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10. Other Public Agencies Whose Approval is Required:

Approval and coordination are required by the following utility agencies: Coachella Water Authority, Coachella Valley Water District, Imperial Irrigation District. In addition, permits are required by the Colorado River Regional Water Quality Control Board and South Coast Air Quality Management District.

11. Have California Native American tribes traditionally and culturally affiliated with the project are requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
In compliance with Assembly Bill 52 (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 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.

3.1 Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” or “Less Than Significant Impact with Mitigation Incorporated,” as indicated by the checklist on the following pages.

Aesthetics Agriculture and Forestry Air Quality
Biological Resources Cultural Resources Energy
Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities and Service Systems Wildfire Mandatory Findings of Significance 124
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4.0 EVALUATION OF ENVIRONMENTAL IMPACTS

4.1 Aesthetics
Potentially
Significant
Impact
Less Than
Significant
Impact
with Mitigation
Less Than
Significant
Impact No Impact
AESTHETICS: Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic
vista?
☐ ☐ ☒ ☐
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
☐ ☐ ☐ ☒
c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public views
of the site and its surroundings? (Public views are
those that are experienced from publicly
accessible vantage point.) If the project is in an
urbanized area, would the project conflict with
applicable zoning and other regulations
governing scenic quality?
☐ ☐ ☒ ☐
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
☐ ☐ ☒ ☐
Discussion
A) Except as provided in Public Resources Code Section 21099, would the project have a substantial adverse effect on a scenic vista?
Less Than Significant Impact. The City of Coachella General Plan 2035 identifies the Indio Hills (located approximately 5 miles to the north) and the Mecca Hills (located approximately 8 miles to the southeast) as scenic backdrops providing visual quality to the area. Views of the Indio Hills are available from the project site and surrounding area. Distant views of the Santa Rosa Mountains (approximately 8 miles to the southwest) are also available from the site. Based on these distances, as well as the presence of existing residential and commercial development in the local area, the project would not block views of or from these scenic resources. Thus, the inclusion of the project within the existing viewshed would be consistent with views presently found in the project area. Additionally, the project would be subject to the City’s established design guidelines and current building standards as provided in the Coachella Municipal Code 126
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Title 16 (Subdivisions) and Title 17 (Zoning), which regulate the height and bulk of the buildings.

Therefore, impacts associated with scenic vistas would be less than significant.

Mitigation Measures: None required.

B) Except as provided in Public Resources Code Section 21099, would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. According to the California Department of Transportation (Caltrans) California Scenic Highway Mapping System,1the project site is not located adjacent to or near any state or county, eligible or designated scenic highway. The nearest designated scenic highway is State Route 74 (SR-74) located approximately 12 miles to the west. SR-111 is an eligible scenic highway; however, it is only eligible at the segments from Interstate 10 (I-10) near Whitewater City to SR74 near Palm Desert and from 66th Avenue near Mecca City to Bombay Beach near the Salton Sea. The section of SR-111 that passes through Coachella City is not eligible as a scenic highway.

In addition, the project site does not contain scenic resources, including trees, rock outcroppings or historic buildings. No impact to these resources would occur.

Mitigation Measures: None required.

C) Except as provided in Public Resources Code Section 21099, would the project, in nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less Than Significant Impact. Development of the project could result in a significant impact if it resulted in substantial degradation of the existing visual character or quality of the site and its surroundings. Degradation of visual character or quality means making substantial changes to the existing appearance of a site by constructing elements that are poorly designed or that conflict with the existing surroundings.

The project site is located in an area containing fallow agricultural uses to the north and south, existing residential development to the east, and residential uses to the west. Consistent with the proposed project, much of the surrounding area within a 1-mile radius of the project site is developed with residential neighborhoods.
1 California Department of Transportation (Caltrans) Scenic Highway Mapping System website, https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap-liv-i-scenic-highways accessed 9-15-22.
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The project involves the grading and construction of a 204-unit single-family residential development including installation of right-of-way improvements such as sidewalks, street lighting, and landscaping. The architectural design of the project would adhere to the requirements of the Coachella Municipal Code Title 16 (Subdivisions) and Title 17 (Zoning) including design standards related to building size, height, and setback, as well as landscaping, signage, and other considerations. The City’s design standards ensure that land uses within an area are visually consistent with one another and their surroundings and reduce the potential for aesthetic conflict. The design specifications of development proposals are reviewed by the City to ensure compliance with all applicable provisions as set forth by the Coachella Municipal Code.

As part of this review process, project plans are reviewed by City staff and the Planning Commission to ensure conformation to the Coachella Municipal Code, as well as the visual character and quality of the surrounding area.

While project implementation would change the visual quality of the project site and its surroundings, the proposed project would not degrade the visual quality of the project area because the project is designed to be visually consistent with the surrounding uses. Moreover, the project site and surrounding properties have been designated for development in the City’s General Plan. Therefore, impacts associated with the existing visual character and quality would be less than significant.

Mitigation Measures: None required.

D) Except as provided in Public Resources Code Section 21099, would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less Than Significant Impact. Existing sources of light and glare in the immediate project area include vehicle headlights traveling along Avenue 50 north of the site, and Van Buren Street immediately to the east; streetlights; and the residential developments to the east of the site.

Currently, there are no existing sources of light on the project site.

Buildout of the project can be expected to generate increased levels of light and glare from exterior building lighting, required street lighting, landscape lighting, and vehicles. However, 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 would be designed according to Coachella Municipal Code Title 16 (Subdivisions) and Title 17 (Zoning), which set regulations for outdoor lighting on all city properties to minimize light pollution.

Therefore, potential light and glare impacts associated with the proposed project would be less than significant.

Mitigation Measures: None required.
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4.2 Agriculture and Forestry Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
AGRICULTURE AND FORESTRY RESOURCES:

In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to nonagricultural use? ☐ ☐ ☒ ☐
b) Conflict with existing zoning for agricultural use,
or a Williamson Act contract?
☐ ☐ ☐ ☒
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland (as
defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as
defined by Government Code section 51104(g))?
☐ ☐ ☐ ☒
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
☐ ☐ ☐ ☒
e) Involve other changes in the existing environment
which, due to their location or nature, could
result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use?
☐ ☐ ☒ ☐
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Discussion
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? Less Than Significant Impact. According to the California Department of Conservation’s Farmland Mapping and Monitoring Program,2the project site is designated as Prime Farmland.

Development of the site to a residential use would therefore result in the conversion of Prime Farmland to a nonagricultural use.

However, the General Plan designates the site for residential land use and the site is also zoned for residential development. The General Plan 2035 EIR concluded that, although the General Plan presents numerous goals and policies that would help to minimize impacts to agricultural resources, the loss of Prime Farmland, Farmland of Statewide Importance, or Unique farmland would be considered a significant and unavoidable impact as part of General Plan implementation and no feasible mitigation measures were identified regarding the loss of the City’s Prime Farmland.

