Coachella City Council
October 30, 2023

Item 1.

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

development application is consistent with the land use designation and would result in providing approximately 7.7 dwelling units per acre.

The project site consists of two (2) parcels zoned (GN) General Neighborhood. This project includes a change of zone to General Neighborhood-Planned Unit Development (GN-PUD) to provide design and zoning standards for the site in order to develop 204 single-family residences.

Moreover, the required change of zone does not substantially change the planned residential use of the site and will not cause significant environmental impacts.

The project includes a site design review to ensure compliance with site-specific development standards, as outlined in the Coachella Municipal Code. Following the approval of the above actions, the project would not cause a significant environmental impact due to a conflict with a land use plan, policy or regulation, and a less than significant impact would occur.

Mitigation Measures: None required.

Item 1.

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

4.12 Mineral Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
MINERAL RESOURCES:

Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
☐ ☐ ☐ ☒
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific plan or
other land use plan?
☐ ☐ ☐ ☒
Discussion
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No Impact. According to the United States Geological Survey (USGS) Mineral Resources Online Spatial Data maps, there are no known mineral resources, critical minerals, or mine features located on or near the project site.
44 Additionally, the site is not currently being used for extraction of mineral resources, nor is it likely to be used for that purpose in the future.

Construction of the proposed residential development would rely on existing local and regional aggregate resources from permitted facilities. The project is not expected to result in a considerable extraction and/or loss of known mineral resources that are considered important to the Coachella Valley Region or residents of California. Therefore, it is anticipated that no impacts related to the loss of availability of known mineral resources would occur.

Mitigation Measures: None required.
b) Would the project result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
No Impact. The City’s General Plan 2035 Environmental Impact Report identifies the project site to be located within Mineral Resource Zone 1 (MRZ-1). MRZ-1 indicates areas where no 44 United States Geological Survey Mineral Resources Online Spatial Data. https://mrdata.usgs.gov/general/map-us.html.

Accessed September 16, 2022.

Item 1.

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

significant mineral deposits are present, or areas where mineral deposits are unlikely to exist.

The project site has not been identified as a locally-important mineral resource recovery site, and there are no mineral resource recovery sites on or near the project area. Therefore, the project would not result in the loss of availability of a locally-important mineral resource recovery site, and no impact would occur.

Mitigation Measures: None required.

Item 1.

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

4.13 Noise
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
☐ ☐ ☒ ☐
b) Generation of excessive groundborne vibration or
groundborne noise levels?
☐ ☐ ☒ ☐
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
☐ ☐ ☐ ☒
Discussion

FUNDAMENTALS OF NOISE
Sound is mechanical energy transmitted by pressure waves in a compressible medium such as air and is characterized by both its amplitude and frequency (or pitch). The human ear does not hear all frequencies equally. In particular, the ear deemphasizes low and very high frequencies. To better approximate the sensitivity of human hearing, the A-weighted decibel scale (dBA) has been developed. On this scale, the human range of hearing extends from approximately 3 dBA to around 140 dBA.

Noise is generally defined as unwanted or excessive sound, which can vary in intensity by over one million times within the range of human hearing; therefore, a logarithmic scale, known as the decibel scale (dB), is used to quantify sound intensity. Noise can be generated by a number of sources, including mobile sources such as automobiles, trucks, and airplanes, and stationary sources such as construction sites, machinery, and industrial operations. Noise generated by mobile sources typically attenuates (is reduced) at a rate between 3 dBA and 4.5 dBA per doubling of distance. The rate depends on the ground surface and the number or type of objects between the noise source and the receiver. Hard and flat surfaces, such as concrete or asphalt, have an attenuation rate of 3 dBA per doubling of distance. Soft surfaces, such as uneven or

Item 1.

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

vegetated terrain, have an attenuation rate of about 4.5 dBA per doubling of distance. Noise generated by stationary sources typically attenuates at a rate between 6 dBA and about 7.5 dBA per doubling of distance.

There are a number of metrics used to characterize community noise exposure, which fluctuate constantly over time. One such metric, the equivalent sound level (Leq), represents a constant sound that, over the specified period, has the same sound energy as the time-varying sound.

Noise exposure over a longer period of time is often evaluated based on the Day-Night Sound Level (Ldn). This is a measure of 24-hour noise levels that incorporates a 10-dBA penalty for sounds occurring between 10 p.m. and 7 a.m. The penalty is intended to reflect the increased human sensitivity to noises occurring during nighttime hours, particularly at times when people are sleeping and there are lower ambient noise conditions. Typical Ldn noise levels for light and medium density residential areas range from 55 dBA to 65 dBA.

Two of the primary factors that reduce levels of environmental sounds are increasing the distance between the sound source to the receiver and having intervening obstacles such as walls, buildings, or terrain features between the sound source and the receiver. Factors that act to increase the loudness of environmental sounds include moving the sound source closer to the receiver, sound enhancements caused by reflections, and focusing caused by various meteorological conditions.

REGULATORY FRAMEWORK
State
The State Office of Planning and Research Noise Element Guidelines include recommended exterior and interior noise level standards for local jurisdictions to identify and prevent the creation of incompatible land uses due to noise. The Noise Element Guidelines contain a land use compatibility table that describes the compatibility of various land uses with a range of environmental noise levels in terms of the Community Noise Equivalent Level (CNEL). A noise environment of 50 CNEL to 60 CNEL is considered to be “normally acceptable” for residential uses. The Office of Planning and Research recommendations also note that, under certain conditions, more restrictive standards than the maximum levels cited may be appropriate.

City of Coachella General Plan
The City Council of the City of Coachella approved the General Plan 2035 document (General Plan) on April 22, 2015. The General Plan is the primary legal document to guide long-term growth, development and conservation in the City and Sphere of influence. The General Plan is the articulation for the City’s vision of growth for the next 80-100 years with specific steps to guide development toward that vision between now and 2035. As such, the General Plan Noise Element identifies the goals, policies and actions that will enable the City to achieve this vision.

As Coachella continues to grow, traffic levels and traffic-related noise is expected to increase. As demonstrated in the Noise Element, noise levels are forecast to exceed City standards in some

Item 1.

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

areas if not properly attenuated. The goals and policies below reflect the City’s fundamental responsibility and desire to protect and preserve the health, safety, and welfare of the community from excessive noise, as defined in the City’s Land Use/Noise Compatibility Matrix, shown in Figure 10-1: Coachella Land Use/Noise Compatibility Matrix and in Table 4-10, Coachella Land Use/Noise Compatibility Matrix, below.

Table 4-10
Coachella Land Use/Noise Compatibility Matrix
Land Use Category
Community Noise Exposure (Ldn or CNEL, dBA)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable

CATEGORIES USES
RESIDENTIAL Single-Family, Duplex,
Multiple Family 50 – 60 60 – 70 70 – 75 75 – 85
RESIDENTIAL Mobile Homes 50 – 65 60 – 65 65 – 75 75 – 85 COMMERCIAL – Regional,
District
Hotel, Motel, Transient
Lodging 50 – 65 60 – 70 70 – 80 80 – 85
COMMERCIAL – Regional,
Village District, Special
Commercial Retail, Bank,
Restaurant, Movie Theater 50 – 70 70 – 80 80 – 85 NA

COMMERCIAL

INDUSTRIAL
Office Building, Research
and Development,
Professional Offices, City
Office Building
50 – 65 65 – 75 75 – 80 80 – 85
COMMERCIAL – Recreation
INSTITUTIONAL – Civic
Center
Amphitheaters, Concert
Halls, Auditoriums, Meeting
Hall
NA 50 – 60 NA 70 – 85
COMMERCIAL – Recreation Children’s Amusement Park,
Miniature Golf Course, Gocart Track, Equestrian
Center, Sports Club
50 – 65 65 – 75 NA 75 – 85
COMMERCIAL – General,
Special

INDUSTRIAL,

INSTITUTIONAL
Automobile Service Station,
Auto Dealership,
Manufacturing, Warehousing,
Wholesale, Utilities
50 – 70 70 – 85 NA NA
INSTITUTIONAL – General Hospital, Church, Library,
School Classroom 50 – 60 60 – 65 65 – 75 75 -- 85
OPEN SPACE Parks 50 – 65 65 – 70 70 – 75 75 – 85
OPEN SPACE Gold Courses, Cemeteries,
Nature Centers, Wildlife
Reserves, Wildlife Habitat
50 – 70 70 – 75 75 – 85 NA
AGRICULTURE Agriculture 50 – 85 NA NA NA

Item 1.

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

Land Use Category
Community Noise Exposure (Ldn or CNEL, dBA)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable

CATEGORIES USES
Notes: NA = Not Applicable; Ldn = Day/Night Average; CNEL = community noise equivalent level; dBA = A-weighted decibels Normally Acceptable - Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally Acceptable - New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally Unacceptable - New Construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insu0lation features included in the design.

Clearly Unacceptable – New construction or development should generally not be undertaken. * Construction of new residential uses will not be allowed within the 65 dBA CNEL contour for airport noise.

Source: City of Coachella, General Plan Noise Element, April 22, 2015.

The following goals and policies are applicable to the project.

Goal 1. Land Use Planning and Design. A community where noise compatibility between differing types of land uses is ensured through land use planning and design strategies.

Policies

1.1 Noise Compatibility. Use the City’s Land Use/Noise Compatibility Matrix shown in Figure 10-1 (Table 4-10) as a guide for planning and development decisions.

1.2 Noise Analysis and Mitigation. Require projects involving new development or modification to existing development to implement mitigation measures, where necessary, to reduce noise levels to at least the normally compatible range shown in Figure 10-1 (Table 4-10). Mitigation measures should focus on architectural features, building design and construction, rather than site design features such as excessive setbacks, berms and sound walls, to maintain compatibility with adjacent and surrounding uses.

1.6 Land Use and Community Design. Except in cases where noise levels are in the clearly incompatible range as shown in the City’s Land Use/Noise Compatibility Matrix Shown in Figure 10-1 (Table 4-10), prioritize the building design and character policies in the Land Use and Community Design Element over those in the Noise Element to ensure that new development meets the design vision of the City.

Goal 2. Stationary Source Noise. A community where excessive noise from stationary sources is minimized.

Policies

2.1 Noise Ordinance. Minimize noise conflicts between neighboring properties through enforcement of applicable regulations such as the City’s noise ordinance.

2.2 Noise Control. Minimize stationary noise impacts on sensitive receptors and noise emanating from construction activities, private developments/residences, landscaping activities, night clubs and bars and special events.

Item 1.

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

Goal 3. Mobile Source Noise. A community where excessive noise from mobile sources is minimized.

Policy

3.1 Roadway Noise. Where roadway noise exceeds the normally compatible range shown in the City’s Land Use/Noise Compatibility Matrix Shown in Figure 10-1 (Table 4-10), implement policies listed under Goal 1 to reduce the impacts of roadway noise on noise-sensitive receptors.

City of Coachella Code of Ordinances
The City of Coachella Code of Ordinances Chapter 7, Noise Control, contains the regulations to control noise in the City.

7.04.030 – Sound Level Limits as related to fixed noise sources.

A. Regardless of whether an objective measurement by sound level meter is involved, it shall be unlawful for any person to make, continue, or cause to be made or continued, within the city limits any disturbing excessive or offensive noise or vibration which causes discomfort or annoyance to any reasonable person of normal sensitive residing in the area or that is plainly audible at a distance greater than fifty (50) feet from the sources point for any purpose. The following ten-minute average sound level limits, unless otherwise specially indicated, shall apply as indicated in Table 4-11, Sound Level Limits, below, as it relates to a fixed noise source or leaf blower pursuant to Section 7.04.075.

Table 4-11
Sound Level Limits
Zone Time Applicable Ten-Minute Average Decibel Limit
(A-weighted)
Residential – All
zones
6:00 a.m. to 10:00 p.m. 55
10:00 p.m. to 6:00 a.m. 45
Commercial – All
zones
6:00 a.m. to 10:00 p.m. 65
10:00 p.m. to 6:00 a.m. 55
Source: City of Coachella, Code of Ordinances, Title 7 – Noise Control, June 2, 2022.

B. If the measured ambient noise level exceeds the applicable limit as noted in the table in subsection (A) of this section (Table 4-11), the allowable average sound level shall be the ambient noise level. The ambient noise level shall be measured when the alleged noise violation sources are not operating.

C. The sound level limit between two zoning districts shall be measured the higher allowable district.

Item 1.

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

7.04.070 – Construction activities
No person shall perform, nor shall any person be employed, nor shall any person cause any other person to be employed to work for which a building permit required by the city in any work of construction, erection, demolition, alteration, repair, addition to or improvement of any building, structure, road improvement to realty except between the hours as set forth as follows:

October 1st through April 30th
• Monday – Friday: 6:00 a.m. to 5:30 p.m.
• Saturday: 8:00 a.m. to 5:00 p.m.
• Sunday: 8:00 a.m. to 5:00 p.m.
• Holidays: 8:00 a.m. to 5:00 p.m.

May 1st through September 30th
• Monday – Friday: 5:00 a.m. to 7:00 p.m.
• Saturday: 8:00 a.m. to 5:00 p.m.
• Sunday: 8:00 a.m. to 5:00 p.m.
• Holidays: 8:00 a.m. to 5:00 p.m.

Emergency work and/or unusual conditions may cause work to be permitted with the consent of the city manager, or his or her designee, upon recommendation of the building director or the city engineer.

7.04.075 – Property maintenance activities
A. Noise sources associated with property maintenance activities and all portable blowers, lawnmowers, edgers, or similar devices shall be prohibited except during the following hours:

October 1st through April 30th
• Monday – Sunday: 9:00 a.m. to 5:30 p.m.
• Holidays: Not allowed.

May 1st through September 30th
• Monday – Friday: 8:00 a.m. to 5:30 p.m.
• Saturday and Sunday: 9:00 a.m. to 5:30 p.m.
• Holidays: Not allowed.

Notwithstanding the hours of permitted operations, such equipment that constitutes a public nuisance maybe abated as otherwise provided in this Code.

B. No person shall willfully make or continue, or willfully cause to be made or continued, any noise from any portable powered blower at level which exceeds seventy (70) decibels dBA measured at the midpoint of a wall area twenty (20) feet long and ten (10) feet high and at the horizontal distance fifty (50) feet away from the midpoint of the wall, or not

Item 1.

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

more than seventy-six (76) decibels dBA at a horizonal distance of twenty-four (24) feet using a sound level meter.

C. No portable powered blower shall be operated in a manner which will permit dirt, dust, debris, leaves, grass clippings, cutting, or trimmings from trees or shrubs to be blown or deposited onto neighboring or public right-of-way. All waste shall be removed and disposed of in a sanitary manner by the use of property occupant.

D. Leaf blowers shall not be operated within a horizontal distance of ten (10) feet of any operable window, door, or mechanical air intake opening or duct.

7.04.090 – Air conditioning, refrigeration and pool equipment.

The noise standards enumerated in Section 7.04.030 shall be increased by eight dBA when the alleged offensive noise source is an air conditioning or refrigeration system or associated equipment which was installed prior to the effective date of ordinance codified in this chapter.

Installation of new equipment must be certified to be within the provisions of this chapter.

Installation of new equipment must be certified to be within the provisions of this chapter for night and day operation noise level.

EXISTING CONDITIONS
Stationary Noise Sources
The project area consists of residential, commercial, and institutional uses. The primary sources of stationary noise in the project vicinity are urban-related activities (i.e., mechanical equipment and parking areas). The noise associated with these sources may represent a single-event noise occurrence, short-term, or long-term/continuous noise.

Mobile Noise Sources
The majority of the existing noise in the project area is generated from vehicle sources along Van Buren Street.

NOISE MEASUREMENTS
Three short-term noise measurements were taken on August 31, 2022, between the hours of 11:00 a.m. and 12:30 p.m. The noise measurement sites were representative of typical existing noise exposure at the nearest sensitive receptors to the project site. Short-term (Leq) measurements are considered representative of the noise levels in the project vicinity. As shown in Table 4-12, Short-Term Noise Measurements, short-term noise levels during the daytime ranged from 66.2 to 69.1 dBA Leq.

Item 1.

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

Table 4-12
Short-Term Noise Measurements
Site
No. Location Leq(dBA)
Lmin
(dBA)
Lmax
(dBA)
Peak
(dBA) Date Time
NM-1
Northeast corner of the intersection of Van
Buren Street and Via Merida. 66.2 40.1 81.5 97.0 8/31/22 11:56 a.m.

NM-2
Northwest corner of the intersection of
Avenue 50 and Valle Puerta Del Sol. 69.1 44.5 89.9 105.5 8/31/22 12:14 p.m.

NM-3
Along the sidewalk, across the driveway
entrance of the Imagine Schools. 66.5 49.9 57.4 105.0 8/31/22 12:33 p.m.

Notes: Leq = Equivalent Sound Level; Lmin = Minimum Noise Level; Lmax = Maximum Noise Level Source: Michael Baker International, August 31, 2022; refer to Appendix I.

Meteorological conditions were clear skies, warm temperatures, with moderate wind (11 miles per hour), and low humidity. The peak noise is the traffic along nearby roadways. Noise monitoring equipment used for the ambient noise survey consisted of a Brüel & Kjær Hand-held Analyzer Type 2250 equipped with a Type 4189 pre-polarized microphone. The monitoring equipment complies with applicable requirements of the American National Standards Institute for Type I (precision) sound level meters. The results of the field measurements are included in Appendix I, Noise Data.

SENSITIVE RECEPTORS
Sensitive populations are more susceptible to the effects of noise than are the general population. Land uses considered sensitive by the State of California include schools, playgrounds, athletic facilities, hospitals, rest homes, rehabilitation centers, long-term care and mental care facilities. Generally, a sensitive receptor is identified as a location where human populations (especially children, senior citizens, and sick persons) are present. Land uses less sensitive to noise are business, commercial, and professional developments. Noise receptors categorized as being least sensitive to noise include industrial, manufacturing, utilities, agriculture, natural open space, undeveloped land, parking lots, warehousing, and transit terminals. These types of land use often generate high noise levels. Moderately sensitive land uses typically include multi-family dwellings, hotels, motels, dormitories, and outpatient clinics.