Instead, the General Plan presents a strategy of managing the transition from agricultural to urban uses through focused growth areas, market support, and land use controls with the intent of preventing the premature conversion of agricultural lands.3 The General Plan identifies “subareas” in order to focus development, to accommodate the City’s population growth while retaining certain subareas for agricultural use. The project site is included in Subarea 1 – West Coachella Neighborhoods. Subarea 1 contains existing single-family neighborhoods and is described with a vision for infill development of new neighborhoods in the future. Conversely, Subarea 15 – Cocopah Area and Subarea 16 – South Coachella are prioritized by the General Plan for conservation of agricultural land.

Although the project site is designated as Prime Farmland impacts would be less than significant because the project is consistent with the General Plan’s direction for Subarea 1, for which the impacts to agricultural land have already been considered in the General Plan 2035 EIR, which is hereby incorporated by this reference. Additionally, the residential project is overall consistent with the City’s General Plan land use designation and zoning for residential development at the site. Therefore, impacts to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance are considered less than significant.
2 California Department of Conservation website,
https://maps.conservation.ca.gov/DLRP/CIFF/ accessed 9-15-22. 3 City of Coachella General Plan 2035, Draft Environmental Impact Report, https://cityofcoachellageneralplanupdate.weebly.com/final-eir.html accessed 9-15-22. 130
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Mitigation Measures: None required.
b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact. The Williamson Act, also known as the California Land Conservation Act of 1965, allows local governments and private landowners to form contracts that restrict specific parcels of land to agricultural or related open space use. According to Section 4.2, Agricultural Resources, of the City’s General Plan EIR,4there are approximately 1,480 acres of land in the City and its sphere of influence are under Williamson Act contracts that have not been renewed and are set to expire. The project site is not located on or adjacent to any existing zoning for agricultural use or a Williamson Act contract and has been rezoned for residential uses. Therefore, the project would not conflict with existing zoning for agricultural use or a Williamson Act contract, and no impact would occur.

Mitigation Measures: None required.
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
No Impact. The City’s General Plan does not include Forest Land or Timberland designations, nor does the City have zones for these uses. The City occurs on the Coachella Valley floor, and no forest of timber lands occur in the desert climate. As such, the site does not contain any forest land or timberland, nor is it zoned for timberland production. Therefore, the project would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production, and no impact would occur.

Mitigation Measures: None required.
d) Would the project result in the loss of forest land or conversion of forest land to nonforest use? No Impact. The project site is currently fallow from past agricultural uses and developed with one residence and several buildings. The site does not contain forest land, as defined above.

Furthermore, the project site is not zoned for forest land. Therefore, the project would not result in the loss of forest land or the conversion of forest land to non-forest use. No impact would occur.
4 City of Coachella General Plan 2035, Draft Environmental Impact Report, https://cityofcoachellageneralplanupdate.weebly.com/final-eir.html accessed 9-15-22. 131
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Mitigation Measures: None required.
e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
Less Than Significant Impact. Refer to Response 4.2(a), above. The project site is designated as Prime Farmland and has historically been utilized as agricultural use; however, the project would not result in a significant loss of farmland because development of the project site has already been evaluated in the General Plan 2035 EIR and is consistent with the site’sland use designation for residential development. Additionally, no designated forestlands are present on the project site and no impact due to the conversion of forestland to non-forest use would occur. Based upon the above, impacts relative to the conversion of farmland would be less than significant.

Mitigation Measures: None required.
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4.3 Air Quality
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
AIR QUALITY:

Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations.

Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
☐ ☐ ☒ ☐
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
☐ ☐ ☒ ☐
c) Expose sensitive receptors to substantial pollutant
concentrations?
☐ ☐ ☒ ☐
d) Result in other emissions (such as those leading to
odors adversely affecting a substantial number of
people?
☐ ☐ ☒ ☐
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
a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. The project is located within the South Coast Air Basin (Basin), which is governed by the South Coast Air Quality Management District (SCAQMD). Consistency with the SCAQMD 2022 Air Quality Management Plan (2022 AQMP) means that a project is consistent with the goals, objectives, and assumptions set forth in the 2022 AQMP. The 2022 AQMP utilized information and data from the Southern California Association of Government (SCAG) and its 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020- 2045 RTP/SCS). According to the SCAQMD CEQA Air Quality Handbook, in order to determine consistency with 2022 AQMP, two main criteria must be addressed:
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Criterion 1:

With respect to the first criterion, SCAQMD methodologies require that an air quality analysis for a project include forecasts of project emissions in relation to contributing to air quality violations and delay of attainment.
a) Would project result in an increase in the frequency or severity of existing air quality violations?
Since the consistency criteria identified under the first criterion pertains to pollutant concentrations, rather than to total regional emissions, an analysis of the project’s pollutant emissions relative to localized pollutant concentrations is used as the basis for evaluating project consistency. As discussed in Response 4.3(c), localized concentrations of carbon monoxide (CO), nitrogen oxide (NOX), particulate matter less than 10 microns in diameter (PM10), and particulate matter less than 2.5 microns in diameter (PM2.5) would be less than significant during project construction and operation. Therefore, the proposed project would not result in an increase in the frequency or severity of existing air quality violations. b) Would the project cause or contribute to new air quality violations? As discussed in Response 4.3(b), the proposed project would result in emissions that are below the SCAQMD thresholds. Therefore, the project would not have the potential to cause or affect a violation of the ambient air quality standards. c) Would the project delay timely attainment of air quality standards or the interim emissions reductions specified in the AQMP?
The proposed project would result in less than significant impacts with regard to regional and localized concentrations during project construction and operation; refer to Reponses 4.3(b) and 4.3(c). As such, the project would not delay the timely attainment of air quality standards or 2022 AQMP emissions reductions.

Criterion 2:

With respect to the second criterion for determining consistency with SCAQMD and SCAG air quality policies, it is important to recognize that air quality planning within the Basin focuses on attainment of ambient air quality standards at the earliest feasible date. Projections for achieving air quality goals are based on assumptions regarding population, housing, and growth trends.

Thus, the SCAQMD’s second criterion for determining project consistency focuses on whether or not the proposed project exceeds the assumptions utilized in preparing the forecasts presented in the 2022 AQMP. Determining whether or not a project exceeds the assumptions reflected in the 2022 AQMP involves the evaluation of the three criteria outlined below. The following discussion provides an analysis of each these criteria. 134
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a) Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP?
Growth projections included in the 2022 AQMP form the basis for the projections of air pollutant emissions and are based on general plan land use designation and SCAG’s 2020- 2045 RTP/SCS demographics forecasts. The population, housing, and employment forecasts within the 2020-2045 RTP/SCS are based on local general plans as well as input from local governments, such as the City of Coachella. The SCAQMD has incorporated these same demographic growth forecasts for various socioeconomic categories (e.g., population, housing) into the 2022 AQMP.

Based on the General Plan, the project site is designated General Neighborhood which allows for 7-25 dwelling units per acre. The project has a proposed net density of 7.7 dwelling units per acre and is consistent with the land use designation.