Existing land uses surrounding the project site include residential, commercial, and institutional uses. The nearest sensitive receptors are single-family residences located approximately 80 feet east of the proposed project site.
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact. It is difficult to specify noise levels that are generally acceptable to everyone; noise that is considered a nuisance to one person may be unnoticed by another.

Item 1.

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

Standards may be based on documented complaints in response to documented noise levels or based on studies of the ability of people to sleep, talk, or work under various noise conditions.

However, all such studies recognize that individual responses vary considerably. Standards usually address the needs of the majority of the general population.

SHORT-TERM NOISE IMPACTS
Construction activities generally are temporary and have a short duration, resulting in periodic increases in the ambient noise environment. Construction activities would include the following phases: demolition, grading, building construction, paving, and architectural coating. Depending on market conditions, building construction and associated architectural coating applications would last for up to two years. Ground-borne noise and other types of construction-related noise impacts typically occur during the initial demolition and grading phases. These phases of construction have the potential to create the highest levels of noise. Typical noise levels generated by construction equipment are shown in Table 4-13, Maximum Noise Levels Generated by Construction Equipment. It should be noted that the noise levels identified in Table 4-13 are maximum sound levels (Lmax), which are the highest individual sound occurring at an individual time period. Operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Other primary sources of acoustical disturbance would be due to random incidents, which would last less than one minute (such as dropping large pieces of equipment or the hydraulic movement of machinery lifts).

Table 4-13
Maximum Noise Levels Generated by Construction Equipment Type of Equipment Acoustical Use Factor1 Lmax at 50 Feet (dBA) Lmax at 80 Feet (dBA) Backhoe 40 78 74
Compressor 40 78 74
Concrete Mixer Truck 40 79 75
Concrete Saw 20 90 86
Crane 16 81 77
Dozer 40 82 78
Dump Truck 40 76 72
Excavator 40 81 77
Flatbed Truck 40 74 70
Forklift 20 75 71
Grader 40 85 81
Loader 40 79 75
Paver 50 77 73
Roller 20 80 76
Scraper 40 85 81

Item 1.

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

Tractor 40 84 80
Water Truck 40 80 76
Welder 40 74 70
Note:

1. Acoustical Use Factor (percent): Estimates the fraction of time each piece of construction equipment is operating at full power (i.e., its loudest condition) during a construction operation.

Source: Federal Highway Administration, Roadway Construction Noise Model (FHWA-HEP-05-054), January 2006.

Construction noise levels in the project vicinity would fluctuate depending on the particular type, number, and duration of usage for the varying equipment. The effects of construction noise largely depend on the type of construction activities occurring on any given day, noise levels generated by those activities, distances to noise-sensitive receptors, and the existing ambient noise environment in the receptor’s vicinity. Construction generally occurs in several discrete phases, with each phase requiring different equipment with varying noise characteristics. These phases alter the characteristics of the noise environment generated on the proposed project site and in the surrounding community for the duration of the construction process.

Construction noise impacts generally happen when construction activities occur in areas immediately adjoining noise sensitive land uses, during noise sensitive times of the day, or when construction durations last over extended periods of time. The closest sensitive receptors are single-family residences located at approximately 80 feet to the east of the project construction activities. As indicated in Table 4-13, typical construction noise levels would range from approximately 70 to 86 dBA at the sensitive receptors. These noise levels could intermittently occur for a few days when construction equipment is operating closest to the residences. The remainder of the time, the construction noise levels would be much less because the equipment would be working in an area farther away from the existing sensitive uses.

As previously discussed, the City does not have established noise standards for construction activities if the construction activities occur within the allowable hours specified by the Municipal Code. Pursuant to Coachella Municipal Code Section 7.04.070, construction activities may only occur between the hours of 6:00 a.m. and 5:30 p.m. Monday through Friday, 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and holidays from October 1st through April 30th , and between the
hours of 5:00 a.m. and 7:00 p.m. Monday through Friday, 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and holidays from May 1st through September 30th. Project construction activities would occur within the allowable hours specified by the Coachella Municipal Code. As such, impacts would be less than significant in this regard.

LONG-TERM NOISE IMPACTS
Mobile Noise
According to the Highway Traffic Noise Analysis and Abatement Policy and Guidance, a doubling of traffic volumes would result in a 3 dB increase in traffic noise levels, which is barely detectable

Item 1.

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

by the human ear.45 Based on the project’s Traffic Scoping Agreement, the proposed project would generate approximately 1,944 average daily trips. Access to the proposed project site would be provided via an ingress/egress driveway located along Van Buren Street. Based on the 2015 Traffic Count on Van Buren Street and 50th Avenue, existing average daily traffic volumes along Van Buren Street in the vicinity of the proposed project is approximately 8,190 vehicles per day.46 As such, the project’s trip generation (approximately 1,944 average daily trips) would not double existing traffic volumes and an increase in traffic noise along local roadways would be imperceptible. Therefore, project-related traffic noise would be less than significant.

Stationary Noise
The project proposes to construct 204-unit single-family residences. Primary stationary noise sources associated with the project include mechanical equipment, parking lot activities, and outdoor gathering areas.

Mechanical Equipment
Heating Ventilation and Air Conditioning (HVAC) units would be installed in the backyards of the proposed single-family residences attached to the building. Typically, mechanical equipment noise is 60 dBA at 20 feet from the source.47 Based upon the Inverse Square Law, sound levels decrease by 6 dBA for each doubling of distance from the source.48 The nearest sensitive receptors are single-family residential uses located approximately 100 feet to the east of the nearest proposed building backyards. At this distance, potential noise from HVAC units would be approximately 46 dBA. However, noise generated in the backyards would be reduced at off-site uses as the project would construct a concrete masonry unit (CMU) wall surrounding the back yard of each individual unit. As a solid barrier, the CMU wall would provide a reduction of 5 dBA.49 As such, the Nosie level to the nearest sensitive receptor would be 41 dBA. Therefore, noise levels from mechanical equipment would not exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Coachella Municipal Code Section 7.04.030; refer to Table 4-11. Therefore, the nearest residents would not be directly exposed to substantial noise from on-site mechanical equipment. Impacts in this regard would be less than significant.
45 U.S. Department of Transportation, Highway Traffic Noise Analysis and Abatement Policy and Guidance, updated August 24, 2017, https://www.fhwa.dot.gov/environMent/noise/regulations_and_guidance/polguide/polguide02.cfm, accessed on January 18, 2023.
46 Coachella Valley Association of Governments, Coachella Valley Traffic Counts, https://www.arcgis.com/apps/View/index.html?appid=fb9489b188e74be3b599afb52741849d, accessed January 18, 2023. 47 Elliott H. Berger, Rick Neitzel, and Cynthia A. Kladden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, June 26, 2015.
48 Cyril M. Harris, Noise Control in Buildings, 1994.
49 U.S. Department of Transportation, Federal Highway Administration Roadway Construction Noise Model User’s Guide, January 2006.

Item 1.

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

Parking Lot Activities
The proposed project would provide garage and surface parking spaces for homeowners and visitors. Traffic associated with parking is typically not of sufficient volume to exceed community noise standards, which are based on a time-averaged scale such as the CNEL scale. However, the instantaneous maximum sound levels generated by a car door slamming, engine starting up and car pass-bys may be an annoyance to adjacent noise-sensitive receptors. Estimates of the maximum noise levels associated with the parking lot activities attributed to the project are presented in Table 4-14, Maximum Noise Levels Generated by Parking Lots.

Table 4-14
Maximum Noise Levels Generated by Parking Lots
Noise Source Maximum Noise Levels
at 50 Feet from Source
Maximum Noise Levels
at 220 Feet from Source
Automobile, door slamming 61 dBA Leq 48 dBA Leq
Automobile, warming up 36 dBA Leq 23 dBA Leq
Automobile, engine Idling 53 dBA Leq 40 dBA Leq
Notes: dBA = A-weighted Decibels; Leq = Equivalent Sound Level Source: Elliott H. Berger, Rick Neitzel, and Cynthia A. Kladden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, June 26, 2015.

As shown in Table 4-14, parking lot activities can result in noise levels up to 61 dBA at a distance of 50 feet. It is noted that parking lot noise are instantaneous noise levels compared to noise standards in the CNEL scale, which are averaged over time. As a result, actual noise levels over time resulting from parking lot activities would be far lower than what is identified in Table 4-14.

The proposed project would have intermittent parking lot noise due to the movement of vehicles.

The nearest sensitive receptors would be located approximately 220 feet from parking areas associated with units on the eastern portion of the project site. There would be residential building located in between the parking areas and sensitive receptors which would block the line of sight. At this distance, noise levels from parking activities would range from 23 to 48 dBA.

Additionally, a CMU wall would separate the proposed project site and the nearest sensitive receptors, which would result in a noise level reduction of at least 5 dBA.50 Therefore, parking activities noise would be reduced to approximately 18 to 43 dBA at the nearest sensitive receptors. As such, parking lot noise levels would exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Coachella Municipal Code Section 7.04.030; refer to Table 4-11. Additionally, parking lot noise would be partially masked by background noise from traffic along Van Buren Street. Impacts would be less than significant in this regard.
50 Ibid.

Item 1.

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

Outdoor Gathering Areas
Each unit would include a backyard that has the potential to be accessed by groups of people intermittently. Noise generated by groups of people (i.e., crowds) is dependent on several factors including vocal effort, impulsiveness, and the random orientation of the crowd members. Crowd noise is estimated at 60 dBA at one meter (3.28 feet) away for raised normal speaking.51 This noise level would have a +5 dBA adjustment for the impulsiveness of the noise source, and a -3 dBA adjustment for the random orientation of the crowd members.52 Therefore, crowd noise would be approximately 62 dBA at one meter from the source (i.e., the outdoor amenity gathering area).

The closest sensitive receptors to the east of the project site are located approximately 80 feet from the outdoor amenity gathering area measured from the property line of the receptors. At the distance of 80 feet, crowd noise would be reduced to approximately 33 dBA. Therefore, noise levels from outdoor gathering areas would not exceed the City’s noise standards of 55 dBA during daytime and 45 dBA during nighttime for residential uses as established in Municipal Code Section 7.04.030; refer to Table 4-11. As such, the proposed outdoor gathering areas would not generate noise levels that would exceed the City’s noise standards at the closest sensitive receptors. Impacts would be less than significant in this regard.

Mitigation Measures: None required.
b) Generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact.

CONSTRUCTION
Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the construction equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The effect on buildings located in the vicinity of the construction site often varies depending on soil type, ground strata, and construction characteristics of the receiver building(s). The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibration at moderate levels, to slight damage at the highest levels. Groundborne vibrations from construction activities rarely reach levels that damage structures. Ordinary buildings that are not particularly fragile would not experience any cosmetic damage (e.g., plaster cracks) at distances beyond 30 feet. This distance can vary substantially depending on the soil composition and underground geological layer between vibration source and receiver. In addition, not all buildings respond similarly to vibration generated by construction equipment.
51 M.J. Hayne, et al, Prediction of Crowd Noise, Acoustics, November 2006. 52 Ibid.

Item 1.

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

The types of construction vibration impacts include human annoyance and building damage.

Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. Building damage can be cosmetic or structural.

The Federal Transit Administration (FTA) guidelines are used to evaluate potential impacts related to construction vibration for both potential building damage and human annoyance. The FTA has identified an architectural damage criterion for continuous vibrations of 0.20 inch/second PPV. Further, as the nearest sensitive receptors to project construction are residential uses, the criterion for human annoyance of 0.20 inch/second PPV is utilized. Typical vibration produced by construction equipment is illustrated in Table 4-15, Typical Vibration Levels for Construction Equipment.

Table 4-15
Typical Vibration Levels for Construction Equipment
Equipment Approximate peak particle velocity at
25 feet (inches/second)
Approximate peak particle velocity at
120 feet (inches/second)
Loaded Trucks 0.076 0.0072
Large Bulldozers 0.089 0.0085
Small Bulldozer/Tractors 0.002 0.0003
Jackhammer 0.035 0.0033
Vibratory Rollers 0.210 0.0200
Notes:

Calculated using the following formula:

PPV equip = PPVref x (25/D)1.5
where:PPV (equip) = the peak particle velocity in in/sec of the equipment adjusted for the distance PPV (ref) = the reference vibration level in in/sec from Table 12-2 of the FTA Transit Noise and Vibration Impact Assessment Guidelines D = the distance from the equipment to the receiver
Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual, April 2020.

The nearest structures to the project site are single-family residential buildings located approximately 120 feet to the east of the project construction activities. Groundborne vibration decreases rapidly with distance. As indicated in Table 4-15, based on the FTA data, vibration velocities from typical heavy construction equipment operation would range from 0.0003 to 0.02 inch/second PPV at 120 feet from the source of activity. As such, the construction activities would not be capable of exceeding the 0.20 inch/second PPV significance threshold for vibration to the nearest structures and a less than significant impact would occur in this regard.

OPERATION
The project would involve development of single-family residences that would not generate groundborne vibration that could be felt by surrounding uses. The project operation would not involve railroads or substantial heavy truck operations, and therefore would not result in vibration impacts at surrounding uses. Thus, no impact would occur in this regard.

Mitigation Measures: None required.

Item 1.

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

c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact. The nearest airport to the project site is the Jacqueline Cochran Regional Airport, located approximately 3.85 miles to the southeast of the project site. There are no other public airport or private use airport within two miles of the project site. Therefore, no impacts would occur in this regard.

Mitigation Measures: None required.

Item 1.

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

4.14 Population and Housing
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
Would the project:
a) Induce substantial unplanned population growth
in an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
☐ ☐ ☒ ☐
b) Displace substantial numbers of existing people
or housing, necessitating the construction of
replacement housing elsewhere?
☐ ☐ ☒ ☐
Discussion
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact. The project proposes a net density of approximately 7.7 du/ac which is consistent with the existing General Plan land use designation of General Neighborhood.

The project site is zoned GN (General Neighborhood). The proposed project includes a change of zone to General Neighborhood-Planned Unit Development (GN-PUD) to provide design and zoning standards for the site to develop 204 single-family residences.

The Department of Finance E-5 Table for 2022 estimates that the total population in Coachella was 42,158 persons with 4.25 persons per household.53 As the project proposes single-family residential units, this would provide for an estimated population increase of 867 persons.

Therefore, the population growth associated with the project would represent an approximate

2.06 percent increase over the City’s estimated 2022 population of 42,158 persons.

The project is consistent with the planned population growth identified in the General Plan and is consistent with the Housing Element of the General Plan. The project site is in an urbanized area and would not require extension of roadway infrastructure. The proposed expansion of underground powerlines from the Jackson Substation is required to serve the project and would not induce substantial unplanned growth. The project would not result in a substantial unplanned population growth in the area and no mitigation is required. 53 California Department of Finance website, http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/ accessed 10/10/22.

Item 1.

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

Mitigation Measures: None required.
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Less Than Significant Impact. The proposed 204-unit residential development would be constructed on land that is currently a fallow agricultural site, along with an existing residence and several outbuildings that would be demolished as part of this project. All property owners are voluntarily selling their property and would be compensated for their property. At this time, no evictions are anticipated. It is expected that the few existing residents would have the ability to relocate based on the availability of existing housing stock in the area. Therefore, impacts would be less than significant in this regard and no mitigation is required.

Mitigation Measures: None required.

Item 1.

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

4.15 Public Services
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
PUBLIC SERVICES:
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response
times or other performance objectives for any of
the public services:
i) Fire protection? ☐ ☐ ☒ ☐
ii) Police protection? ☐ ☐ ☒ ☐
iii) Schools? ☐ ☐ ☒ ☐
iv) Parks? ☐ ☐ ☒ ☐
v) Other public facilities? ☐ ☐ ☒ ☐
Discussion
a) i)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire protection?
Less Than Significant Impact. Fire protection and emergency medical services to the City are provided by the Riverside County Fire Department (RCFD), which provides a full range of fire suppression and emergency medical services to Coachella City residents, businesses, and visitors.
54 The nearest fire station to the project site is Station #79 located at 1377 Sixth Street, which is approximately 1.25 miles southeast of the site. This is within the City’s Goal 7.11 of the 54 City of Coachella website, https://www.coachella.org/departments/fire-department, accessed September 29, 2022.

Item 1.

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

General Plan Infrastructure and Public Services Element, to provide fire protection services within a 1.5-mile radius from the fire station.55
Implementation of the project would increase the demand for fire protection services in the project vicinity. However, the project would be developed in accordance with applicable city, county, and state regulations, codes, and policies pertaining to fire hazard reduction and protection. The project would be designed and constructed within California Building Code standards. Continuous fire access roadways and public hydrants would be provided throughout the project site to allow adequate emergency service. The project applicant would also be required to pay applicable Development Impact Fees to the City of Coachella, per Chapter 4.45 of the Coachella Municipal Code, which funds the provision of adequate fire protection facilities.

In addition, based on the proximity of the project site to existing RCFD facilities and the fact that the project site is already within the RCFD’s service area, the project would not affect response times or service ratios, alter or increase the demand for fire protection services, or require the construction of additional fire facilities. Impacts would be less than significant.

Mitigation Measures: None required.
a.ii)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for police protection?
Less Than Significant Impact. The City of Coachella Police Department contracts with Riverside County Sheriff’s Department (RCSD) to provide comprehensive law enforcement services. The nearest facility to the project site is the RCSD station located at 86625 Airport Boulevard in Thermal, which is approximately 4.1 miles southeast of the project site. Similar to fire protection services, the project site is already located within the police department’s service area. As discussed in Section 4.14, Population and Housing, the population is expected to increase by approximately 867 persons with project implementation. This would lead to a possible increase in police services to the immediate project site and to the surrounding areas but would not require the construction of new or physically altered facilities. In addition, the project applicant would be required to pay applicable Development Impact Fees to the City of Coachella, per the City’s municipal code, which funds the provision of adequate police facilities such as buildings, land, equipment and vehicles. Therefore, impacts would be less than significant.

Mitigation Measures: None required.
a.iii)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or 55 City of Coachella, General Plan Update 2035, Infrastructure and Public Services Element, adopted April 22, 2015.

Item 1.

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

physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for schools? Less Than Significant Impact. The project site is located within the boundaries of Coachella Valley Unified School District (CVUSD) for public education services.56 The nearest schools to the site are Coachella Valley High School located at 83-800 Airport Blvd in Thermal, approximately

3.2 miles to the south, Bobby Duke Middle School located at 85-358 Bagdad Avenue, approximately 2.4 miles to the southeast, and Coral Mountain Academy Elementary School located at 51-375 Van Buren Street, approximately 1.0 mile to the south of the project site.

Development of the project would increase the enrollment rate at each of these schools due to the approximate population increase of 867 persons. At the time of writing, CVUSD requires a school facility fee of $4.08 per square foot for new residential construction, which is deemed legally adequate to avoid impacts to school facilities under the Government Code. The fees collected are dispersed to the school district to offset any potential impacts and are used to fund construction of new facilities or improvement of existing facilities. The project would comply with the CVUSD development fees. Therefore, impacts would be less than significant.

Mitigation Measures: None required.
a.iv)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for parks? Less Than Significant Impact. The City maintains eight existing parks totaling 87.7 acres of park space. The largest park is Bagdouma Park, which is approximately 1.9 miles southeast from the project site and accounts for 46 acres of recreational land. The closest City-owned park to the project site is the 29-acre Rancho Las Flores Park, which is located approximately 1.0 mile north of the project site.

Project implementation would increase the City’s population by approximately 867 residents, which would result in increased use of existing parks. However, Coachella Municipal Code Section

16.36.060 requires that three acres of land per each one thousand (1,000) persons residing within a subdivision shall be devoted to neighborhood and community park facilities. Alternatively, the project applicant may pay Development Impact Fees to the City for park and recreational purposes. Since the project proposes 204 dwelling units, this would result in approximately 867 persons in the Sevilla 2 community. As such, 2.9 acres of dedicated park land would be required.

The project proposes a 1.0-acre private park within the project site for residents’ use. Since this 56 Coachella Valley Unified School District, Trustee Area Boundaries, https://www.cvusd.us/board-of-education/trustee-areaboundaries, accessed September 29, 2022.

Item 1.

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

is less than the amount required by the City of Coachella Municipal Code to support the residential development, a fee would be required. This fee would go to the City for the purpose of developing new or rehabilitating or expanding existing park and recreation facilities. With fee payment, the project would not result in substantial adverse physical impacts associated with the provision of park facilities and a less than significant impact would occur.

Mitigation Measures: None required.
a.v)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for other public facilities? Less Than Significant Impact. Other public facilities in the project area such as medical/healthcare, production, commercial, retail, residential, etc., would not be adversely impacted by project implementation. As discussed in Response 4.14(a) of Section 4.14, Population and Housing, the project would not induce substantial unplanned population growth because it is consistent with the anticipated growth identified in the General Plan. As such, project buildout is expected to only marginally impact other public facilities. No additional public facilities are required for the project to accommodate the additional residents. An increase in demand for the City’s existing facilities would be less than significant.

Mitigation Measures: None required.

Item 1.

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

4.16 Recreation
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
RECREATION:
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
☐ ☐ ☒ ☐
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
☐ ☐ ☒ ☐
Discussion
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less Than Significant Impact. The City maintains eight existing parks totaling 87.7 acres of park space. The largest park is Bagdouma Park, which is approximately 1.9 miles southeast from the project site and accounts for 46 acres of recreational land. The closest City-owned park to the project site is the 29-acre Rancho Las Flores Park, which is located at 48-400 Van Buren Street, approximately 1.0 mile north of the project site.

The project would include the development of 204 new single-family residential units and would increase the population of the immediate area by approximately 867 persons. However, this growth is consistent with the City’s General Plan. In addition, the project proposes a 1.0-acre private park area within the project site for residents’ use. While this does not meet the 2.9 acres of park space required by the Coachella Municipal Code Section 16.26.060, the project applicant would pay a Development Impact Fee to be used by the City for developing new or rehabilitating or expanding existing park and recreation facilities. The payment of the fee would ensure that the project provides its fair share of funds for parks to offset the incremental increase in existing recreational facility use that may be created by the project. Therefore, project implementation would not result in substantial physical deterioration of recreational facilities and a less than significant impact would occur.

Mitigation Measures: None required.

Item 1.

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

b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Less Than Significant Impact. The project includesthe development of a 1.2-acre park within the project site. This would be mostly open space with landscaping. It would primarily be used by residents within the neighborhood, and would not have adverse environmental effects, including due to heavy foot traffic or vehicle visitations. The park would be compliant with all guidelines and ordinances outlined in Coachella Municipal Code to prevent adverse effects related to noise, lighting, or hazards. Additionally, as discussed above, the project would be required to pay impact fees for parks and recreation to offset the incremental increase in existing recreational facility use that may result with the project. As such, the project would not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. A less than significant impact would occur.

Mitigation Measures: None required.

Item 1.

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

4.17 Transportation
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
TRANSPORTATION:

Would the project:
a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including
transit roadway, bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
b) Conflict or be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
☐ ☐ ☒ ☐
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
d) Result in inadequate emergency access? ☐ ☐ ☒ ☐
This section is based on the Traffic Analysis Study, Tentative Tract Map 38577 Sevilla II, City of Coachella, California, prepared by Michael Baker International on July 19, 2023, and the Tentative Tract Map 38577 Sevilla II VMT Assessment, prepared by Michael Baker International on May 15, 2023. Refer to Appendix E1, Traffic Impact Study and Appendix E2, VMT Analysis.

Discussion
a) Would the project conflict with a program plan, ordinance or policy addressing the circulation system, including transit roadway, bicycle and pedestrian facilities? Less than Significant Impact. The project is projected to generate 1,944 daily trips which includes 143 AM Peak Hour trips and 194 PM Peak Hour trips during a typical weekday.

The project’s Traffic Impact Analysis identified one (1) level of service (LOS) deficiency for compliance with City of Coachella General Plan goals subsequent to July 1, 2020, but is not considered a significant environmental impact. Instead, deficiencies and improvements may be incorporated into project conditions of approval as deemed satisfactory to the City engineer. The City has established LOS D as the minimum allowable LOS at intersections. Therefore, any intersection operating at LOS E or worse will be considered deficient for the purposes of this analysis. The study area for this project was developed consistent with the Riverside County Traffic Impact Analysis Preparation Guide and in in coordination with the City.

Item 1.

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

There are a total of six (6) intersections locations where traffic operations could potentially be impacted by the project (project area). It should be noted that Intersections #5 and #6 do not exist without the project and were not analyzed under the Existing or Opening Year without Project conditions.
1- Calhoun Street & Avenue 50
2- Van Buren Street & Avenue 48
3- Van Buren Street & Avenue 49
4- Van Buren Street & Avenue 50
5- Van Buren Street & Street “A”
6- Van Buren Street & Street "F"
According to the General Plan, Level of Service (LOS) D will be the minimum acceptable traffic operations condition given the Project location. The operational analysis findings are as follows:

Existing Year 2022: In the Existing Year 2022 condition, all intersections operate at acceptable LOS D or better during the AM and PM Peak Hours.

Opening Year 2025 Without Project: In the Opening Year 2025 Without Project condition, all intersections operate at acceptable LOS D or better during the AM and PM Peak Hours.

Opening Year 2025 With Project: In the Opening Year 2025 With Project condition, the intersection of Van Buren Street and Avenue 50 (study intersection #4) is projected to operate at unacceptable LOS E during the PM Peak Hour. All other study intersections operate at acceptable LOS D or better during the AM and PM. The study identifies Recommendation #1: Optimize signal timing at the intersection of Van Buren Street and Avenue 50 (study intersection #4).

Implementing this improvement, the intersection is projected to operate at an acceptable LOS D during the PM Peak Hour. Given the effective improvement, the Project proposes a signal timing evaluation and implementation of updated timing for the intersection of Van Buren Street and Avenue 50. The signal timing improvement will be made a condition of approval for the project, thereby assuring that the project is consistent with the General Plan’s LOS policies.

Sight Distance: A review of the project intersections confirms all intersections provide adequate sight distance with relatively unobstructed views per County of Riverside’s Standard No. 821, Intersection Sight Distance. The intersections evaluated for sight distance include two proposed intersections along Van Buren Street as well as multiple internal site intersections.

Transit
The SunLine Transit Agency (STA) provides transit service in the project area including fixed-route bus service and Dial-a-Ride service. Dial-a-Ride service is provided for locations within three quarters of a mile of an STA local route, meaning service is provided in the Project area. Service offered through the Study Area is provided by Route 6 and Route 8 seven (7) days a week. Route

Item 1.

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

6 spans between the Palm Desert and Coachella. The route runs from about 6 AM to 8 PM with about a 60-minute headway. Its closest bus stop is located at the intersection of Van Buren Street and Avenue 50. Route 8 spans between Indio and Mecca. The route runs from about 5:30 AM to 9:30 PM with about a 60-minute headway. Its closest bus stop is located at the intersection of Van Buren Street and Avenue 50, which is approximately 1,300 feet north of the project site. The project would not interfere with the bus routes within the project site vicinity.

Bike and Pedestrian
Two bicycle lane corridors currently exist within the project area. Class 2 Bike Lanes are located along Van Buren Street, between Fiesta Road to just north of 51st Avenue. A Class 2 Bike Lane is located along the northside of Avenue 50, between Calhoun Street and Van Buren Street.

Between Van Buren Street and Cesar Chavez Boulevard, Class 2 Bike Lanes are located along Avenue 50. On all other roadways, bicyclists generally utilize a shoulder adjacent to motor vehicle traffic. Along the current project frontage, a Class 2 Bike Lane exist. In the project vicinity, a sidewalk is currently provided on the east side of Van Buren Street from Avenue 50 in the north to Valencia development in the south. Along the current project frontage, no sidewalk exists. The project would provide right-of-way improvements along the property frontage including a vehicular travel lane, bike lane, curb, gutter, and sidewalk. The project would comply with the City’s design and development standards; therefore, the project would not interfere with existing or planned bicycle facilities or sidewalks in the City.

The project would not conflict with a program plan, ordinance or policy addressing the circulation system and therefore no mitigation measures are required. Impacts would be less than significant.

Mitigation Measures: None required.
b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?
Less than Significant Impact. CEQA Guidelines Section 15064.3(b) identifies criteria to analyze transportation impacts for land use projects (subdivision 15064.3(b)(1)) and transportation projects (subdivision 15064.3(b)(2)). The Riverside County Transportation Analysis Guidelines for Level of Service and Vehicle Miles Traveled (December 2020) (County Guidelines) were utilized as the primary resource in the development of this analysis since City-specific vehicle miles traveled (VMT) guidelines have not yet been developed.

Land use projects that meet the County Guidelines screening thresholds are assumed to result in a less than significant transportation impact under CEQA and do not require a detailed quantitative VMT assessment. However, because the project does not meet the Screening Criteria for land use projects, a project-specific VMT assessment was required. The results of the model run to calculate VMT showed that the Baseline condition with the Project would result in

Item 1.

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

a 13.6 VMT per capita, which is below the County’s 18.3 VMT per capita threshold. Therefore, the project would result in less than significant impact with regard to VMT.

Mitigation Measures: None required.
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Less than Significant Impact. As shown on Exhibit 3, Conceptual Site Plan, access to the site would be developed via two entry points from Van Buren Street. Access and circulation improvements would be designed and constructed consistent with City design and engineering standards. Based on the Traffic Impact Study, all intersections would provide adequate sight distance with relatively unobstructed views per the County of Riverside’s Standard No. 821, Intersection Sight Distance.

The construction of the project will result in the need for back-to-back left turns between the project’s northern entrance and Via Merida. The intersection of Via Merida and Van Buren Street currently has a striped southbound left turn lane with approximately 210 feet of storage. Project improvements would result in a northbound left turn lane at the northern entrance of 65 feet and a southbound left turn lane at the Via Merida intersection of 110 feet. The Traffic Impact Study determined that both entrances to the project via Van Buren Street provide sufficient available space for left turns on both Van Buren Street, as well as sufficient space for traffic turning left into Via Merida.

Thus, hazard impacts due to a geometric design feature would be less than significant. Further, as discussed in Section 4.11, Land Use and Planning, the project is consistent with surrounding land uses and no hazard impacts would occur in this regard. Impacts would be less than significant.

Mitigation Measures: None required.
d) Would the project result in inadequate emergency access? Less than Significant Impact. As discussed in Section 4.9, Hazards and Hazardous Materials, the project site design shall be reviewed for compliance with project-specific emergency access as a routine aspect of the City’s design review process. In addition, the project does not propose any changes to adjacent roadways that could potentially impair emergency response or evacuation (lane reductions, narrowing, permanent road closures, etc.). The project would comply with all local, regional, state, and federal guidelines related to emergency access. Emergency vehicles would be able to access the project site via both entrance/exit points from Van Buren Street. The project site would be accessible to emergency responders during construction and operation of

Item 1.

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

the project. Therefore, the project would not result in inadequate emergency access. Impacts would be less than significant.

Mitigation Measures: None required.

Item 1.

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

4.18 Tribal Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
TRIBAL CULTURAL RESOURCES:
a) Would the project cause a substantial adverse
change in the significance of a tribal cultural
resource, defined in Public Resources Code
section 21074 as either a site, feature, place,
cultural landscape that is geographically defined
in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a
California Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
☐ ☐ ☐ ☒
ii) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria
set forth in subdivision (c) of Public Resource
Code Section 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.
☐ ☒ ☐ ☐
Discussion
In 2015, California Assembly Bill 52 (AB 52) was enacted and expanded CEQA by establishing a formal consultation process for California tribes within the CEQA process. The bill specifies that any project may affect or cause a substantial adverse change in the significance of a tribal cultural resource would require a lead agency to “begin consultation with a California Native American tribe that is traditional and culturally affiliated with the geographic area of the proposed project.” Section 21074 of AB 52 also defines a new category of resources under CEQA called “tribal cultural resources.” Tribal cultural resources are defined as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and is either listed on or eligible for the California Register of Historical Resources (CRHR) or a local historic register, or if the lead agency chooses to treat the resource as a tribal cultural resource.

Item 1.

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

In 2016, the California Natural Resources Agency proposed to adopt and amend regulations as part of AB 52 implementing Title 14, Division 6, Chapter 3 of the California Code of Regulations, CEQA Guidelines, to include consideration of impacts to tribal cultural resources pursuant to Government Code Section 11346.6. On September 27, 2016, the California Office of Administrative Law approved the amendments to Appendix G of the CEQA Guidelines, and these amendments are addressed within this Initial Study.

In compliance with AB 52, the City of Coachella distributed letters notifying each Native American Tribal government having previously requested to be on the City’s AB 52 consultation list. The AB 52 letters were distributed by certified mail on January 12, 2023. Responses were received from Augustine Band of Cahuilla Indians (ABCI) on January 24, 2023 and Morongo Band of Mission Indians (MBMI) on March 20, 2023. The letter from the Tribal Secretary of ABCI indicated that the tribe is currently unaware of specific cultural resources that may be affected by the project.

It was requested that the tribe be contacted immediately in the event that cultural resources are uncovered during project implementation. The letter from the Tribal Historic Preservation Officer of MBMI stated that the project is not within the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. Refer to Appendix J, Tribal Correspondence.
a) i)Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)?
No Impact. As detailed in Response 4.5(a), no historic resources listed or eligible for listing in a State or local register of historical resources are located on the project site. Therefore, no impacts related to historic tribal cultural resources defined in Public Resources Code Section 5020.1(k) would occur.

Mitigation Measures: None required.
a) ii)Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth

Item 1.

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

in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

Less Than Significant Impact With Mitigation Incorporated. According to the cultural and paleontological memo prepared by Michael Baker in December 2022, the Native American Heritage Commission (NAHC) conducted a search of the Sacred Lands File (SLF) to identify any Native American cultural resources that might be affect by the project. The SLF search yielded negative results. In addition, the City of Coachella distributed letters on January 12, 2023. notifying each Native American Tribal government having previously requested to be on the City’s AB 52 consultation list. Responses were received from Augustine Band of Cahuilla Indians (ABCI) on January 24, 2023, and Morongo Band of Mission Indians (MBMI) on March 20, 2023.

Neither tribe requested consultation. The letter from the Tribal Secretary of ABCI indicated that the tribe is currently unaware of specific cultural resources that may be affected by the project.

The letter from the Tribal Historic Preservation Officer of MBMI stated that the project is not within the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians.

As discussed in Section 4.5, Cultural Resources, Mitigation Measures CUL-1 and CUL-2 would ensure that construction workers are trained to identify potential resources, and that sufficient actions are taken to have the resource appropriately assessed in the event of an inadvertent discovery. With implementation of Mitigation Measures CUL-1 and CUL-2, impacts causing a substantial adverse change in the significance of a tribal cultural resource would be less than significant.

Mitigation Measures: Refer to Mitigation Measures CUL-1 and CUL-2.

Item 1.

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

4.19 Utilities and Service Systems
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
UTILITIES AND SERVICE SYSTEMS:

Would the project:
a) Require or result in the relocation or construction
of new or expanded water, wastewater
treatment or storm water drainage, electric
power, natural gas, or telecommunications
facilities, the construction or relocation of which
could cause significant environmental effects?
☐ ☐ ☒ ☐
b) Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
☐ ☐ ☒ ☐
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
☐ ☐ ☒ ☐
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
☐ ☐ ☒ ☐
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☒ ☐
Discussion
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less than Significant Impact.

Item 1.

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

Electrical and Natural Gas. The Imperial Irrigation District (IID) would provide electricity to the project. The project would be required to connect to the Jackson Substation, located less than one mile west of the project site. The Will Serve letter from IID, dated November 28, 2022, states that based on an anticipated total load of 204 single family homes connected to 200Amp Panels, Single Phase 120/240V, electrical facilities can be accommodated for the project. This would be achieved via a new distribution backbone feeder extended from the Jackson substation, including the reconfiguration of backbone circuits running along Avenue 50 in addition to implementing ties to existing facilities.