The City’s population estimate as of January 1, 2022, is 42,158 persons.5 Based on the City’s average household size of 4.256, the 204 units would introduce up to 867 additional residents within the City. The forecast population in 2045 is 129,300 persons.7 The project’s potential impacts would be considered less than significant since the 867 additional residents represents only a 2.1 percent increase from the City’s current population and are consistent with 2045 projections. Thus, the project would be consistent with the types, intensity, and patterns of land use envisioned for the site vicinity. As the SCAQMD has incorporated these same projections into the 2022 AQMP, the project would be consistent with the projections.

Therefore, the project is consistent with the types, intensity, and patterns of land use envisioned for the site vicinity and would be considered consistent with the General Plan upon the City’s approvals on the required change of zone. Further, the population and housing projections, which are adopted by SCAG’s Regional Council, are based on the local plans and policies applicable to the City. As the SCAQMD has incorporated these same projections into the 2022 AQMP, the proposed project would be consistent with the projections.
b) Would the project implement all feasible air quality mitigation measures? 5 State of California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2021- 2022 with 2020 Census Benchmark, May 2022, https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-andhousing-estimates-for-cities-counties-and-the-state-2020-2022/, accessed January 3, 2023. 6 Ibid.
7 Southern California Association of Governments, 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy Demographics & Growth Forecast, September 3, 2020. 135
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The proposed project would result in less than significant air quality impacts. Compliance with all feasible emission reduction rules and measures identified by the SCAQMD would be required as identified in Responses 4.3(b) and 4.3(c). As such, the proposed project meets this 2022 AQMP consistency criterion.
c) Would the project be consistent with the land use planning strategies set forth in the AQMP?
Land use planning strategies set forth in the 2022 AQMP are primarily based on the 2020- 2045 RTP/SCS. Further, in compliance with CALGreen Code, all single-family residential units of the project would be electric vehicle (EV) capable by including a listed raceway8 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.

Therefore, the project would be consistent with the actions and strategies of the 2020-2045 RTP/SCS. In addition, as discussed above, the project is consistent with the General Plan land use designation. As such, the proposed project meets this AQMP consistency criterion.

In conclusion, the determination of 2022 AQMP consistency is primarily concerned with longterm influence of a project on air quality in the Basin. The proposed project would not result in long-term impact on the region’s ability to meet State and Federal air quality standards.

Additionally, the proposed project would be consistent with the goals and policies of the General Plan and 2022 AQMP. Further, the proposed project’s long-term influence on air quality in the Basin would also be consistent with the SCAQMD and SCAG’s goals and policies and is considered consistent with the 2022 AQMP.

Mitigation Measures: None required.
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact.

Criteria Pollutants
Carbon Monoxide (CO). CO is an odorless, colorless toxic gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. In cities, automobile exhaust can cause as much as 95 percent of all CO emissions. CO replaces oxygen in the body’s red blood cells. Individuals with a deficient blood supply to the heart, patients with diseases involving heart and blood vessels, fetuses (unborn babies), and patients with chronic hypoxemia (oxygen deficiency) as seen in high altitudes are most 8 A raceway is the enclosed conduit that forms the physical pathway for electrical writing to protect it from damage. 136
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susceptible to the adverse effects of CO exposure. People with heart disease are also more susceptible to developing chest pains when exposed to low levels of CO.

Ozone (O3). O3 occurs in two layers of the atmosphere. The layer surrounding the Earth’s surface is the troposphere. The troposphere extends approximately 10 miles above ground level, where it meets the second layer, the stratosphere. The stratosphere (the “good” ozone layer) extends upward from about 10 to 30 miles and protects life on Earth from the sun’s harmful ultraviolet rays. “Bad” O3 is a photochemical pollutant, and needs volatile organic compounds (VOCs), NOx, and sunlight to form; therefore, VOCs and NOx are O3 precursors. To reduce O3 concentrations, it is necessary to control the emissions of these O3 precursors. Significant O3 formation generally requires an adequate amount of precursors in the atmosphere and a period of several hours in a stable atmosphere with strong sunlight. High O3 concentrations can form over large regions when emissions from motor vehicles and stationary sources are carried hundreds of miles from their origins.

While O3 in the upper atmosphere (stratosphere) protects the Earth from harmful ultraviolet radiation, high concentrations of ground-level O3 (in the troposphere) can adversely affect the human respiratory system and other tissues. O3 is a strong irritant that can constrict the airways, forcing the respiratory system to work hard to deliver oxygen. Individuals exercising outdoors, children, and people with pre-existing lung disease such as asthma and chronic pulmonary lung disease are considered to be the most susceptible to the health effects of O3. Short-term exposure (lasting for a few hours) to O3 at elevated levels can result in aggravated respiratory diseases such as emphysema, bronchitis and asthma, shortness of breath, increased susceptibility to infections, inflammation of the lung tissue, increased fatigue, as well as chest pain, dry throat, headache, and nausea.

Nitrogen Dioxide (NO2). NOx are a family of highly reactive gases that are a primary precursor to the formation of ground-level ozone and react in the atmosphere to form acid rain. NO2 (often used interchangeably with NOx) is a reddish-brown gas that can cause breathing difficulties at elevated levels. Peak readings of NO2 occur in areas that have a high concentration of combustion sources (e.g., motor vehicle engines, power plants, refineries, and other industrial operations).

NO2 can irritate and damage the lungs and lower resistance to respiratory infections such as influenza. The health effects of short-term exposure are still unclear. However, continued or frequent exposure to NO2 concentrations that are typically much higher than those normally found in the ambient air may increase acute respiratory illnesses in children and increase the incidence of chronic bronchitis and lung irritation. Chronic exposure to NO2 may aggravate eyes and mucus membranes and cause pulmonary dysfunction.

Coarse Particulate Matter (PM10). PM10 refers to suspended particulate matter, which is smaller than 10 microns or ten one-millionths of a meter. PM10 arises from sources such as road dust, diesel soot, combustion products, construction operations, and dust storms. PM10 scatters light and significantly reduces visibility. In addition, these particulates penetrate into lungs and can potentially damage the respiratory tract. On June 19, 2003, the California Air Resources Board 137
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(CARB) adopted amendments to the Statewide 24-hour particulate matter standards based upon requirements set forth in the Children’s Environmental Health Protection Act (Senate Bill 25).

Fine Particulate Matter (PM2.5). Due to recent increased concerns over health impacts related to PM2.5, both State and Federal PM2.5 standards have been created. Particulate matter impacts primarily affect infants, children, the elderly, and those with pre-existing cardiopulmonary disease. In 1997, the U.S. Environmental Protection Agency (EPA) announced new PM2.5 standards. Industry groups challenged the new standard in court and the implementation of the standard was blocked. However, upon appeal by the EPA, the United States Supreme Court reversed this decision and upheld the EPA’s new standards. On January 5, 2005, the EPA published a final rule in the Federal Register that designates the basin as a nonattainment area for Federal PM2.5 standards. On June 20, 2002, CARB adopted amendments for Statewide annual ambient particulate matter air quality standards. These standards were revised and established due to increasing concerns by CARB that previous standards were inadequate, as almost everyone in California is exposed to levels at or above the current state standards during some parts of the year, and the Statewide potential for significant health impacts associated with particulate matter exposure was determined to be large and wide-ranging.