The Jackson substation is located at the southwest corner of the intersection of Jackson Street and Avenue 50. The line extension connecting the project site to the substation would be situated on the south side of Avenue 50 heading east to Van Buren Street. An underground conduit system already exists along a portion of the route. Other sections of the route are maintained by the County of Riverside and the City of Coachella, which would make the ultimate decision if the line extension would be overhead or underground. As the line extension would primarily utilize existing easements along these previously constructed roadways to connect the project to the Jackson substation, impacts would be less than significant. In addition, the entire project would comply with Energy Building Regulations adopted by the California Energy Commission (Title 24 of the California Code of Regulations) and locally adopted energy conservation requirements.

The Gas Company would supply natural gas service to the project. The project would connect to existing service lines with the final configuration to be approved by the Gas Company.

Water and Wastewater
The Coachella Water Authority (CWA) provides domestic water supply and the Coachella Sanitary District provides Wastewater services to the City of Coachella. Groundwater is the primary source of domestic water supply in the Coachella Valley; CWA provides potable water to the City by pumping from six wells within the City’s distribution system. The total capacity of active wells is approximately 11,400 gallons per minute (gpm). CWA has three storage reservoirs within the City, with a total reservoir capacity of approximately 10.5 MG. CWA’s distribution system network consists of approximately 120 miles of pipeline, which range from 4-inches to 36-inches in diameter. The City of Coachella 2015 Sewer System Master Plan Update states that flows generated from the City’s residential, commercial, and industrial areas discharge to the City’s Avenue 54 wastewater treatment plant (WWTP) with a capacity of 4.5 million gallons per day (MGD). In addition, the city maintains about 90 miles of sanitary sewers ranging in size from 4 to 54 inches in diameter.

The project would connect with the City’s local sewer system at Van Buren Street. The project will also be reviewed by CVWD and City staff to assure compliance with all current and applicable wastewater treatment requirements, as the project is located within a land use category the City considers suitable for the proposed use of the site, according to the City’s General Plan Update.

Item 1.

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

Therefore, the project is not expected to exceed wastewater treatment requirements of the Regional Water Quality Control Board.

Stormwater Drainage
Runoff from the project generally drains toward the southeast. Presently, the site is currently utilized for agricultural and residential purposes and is without storm water facilities. As part of the project, streets will be designed to slope down from the centerline and into gutters. The lowlying areas in the site are designated to manage storm water runoff and improve water quality, which will be the retention basin. Stormwater will be collected throughout the project site and be conveyed through it through pipes to drywells located underground, below the retention basin. The purpose of the drywell is to retain nuisance waters, collect any debris of the first flush of storm waters and to facilitate maintenance of the system. One 1.37-acre retention basin is proposed as part of the project, which is adequate to retain peak flows on site in accordance with applicable requirements.

Connections to local water and sewer mains would involve temporary and less than significant construction impacts that would occur in conjunction with onsite improvements. No improvements are required for off-site sewer lines or treatment facilities to serve the project.

The stormwater drainage will be installed as part of the project and is designed to reduce significant environmental effects and to avoid altering the existing drainage patterns of the surrounding properties. Therefore, a less than significant impact would occur.

Mitigation Measures: None required.
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less than Significant Impact. The 2020 Coachella Valley Regional Urban Water Management Plan (UWMP) demonstrates that CWA has sufficient water available to serve the additional planned development in its service area. The UWMP calls for a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. CWA anticipates having sufficient water supplies to serve existing and future in the near-term (2025) and long-term (2045). For 2025, projected water supply is 137,061 AFY and retail water demand is 123,461 AFY, resulting in an anticipated surplus of 13,600 AFY. For 2045, projected water supply is 164,966 AFY and retail water demand is 148,166 AFY, resulting in an anticipated surplus of 16,800 AFY (UWMP Tables 4-8 and 4-22).

Future demand projections are based on development intensities provided in the General Plans of regional jurisdictions, including the City of Coachella General Plan.

The project proposes to construct 204 single-family dwellings. Development of the proposed project will add to the demand of water supplies; however, potential demand is expected to be

Item 1.

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

incremental and could be served by the existing water supply as planned for in the UWMP.

Impacts would be less than significant.

Mitigation Measures: None required.
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? Less than Significant Impact. The proposed project is within the jurisdiction of the City’s Sanitation Division for wastewater collection and treatment services. Existing sewer infrastructure is already in place and operational in the project area. The project would connect to an existing 12-inch sewer main beneath Van Buren Street. The project is served by the Avenue 54 WWTP, which treats approximately 2.9 million gallons per day, and has a daily capacity of 4.5 million gallons per day. Thus, the WWTP has sufficient capacity to serve additional development, including the proposed project. The project proposes to construct 204 single-family dwellings.

Development of the proposed project will add to the demand of wastewater capacity. Project wastewater discharges will be typical of residential uses and will not exceed wastewater treatment requirements of the City’s Sanitation Division or Regional Water Quality Control Board.

A less than significant impact would occur.

Mitigation Measures: None required.
d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less than Significant Impact. Recycling Solid waste disposal and recycling services for the City are provided by Burrtec Waste and Services, the City’s franchise trash hauler. Residential waste collected from the project would be hauled to the Coachella Valley Transfer Station. This facility has a permitted daily capacity of 1,100 tons of solid waste per day. 57 Waste from this transfer
station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley.

These include Badlands Sanitary Landfill, El Sobrante Sanitary Landfill and Lamb Canyon Sanitary Landfill. CalRecycle data indicates the Badlands Disposal site has 7,800,000 cubic yards of remaining capacity,58 the El Sobrante Landfill has a remaining capacity of 3,834,470 cubic yards 57 CalRecycle, SWIS Facility Detail, Coachella Valley Transfer Station, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2305?siteID=2426 58 CalRecycle, SWIS Facility Detail, Badlands, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367

Item 1.

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

of remaining capacity,59 and Lamb Canyon Disposal has a remaining solid waste capacity of 19,242,950 cubic yards.60
Waste generated by the construction process would primarily consist of discarded materials and packaging. Based on an average home size of 4,000 square feet and a construction waste generation factor of 4.34 pounds per square foot, approximately 1,726 tons of waste projectwide. Additional waste would be expected from the construction of internal streets, common areas, infrastructure installation, and other project-related construction activities. In addition, the City imposes mandatory recycling requirements for construction activities. Because the project would generate a relatively small amount of solid waste per day, both the Coachella Valley Transfer Station and the El Sobrante Landfill and other regional landfills would have sufficient daily capacity to accept solid waste generated by the project. Construction impacts relative to solid waste generation would be less than significant. Based on CalRecycle’s61 estimated solid waste generation rate of 12.23 pounds (lbs) per household per day for residential sources, the project would generate an estimated 2494.92 lbs or 1.25 tons of solid waste daily, approximately 0.1 percent of the Coachella Valley Transfer Station’s daily capacity, considered to be a nominal amount. Annually, the project would generate an estimated 465.25 tons of solid waste (204 units x 12.23 lbs x 365 days). This equates to 0.001 percent of the remaining capacity of the three identified landfills, which is also considered to be nominal. Therefore, impacts relative to solid waste generation would be less than significant.

Mitigation Measures: None required.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less than Significant Impact. Considering the availability of landfill capacity as described above, the project’s solid waste disposal needs can be adequately met without a significant impact on the capacity of the nearest landfills: Badlands Sanitary Landfill, El Sobrante Sanitary Landfill and Lamb Canyon Sanitary Landfill. Therefore, it is not expected that the project would impact the City’s compliance with State‐mandated (AB 939) waste diversion requirements, which requires each jurisdiction in California to divert at least 50 percent of its waste stream away from landfills either through waste reduction, recycling or other means. As the City currently complies with the provisions of AB 939, impacts would remain less than significant.

Mitigation Measures: None required.
59 CalRecycle, SWIS Facility Detail, El Sobrante Landfill, accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2256?siteID=2402 60 CalRecycle, SWIS Facility Detail, Lamb Canyon Disposal accessed September 15, 2022 https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368 61 CalRecycle, accessed September 15, 2022 https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates

Item 1.

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

4.20 Wildfire
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
WILDFIRE:

If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
☐ ☐ ☐ ☒
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or the uncontrolled spread of a
wildfire?
☐ ☐ ☐ ☒
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?
☐ ☐ ☐ ☒
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☐ ☒
Discussion
f) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact. According to the California Department of Forestry and Fire Protection (CAL FIRE) Fire and Resource Assessment Program, the project site is not located in or near a state responsibility area and does not contain lands classified as high or very high fire hazard severity zones. 62 Development on the subject property would not substantially impair the City’s adopted emergency evacuation and response plans63 as the project is not proposing to amend these 62 California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022. 63 City of Coachella General Plan 2035, Safety Element, adopted April 22, 2015, accessed October 3, 2022.

Item 1.

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

routes to impede emergency evacuation, and the primary emergency exit route for the project would be Van Buren Street. There would be no impact.

Mitigation Measures: None required.
g) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact. The project site is not located in or near a state responsibility area. The nearest state responsibility area is located approximately 8.5 miles to the west. 64 In addition, the project site does not contain lands classified as high or very high fire hazard severity zones, nor is the project site adjacent to wildlands subject to wildfires. Therefore, the proposed Project would not exacerbate wildfire risks or expose project occupants to pollutants from wildfires. There would be no impact.

Mitigation Measures: None required.
h) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
No Impact. The project site is not located in or near a state responsibility area and does not contain lands classified as very high fire hazard severity zones. Power would be provided to the site through a new underground distribution backbone feeder (conduit and cable) that would extend from the existing Jackson Substation. Installation and future maintenance of these facilities would not increase the risk of fire because the proposed residential uses on‐site would not include any features that would have the potential to exacerbate fire risk or result in temporary or ongoing impacts to the environment. The project would also provide suitable access for emergency vehicles. Therefore, there would be no impact.

Mitigation Measures: None required.
i) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project expose people or structures to significant risks, 64 California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022.

Item 1.

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

including downslope or downstream flooding or landslides, as a result of runoff, postfire slope instability, or drainage changes? No Impact. According to the Riverside County Flood Control and Water Conservation District floodplain viewer map, the project site is not located within any federal, state, or local flood zones, and does not have a high risk of flooding or landslides. 65 Therefore, the project would not
expose people or structures to significant risks such as downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes. No impact is anticipated.

Mitigation Measures: None required.
65 Riverside County Flood Control and Water Conservation District, Floodplain Viewer map, https://content.rcflood.org/floodplainmap/, accessed October 3, 2022.

Item 1.

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

4.21 Mandatory Findings of Significance
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
☐ ☒ ☐ ☐
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
☐ ☐ ☒ ☐
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
☐ ☐ ☒ ☐
Discussion
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Less Than Significant Impact With Mitigation Incorporated. As concluded in Section 4.4, Biological Resources, the proposed project would not have the potential to: degrade the quality of the environment; substantially reduce the habitat of a fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; or substantially reduce the number or restrict the range of an endangered, rare,

Item 1.

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

threatened species. Project implementation would involve activities such as grading and vegetation removal which could result in potentially significant impact to biological resources.

However, implementation of Mitigation Measure BIO-1 and BIO-2 would reduce potentially significant impacts associated with protected resources such as migratory birds and burrowing owls. Clearance surveys prior to construction are intended to identify active nests and/or burrows and any such finds would be flagged and safeguarded from further disturbance until consultation with CDFW. In addition, the project is subject to the CVMSHCP development impact fee to fund habitat acquisition and preservation. Therefore, a less than significant impact would occur with mitigation incorporated.

As concluded in Section 4.5, Cultural Resources, the site’s sensitivity for cultural resources is considered low due to soil age, a lack of previously recorded archaeological sites within the project area and vicinity, previous disturbances in the project area, and the lack of perennial surface water. However, due to the potential for Pleistocene-age deposits at unknown depths, it is possible for project-related ground-disturbing activities to uncover previously unidentified historical, cultural, and paleontological resources. Implementation of Mitigation Measure CUL-1 would reduce potentially significant impacts associated with the inadvertent discovery of cultural resources during project construction activities. Therefore, a less than significant impact would occur with mitigation incorporated.
b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact. The project does not exceed the scope of development for the site as evaluated in the City’s General Plan, and accordingly, no cumulative project impacts are anticipated beyond what was previously analyzed in the General Plan EIR. Further, in accordance with CEQA Guidelines Section 15183, this environmental analysis was conducted to determine if there were any project-specific effects that are peculiar to the project or its site. No projectspecific significant effects peculiar to the project or its site were identified that could not be mitigated to a less than significant level. The project would not induce substantial population growth or significant traffic volumes. The project would contribute to environmental effects in the area of noise. However, this impact would not be cumulatively considerable, since it is sitespecific. Furthermore, mitigation measures incorporated herein mitigate any potential impacts associated with this environmental issue. Cumulative projects would be required to prepare the appropriate CEQA environmental documentation on a project-by-project basis. Therefore, the project does not have impacts that are individually limited, but cumulatively considerable.

Item 1.

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

c) Doesthe project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact. Given the scope and nature of the project which is to develop the site for residential land use and with implementation of the mitigation program, project implementation would not result in environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly. Compliance with applicable existing laws and regulations and implementation of recommended mitigation measures would ensure that the project would not result in substantial adverse effects on human beings. Therefore, impacts would be less than significant and no additional mitigation measures are required.

Item 1.

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

5.0 LIST OF PREPARERS
City of Coachella (Lead Agency)
Gabriel Perez, Development Services Director
Ron Goldman, City Consultant
Pulte Group (Applicant)
David Dewegeli, Manager of Land Planning & Entitlements James D. Vaughn, Esq., SZR Law
Michael Baker International (Environmental Consultant)
Elizabeth Meyerhoff, Project Manager
Alicia Gonzalez, QA/QC
Renee Gleason, Senior Environmental Planner
David Christie, AICP, Planner
Eddie Torres, Technical Manager - Air Quality/Greenhouse Gas/Energy and Noise Zhe Chen, Technical Specialist - Air Quality/Greenhouse Gas/Energy and Noise Margo Nayyar, Cultural Resources Manager
Tom Millington, Senior Biologist
Lauren Mapes, Environmental Associate - Biologist
Carla Dietrich, P.E. (PA), PTOE, Technical Manager - Transportation

Item 1.

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

6.0 REFERENCES
The following references were utilized during preparation of this Initial Study.

Biological Resources Assessment and CVMSHCP Consistency Analysis for Sevilla II Tentative Tract Map No. 38557 (November 2022).

California Building Code, 2019, California Code of Regulations, Title 24, Part 2.

California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/ accessed 9-15-22.

California Department of Conservation – EQ Zapp: California Hazards Zone Application, https://www.conservation.ca.gov/cgs/geohazards/eq-zapp, accessed October 10, 2022.

California Department of Finance website,
http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/ accessed 10/10/22.

California Department of Transportation (Caltrans) Scenic Highway Mapping System website, https://dot.ca.gov/programs/design/lap-landscape-architecture-and-communitylivability/lap-liv-i-scenic-highways, accessed 9-15-22.

California Environmental Protection Agency, Cortese List Data Resources, https://calepa.ca.gov/sitecleanup/corteselist/, accessed October 3, 2022.

California Fire, Fire Hazard Severity Zones Map, accessed October 3, 2022.

CalRecycle, SWIS Facility Detail, https://www2.calrecycle.ca.gov/SolidWaste/Site/Search, accessed September 15, 2022.

City of Coachella General Plan 2035, Draft Environmental Impact Report, https://cityofcoachellageneralplanupdate.weebly.com/final-eir.html accessed 9-15-22.

City of Coachella website, https://www.coachella.org/departments/fire-department, accessed September 29, 2022.

Coachella Municipal Code, Ordinance No. 1029, adopted September 2011.

Coachella Valley Unified School District, Trustee Area Boundaries, https://www.cvusd.us/boardof-education/trustee-area-boundaries, accessed September 29, 2022.

Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. Sections 1251 et seq. (1972).

Item 1.

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

FEMA FIRM, National Flood Layer Viewer. Riverside County, California And Incorporated Areas Panel 1620 OF 3805. Accessible via: https://www.fema.gov/flood-maps/national-floodhazard-layer Accessed, September 15, 2022.

Geotechnical Exploration, Proposed Residential Development Sevilla 2, Leighton and Associates, Inc (2021).

OSHA Materials Handling and Storage,
https://www.osha.gov/sites/default/files/publications/osha2236.pdf, revised in 2002.

Riverside County Airport Land Use Commission, Individual Airport Policies and Compatibility Maps – Jacqueline Cochran Regional Airport, amended September 2006.

Riverside County Flood Control and Water Conservation District, Floodplain Viewer map, https://content.rcflood.org/floodplainmap/, accessed October 3, 2022.

State Water Resources Control Board Order No. 2009-0009-DWQ (2013), https://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/2009 /wqo/wqo2009_0009_dwq.pdf, accessed November 11, 2022.

United States Geological Survey Interactive Fault Map website, https://www.usgs.gov/programs/earthquake-hazards/faults, accessed 10-11-22.

United States Geological Survey Mineral Resources Online Spatial Data. https://mrdata.usgs.gov/general/map-us.html. Accessed September 16, 2022.

Item 1.

Sevilla II Tentative Tract Map No. 38557
Final Initial Study & Mitigated Negative Declaration
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
State Clearinghouse Number: 2023090027
October 2023
City of Coachella
53990 Enterprise Way
Coachella, California 92236
Contact: Gabriel Perez, Development Services Director
Pulte Group
27401 Los Altos, Suite 400
Mission Viejo, California 92691
Contact: David Dewegeli, Manager of Land Planning and Entitlement Michael Baker International
54-410 Gerald Ford Drive, Suite 100
Palm Desert, California 92211
Contact: Elizabeth Meyerhoff, Project Manager

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 i Table of Contents

TABLE OF CONTENTS

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

2.0 Response to Comments........................................................................................................ 2-1

3.0 Errata ................................................................................................................................. 3-1

4.0 Mitigation Monitoring and Reporting Program ..................................................................... 4-1

Item 1.

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

1.0 INTRODUCTION
The Sevilla II Tentative Tract Map No. 38557 (proposed project) would develop a residential development in the City of Coachella. The project site is approximately 39-acres and located north of 51st Avenue, east of Calhoun Street, south of Avenue 50, and west along Van Buren Street (Assessor Parcel Numbers 779-280-002 and 779-320-001). The project site has a General Plan Land Use designation of General Neighborhood. According to the General Plan, this designation characteristic allows for a mix of single-family and multi-family housing types with good nonmotorized access to a range of civic and commercial amenities. Development intensity allows for 7-25 dwelling units per acre. Development of the site would result in approximately

7.7 dwelling units per acre which is consistent with the land use designation.

The proposed project would construct approximately 204 single family residential dwellings.

Typical lots would be approximately 5,000 square feet in size. The proposed project would include pedestrian sidewalks; landscaping; an approximate 1.0-acre recreational park area; an approximate 1.37-acre water retention basin; an approximate 0.23-acre dedicated [future] well site; monument signage; and street and utility improvements.

The City has discretionary authority over the proposed project, which requires the following approvals, in addition to various approvals/permits from outside agencies:
• Tentative Tract Map; CEQA compliance; Change of Zone; Conditional Use Permit; and Architectural Review (City)
• Domestic and sanitation water services from the Coachella Water Authority (CWA) • Stormwater management and associated service consistent with the provisions of the Coachella Valley Water District (CVWD)
• Electrical connection/upgrade from the Imperial Irrigation District (IID) • National Pollutant Discharge Elimination System (NPDES) Permit from the Colorado River Regional Water Quality Control Board (RWQCB)
• Fugitive Dust Control Permit from the South Coast Air Quality Management District (SCAQMD)
The Draft Initial Study/Mitigated Negative Declaration (IS/MND) (State Clearinghouse No. 2023090027) was made available for public review and comment pursuant to CEQA Guidelines Section 15073. The public review commenced on September 5, 2023 and concluded on October 6, 2023.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-1 Response to Comments

2.0 RESPONSE TO COMMENTS
During the 30-day public review period, a total of six (6) written comment letters were received on the IS/MND from public agencies and tribal governments. The following is a list of commenters on the IS/MND during the public review period.

Comment Letter Commentor Letter Dated
A. Agua Caliente Band of Cahuilla Indians
Xitlaly Madrigal September 7, 2023
B. Morongo Band of Mission Indians
Bernadette Ann Brierty September 21, 2023
C.

State Water Resources Control Board
Lori Schmitz, Environmental Scientist
Division of Financial Assistance
September 28, 2023
D. Agua Caliente Band of Cahuilla Indians
Xitlaly Madrigal September 29, 2023
E. California Department of Fish and Wildlife
Kim Freeburn October 3, 2023
F. Imperial Irrigation District
Donald Vargas October 5, 2023
Although the CEQA Guidelines do not require a lead agency to prepare written responses to comments received (see CEQA Guidelines Section 15088), the City of Coachella has elected to prepare the following written responses with the intent of conducting a comprehensive and transparent evaluation of the proposed project.

Each comment letter is assigned alphabetical reference, and each comment within the letter identified numerically. The City’s response is correlated to the bracketed and identified portions of each comment letter. Where relevant, new or revised text to direct language is provided underlined and text for marked for deletion is provided in strike-through and is also provided in the Errata (Final IS/MND, Section 3).

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 1862-2 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-3 Response to Comments
Response to Comment Letter A – Agua Caliente Band of Cahuilla Indians Response A-1
The City of Coachella appreciates the Agua Caliente Band of Cahuilla Indian’s (ACBCI) participation in the public review process. We note this letter is one of two comment letters provided by the ACBCI (also see comment letter D). The comments requesting tribal monitoring and an archeologist on-site during ground disturbing activities have been incorporated into the migration program as MM CUL-4 and CUL-5.

Response A-2
A copy of the requested materials was provided. Additionally, project materials are available for review at City Hall and on the City’s website:
https://www.coachella.org/departments/development-services/environmental-reviews

Response A-3
A copy of the referenced letter will be included in the Final IS/MND Appendices. The City consulted with the ACBCI and has concluded AB 52 consultation.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 1882-4 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-5 Response to Comments
Response to Comment Letter B – Morongo Band of Mission Indians Response B-1
The City of Coachella appreciates the Morongo Band of Mission Indians participation in the public review process. No further response is necessary.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 1902-6 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 1912-7 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 1922-8 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-9 Response to Comments
Response to Comment Letter C – State Water Resources Control Board Response C-1
The City of Coachella appreciates the State Water Resources Control Board’s participation in the public review process. In the event a water supply amendment is required, the Coachella Water Authority will lead this effort.

Response C-2
During project design coordination, the Coachella Water Authority (CWA) indicated the project requirement to identify a dedicated future, potential domestic well site with the residential development. In the event a future well is required to be drilled and equipped, CWA will undergo the necessary steps to design, evaluate, install, and operate such well in accordance with all applicable regulatory requirements; however, the Water and Sewer Analysis completed for the City and CWA by AKEL Engineering Group, Inc. concluded that the existing wells have adequate capacity to serve the project as well as all other existing demands. Accordingly, a new well is not required to serve the project.

Response C-3
Please refer to Response C-2.

Response C-4
Please refer to Response C-2.

Response C-5
Please refer to Response C-2.

Response C-6
The two (2) existing domestic (groundwater) wells on-site will be destroyed in compliance with all applicable regulatory requirements.

Response C-7
This comment is not directed to an environmental topic within the Initial Study. However, the Indio Subbasin Alternative Plan Update was submitted to the Department of Water Resources in December 2021, following final approval by the Coachella Valley Water District (CVWD).

Regarding the sustainable groundwater management plan for the basin, please refer to Draft IS/MND, Section 4.10 Hydrology and Water Quality threshold questions (b) and (e). The project involves development of 204 residential units on parcels identified for residential development.

The project would result in increased water consumption, placing greater demands on groundwater supplies. However, this additional residential development is consistent with the approved long-range plans of the City (General Plan) and water agencies (Subbasin Alternative Plan Update). The project would not substantially decrease groundwater supplies such that it would impede sustainable groundwater management of the basin.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-10 Response to Comments
Response C-8
The Coachella Water Authority utilizes the 2020 Coachella Valley Regional Urban Water Management Plan, which was prepared for the Coachella Water Authority and five other water agencies.

Response C-9
The IS/MND Appendices are available for review at City Hall and also made available on the City’s website:https://www.coachella.org/departments/development-services/environmentalreviews Response C-10
Comment noted.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 195 2-11 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-12 Response to Comments
Response to Comment Letter D – ACBCI
Response D-1
The City of Coachella appreciates the Agua Caliente Band of Cahuilla Indian’s (ACBCI) participation in the public review process. We note this letter is the second of two comment letters provided by the ACBCI (also refer to comment letter A). The comments requesting tribal monitoring and an archeologist on-site during ground disturbing activities have been incorporated into the migration program as MM CUL-4 and CUL-5.

Response D-2
A copy of the referenced letter will be included in the Final IS/MND Appendices. The City consulted with the ACBCI and has concluded AB 52 consultation.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 197 2-13 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 198 2-14 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 199 2-15 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 200 2-16 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 201 2-17 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 202 2-18 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 203 2-19 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 204 2-20 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 205 2-21 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 206 2-22 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 207 2-23 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-24 Response to Comments
Response to Comment Letter E – California Department of Fish and Wildlife Response E-1
The City of Coachella appreciates the California Department of Fish and Wildlife’s participation in the public review process. The commentor identifies their agency as a Responsible Agency under CEQA. No further response is required.

Response E-2
Project lighting is addressed within the Drat IS/MND in Section 4.1 Aesthetics threshold question (d) regarding light during day and nighttime. The finding concludes that with project implementation light and glare levels are expected to be consistent with existing residential developments within the surrounding environment and would be regulated by city lighting standards. The project is subject to and design in accordance with Coachella Municipal Code Chapters 17.54 and 17.60 of the Coachella Municipal Code which sets regulations for outdoor lighting on properties to minimize light pollution, and no significant impact would occur.

Response E-3
Comment noted. The mitigation language (MM Bio-1) will be revised to indicate that the preconstruction nesting birds survey will be required year-round.

Response E-4
Comment noted. Mitigation language (MM Bio-2) will be revised to indicate that the burrowing owl survey will be required year-round.

Response E-5
Refer to Draft IS/MND Section 4.3 Biological Resources threshold question (e) regarding the payment of the CVMSHCP Local Development Mitigation Fee. No mitigation is required.

Response E-6
Refer to Response E-2 regarding nighttime lighting. All lighting for the project would be required to comply with Chapters 17.54 and 17.60 of the Coachella Municipal Code. These provisions require that all lighting fixtures shall be located, with hoods provided and adjusted, so as to preclude the direct glare of the light from shining onto property or streets, and that all exterior lighting be limited to down-lights or as otherwise required by the building or fire code.

Compliance with existing regulations would keep impacts related to artificial nighttime lighting to a less than significant level. Nonessential lighting will be avoided during construction.

Construction activities would not occur after dusk and would only occur during the permitted hours of construction.

Response E-7
The landscape plan includes recommendations for xeriscaping with locally native California species and also include the installation of water-efficient and targeted irrigation systems. All landscaping must be desert-friendly with water-efficient plantings and irrigation systems. Project

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-25 Response to Comments
landscaping is required adhere to the City’s design guidelines. Further, the landscape plan for all common area, including plant lists and sprinkler system, shall be approved by the planning director. (Zoning 17.38.060 Special conditions and procedures).

Response E-8
Comment noted. This comment is not directed to an environmental topic within the Initial Study.

No further response is required.

Response E-9
Comment noted. This comment is not directed to an environmental topic within the Initial Study.

Document filing fees are payable upon project approval.

Response E-10
Comment noted. The commentor states a complete project description was not provided in the Draft IS/MND but provides no specific recommendation. Remaining comments in the comment letter have been responded appropriately. Suggested text revisions to Bio-1 and Bio-2 have been incorporated into the mitigation program. However, these text revisions are minor in nature and does not change the finding of a less than significant impact with mitigation incorporated for biological resources; and therefore, re-circulation is not required.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 210 2-26 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 211 2-27 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 212 2-28 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 213 2-29 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 214 2-30 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 Page 215 2-31 Response to Comments
Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-32 Response to Comments
Response to Comment Letter F – Imperial Irrigation District Response F-1
The City of Coachella appreciates the Imperial Irrigation District’s (IID) participation in the public review process.

Response F-2
This comment is not directed to an environmental topic within the Initial Study. The Project Applicant/Owner will submit a customer project application to IID. The project received a will serve letter dated November 28, 2022 (on-file with the City).

Response F-3
Please refer to Response F-2.

Response F-4
Please refer to Response F-2.

Response F-5
Please refer to Response F-2.

Response F-6
Please refer to Response F-2.

Response F-7
Please refer to Response F-2.

Response F-8
Please refer to Response F-2.

Response F-9
Please refer to Response F-2.

Response F-10
Please refer to Response F-2.

Response F-11
Please refer to Response F-2.

Response F-12
Please refer to Response F-2.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 2-33 Response to Comments
Response F-13
The Draft IS/MND identified the IID facility tie-in location and analyzed the improvement to connect to the IID substation along Jackson Street. Specifically, refer to Draft IS/MND Section

4.19 Utilities and Service Systems and Section 4.6 Energy.

The project would be required to connect to the Jackson Substation, located less than one mile west of the project site. The Will Serve letter from IID, dated November 28, 2022, states that based on an anticipated total load of 204 single family homes connected to 200Amp Panels, Single Phase 120/240V, electrical facilities can be accommodated for the project. This would be achieved via a new distribution backbone feeder extended from the Jackson substation, including the reconfiguration of backbone circuits running along Avenue 50 in addition to implementing ties to existing facilities. These off-site electrical system improvements will be completed within the existing IID substation and previously disturbed public rights-of-way. No significant adverse environmental effects will result.

Response F-14
Comment noted. The Draft IS/MND studied the mandated resource topics identified in the State CEQA Guidelines Checklist, Appendix G environmental impacts pertaining to the Sevilla II project (whole project). No further response is required.

Response F-15
Please refer to Response F-2.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-1 Errata

3.0 ERRATA
Text changes to the Draft Initial Study/Mitigated Negative Declaration (IS/MND) are noted below.

Text that is provided underlined indicates additions to the IS/MND; strikethrough indicates deletions to the text. These minor text revisions/additions are addressed in Section 2.0, Response to Comments, of this Final IS/MND. Text updates are identified by Draft IS/MND section, as appropriate. Changes are listed by page and, where appropriate, by paragraph.

These errata address the comment letters received on the Draft IS/MND, which was circulated from September 5, 2023 through October 5, 2023. The minor text changes to the Draft IS/MND do not affect the overall conclusions of the environmental document. These clarifications and modifications are not considered to result in any new or substantially greater significant impacts as compared to those identified in the Draft IS/MND.

SECTION 4.4, BIOLOGICAL RESOURCES
Mitigation Measure BIO-1. Pre-Construction Nesting Bird Clearance Survey: Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre-construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

If project-related activities are to be initiated during the nesting season (January 1 to August 31), the Applicant shall conduct a pre-construction nesting bird clearance survey by a qualified biologist no more than three (3) days prior to the start of any vegetation removal or ground disturbing activities. The qualified biologist shall survey all suitable nesting habitat within the project impact area, and areas within a biologically defensible buffer zone surrounding the project impact area. If no active bird nests are detected during the clearance survey, project activities may begin, and no additional avoidance and minimization measures shall be required.

If an active bird nest is found, the species shall be identified, and a “no-disturbance” buffer shall be established around the active nest. The size of the “no-disturbance” buffer shall be increased or decreased based on the judgement of the qualified biologist and level of activity and sensitivity

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-2 Errata
of the species. The qualified biologist shall periodically monitor any active bird nests to determine if project-related activities occurring outside the “no-disturbance” buffer disturb the birds and if the buffer should be increased. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, project activities within the “nodisturbance” buffer may occur following an additional survey by the qualified biologist to search for any new bird nests in the restricted area.

Mitigation Measure BIO-2. Burrowing Owl Pre-Construction Clearance Survey: Focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted.

The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities.

Within 30 days prior to initiating Ground disturbance or vegetation removal activities, the Applicant shall conduct a clearance survey by a qualified biologist to confirm that burrowing owls remain absent, and impacts do not occur to any occupied burrows that may be located on or Within 500 feet of the project site. In accordance with the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, 2012), one pre-construction clearance survey shall be conducted within 30 days prior to any ground disturbance or vegetation removal activities.

Documentation of the surveys and findings shall be provided to the City of Coachella for review prior to initiating project activities. If no burrowing owls or occupied burrows are detected,

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 3-3 Errata
project-related activities may begin. If an occupied burrow is detected, the qualified biologist shall flag the location and establish a “no-disturbance buffer around the burrow in accordance with the CVMSHCP and contact CDFW to determine the appropriate method of relocation, such as eviction/passive relocation or active relocation. If an occupied burrow is found outside, but within 500 feet, of the development footprint, the qualified biologist shall establish a “no-disturbance” buffer around the burrow location(s). The size of the “no-disturbance” buffer shall be determined in consultation with CDFW and be based on the species status (i.e., breeding, nonbreeding) and proposed level of disturbance. If an occupied burrow is found within the development footprint and cannot be avoided, the qualified biologist shall flag the location and establish a “nodisturbance” buffer around the burrow in accordance with Section 4.4 of the CVMSHCP and contact CDFW to determine the appropriate method of relocation, such as eviction/passive relocation or active relocation.

SECTION 4.5, CULTURAL RESOURCES
Mitigation Measure CUL-4. Native American Tribal Monitoring: The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

Mitigation Measure CUL-5. Cultural Resource Monitoring: The presence of an archaeologist that meets the Secretary of Interior's standards during any ground disturbing activities.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-1 Mitigation Monitoring and Reporting Program

4.0 MITIGATION MONITORING AND REPORTING

PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, Table 1, Mitigation Monitoring and Reporting Program, has been prepared for the Sevilla II Tentative Tract Map No. 38557 Project (the “project”). This Mitigation Monitoring and Reporting Program (MMRP) is intended to provide verification for mitigation measures (MM) and conditions of approval (COA) relative to significant environmental impacts are monitored, reported and completed. Monitoring includes:
1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of Coachella Project file.

This MMRP delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Program (Table 1). If an adopted mitigation measure is not being properly implemented, the City /designated monitoring personnel shall require corrective actions to ensure adequate implementation.

Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance.
• Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures. • Problems or exceptions to compliance will be addressed to the City as appropriate.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-2 Mitigation Monitoring and Reporting Program • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties shall provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented.

Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review. • The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.

Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in the State CEQA Guidelines Section 15162. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-3 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Program
Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks

BIOLOGICAL RESOURCES
BIO-1 Pre-Construction Nesting Bird Clearance
Survey: Regardless of the time of year,
nesting bird surveys shall be performed by
a qualified avian biologist no more than 3
days prior to vegetation removal or
ground-disturbing activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting,
including nest locations and nesting
behavior. The qualified avian biologist will
make every effort to avoid potential nest
predation as a result of survey and
monitoring efforts. If active nests are
found during the pre-construction nesting
bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are
species specific and shall be at least 300
feet for passerines and 500 feet for
raptors. A smaller or larger buffer may be
determined by the qualified biologist
familiar with the nesting phenology of the
nesting species and based on nest and
buffer monitoring results. Established
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
buffers shall remain on site until a
qualified biologist determines the young
have fledged or the nest is no longer
active. Active nests and adequacy of the
established buffer distance shall be
monitored daily by the qualified biologist
until the qualified biologist has
determined the young have fledged or the
Project has been completed. The qualified
biologist has the authority to stop work if
nesting pairs exhibit signs of disturbance.