Sulfur Dioxide (SO2). SO2 is a colorless, irritating gas with a rotten egg smell; it is formed primarily by the combustion of sulfur-containing fossil fuels. SO2 is often used interchangeably with SOx.

Exposure of a few minutes to low levels of SO2 can result in airway constriction in some asthmatics.

Volatile Organic Compounds (VOC). VOCs are hydrocarbon compounds (any compound containing various combinations of hydrogen and carbon atoms) that exist in the ambient air.

VOCs contribute to the formation of smog through atmospheric photochemical reactions and may be toxic. Compounds of carbon (also known as organic compounds) have different levels of reactivity; that is, they do not react at the same speed or do not form O3 to the same extent when exposed to photochemical processes. VOCs often have an odor, and some examples include gasoline, alcohol, and the solvents used in paints. Exceptions to the VOC designation include: CO, CO2, carbonic acid, metallic carbides or carbonates, and ammonium carbonate. VOCs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant. The SCAQMD uses the terms VOC and ROG interchangeably (see below).

Reactive Organic Gases (ROG). Similar to VOC, ROG are also precursors in forming O3 and consist of compounds containing methane, ethane, propane, butane, and longer chain hydrocarbons, which are typically the result of some type of combustion/decomposition process. Smog is formed when ROG and NOx react in the presence of sunlight. ROGs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant. 138
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Short-term Construction Emissions
The project involves construction activities associated with demolition, grading, building construction, paving, and architectural coating applications. The project would involve 59,039 cubic yards soil import. Depending on market conditions, building construction and associated architectural coating applications would last for up to two years. The modeling assumed that building construction and associated architectural coating applications would last for six months and three months, respectively, and that construction would conclude by the end of 2024. This assumption is conservative because construction activities would be less intensive and daily emissions would be lower when the schedule is extended. Exhaust emission factors for typical diesel-powered heavy equipment are based on the California Emissions Estimator Model version 2020.4.0 (CalEEMod) program defaults. Variables factored into estimating the total construction emissions include the level of activity, length of construction, number of pieces and types of equipment in use, site characteristics, weather conditions, number of construction personnel, and the amount of materials to be transported on- or off-site. The analysis of daily construction emissions has been prepared utilizing CalEEMod. Refer to Appendix B, Air Quality/Greenhouse Gas/Energy Analysis, for the CalEEMod outputs and results. Table 4-1, Project-Generated Construction Emissions, presents the anticipated daily short-term construction emissions.

Table 4-1
Project-Generated Construction Emissions
Emissions Source
Pollutant (pounds/day)1,2
ROG NOX CO SO2 PM10 PM2.5
Year 1 3.89 66.26 37.32 0.21 9.77 4.16
Year 2 38.81 73.82 52.16 0.23 10.31 4.56
Maximum Daily Emissions 38.81 73.82 52.16 0.23 10.31 4.56 SCAQMD Thresholds 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:

1. Emissions were calculated using CalEEMod version 2020.4.0. Winter emissions represent worst-case.

2. The reduction/credits for construction emissions are based on “mitigation” included in CalEEMod and are required by the SCAQMD Rules.

The adjustments applied in CalEEMod includes the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stockpiles with tarps; and limit speeds on unpaved roads to 15 miles per hour. The emissions results in this table represent the “mitigated” emissions shown in Appendix B.

Source: Refer to Appendix B for assumptions used in this analysis.

Fugitive Dust Emissions
Construction activities are a source of fugitive dust emission that may have a substantial, temporary impact on local air quality. In addition, fugitive dust may be a nuisance to those living and working in the project area. Fugitive dust emissions are associated with land clearing, ground excavation, cut-and-fill, and truck travel on unpaved roadways (including demolition as well as construction activities). Fugitive dust emissions vary substantially from day to day, depending on the level of activity, specific operations, and weather conditions. Fugitive dust from grading, 139
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excavation and construction is expected to be short-term and would cease upon project completion. Most of this material is inert silicates, rather than the complex organic particulates released from combustion sources, which are more harmful to health.

Dust (larger than 10 microns) generated by such activities usually becomes more of a local nuisance than a serious health problem. Of particular health concern is the amount of PM10 generated as part of fugitive dust emissions. PM10 poses a serious health hazard alone or in combination with other pollutants. PM2.5 is mostly produced by mechanical processes. These include automobile tire wear, industrial processes such as cutting and grinding, and resuspension of particles from the ground or road surfaces by wind and human activities such as construction or agriculture. PM2.5 is mostly derived from combustion sources, such as automobiles, trucks, and other vehicle exhaust, as well as from stationary sources. These particles are either directly emitted or are formed in the atmosphere from the combustion of gases such as NOX and SOX combining with ammonia. PM2.5 components from material in the Earth’s crust, such as dust, are also present, with the amount varying in different locations.

The project would implement required SCAQMD dust control techniques (i.e., daily watering), limitations on construction hours, and adhere to SCAQMD Rules 402 and 403 (which require watering of inactive and perimeter areas, track out requirements, etc.), to reduce PM10 and PM2.5 concentrations. As depicted in Table 4-1, total PM10 and PM2.5 emissions would not exceed the SCAQMD thresholds during construction. Thus, PM10 and PM2.5 emissions impacts associated with project construction would be less than significant.

Construction Equipment and Worker Vehicle Exhaust
Exhaust emissions from construction activities include emissions associated with the transport of machinery and supplies to and from the project site, construction worker commutes to the project site, emissions produced on-site as the equipment is used, and emissions from trucks transporting materials to/from the site. As presented in Table 4-1, construction equipment and worker vehicle exhaust emissions (i.e., ROG, NOX, CO, SO2, PM10, and PM2.5) would not exceed the established SCAQMD thresholds for all criteria pollutants. Therefore, impacts in this regard would be less than significant.

ROG Emissions
In addition to gaseous and particulate emissions, the application of asphalt and surface coatings creates ROG emissions, which are O3 precursors. In accordance with the methodology prescribed by the SCAQMD, ROG emissions associated with paving and architectural coating have been quantified with CalEEMod. As required by SCAQMD Regulation XI, Rule 1113, Architectural Coating, all architectural coatings would comply with specifications on painting practices as well as regulation on the ROG content of paint.9 ROG emissions associated with the proposed project would be less than significant.
9 South Coast Air Quality Management District, Rule 1113 Architectural Coatings, http://www.aqmd.gov/docs/defaultsource/rule-book/reg-xi/r1113.pdf, accessed January 3, 2023. 140
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Total Daily Construction Emissions
As indicated in Table 4-1, criteria pollutant emissions during construction of the proposed project would not exceed the SCAQMD significance thresholds. Thus, total construction related air emissions would be less than significant.