BIO-2 Burrowing Owl Pre-Construction
Clearance Survey: Focused burrowing owl
surveys shall be conducted by a qualified
biologist in accordance with the Staff
Report on Burrowing Owl Mitigation
(CDFG 2012 or most recent version). If
burrowing owls are detected during the
focused surveys, the qualified biologist
and Project proponent shall prepare a
Burrowing Owl Plan that shall be
submitted to CDFW for review and
approval prior to commencing Project
activities. The Burrowing Owl Plan shall
describe proposed avoidance,
minimization, mitigation, and monitoring
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
actions. The Burrowing Owl Plan shall
include the number and location of
occupied burrow sites, acres of burrowing
owl habitat that will be impacted, details
of site monitoring, and details on
proposed buffers and other avoidance
measures if avoidance is proposed. If
impacts to occupied burrowing owl
habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe
minimization and relocation actions that
will be implemented. Proposed
implementation of burrow exclusion and
closure should only be considered as a last
resort, after all other options have been
evaluated as exclusion is not in itself an
avoidance, minimization, or mitigation
method and has the possibility to result in
take. If impacts to occupied burrows
cannot be avoided, information shall be
provided regarding adjacent or nearby
suitable habitat available to owls along
with proposed relocation actions. The
Project proponent shall implement the
Burrowing Owl Plan following CDFW and
USFWS review and approval.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Preconstruction burrowing owl surveys
shall be conducted no less than 14 days
prior to the start of Project-related
activities and within 24 hours prior to
ground disturbance, in accordance with
the Staff Report on Burrowing Owl
Mitigation (2012 or most recent version).

Preconstruction surveys should be
performed by a qualified biologist
following the recommendations and
guidelines provided in the Staff Report on
Burrowing Owl Mitigation. If the
preconstruction surveys confirm occupied
burrowing owl habitat, Project activities
shall be immediately halted. The qualified
biologist shall coordinate with CDFW and
prepare a Burrowing Owl Plan that shall
be submitted to CDFW and USFWS for
review and approval prior to commencing
Project activities.

CULTURAL RESOURCES
CUL-1 Cultural Resources Worker Training: Prior
to commencement of ground-disturbing
activities within the project area, the
Applicant shall retain a qualified
professional archaeologist who meets the
Project
Applicant/Owner;
Qualified
Archaeologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Secretary of the Interior’s Standards for
Archaeology. The qualified professional
archaeologist shall conduct a training
session and provide printed material to be
presented to construction personnel. The
purpose of this training and accompanying
materials will be to familiarize
construction personnel with the relevant
legal context for cultural resources of the
project, and with the types of cultural
sites, features, and artifacts that could be
uncovered during construction activities.

This training session will be conducted
before beginning construction and will be
repeated as needed as construction crews
change.

CUL-2 Archaeological Resources Inadvertent
Discovery: If archaeological material is
uncovered in the course of grounddisturbing activities, work will be temporarily halted in the immediate
vicinity of the find (within a 60-foot
buffer) and the project applicant shall
contact the qualified professional
archaeologist to evaluate the significance
of the find and recommend appropriate
treatment for the resource in accordance
with California PRC §21083.2(i) and the
provisions of CEQA. The qualified
Project
Applicant/Owner;
Qualified
Archaeologist
During
Project
Construction
City of
Coachella,
Development
Services
During
grading and
earthwork

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
professional archaeologist shall have the
authority to modify the no-work radius as
appropriate, using professional judgment.

The following shall apply:
• If the qualified professional
archaeologist determines the find does
not represent a cultural resource, work
may resume, and no agency notifications
are required. A record of the qualified
professional archaeologist’s
determination shall be made in writing to
the City.
• If the qualified professional
archaeologist finds that the find
represents a cultural resource and is
considered potentially eligible for listing
on the California Register, the City shall be
notified as soon as feasible. Based upon
the archaeologist’s recommendations, the
City shall determine whether the resource
meets the significance criteria for
inclusion in the California Register. If the
resource is determined to be significant,
avoidance must be considered. If
avoidance is not feasible, then the
qualified professional archaeologist shall
prepare and implement appropriate
treatment measures for the resource. The
treatment measures may consist of data

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
recovery excavation of a statistically
significant part of those portions of the
site that will be damaged or destroyed by
the project. Working with the qualified
professional archaeologist’s
recommendations and in consultation
with the tribes, the City shall determine
the significance and appropriate
treatment of the find. Work cannot
resume within the no-work radius until
the City, through consultation as
appropriate, determines that the find is
either not eligible for the CRHR, or that
appropriate treatment measures have
been completed to the satisfaction of the
City.
• Additionally, if the resource is
prehistoric or historic-era and of Native
American origin, as determined by a
qualified professional archaeologist, then
those Native American tribes that have
requested consultation on the project
pursuant to California PRC §21080.3.1
shall be notified of the find, and shall
consult on the eligibility of the resource
and the appropriate treatment measures.

CUL-3 Discovery of Human Remains: If human
remains are found in the course of
ground-disturbing activities, those
Construction
Contractor; City
designee;
During
Project
Construction
City of
Coachella,
During
grading and
earthwork

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
remains would require proper treatment
in accordance with State of California
Health and Safety Code Sections 7050.5-
7055. Excavations shall halt within 60 feet
of the find, and the County Coroner shall
be notified immediately. If the Coroner
determines the human remains are
archaeological in nature, then the Coroner
shall contact the Native American
Heritage Commission, which shall identify
the remains’ most likely descendant. A
qualified professional archaeologist shall
devise an appropriate treatment plan in
consultation with the most likely
descendant, other interested tribes, and
the landowner. The City shall determine
the appropriate treatment of the find.

Work cannot resume within the no-work
radius until the City, through consultation
as appropriate, determines that
appropriate treatment measures have
been completed to the satisfaction of the
City in consultation with the most likely
descendant.

Qualified
Archaeologist
Development
Services
CUL-4 Native American Tribal Monitoring: The
presence of an approved Agua Caliente
Native American Cultural Resource
Monitor(s) during any ground disturbing
activities (including archaeological testing
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
City of
Coachella,
Development
Services
During
Ground
Disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
and surveys). Should buried cultural
deposits be encountered, the Monitor
may request that destructive construction
halt and the Monitor shall notify a
Qualified Archaeologist (Secretary of the
Interior’s Standards and Guidelines) to
investigate and, if necessary, prepare a
mitigation plan for submission to the State
Historic Preservation Officer and the Agua
Caliente Tribal Historic Preservation
Office.
disturbance.

Monitoring
during
ground
disturbance.

CUL-5 Cultural Resource Monitoring: The
presence of an archaeologist that meets
the Secretary of Interior's standards
during any ground disturbing activities.

Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
disturbance.

Monitoring
during
ground
disturbance.

City of
Coachella,
Development
Services
During
Ground
Disturbance

GEOLOGY AND SOILS
GEO-1 Geotechnical Design. Prior to ground
disturbing activities, the City of Coachella
Building and Safety Department shall
review final plans to verify
recommendations identified in the
Geotechnical Exploration, Proposed
Residential Development – Sevilla 2,
Project
Applicant/Owner;
City Building
Safety
Department;
Construction
Contractor
Prior to
Ground
Disturbance
City of
Coachella,
Building and
Safety
Department
Prior to
Ground
Disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-12 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
prepared by Leighton and Associates, Inc.
on December 8, 2021, have been
incorporated into the project design. The
Applicant shall implement the Earthwork
and Grading Specifications identified in
the Geotechnical Exploration. The
specifications require the Applicant to hire
a geotechnical consultant, who will
supervise earthwork and ensure it is
conducted in accordance with the
Geotechnical Exploration.

GEO-2 Paleontological Monitoring. The presence
of a qualified paleontologist shall be
required during all project related grounddisturbing activities reaching beyond the depth of five-feet below the current
ground surface. A licensed paleontologist
may be the same person as the
archaeologist specified above in
Mitigation Measure CUL-1 if they possess
the qualifications to serve in both
capacities. The monitor should be
prepared to quickly salvage fossils, if they
are unearthed, to avoid construction
delays, but must have the power to
temporarily halt or divert construction
equipment to allow for removal of
abundant or large specimens. The
Project
Applicant/Owner;
Qualified
Paleontologist
During
GroundDisturbing
Activities
City of
Coachella,
Development
Services
During
GroundDisturbing
Activities

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-13 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
following shall also be included as part of
this mitigation measure:
• Samples of sediments should be
collected and processed to recover small
fossil remains.
• Recovered specimens should be
identified and curated at a repository with
permanent retrievable storage that would
for further research in the future.
• A report of findings, including an
itemized inventory of recovered
specimens and a discussion of their
significance when appropriate, should be
prepared upon completion of the research
procedures outlined above. The approval
of the report and the inventory by the City
of Coachella would signify completion of
this mitigation plan.

HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Excavation of OCP-Impacted Soils. The
construction contractor shall ensure that
OCP-impacted soils identified in the
vicinity of boring AST6, as shown on Figure
4 of the Phase I and Phase II ESA, is
removed and properly disposed offsite.

The removal shall be 10-feet by 10-feet in
area surrounding boring AST6, to a depth
of 2-feet below ground surface.

Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-14 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.

HAZ-2 Excavation of DRO-Impacted Soils. The
construction contractor shall ensure that
DRO-impacted soils identified in the
vicinity of boring AST1 and AST2, as shown
on Figure 4 of the Phase I and Phase II
ESA, is removed and properly disposed
offsite. The removal shall be 10-feet by
10-feet in the area surrounding boring
AST1 and AST2, to a depth of 2-feet below
ground surface.

The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.

Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-1 Mitigation Monitoring and Reporting Program

4.0 MITIGATION MONITORING AND REPORTING

PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, Table 1, Mitigation Monitoring and Reporting Program, has been prepared for the Sevilla II Tentative Tract Map No. 38557 Project (the “project”). This Mitigation Monitoring and Reporting Program (MMRP) is intended to provide verification for mitigation measures (MM) and conditions of approval (COA) relative to significant environmental impacts are monitored, reported and completed. Monitoring includes:
1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of Coachella Project file.

This MMRP delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Program (Table 1). If an adopted mitigation measure is not being properly implemented, the City /designated monitoring personnel shall require corrective actions to ensure adequate implementation.

Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance.
• Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures. • Problems or exceptions to compliance will be addressed to the City as appropriate.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-2 Mitigation Monitoring and Reporting Program • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties shall provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented.

Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review. • The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.

Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in the State CEQA Guidelines Section 15162. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-3 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Program
Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks

BIOLOGICAL RESOURCES
BIO-1 Pre-Construction Nesting Bird Clearance
Survey: Regardless of the time of year,
nesting bird surveys shall be performed by
a qualified avian biologist no more than 3
days prior to vegetation removal or
ground-disturbing activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting,
including nest locations and nesting
behavior. The qualified avian biologist will
make every effort to avoid potential nest
predation as a result of survey and
monitoring efforts. If active nests are
found during the pre-construction nesting
bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are
species specific and shall be at least 300
feet for passerines and 500 feet for
raptors. A smaller or larger buffer may be
determined by the qualified biologist
familiar with the nesting phenology of the
nesting species and based on nest and
buffer monitoring results. Established
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
buffers shall remain on site until a
qualified biologist determines the young
have fledged or the nest is no longer
active. Active nests and adequacy of the
established buffer distance shall be
monitored daily by the qualified biologist
until the qualified biologist has
determined the young have fledged or the
Project has been completed. The qualified
biologist has the authority to stop work if
nesting pairs exhibit signs of disturbance.

BIO-2 Burrowing Owl Pre-Construction
Clearance Survey: Focused burrowing owl
surveys shall be conducted by a qualified
biologist in accordance with the Staff
Report on Burrowing Owl Mitigation
(CDFG 2012 or most recent version). If
burrowing owls are detected during the
focused surveys, the qualified biologist
and Project proponent shall prepare a
Burrowing Owl Plan that shall be
submitted to CDFW for review and
approval prior to commencing Project
activities. The Burrowing Owl Plan shall
describe proposed avoidance,
minimization, mitigation, and monitoring
Project
Applicant/Owner;
Qualified Biologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
actions. The Burrowing Owl Plan shall
include the number and location of
occupied burrow sites, acres of burrowing
owl habitat that will be impacted, details
of site monitoring, and details on
proposed buffers and other avoidance
measures if avoidance is proposed. If
impacts to occupied burrowing owl
habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe
minimization and relocation actions that
will be implemented. Proposed
implementation of burrow exclusion and
closure should only be considered as a last
resort, after all other options have been
evaluated as exclusion is not in itself an
avoidance, minimization, or mitigation
method and has the possibility to result in
take. If impacts to occupied burrows
cannot be avoided, information shall be
provided regarding adjacent or nearby
suitable habitat available to owls along
with proposed relocation actions. The
Project proponent shall implement the
Burrowing Owl Plan following CDFW and
USFWS review and approval.

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Preconstruction burrowing owl surveys
shall be conducted no less than 14 days
prior to the start of Project-related
activities and within 24 hours prior to
ground disturbance, in accordance with
the Staff Report on Burrowing Owl
Mitigation (2012 or most recent version).

Preconstruction surveys should be
performed by a qualified biologist
following the recommendations and
guidelines provided in the Staff Report on
Burrowing Owl Mitigation. If the
preconstruction surveys confirm occupied
burrowing owl habitat, Project activities
shall be immediately halted. The qualified
biologist shall coordinate with CDFW and
prepare a Burrowing Owl Plan that shall
be submitted to CDFW and USFWS for
review and approval prior to commencing
Project activities.

CULTURAL RESOURCES
CUL-1 Cultural Resources Worker Training: Prior
to commencement of ground-disturbing
activities within the project area, the
Applicant shall retain a qualified
professional archaeologist who meets the
Project
Applicant/Owner;
Qualified
Archaeologist
Prior to
ground
disturbance
City of
Coachella,
Development
Services
Prior to
ground
disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
Secretary of the Interior’s Standards for
Archaeology. The qualified professional
archaeologist shall conduct a training
session and provide printed material to be
presented to construction personnel. The
purpose of this training and accompanying
materials will be to familiarize
construction personnel with the relevant
legal context for cultural resources of the
project, and with the types of cultural
sites, features, and artifacts that could be
uncovered during construction activities.

This training session will be conducted
before beginning construction and will be
repeated as needed as construction crews
change.

CUL-2 Archaeological Resources Inadvertent
Discovery: If archaeological material is
uncovered in the course of grounddisturbing activities, work will be temporarily halted in the immediate
vicinity of the find (within a 60-foot
buffer) and the project applicant shall
contact the qualified professional
archaeologist to evaluate the significance
of the find and recommend appropriate
treatment for the resource in accordance
with California PRC §21083.2(i) and the
provisions of CEQA. The qualified
Project
Applicant/Owner;
Qualified
Archaeologist
During
Project
Construction
City of
Coachella,
Development
Services
During
grading and
earthwork

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
professional archaeologist shall have the
authority to modify the no-work radius as
appropriate, using professional judgment.

The following shall apply:
• If the qualified professional
archaeologist determines the find does
not represent a cultural resource, work
may resume, and no agency notifications
are required. A record of the qualified
professional archaeologist’s
determination shall be made in writing to
the City.
• If the qualified professional
archaeologist finds that the find
represents a cultural resource and is
considered potentially eligible for listing
on the California Register, the City shall be
notified as soon as feasible. Based upon
the archaeologist’s recommendations, the
City shall determine whether the resource
meets the significance criteria for
inclusion in the California Register. If the
resource is determined to be significant,
avoidance must be considered. If
avoidance is not feasible, then the
qualified professional archaeologist shall
prepare and implement appropriate
treatment measures for the resource. The
treatment measures may consist of data

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
recovery excavation of a statistically
significant part of those portions of the
site that will be damaged or destroyed by
the project. Working with the qualified
professional archaeologist’s
recommendations and in consultation
with the tribes, the City shall determine
the significance and appropriate
treatment of the find. Work cannot
resume within the no-work radius until
the City, through consultation as
appropriate, determines that the find is
either not eligible for the CRHR, or that
appropriate treatment measures have
been completed to the satisfaction of the
City.
• Additionally, if the resource is
prehistoric or historic-era and of Native
American origin, as determined by a
qualified professional archaeologist, then
those Native American tribes that have
requested consultation on the project
pursuant to California PRC §21080.3.1
shall be notified of the find, and shall
consult on the eligibility of the resource
and the appropriate treatment measures.

CUL-3 Discovery of Human Remains: If human
remains are found in the course of
ground-disturbing activities, those
Construction
Contractor; City
designee;
During
Project
Construction
City of
Coachella,
During
grading and
earthwork

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
remains would require proper treatment
in accordance with State of California
Health and Safety Code Sections 7050.5-
7055. Excavations shall halt within 60 feet
of the find, and the County Coroner shall
be notified immediately. If the Coroner
determines the human remains are
archaeological in nature, then the Coroner
shall contact the Native American
Heritage Commission, which shall identify
the remains’ most likely descendant. A
qualified professional archaeologist shall
devise an appropriate treatment plan in
consultation with the most likely
descendant, other interested tribes, and
the landowner. The City shall determine
the appropriate treatment of the find.

Work cannot resume within the no-work
radius until the City, through consultation
as appropriate, determines that
appropriate treatment measures have
been completed to the satisfaction of the
City in consultation with the most likely
descendant.

Qualified
Archaeologist
Development
Services
CUL-4 Native American Tribal Monitoring: The
presence of an approved Agua Caliente
Native American Cultural Resource
Monitor(s) during any ground disturbing
activities (including archaeological testing
Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
City of
Coachella,
Development
Services
During
Ground
Disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
and surveys). Should buried cultural
deposits be encountered, the Monitor
may request that destructive construction
halt and the Monitor shall notify a
Qualified Archaeologist (Secretary of the
Interior’s Standards and Guidelines) to
investigate and, if necessary, prepare a
mitigation plan for submission to the State
Historic Preservation Officer and the Agua
Caliente Tribal Historic Preservation
Office.
disturbance.

Monitoring
during
ground
disturbance.

CUL-5 Cultural Resource Monitoring: The
presence of an archaeologist that meets
the Secretary of Interior's standards
during any ground disturbing activities.

Project
Applicant/Owner
Agreement in
place prior to
constructionrelated
ground
disturbance.

Monitoring
during
ground
disturbance.