Naturally Occurring Asbestos
Asbestos is a term used for several types of naturally occurring fibrous minerals that are a human health hazard when airborne. The most common type of asbestos is chrysotile, but other types such as tremolite and actinolite are also found in California. Asbestos is classified as a known human carcinogen by State, Federal, and international agencies and was identified as a toxic air contaminant by CARB in 1986.

Asbestos can be released from serpentinite and ultramafic rocks when the rock is broken or crushed. At the point of release, the asbestos fibers may become airborne, causing air quality and human health hazards. These rocks have been commonly used for unpaved gravel roads, landscaping, fill projects, and other improvement projects in some localities. Asbestos may be released to the atmosphere due to vehicular traffic on unpaved roads, during grading for development projects, and at quarry operations. All of these activities may have the effect of releasing potentially harmful asbestos into the air. Natural weathering and erosion processes can act on asbestos bearing rock and make it easier for asbestos fibers to become airborne if such rock is disturbed. According to the California Department of Conservation Division of Mines and Geology, serpentinite and ultramafic rocks are not known to occur within the project area.10 Thus, no impacts would occur in this regard.

Long-term Operational Emissions
Long-term operational air quality impacts consist of mobile source emissions generated from project-related traffic and emissions from area and energy sources. As a conservative analysis, the emissions from existing uses on-site are not quantified and not deducted from the project emissions. Emissions associated with each source are detailed in Table 4-2, Project-Generated Operational Emissions, and discussed below.
10 California Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report, August 2000. 141
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Table 4-2
Project-Generated Operational Emissions
Emissions Source Pollutant (pounds/day)1
ROG NOX CO SOX PM10 PM2.5
Project Summer Emissions
Area 8.95 3.24 18.11 0.02 0.34 0.34
Energy 0.17 1.46 0.62 <0.01 0.12 0.12
Mobile 5.56 5.83 55.90 0.13 14.09 3.81
Total Summer Emissions2 14.69 10.53 74.64 0.16 14.55 4.27 SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Project Winter Emissions
Area 8.95 3.24 18.11 0.02 0.34 0.34
Energy 0.17 1.46 0.62 <0.01 0.12 0.12
Mobile 5.36 6.26 54.02 0.12 14.09 3.81
Total Winter Emissions2 14.49 10.96 72.75 0.15 14.55 4.27 SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:

1. Emissions were calculated using CalEEMod version 2020.4.0.

2. The numbers may be slightly off due to rounding.

Source: Refer to Appendix B for assumptions used in this analysis.

Area Source Emissions
Area source emissions would be generated due to an increased demand for natural gas, consumer products, area architectural coatings, and landscaping equipment associated with the development of the proposed project. As shown in Table 4-2, area source emissions during both summer and winter would not exceed established SCAQMD thresholds. Impacts would be less than significant in this regard.

Energy Source Emissions
Energy source emissions would be generated as a result of electricity and natural gas (nonhearth) usage associated with the proposed project. The primary use of electricity and natural gas by the project would be for space heating and cooling, water heating, ventilation, lighting, appliances, and electronics. Energy source emissions during both summer and winter would not exceed established SCAQMD thresholds; refer to Table 4-2. Impacts in this regard would be less than significant.

Mobile Source Emissions
Mobile sources are emissions from motor vehicles, including tailpipe and evaporative emissions.

Depending upon the pollutant being discussed, the potential air quality impact may be of either regional or local concern. For example, ROG, NOX, SOX, PM10, and PM2.5 are all pollutants of 142
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regional concern (NOX and ROG react with sunlight to form O3 [photochemical smog], and wind currents readily transport SOX, PM10, and PM2.5). However, CO tends to be a localized pollutant, dispersing rapidly at the source.

The mobile source emissions were calculated using the trip generation data provided in the TTM 38577 Sevilla II, Transportation Analysis Scoping Agreement (Traffic Scoping Agreement), prepared by Michael Baker International, dated October 31, 2022. According to the Traffic Scoping Agreement, the proposed project would generate approximately 1,944 average daily trips. As shown in Table 4-2, emissions generated by vehicle traffic associated with the project would not exceed established SCAQMD thresholds. Impacts from mobile source emissions would be less than significant.

Total Operational Emissions
As shown in Table 4-2, the total operational emissions for both summer and winter would not exceed established SCAQMD thresholds. Therefore, impacts in this regard would be less than significant.

Air Quality Health Impacts
Adverse health effects induced by criteria pollutant emissions are highly dependent on a multitude of interconnected variables (e.g., cumulative concentrations, local meteorology and atmospheric conditions, and the number and character of exposed individual [e.g., age, gender]).

In particular, O3 precursors, VOCs and NOX, affect air quality on a regional scale. Health effects related to O3 are therefore the product of emissions generated by numerous sources throughout a region. Existing models have limited sensitivity to small changes in criteria pollutant concentrations, and, as such, translating project-generated criteria pollutants to specific health effects or additional days of nonattainment would produce meaningless results. In other words, the project’s less than significant increases in regional air pollution from criteria air pollutants would have nominal or negligible impacts on human health.

As noted in the Brief of Amicus Curiae by the SCAQMD (dated April 6, 2015) for the Sierra Club vs. County of Fresno, the SCAQMD acknowledged it would be extremely difficult, if not impossible to quantify health impacts of criteria pollutants for various reasons including modeling limitations as well as where in the atmosphere air pollutants interact and form. Further, as noted in the Brief of Amicus Curiae by the San Joaquin Valley Air Pollution Control District (SJVAPCD) (dated April 13, 2015) for the Sierra Club vs. County of Fresno, SJVAPCD acknowledged that currently available modeling tools are not equipped to provide a meaningful analysis of the correlation between an individual development project’s air emissions and specific human health impacts.

The SCAQMD acknowledges that health effects quantification from O3, as an example, is correlated with the increases in ambient level of O3 in the air (concentration) that an individual person breathes. The SCAQMD’s Brief of Amicus Curiae states that it would take a large amount of additional emissions to cause a modeled increase in ambient O3 levels over the entire region. 143
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The SCAQMD states that based on their own modeling in the SCAQMD’s 2012 Air Quality Management Plan, a reduction of 432 tons (864,000 pounds) per day of NOX and a reduction of 187 tons (374,000 pounds) per day of VOCs would reduce O3 levels at highest monitored sites by only nine parts per billion. As such, the SCAQMD concludes that it is not currently possible to accurately quantify O3-related health impacts caused by NOX or VOC emissions from relatively small projects (defined as projects with regional scope) due to photochemistry and regional model limitations. Thus, as the project would not exceed SCAQMD thresholds for construction and operational air emissions, the project would have a less than significant impact for air quality health effects.

Mitigation Measures: None required.
c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive receptors are residences, schools, hospitals, and daycare centers. The CARB has identified the following groups of individuals as those most likely to be affected by air pollution: the elderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis.

The nearest sensitive receptors are single-family residences located approximately 80 feet east of the proposed project site. To identify impacts to sensitive receptors, the SCAQMD recommends addressing localized significance thresholds for construction and operational impacts (stationary source only).

Localized Significance Thresholds
Localized Significance Thresholds (LSTs) were developed in response to SCAQMD Governing Boards’ Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology (dated June 2003 [revised 2008]) for guidance. The LST methodology assists lead agencies in analyzing localized air quality impacts. The SCAQMD provides the LST lookup tables for one-, two-, and five-acre projects emitting CO, NOX, PM2.5, and/or PM10. The project is located within Source Receptor Area (SRA) 30, Coachella Valley.

Construction LST
The SCAQMD’s guidance on applying CalEEMod to LSTs specifies the number of acres a particular piece of equipment would likely disturb per day.11 According to CalEEMod output, the project would actively disturb an average of approximately three acres per day. Therefore, the LST 11 The number of acres represent the total acres traversed by grading equipment. In order to properly grade a piece of land, multiple passes with equipment may be required. The disturbance acreage is based on the equipment list and days of the grading phase according to the anticipated maximum number of acres a given piece of equipment can pass over in an 8- hour workday.
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thresholds for two-acre were conservatively utilized for the construction LST analysis. The closest sensitive receptors to the project site are single-family residences located approximately 80 feet to the east of the project site. These sensitive land uses may be potentially affected by air pollutant emissions generated during on-site construction activities. LST thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters. As the nearest sensitive receptor is located approximately 80 feet (24 meters) from the planned construction area, the LST values for 25 meters were used.

Table 4-3, Localized Construction Emissions Significance, shows the localized constructionrelated emissions for NOx, CO, PM2.5, and PM10 compared to LSTs for SRA 30. It is noted that the localized emissions presented in Table 4-2 are less than those in Table 4-1 because localized emissions include only on-site emissions (e.g., from construction equipment and fugitive dust) and do not include off-site emissions (e.g., from hauling activities). As shown in Table 4-3, the project’s localized construction emissions would not exceed the LSTs for SRA 30. Therefore, the localized significance impacts from project-related construction activities would be less than significant.

Operations LST
According to SCAQMD LST methodology, LSTs would apply to operational activities if the project includes stationary sources or attracts mobile sources that may spend extended periods queuing and idling at the site (e.g., warehouse or transfer facilities). The proposed project is a residential development and would not attract mobile sources that may queue or idle on-site for extended periods of time. Thus, due to the lack of such emissions, no long-term LST analysis is needed.

Operational LST impacts would be less than significant in this regard.

Table 4-3
Localized Construction Emissions Significance
Source1
Pollutant (pounds/day)
NOX CO PM10 PM2.5
Year 12 34.52 28.05 4.92 2.68
Year 22 32.38 27.72 4.83 2.60
Maximum Daily Emissions 34.52 28.05 4.92 2.68
Localized Significance Threshold3 191 1,299 7 5
Thresholds Exceeded? No No No No
Notes:

1. The reduction/credits for construction emissions are based on “mitigation” included in CalEEMod and are required by the SCAQMD Rules. The “mitigation” applied in CalEEMod includes the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stockpiles with tarps; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour. The emissions results in this table represent the “mitigated” emissions shown in Appendix B.

2. Maximum on-site daily emissions occur during grading phase for NOX, CO, PM10, and PM2.5 in Year 1 and Year 2.

3. The Localized Significance Threshold (LST) was determined using Appendix C of the SCAQMD’s Final Localized Significant Threshold Methodology guidance document for pollutants NOX, CO, PM10, and PM2.5. The LST was based on the anticipated daily acreage disturbance for construction (three acres per day, but round down to use two-acre threshold as a conservative analysis) and distance to sensitive receptor (25 meters) for SRA 30, Coachella Valley.

Source: Refer to Appendix B for assumptions used in this analysis. 145
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Carbon Monoxide Hotspots
CO emissions are a function of vehicle idling time, meteorological, and traffic flow. Under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthful levels (e.g., adversely affecting residents, school children, hospital patients, and the elderly).

The Basin is designated as an attainment/maintenance area for the Federal CO standards and an attainment area under State standards. There has been a decline in CO emissions even though vehicle miles traveled (VMT) on U.S. urban and rural roads have increased; estimated anthropogenic CO emissions have decreased 68 percent between 1990 and 2014. In 2014, mobile sources accounted for 82 percent of the nation’s total anthropogenic CO emissions.12 Three major control programs have contributed to the reduced per-vehicle CO emissions, including exhaust standards, cleaner burning fuels, and motor vehicle inspection/maintenance programs.

According to the SCAQMD CEQA Air Quality Handbook, a potential CO hotspot may occur at any location where the background CO concentration already exceeds 9.0 parts per million (ppm), which is the 8-hour California ambient air quality standard. The closest monitoring station to the project site that monitors CO concentration is the Palm Spring – Fire Station (590 E Racquet Club Avenue, Palm Springs, California, 92262), located approximately 23 miles northwest of the project site. The maximum CO concentration at the Palm Spring -- Fire Station was measured at

0.762 ppm in 2022.13 Given that the background CO concentration does not currently exceed 9.0 ppm, a CO hotspot would not occur at the project site. Therefore, CO hotspot impacts would be less than significant in this regard.

Mitigation Measures: None required.
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. According to the SCAQMD CEQA Air Quality Handbook, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The proposed project does not include any uses identified by the SCAQMD as being associated with odors.

Construction activities associated with the project may generate detectable odors from heavyduty equipment exhaust and architectural coating. However, construction-related odors would 12 U.S. Environmental Protection Agency, Carbon Monoxide Emissions, https://cfpub.epa.gov/roe/indicator_pdf.cfm?i=10, accessed January 4, 2023.
13 California Air Resources Board, Air Quality Data, https://www.arb.ca.gov/aqmis2/aqdselect.php?tab=specialrpt, accessed January 4, 2023.
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be short-term in nature and cease upon project completion. In addition, the project would be required to comply with the California Code of Regulations, Title 13, Sections 2449(d)(3) and 2485, which minimizes the idling time of construction equipment either by requiring equipment to be shut off when not in use or limiting idling time to no more than five minutes. Compliance with these existing regulations would further reduce the detectable odors from heavy-duty equipment exhaust. The project would also be required to comply with the SCAQMD Regulation XI, Rule 1113 – Architectural Coating, which would minimize odor impacts from ROG emissions during architectural coating. Any odor impacts to existing adjacent land uses would be short-term and negligible. As such, the project would not result in other emissions, such as those leading to odors adversely affecting a substantial number of people. Impacts would be less than significant.

Mitigation Measures: None required.
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4.4 Biological Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
BIOLOGICAL RESOURCES:

Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service?
☐ ☒ ☐ ☐
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Wildlife or US Fish and Wildlife Service?
☐ ☐ ☐ ☒
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or
other means?
☐ ☐ ☐ ☒
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
☐ ☐ ☒ ☐
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
☐ ☐ ☒ ☐
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
☐ ☐ ☒ ☐
This section is a summary of the findings within the Biological Resources Assessment and CVMSHCP Consistency Analysis for Sevilla II Tentative Tract Map No. 38557 prepared for the 148
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project by Michael Baker International in 2022; refer to Appendix C, Biological Habitat Assessment of this IS/MND.