City of
Coachella,
Development
Services
During
Ground
Disturbance

GEOLOGY AND SOILS
GEO-1 Geotechnical Design. Prior to ground
disturbing activities, the City of Coachella
Building and Safety Department shall
review final plans to verify
recommendations identified in the
Geotechnical Exploration, Proposed
Residential Development – Sevilla 2,
Project
Applicant/Owner;
City Building
Safety
Department;
Construction
Contractor
Prior to
Ground
Disturbance
City of
Coachella,
Building and
Safety
Department
Prior to
Ground
Disturbance

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-12 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
prepared by Leighton and Associates, Inc.
on December 8, 2021, have been
incorporated into the project design. The
Applicant shall implement the Earthwork
and Grading Specifications identified in
the Geotechnical Exploration. The
specifications require the Applicant to hire
a geotechnical consultant, who will
supervise earthwork and ensure it is
conducted in accordance with the
Geotechnical Exploration.

GEO-2 Paleontological Monitoring. The presence
of a qualified paleontologist shall be
required during all project related grounddisturbing activities reaching beyond the depth of five-feet below the current
ground surface. A licensed paleontologist
may be the same person as the
archaeologist specified above in
Mitigation Measure CUL-1 if they possess
the qualifications to serve in both
capacities. The monitor should be
prepared to quickly salvage fossils, if they
are unearthed, to avoid construction
delays, but must have the power to
temporarily halt or divert construction
equipment to allow for removal of
abundant or large specimens. The
Project
Applicant/Owner;
Qualified
Paleontologist
During
GroundDisturbing
Activities
City of
Coachella,
Development
Services
During
GroundDisturbing
Activities

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-13 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
following shall also be included as part of
this mitigation measure:
• Samples of sediments should be
collected and processed to recover small
fossil remains.
• Recovered specimens should be
identified and curated at a repository with
permanent retrievable storage that would
for further research in the future.
• A report of findings, including an
itemized inventory of recovered
specimens and a discussion of their
significance when appropriate, should be
prepared upon completion of the research
procedures outlined above. The approval
of the report and the inventory by the City
of Coachella would signify completion of
this mitigation plan.

HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Excavation of OCP-Impacted Soils. The
construction contractor shall ensure that
OCP-impacted soils identified in the
vicinity of boring AST6, as shown on Figure
4 of the Phase I and Phase II ESA, is
removed and properly disposed offsite.

The removal shall be 10-feet by 10-feet in
area surrounding boring AST6, to a depth
of 2-feet below ground surface.

Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction

Item 1.

City of Coachella
Sevilla II Tentative Tract Map No. 38557
TTM 38557; CZ 22-05; CUP 372; AR 23-13; EA 22-06
Final Initial Study & Mitigated Negative Declaration
October 2023 4-14 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Timing Monitoring Responsibility Timing Verification of Compliance
Initials Date Remarks
The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.

HAZ-2 Excavation of DRO-Impacted Soils. The
construction contractor shall ensure that
DRO-impacted soils identified in the
vicinity of boring AST1 and AST2, as shown
on Figure 4 of the Phase I and Phase II
ESA, is removed and properly disposed
offsite. The removal shall be 10-feet by
10-feet in the area surrounding boring
AST1 and AST2, to a depth of 2-feet below
ground surface.

The applicant shall obtain a qualified
geologist, who shall collect confirmation
soil samples from the sidewalls and
bottom of the resulting excavation to
ensure contaminated soil does not remain
in-place. The geologist may require
further excavation of contaminated soils,
if applicable.

Project
Applicant/Owner;
Qualified
Geologist;
Construction
Contractor
During
Project
Construction
Construction
Contractor
and City of
Coachella,
Development
Services
During Project
Construction

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
3 PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481
CALIFORNIA 111
CALIFORNIA 86
10 S S
W W
1 IRR IRR
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 82 81 80 79 78 77 76 75 74 73 72 71 70 69 83
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153
154
155
156
157
162 161 160 159 158 169 168 167 166 165 164 163
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188 VAN BUREN STREET

VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET "H"
VIA MERIDA STREET "I" STREET "B"
45 6,793 SF
5,850 SF
10,457 SF
5,454 SF 5,463 SF 5,472 SF 5,481 SF 5,490 SF 5,499 SF 5,508 SF 6,069 SF 5,527 SF 5,536 SF 5,545 SF 5,554 SF 5,563 SF 5,572 SF 5,452 SF 9,271 SF 5,445 SF 5,246 SF 8,556 SF
9,663 SF
6,790 SF
5,829 SF
5,703 SF
5,705 SF
5,706 SF
5,708 SF
5,709 SF
5,711 SF
5,712 SF
5,714 SF
5,715 SF
5,775 SF
5,718 SF
5,720 SF
5,721 SF
5,723 SF
5,724 SF
5,726 SF
7,042 SF
9,367 SF
9,300 SF 5,488 SF 5,254 SF 5,248 SF 5,241 SF 5,235 SF 5,228 SF 5,222 SF 5,215 SF 5,209 SF 5,203 SF 5,196 SF 5,190 SF 5,183 SF 5,177 SF 5,170 SF 5,164 SF 5,158 SF 5,200 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,773 SF 5,773 SF 5,350 SF 5,350 SF 5,761 SF 5,350 SF 5,350 SF 5,350 SF 5,443 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,443 SF 5,442 SF 5,050 SF 5,050 SF 5,755 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,755 SF 5,753 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,753 SF 5,607 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,608 SF 5,498 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,486 SF 6,029 SF
7,082 SF
9,861 SF
7,764 SF
5,150 SF 5,128 SF 5,891 SF 5,552 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,541 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,765 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,644 SF 6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,804 SF
6,664 SF
6,534 SF
6,178 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
6,625 SF
6,196 SF
6,908 SF
7,014 SF 5,151 SF
6,936 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,789 SF
6,274 SF 6,274 SF
5,683 SF
LOT "E"
43,574 SF

1.00 AC
LOT "D"
59,132SF

1.36 AC LOT "C" 4,491 SF; 0.10 AC LOT "B" 6,597 SF; 0.15 AC LOT "A" 3,878 SF; 0.09 AC LOT "F"
10,000 SF

0.23 AC

STREET G

RETENTION BASIN

WELL SITE
PARK 204
6,744 SF
5' 18'
56'
5'
8'

PARKING
10' CURB LINE
5'
18' 5' 5'
8'

PARKING
10'
5' CURB LINE

PUE PUE
PROP. 5' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. LANDSCAPE (TYP.)
10' 10'

S/W S/W

0.04 TC

0.00 CL
36' STREET WIDTH
6' 18'
58'
5'
8'

PARKING
10' CURB LINE
5'
18' 5' 6'
8'

PARKING
10'
5' CURB LINE

PUE PUE
PROP. 6' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. LANDSCAPE (TYP.)
11' 11'

S/W S/W

0.04 TC

0.00 CL
36' STREET WIDTH
6' 5' 17' CURB LINE
5'
PUE 17' 6'
66'
5'
14' CURB LINE
5'
PUE
14'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. 6' SIDEWALK
(TYP.) PROP. LANDSCAPE (TYP.)
11' 11'
PROP. RAISED MEDIAN
S/W 6' S/W
34' STREET WIDTH
C/L
6' 7'
49'
12' 12' 4' 12' 12' 5' 6' 6'
R/W
EX. 6' SIDEWALK
5' 12'
50'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
29' 41'
PROP. RAISED MEDIAN
EX. PAVEMENT
PROP.

LANDSCAPE
BIKE
LANE
EX.BIKE
LANE
13' 12'
4'

TRAVEL LANE TRAVEL LANE

PARKWAY

TRAVEL LANE

PARKWAY
99'
EX. PAVEMENT
25'

MULTI -

PURPOSE

TRAIL TRAVEL LANE TURN LANE
EX. CURB & GUTTER CURB LINE
PROP. 6' SIDEWALK S/W S/W

PROJECT SITE
10'
PROP.

C1.0

Item 1.

Resolution No. 2023-71 EXHIBIT D
Exhibit D – Resolution No. 2023-71

CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 38557, CONDITIONAL USE PERMIT NO. 372, ARCHITECTURAL REVIEW NO. 23-13

SEVILLA II PROJECT
General Conditions

1. Tentative Tract Map 38557 CUP 372 and AR 23-13 is approved for a 204-lot subdivision with a minimum lot size of 5,000 square feet; a CUP that utilizes the provisions of Section 17.38 of the Coachella Municipal Code (Planned Unit Development); and an Architectural Review that includes a total of 3 floorplans and 9 elevations. (3 elevations per floorplan).

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

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

4. The applicant shall be subject to further requirements that it participate in the Community Facilities District for residential lots within Tentative Tract Map 38557 that the City proposed to establish under the Mello-Roos Community Facilities Act of 1982, Section 13311 of the California Government Cod, as amended, for all undeveloped property within the boundaries of the City, including the subject property subject to this development approval (Architectural Review No. 23-13 and Tentative Tract Map No. 33587), to finance police and fire services for such property. The applicant shall do everything necessary for inclusion of the property subject to this development approval within such District upon its establishment. This development approval is subject to such requirement as a condition, unless such District is established prior to the effectiveness of this development approval in which case, it shall be a condition precedent. The Community Facilities District shall be established before issuance of the first certificate of occupancy.

5. The final map shall provide a perimeter landscaped setback along Van Buren Avenue in accordance with the Development Plan Set contained in Exhibit E of Attachment 1.

6. Prior to the recordation of the final map the applicant shall submit detailed landscaping irrigation plans and sign plans for review, including plans for the neighborhood park and retention basin for approval by the City Engineer and Development Services Director. The applicant shall improve the retention basin and neighborhood park of Tentative Tract Map

Item 1.

Resolution No. 2023-71 EXHIBIT D
38557 in accordance with the conceptual landscape plans contained in the Design Guidelines, subject to review by the Development Services Director and City Engineer.

7. The neighborhood park shall be constructed prior to the issuance of the 101st occupancy permit and shall be constructed in accordance with the conceptual landscape plans contained in the Development Plan Set attached contained in Exhibit E of Attachment 1

8. The proposed subdivision shall be improved with a decorative masonry perimeter wall consisting of tan slumpstone, splitface block, or precision with smooth stucco finish wall, and a decorative cap and/or equivalent approved by the City Engineer and Development Services Director. A minimum of one 12-inch square masonry pilaster at every 50 feet along Van Buren Avenue shall be used along any masonry wall facing a public street as shown on the conceptual landscape plans.

9. Post-tension, non-grouted walls shall not be used unless approved by the Building Official.

The builder shall use Type 5 concrete specifications for all CMU footings and for the base course of CMU wall, including the use of sealants to protect against corrosive soils, subject to review and approval by the Building Official.

10. Interior fencing for single family lots shall utilize block wall with metal view obscured access gates. Any street visible block shall be decorative block including tan slumpstone, splitface block, or precision block with smooth stucco and or equivalent approved by the City Engineer and Development Services Director.

11. Decorative wrought iron shall be used for fencing to replace any proposed decorative tubular steel fence and shall be colored black. The fence design of the fencing shall be approved by the Development Services Director prior to fence permit issuance.

12. Identification signs for the subdivision shall include high quality and durable design with accent lighting. A detailed sign plan shall be submitted to the Development Services Director and the final design shall be approved by the Development Services Director.

13. All street names and addressing shall be consistent with City and USPS policies.

Coachella Valley Water District

14. The City of Coachella may require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall require on-site retention of the incremental increase of runoff from the 100-year storm.

15. The applicant shall meet and confer with the Coachella Valley Water District and provide verification that there are not interferences with the proposed subdivision and any United States Bureau of Reclamation facilities, or CVWD/private facilities not shown on the development plans.

16. The project lies within the East Whitewater River Sub basin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code.

Item 1.

Resolution No. 2023-71 EXHIBIT D

17. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water-measuring device. A CVWD Water Production Metering Agreement is required to ensure CVWD staff regularly read and maintain this watermeasuring device.

18. Prior to recordation of the final map, the subdivider shall meet and confer with the Coachella Valley Water District to incorporate into the design, construction, and operation of the subdivision to reduce its negative impact on the Indio Subbasin, pursuant to the approved Coachella Valley Water Management Plan Alternative to the Groundwater Sustainability Plan.

ENGINEERING DEPARTMENT
PRIOR TO APPROVAL OF ENGINEERING PLANS or ISSUANCE OF
ENGINEERING PERMITS:

Final Map

19. The Final Map shall comply with the Subdivision Map Act and City of Coachella Subdivision Ordinance.

20. All public streets shall be dedicated to City of Coachella.

21. Prior to submittal of the final map to the City Council for approval, the applicant shall post securities (Bonds) to guarantee the installation of required improvements and a Subdivision Improvement Agreement shall be submitted to Engineering Division for City Engineer and City Attorney approval.

22. Prior to approval of the Final Map, the applicant shall resolve CVWD issues related to existing tile drains or irrigation mains located within the tract boundary or along the streets adjacent to the tract. If necessary, tile drains and irrigation lines shall be relocated and easement documents prepared for the new location of any such lines. The easement shall be shown on the final map. Plans for the tile drain or irrigation relocation shall be submitted to CVWD for approval and a copy of the plans shall be submitted to the City for evaluation regarding possible conflict with City facilities. The applicant shall submit to the City approved copies of any such relocation plans.

GENERAL:

23. All proposed development shall conform to the approved engineering studies and environmental migration measures as identified in the approved traffic, drainage, soils, hydrology, etc. studies developed under the tentative and final map process.

24. 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.

Item 1.

Resolution No. 2023-71 EXHIBIT D

25. 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.

26. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one-time cash deposit of $2,000.00 are required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.

27. 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.

28. 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.

29. 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:

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

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

32. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. The Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project’s Storm Water Pollution Prevention Plan shall be submitted for the City’s review and approval.

PRECISE GRADING:

33. 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.

34. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for

Item 1.

Resolution No. 2023-71 EXHIBIT D
precise grading or building construction.

35. 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.

36. 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:

37. 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 %.

38. 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.

39. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Van Buren Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along southbound lane within project limits is required. This street is classified as Primary Arterial with Bicycle Lanes, modified per staff for additional parkway with 99 feet of right-of-way as per Tentative Tract Map No, 38557. b. Street measured at Center line to westerly curb shall have a width of 37-foot c. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer. d. Applicant shall construct transition street lane from property limits going south and/or going north as required to the satisfaction of the City Engineer e. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drains, wells, street lights and all other appurtenances as required to the satisfaction of the City Engineer.

Item 1.

Resolution No. 2023-71 EXHIBIT D
f. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
2) Interior Residential Streets- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along within project limits is required. These streets are classified as Urban Residential Streets, modified per Staff to allow for more parkway with 56 feet minimum of right-of-way as per Tentative Tract Map No. 38557. b. Street measured from curb to curb shall have a width of 36-feet per Tentative Tract Map No. 38577 and per Fire Department comments for parking on both sides of street. c. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights, landscape and all other appurtenances as required to the satisfaction of the City Engineer. d. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer. e. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
SEWER AND WATER IMPROVEMENTS:

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

41. 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:

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

43. 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. The City of Coachella shall be a 3rd party beneficiary to the above referenced CC&R’s.

Item 1.

Resolution No. 2023-71 EXHIBIT D

44. Prior to issuance of building permits, all required public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

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

PRIOR TO RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:

46. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

Street Lights:

47. The developer shall pay applicable fees to energize street lights to the appropriate agency, and shall verify that all street lights within each phase are operational prior to issuance of the 1st Certificate of Occupancy for each phase. Temporary street lights may be interim with City Engineer approval.

Utilities Department – Water and Wastewater:

48. The applicant shall be required to establish a connection to the City’s water and wastewater systems.

49. The applicant shall follow the design criteria for potable water and wastewater and shall submit a deposit for the completion of a hydraulic network analysis to determine impacts to the systems and necessary improvements.

50. The potable water and wastewater system pipelines shall be designed in accordance with the latest revisions to the City Standard Specifications and Standard City Drawings.

51. The applicant is responsible for contacting the City for the latest revisions to the City Standard Specifications and Standard City Drawings.

52. The applicant is responsible for all improvements necessary to adequately provide service to the project as determined by the hydraulic analysis and the City.

Item 1.

Resolution No. 2023-71 EXHIBIT D

53. All potable water service lines shall be copper tubing (Type K Soft) (Polyethylene Encased), Standard Drawing W-8 has been revised.

54. Prior to acceptance of the first set of plans for plan check, the hydraulic analysis shall be complete.

55. On tracts with residential units exceeding 100, the Developer will be required to provide, at a minimum, a 100 foot square fully developed well site (graded site, block wall, etc.). Drilling and development of the well may be required as determined by the City. If it were necessary to build the well for purposes of adequately providing supply to the project, Developer would receive credit against water impact fees for those costs.

Conditions of approval specific to Architectural Review No. 23-13 and CUP No. 372

56. This architectural review is granted to approve common area landscaping and fencing improvements for the “Sevilla II” community and to approve new exterior architectural theming, materials, and color schemes for new production homes within Tentative Tract Map No. 38557 (“Sevilla II”), to include a “Traditional Spanish”, “Praire” and “Desert Contemporary” theming with varying roof tile and color schemes, as shown on submitted plans. The applicant shall submit construction drawings through the Building Division for plan check and approval prior to obtaining building permits. The applicant shall pay any fees necessary to secure permits and any special investigation inspections and reports, subject to review and approval by the Building Official, including a soils report and related structural recommendations. The owner shall secure Fire Department approval for the proposed production homes prior to the issuance of any building permits.

57. Prior to the issuance of a building permit for new single-family residences, the applicant shall submit a landscape and irrigation plan showing typical front yard landscaping and irrigation for the typical front yards and corner lots, for review and approval by the Development Services Director. All landscaping shall be planted and maintained with a permanent underground irrigation system to be operational prior to the issuance of the Certificate of Occupancy.

Landscaping in the front yard shall comply with the City’s front yard landscaping regulations, unless otherwise approved by the Development Services Director. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.

58. Perimeter landscaped areas shall be improved with irrigation and landscaping pursuant to approved landscape and irrigations plans prior to the issuance of the first certificate of occupancy for the proposed residential units.

59. Trees adjacent to sidewalks for common areas and typical residential lots shall include a design for root barriers to prevent damage to sidewalks.