Discussion
A Biological Habitat Assessment and CVMSHCP Consistency Analysis (Habitat Assessment) was conducted to characterize existing site conditions and assess the probability of occurrence of special-status14 plant and wildlife species that could pose a constraint to implementation of the proposed project. The project site is currently vacant with generally flat topography and natural communities comprised of sandy soils that are disturbed due to the site’s previous agricultural uses. Land uses in the immediate vicinity of the project site include vacant, undeveloped land, remnant agricultural land, and single-family residential development. One (1) vegetation community was observed and mapped within the boundaries of the project site during the field survey: tamarisk thicket.

No drainage features or potential wetland features were observed on or within the vicinity of the project site during the field survey.

The project site is located within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Area but is not located within or adjacent to a designated Conservation Areas, Preserves, Cores, or Linkages.
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Less than Significant Impact with Mitigation Incorporated. No special-status plant species were observed within the project site during the Biological Habitat Assessment. Based on the results of the field survey and a review of specific habitat preferences, distributions, and elevation ranges, no special-status plant species are expected to occur within the project site.

No special-status wildlife species were observed within the project site during the field survey.

Based on the results of the field survey and a review of specific habitat preferences, occurrence records, known distributions, and elevation ranges, Michael Baker determined that the project site also has a moderate potential to support burrowing owl (Athene cunicularia; a State SSC).

The project site is located near existing residential and commercial developments and several utility poles are located along nearby roadways that could provide perching opportunities for 14 As used in the Habitat Assessment, “special-status” refers to plant and wildlife species that are Federally-/State-listed, proposed, or candidates; plant species that have been designated a California Rare Plant Rank by the California Native Plant Society; wildlife species that are designated by the California Department of Fish and Wildlife as Fully Protected, Species of Special Concern, or Watch List species; State/locally rare vegetation communities, and species covered under the Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan. 149
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predatory raptors. With implementation of Mitigation Measures BIO-1 and BIO-2, impacts to burrowing owls and nesting birds would be reduced to less than significant levels.

Mitigation Measures:

BIO-1 Pre-Construction Nesting Bird Clearance Survey: 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 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 “no-disturbance” buffer may occur following an additional survey by the qualified biologist to search for any new bird nests in the restricted area.

BIO-2 Burrowing Owl Pre-Construction Clearance Surveys: 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, 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 150
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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 “no-disturbance” 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. b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? No Impact. No potential drainage features, such as rivers or streams, were observed on or within the vicinity of the project site during the Habitat Assessment. As such, the project would not result in impacts to state or federal jurisdictional features and regulatory approvals from the USACE, RWQCB, or CDFW would not be required. There would be no impact.

Mitigation Measures: None required.
c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. Potential wetland features were not observed on or within the vicinity of the project site during the Habitat Assessment field survey. Furthermore, Michael Baker Biologists conducted a literature review and records search for special-status species, habitat linkages, corridors, geological features, and soil types. No record of state or federally protected wetlands were discovered in the literature review nor the field survey. Because no such wetlands are present, the project would not result in impacts to state or federal wetlands.

Mitigation Measures: None required.
d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less than Significant Impact. The project site is not adjacent to, or nearby, a Conservation Area as established by the CVMSHCP or any other established wildlife corridors. Project activities are not expected to impede wildlife movement through the area. A less than significant impact would occur.

Mitigation Measures: None required.
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e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less than Significant Impact. The City is a Permittee under the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As such, the City established a Local Development Mitigation Fee. To assist in providing revenue for the conservation of lands necessary to implement the CVMSHCP, each project in the City must pay into the Local Development Mitigation Fee. 15 With payment of the Local Development Mitigation Fee, the project would be fully consistent with the biological goals and objectives of the CVMSHCP and no further avoidance, minimization, or mitigation measures would be required. A less than significant impact would occur.

Mitigation Measures: None required.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Less than Significant Impact. The project site is located within the boundaries of the CVMSHCP Area, but is not located within any Conservation Areas, Preserves, Cores, or Linkages. The project is not listed as a planned “Covered Activity” under the published CVMSHCP but is still considered to be a current Covered Activity pursuant to Section 7.1 of the CVMSHCP.16 With payment of the Local Development Mitigation Fee and completion of the pre-construction clearance surveys for nesting birds and burrowing owls, the project would be fully consistent with the biological goals and objectives of the CVMSHCP and no further avoidance, minimization, or mitigation measures would be required. A less than significant impact would occur.

Mitigation Measures: None required.
15 Coachella Municipal Code, Ordinance No. 1029, adopted September 2011. 16 Covered Activities are defined as certain activities carried out or conducted by Permittees, Participating Special Entities, Third Parties Granted Take Authorization and others within the CVMSHCP Area, as described in Section 7 of the CVMSHCP, that will receive Take Authorization under the Section 10(a) Permit and the Natural Community Conservation Plan Permit, provided these activities are otherwise lawful.
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4.5 Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
CULTURAL RESOURCES:

Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
§ 15064.5?
☐ ☐ ☐ ☒
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
☐ ☒ ☐ ☐
c) Disturb any human remains, including those
interred outside of dedicated cemeteries?
☐ ☒ ☐ ☐
The Cultural and Paleontological Resources Identification Memorandum for the Sevilla II Project was prepared by Michael Baker International in December 2022; refer to Appendix D, Cultural and Paleontological Resources Memorandum. The cultural and paleontological resources memo included an Eastern Information Center (EIC) records search, literature and historical map review, Coachella Valley History Museum consultation, Sacred Lands File search, built environment and archaeological field surveys, California Register of Historical Resources (California Register) evaluation of 50503 Van Buren Street, and buried archaeological site sensitivity analysis to determine if the project area contains historical resources that may be impacted by the project.

Discussion
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
No Impact. Historic resources generally consist of buildings, structures, improvements, and remnants associated with a significant historic event or person(s) and/or have a historically significant style, design, or achievement. Damaging or demolition of historic resources is typically considered to be a significant impact. Impacts to historic resources can occur through direct impacts, such as destruction or removal, and indirect impacts, such as a change in the setting of a historic resource.

Based on the cultural and paleontological resources memo, the EIC records search, literature and historical map review, historical society consultation, field surveys, and California Register evaluation no historical or archaeological resources were identified within the project area. The 153
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EIC records search indicated that two cultural resource studies have been conducted within the project area, but these did not include pedestrian surveys of the site. A total of 23 additional studies have been conducted within a half-mile search radius of the project site, resulting in the recording of 12 cultural resources within this radius. None of these resources are located within or adjacent to the project site. Furthermore, 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. As such, project implementation would not result in impacts to historical resources.

Mitigation Measures: None required.
b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Less than Significant Impact with Mitigation Incorporated. Archaeological sites are locations that contain resources associated with former human activities, and may contain such resources as human skeletal remains, waste from tool manufacture, tool concentrations, and/or discoloration or accumulation of soil or food remains. As stated previously, a records search and field survey did not identify any cultural resources, including prehistoric or historic archaeological sites, within the project site. However, ground disturbing activities have the potential to reveal buried deposits not observed on the surface during previous surveys. To minimize potential impacts to archeological resources, Mitigation Measure CUL-1 requires constructional personnel to undergo training by a qualified archaeologist. The purpose of the training would 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 artifactsthat could be uncovered during construction activities. Additionally, Mitigation Measure CUL-2 outlines actions that must be taken in the event of an inadvertent discovery of resources. If a cultural resource is discovered, work must be temporarily halted and a qualified archaeologist must be contacted to evaluate and recommend proper treatment for the resource. With the incorporation of Mitigation Measures CUL-1 and CUL-2, impacts to archaeological resources would be less than significant.

Mitigation Measures:

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 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 154
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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 ground-disturbing 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 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 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.
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c) Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
Less than Significant Impact with Mitigation Incorporated. The project site has historically supported agricultural uses and is not located on or near an existing cemetery. However, grounddisturbing activities during construction may uncover previously unknown buried human remains. In the event that human remains are found, the remains would require proper treatment in accordance with applicable laws. State of California Public Resources Health and Safety Code Section 7050.5 through 7055 describe the general provisions for human remains.

Specifically, Health and Safety Code Section 7050.5 describes the requirements if any human remains are accidentally discovered during excavation of a site. As required by State law, the requirements and procedures set forth in Section 5097.98 of the California Public Resources Code would be implemented, including notification of the County Coroner and, if applicable, notification of the Native American Heritage Commission and consultation with the individual identified by the Native American Heritage Commission to be the most likely descendant. If human remains are found during excavation, excavation must cease in the vicinity of the find and any area that is reasonably suspected to overlay adjacent remains until the County Coroner has been notified, the remains have been investigated, and appropriate recommendations have been made for the treatment and disposition of the remains. Following compliance with the aforementioned regulations (included as Mitigation Measure CUL-3), impacts related to the disturbance of human remains would be less than significant.

Mitigation Measures:

CUL-3 Discovery of Human Remains: If human remains are found in the course of grounddisturbing activities, those 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 nowork 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.
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4.6 Energy
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
ENERGY:

Would the project:
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy resources,
during project construction or operation?
☐ ☐ ☒ ☐
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
☐ ☐ ☒ ☐
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

REGULATORY FRAMEWORK
State
California Building Energy Efficiency Standards (Title 24) The 2022 California Building Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations, Title 24, Part 6), commonly referred to as “Title 24,” became effective on January 1, 2023. In general, 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 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, must comply with the 2022 Title 24 standards.

California Green Building Standards
The 2022 California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as CALGreen, went into effect on January 1, 2023. CALGreen is the first-in-the-nation mandatory green buildings standards code. The California Building Standards Commission developed CALGreen in an effort to meet the State’s landmark initiative Assembly 157
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Bill (AB) 32 goals, which established a comprehensive program of cost-effective reductions of greenhouse gas (GHG) emissions to 1990 levels by 2020. CALGreen was developed to (1) reduce GHG emissions from buildings; (2) promote environmentally responsible, cost-effective, and healthier places to live and work; (3) reduce energy and water consumption; and (4) respond to the environmental directives of the administration. CALGreen requires that new buildings employ water efficiency and conservation, increase building system efficiencies (e.g., lighting, heating/ventilation and air conditioning [HVAC], and plumbing fixtures), divert construction waste from landfills, and incorporate electric vehicles charging infrastructure. There is growing recognition among developers and retailers that sustainable construction is not prohibitively expensive, and that there is a significant cost-savings potential in green building practices and materials.

Senate Bill 100
Senate Bill (SB) 100 (Chapter 312, Statutes of 2018) requires that retail sellers and local publicly owned electric utilities procure a minimum quantity of electricity products from eligible renewable energy resources so that the total kilowatt-hours (kWh) of those products sold to their retail end-use customers achieve 44 percent of retail sales by December 31, 2024; 52 percent by December 31, 2027; 60 percent by December 31, 2030; and 100 percent by December 31, 2045.

The bill requires the California Public Utilities Commission (CPUC), California Energy Commission (CEC), State board or the California Air Resources Board’s (CARB), and all other State agencies to incorporate the policy into all relevant planning. In addition, SB 100 requires the CPUC, CEC, and CARB to utilize programs authorized under existing statutes to achieve that policy and, as part of a public process, issue a joint report to the Legislature by January 1, 2021, and every four years thereafter, that includes specified information relating to the implementation of SB 100.

California Energy Commission Integrated Energy Policy Report In 2002, the California State Legislature adopted Senate Bill (SB) 1389, which requires the California Energy Commission (CEC) to develop an Integrated Energy Policy Report (IEPR) every two years. SB 1389 requires the CEC to conduct assessments and forecasts of all aspects of energy industry supply, production, transportation, delivery and distribution, demand, and prices, and use these assessments and forecasts to develop energy policies that conserve resources, protect the environment, ensure energy reliability, enhance the State's economy, and protect public health and safety.

The CEC adopted the 2021 integrated energy policy report (2021 IEPR) Volume I, Volume II, and Volume IV on February 1, 2022 and Volume III on February 24, 2022.17 The 2021 IEPR provides information and policy recommendations on advancing a clean, reliable, and affordable energy 17 California Energy Commissions, 2021 Integrated Energy Policy Report, https://www.energy.ca.gov/datareports/reports/integrated-energy-policy-report/2021-integrated-energy-policy-report, accessed January 23, 2023. 158
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system for all Californian.18 Volume I of the 2021 IEPR addresses actions needed to reduce the GHG emissions related to the buildings in which California live and work, with an emphasis on energy efficiency; Volume II examines actions needed to increase the reliability and resiliency of California’s energy system; Volume III looks at the evolving role of gas in California’ energy system; and Volume IV reports on California’s energy demand outlook, including a forecast to 2035 and long-term energy demand scenarios of 2050. The 2021 IEPR builds on the goals and work in response to AB 758 (Energy: energy audit), SB 350 (Clean Energy and Pollution Reduction Act), AB 3232 (Zero-emissions buildings and sources of heat energy), and the 2019 IEPR to further a comprehensive approach toward decarbonizing buildings in a cost-effective and equitable manner. For the 2021 IEPR, the CEC extends the forecast timeframe to 15 years to coincide with several state goals that are planned for 2035 and improves methodologies to better quantify and predict the likelihood, severity, and duration of future extreme heat events.

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 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 east-west 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. 18 California Energy Commissions, Final 2021 Integrated Energy Policy Report Volume I Building Decarbonization, February 2022.
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Coachella City CouncilOctober 18, 2023

Coachella City Council
October 18, 2023