60. Landscape lighting shall be incorporated along perimeter landscape areas, driveway medians, Van Buren Street landscape medians and within the subdivision common areas and details and locations shall be included on the final landscape plan. Landscape lighting shall be operational within a month after installation of landscape improvements.

Item 1.

Resolution No. 2023-71 EXHIBIT D

61. Applicant shall work with Development Services Department on potential reduction of the multi-use trail width along Van Buren Street to accommodate additional shade trees to improve the pedestrian environment and reduce heat island effect prior to final landscape plan approval.

62. The applicant shall submit, and must obtain approval from the Development Services Director, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans prior to issuance of a certificate of occupancy. Any damaged, dead or decayed landscaping landscape areas shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.

63. Decorative pavers shall be provided at the surface of both project entryways with a terracotta color or equivalent and identified on both Civil and Landscape Plans. Pavers types shall be approved by the Development Services Director and City Engineer.

64. The Planning Division may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check.

65. 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.

66. The neighborhood park landscape plan shall include an itemized list of park amenities with descriptions and illustrations to the Development Services Department for approval prior to installation.

67. The neighborhood park landscape plan shall incorporate native and edible landscaping for both groundcover, shrubs, and trees.

68. The applicant shall work with the Development Services Department to provide utility stub outs to enable the development of community garden plots.

69. All front yard areas between the front building line of the home and the street line shall be limited to a maximum of 60 percent of paving of the total front yard area. Those areas that are not paved shall be landscaped in accordance with Section 17.16.030-C(4) of the Zoning Code.

70. The proposed residences shall incorporate decorative window trims and window shutter details on side and rear elevations as used on the front building elevations, for those home sites that have second-floor windows oriented towards a corner street line.

71. Window Trim or Recess. Trim at least two inches in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall.

72. Prior to the issuance of a building final inspection, the applicant shall display street numbers in a prominent location on the front of the residences. All addressing must be legible, of a contrasting color with the background and adequately illuminated to be visible from the street at all hours.

Item 1.

Resolution No. 2023-71 EXHIBIT D

73. Applicant shall limit light-related impacts of potential light spillover through shielding and screening of proposed lighting on buildings, streets and common areas.

74. All Imperial Irrigation District electrical vaults required for TR. 38557, CUP 372 and AR 23-13 shall be placed in a manner that they do not interfere or reduce the size of any of the proposed residential lots.

75. No owner shall be permitted to rent or lease such Owner’s Lot for transient or hotel purposes, or for a period of less than thirty (30) days unless permitted by the City two years after the final occupancy permit is issued for TR. 38557, CUP 372 and AR 23-13.

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER

SEVILLA II
CALIFORNIA 111
CALIFORNIA 86
10 PLANNING APPLICATION
PUD.01 COVER SHEET
PUD.02 SITE PLAN
C1.0 TENTATIVE TRACT MAP
C1.1 PRELIMINARY GRADING PLAN
C1.2 PRELIMINARY UTILITY PLAN
C1.3 PRELIMINARY SITE PLOTTING
C1.4 PARKING ANALYSIS EXHIBIT
C1.5 PHASING EXHIBIT
L1.0 OVERALL WALL & FENCE PLAN
L1.1 ENLARGEMENTS - RENTENTION & SOUTH ENTRY
L1.2 ENLARGEMENTS - NORTH ENTRY, PARKWAY, & MEDIAN
L1.3 ENLARGEMENTS - PARKS
L1.4 IMAGES
L1.5 TYPICAL FRONT YARD
A1.0 STREET SCENE
A1.1 4019-1 FLOOR PLAN 'A' - SPANISH
A1.2 4019-1 FRONT ELEVATIONS
A1.3 4019-1 ELEVATIONS 'A' - SPANISH
A1.4 4019-1 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A1.5 4019-1 ELEVATIONS 'B' - DESERT CONTEMPORARY
A1.6 4019-1 FLOOR PLAN 'C' - PRAIRIE
A1.7 4019-1 ELEVATIONS 'C' - PRAIRIE
A2.0 3823-1 FLOOR PLAN 'A' - SPANISH
A2.1 3823-1 FRONT ELEVATIONS
A2.2 3823-1 ELEVATIONS 'A' - SPANISH
A2.3 3823-1 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A2.4 3823-1 ELEVATIONS 'B' - DESERT CONTEMPORARY
A2.5 3823-1 FLOOR PLAN 'C' - PRAIRIE
A2.6 3823-1 ELEVATIONS 'C' - PRAIRIE
A3.0 4028-2 FLOOR PLAN 'A' - SPANISH
A3.1 4028-2 FRONT ELEVATIONS
A3.2 4028-2 ELEVATIONS 'A' - SPANISH
A3.3 4028-2 FLOOR PLAN 'B' - DESERT CONTEMPORARY
A3.4 4028-2 ELEVATIONS 'B' - DESERT CONTEMPORARY
A3.5 4028-2 FLOOR PLAN 'C' - PRAIRIE
A3.6 4028-2 ELEVATIONS 'C' - PRAIRIE
A4.0-A4.9 SHADE STUDY
SHEET INDEX:

EXISTING ZONING: SINGLE FAMILY RESIDENTIAL (R-S)

MULTI-FAMILY RESIDENTIAL (R-M)
PROPOSED ZONING: GENERAL NEIGHBORHOOD, PUD
EXISTING GENERAL PLAN: GENERAL NEIGHBORHOOD
PROPOSED GENERAL PLAN: GENERAL NEIGHBORHOOD
PROJECT SITE: 26.58 NET ACRES

39.35 GROSS ACRES
PROPOSED NET DENSITY: 7.7 DUA
TOTAL UNITS: 204 UNITS
PROPOSED LOT AREA: 1,157,900 SF (26.58 AC)
PROPOSED PUBLIC STREETS "A" THRU "I": 410,992 SF (9.43 AC) PROPOSED PUBLIC STREET (VAN BUREN): 66,420 SF (1.53 AC) PROPOSED OPEN SPACE LOTS "A" THRU "E": 115,366 SF (2.65 AC) PROPOSED WELL SITE, LOT "F": 10,000 SF (0.23 AC)
PROJECT SITE:

DEVELOPMENT STANDARDS

STANDARD
MIN. LOT SIZE
MIN. LOT DIMENSIONS
MIN. FRONT SETBACK
MIN. REAR SETBACK
MIN. SIDE SETBACK
MIN. CORNER LOT SETBACK FROM STREET

EXISTING
7,200 SF
60' X 100'
20'
15'
5'
10'

PROPOSED
5,000 SF
50' X 100'
20'
15'
5'
10'
MIN. UNIT SIZE 1,150 SF 1,150 SF
MAX. LOT COVERAGE 40% 40%
MAX. BUILDING HEIGHT 35' 35'
LOT "E"
LOT "D"
LOT "F"

RETENTION BASIN

WELL SITE
PARK
STREET "C" STREET "D"
STREET "F"
STREET "H" STREET "B"

STREET G
STREET "A" STREET "I"

VIA MERIDA

VIA VALENCIA
STREET "E"
204
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68
83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188 LOT "A" LOT "B" LOT "C"

COVER SHEET
PUD.01

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 OF 1
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1 STOP

STOP STOP STOP

STOP STOP STOP STOP STOP
STOP

STOP VAN BUREN STREET

VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"

STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
PLAN 1 202
3BR (4028-2) PLAN 3 201
2B (3823-1) PLAN 2 200
1A (4019-1) PLAN 1 199
3C (4028-2) PLAN 3 198
PLAN 2 197
1B (4019-1) PLAN 1 196
3C (4028-2) PLAN 3 195
1A (4019-1) PLAN 1 194
3AR (4028-2) PLAN 3 193
2B (3823-1) PLAN 2 192
1CR (4019-1) PLAN 1 191
3BR (4028-2) PLAN 3 190
2C (3823-1) PLAN 2 189
1BR (4019-1) PLAN 1 188
1A (4019-1) PLAN 1
3A (4028-2) 187
PLAN 3 186
2A (3823-1) PLAN 2 185
1C (4019-1) PLAN 1
2C (3823-1) 184
PLAN 2 183
3CR (4028-2) PLAN 3 182
2B (3823-1) PLAN 2 181
1A (4019-1) PLAN 1
3A (4028-2) 180
PLAN 3 179
2AR (3823-1) PLAN 2 178
1C (4019-1) PLAN 1
3B (4028-2) 177
PLAN 3 176
2B (3823-1) PLAN 2 175
1A (4019-1) PLAN 1
3A (4028-2) 174
PLAN 3 173
2CR (3823-1) PLAN 2 172
3C (4028-2) PLAN 3 171
1BR (4019-1) PLAN 1 170
1A (4019-1) PLAN 1 169
2AR (3823-1) PLAN 2 168
3B (4028-2) PLAN 3 167
2CR (3823-1) PLAN 2 166 1C (4019-1) PLAN 1 165
PLAN 3 164
PLAN 2 163 1AR (4019-1) PLAN 1 162
PLAN 3 161
PLAN 2 160 1CR (4019-1) PLAN 1 159
2C (3823-1) PLAN 2 158
2BR (3823-1) PLAN 2 155
PLAN 3 154
1A (4019-1) PLAN 1 153
3A (4028-2) PLAN 3 152
2AR (3823-1) PLAN 2 151
1BR (4019-1) PLAN 1 150
2C (3823-1) PLAN 2 149
PLAN 3 148
PLAN 1 147
2AR (3823-1) PLAN 2 146
3CR (4028-2) PLAN 3 145
1BR (4019-1) PLAN 1 144
3AR (4028-2) PLAN 3 143
2C (3823-1) PLAN 2 142
PLAN 3 141
2BR (3823-1) PLAN 2 140 1C (4019-1) PLAN 1 1392CR (3823-1) PLAN 2 138 3A (4028-2) PLAN 3 137 1B (4019-1) PLAN 1 136
2B (3823-1) PLAN 2 135
3CR (4028-2) PLAN 3 134 1CR (4019-1) PLAN 1 1333BR (4028-2) PLAN 3 132 2C (3823-1) PLAN 2 131 1B (4019-1) PLAN 1 130
3C (4028-2) PLAN 3 128
1A (4019-1) PLAN 1 127
3A (4028-2) PLAN 3 126
2CR (3823-1) PLAN 2 125
1CR (4019-1) PLAN 1 124
3BR (4028-2) PLAN 3 123
2B (3823-1) PLAN 2 122
1A (4019-1) PLAN 1 121
2CR (3823-1) PLAN 2 120
3CR (4028-2) PLAN 3 119
1CR (4019-1) PLAN 1 118
1A (4019-1) PLAN 1 117
2CR (3823-1) PLAN 2 116
3A (4028-2) PLAN 3 115 1B (4019-1) PLAN 1 1143C (4028-2) PLAN 3 113 2AR (3823-1) PLAN 2 112 1BR (4019-1) PLAN 1 111
3BR (4028-2) PLAN 3 110
2B (3823-1) PLAN 2 109 1C (4019-1) PLAN 1 1082C (3823-1) PLAN 2 107 3B (4028-2) PLAN 3 106
1CR (4019-1) PLAN 1 105
2CR (3823-1) PLAN 2 104
3C (4028-2) PLAN 3 103
1B (4019-1) PLAN 1 102
2AR (3823-1) PLAN 2 101
3A (4028-2) PLAN 3 100
1A (4019-1) PLAN 1 99
2BR (3823-1) PLAN 2 98
3A (4028-2) PLAN 3 97
1BR (4019-1) PLAN 1 961C (4019-1) PLAN 1
3A (4028-2) 95
PLAN 3 94
2CR (3823-1) PLAN 2 93
1BR (4019-1) PLAN 1
2AR (3823-1) 92
PLAN 2 91
3C (4028-2) PLAN 3 90
1A (4019-1) PLAN 1
3A (4028-2) 89
PLAN 3 88
2BR (3823-1) PLAN 2 87
1CR (4019-1) PLAN 1
3CR (4028-2) 86
PLAN 3 PLAN 2 85
84 PLAN 3 83
PLAN 2 82
1A (4019-1) PLAN 1 81
PLAN 2 80
3BR (4028-2) PLAN 3 79
PLAN 1 78
2BR (3823-1) PLAN 2 77
PLAN 3 76 1C (4019-1) PLAN 1 75
3C (4028-2) PLAN 3 74
2AR (3823-1) PLAN 2 73
1AR (4019-1) PLAN 1 721C (4019-1) PLAN 1 71
2CR (3823-1) PLAN 2 70
3B (4028-2) PLAN 3 69
1C (4019-1) PLAN 1 68 3AR (4028-2) PLAN 3 67
2B (3823-1) PLAN 2 66
1B (4019-1) PLAN 1 65 3C (4028-2) PLAN 3 64
2AR (3823-1) PLAN 2 63
1AR (4019-1) PLAN 1 62 3BR (4028-2) PLAN 3 61
2C (3823-1) PLAN 2 60
3A (4028-2) PLAN 3 59
PLAN 1
2BR (3823-1) 58
PLAN 2 57
1AR (4019-1) PLAN 1 56 3CR (4028-2) PLAN 3 55
2A (3823-1) PLAN 2 54
1C (4019-1) PLAN 1 53 3B (4028-2) PLAN 3 52
2CR (3823-1) PLAN 2 51
1BR (4019-1) PLAN 1 50
2AR (3823-1) PLAN 2 46
3C (4028-2) PLAN 3 45
2C (3823-1) PLAN 2 44
1C (4019-1) PLAN 1 43
3B (4028-2) PLAN 3 42
2BR (3823-1) PLAN 2 41
1BR (4019-1) PLAN 1 40
3AR (4028-2) PLAN 3 39
2A (3823-1) PLAN 2 38
PLAN 1 37
PLAN 3 36
2CR (3823-1) PLAN 2 35
1CR (4019-1) PLAN 1 34
3BR (4028-2) PLAN 3 33
2B (3823-1) PLAN 2 32
1B (4019-1) PLAN 1 31
3A (4028-2) PLAN 3 30
2AR (3823-1) PLAN 2 29
1AR (4019-1) PLAN 1 28
PLAN 3 27
PLAN 2 26
1CR (4019-1) PLAN 1 25 3BR (4028-2) PLAN 3 24
2B (3823-1) PLAN 2 23
1BR (4019-1) PLAN 1 22
3BR (4028-2) PLAN 3 21
2A (3823-1) PLAN 2 20 1A (4019-1) PLAN 1 19
3C (4028-2) PLAN 3 18
2CR (3823-1) PLAN 2 17 1AR (4019-1) PLAN 1 16
3BR (4028-2) PLAN 3 15
2B (3823-1) PLAN 2 14 1C (4019-1) PLAN 1 13
3A (4028-2) PLAN 3 12
2AR (3823-1) PLAN 2 11 1BR (4019-1) PLAN 1 10
3CR (4028-2) PLAN 3 9 1AR (4019-1) PLAN 1 8
2CR (3823-1) PLAN 2 7
3B (4028-2) PLAN 3 6
2A (3823-1) PLAN 1 5
PLAN 2 4
1B (4019-1) PLAN 1 3
3A (4028-2) PLAN 3 2
2AR (3823-1) PLAN 2 1

0.23 AC
10,000 SF
LOT "F" 3,878 SF; 0.09 AC LOT "A" 6,597 SF; 0.15 AC LOT "B" 4,491 SF; 0.10 AC LOT "C"

1.37 AC
59,576 SF
LOT "D"

1.00 AC
43,574 SF
LOT "E"
3CR (4028-2)
2CR (3823-1)
3C (4028-2)
3CR (4028-2)
1AR (4019-1)
PLAN 1 47
1AR (4019-1)
PLAN 3 49
3A (4028-2)
PLAN 2 48
2BR (3823-1)
1B (4019-1)
3AR (4028-2)
1B (4019-1)
2CR (3823-1) 2CR (3823-1)
1A (4019-1)
3B (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 157 3BR (4028-2) PLAN 1 156
1BR (4019-1)

RETENTION BASIN

WELL SITE
PARK
3CR (4028-2) PLAN 3
3CR (4019-1)
2AR (3823-1)
129
PLAN 2
2AR (3823-1)
3BR (4028-2)
3AR (4028-2)
204
203
PLAN 2
2AR (3823-1)
1CR (4019-1)
2AR (3823-1)
XX
PLAN X

XAR (XXXX-X)
PUD.02

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
3 PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481
CALIFORNIA 111
CALIFORNIA 86
10 S S
W W
1 IRR IRR
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 82 81 80 79 78 77 76 75 74 73 72 71 70 69 83
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153
154
155
156
157
162 161 160 159 158 169 168 167 166 165 164 163
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188 VAN BUREN STREET

VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"
STREET "H"
VIA MERIDA STREET "I" STREET "B"
45 6,793 SF
5,850 SF
10,457 SF
5,454 SF 5,463 SF 5,472 SF 5,481 SF 5,490 SF 5,499 SF 5,508 SF 6,069 SF 5,527 SF 5,536 SF 5,545 SF 5,554 SF 5,563 SF 5,572 SF 5,452 SF 9,271 SF 5,445 SF 5,246 SF 8,556 SF
9,663 SF
6,790 SF
5,829 SF
5,703 SF
5,705 SF
5,706 SF
5,708 SF
5,709 SF
5,711 SF
5,712 SF
5,714 SF
5,715 SF
5,775 SF
5,718 SF
5,720 SF
5,721 SF
5,723 SF
5,724 SF
5,726 SF
7,042 SF
9,367 SF
9,300 SF 5,488 SF 5,254 SF 5,248 SF 5,241 SF 5,235 SF 5,228 SF 5,222 SF 5,215 SF 5,209 SF 5,203 SF 5,196 SF 5,190 SF 5,183 SF 5,177 SF 5,170 SF 5,164 SF 5,158 SF 5,200 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,350 SF 5,773 SF 5,773 SF 5,350 SF 5,350 SF 5,761 SF 5,350 SF 5,350 SF 5,350 SF 5,443 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,443 SF 5,442 SF 5,050 SF 5,050 SF 5,755 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,334 SF 5,755 SF 5,753 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,332 SF 5,753 SF 5,607 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,608 SF 5,498 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,486 SF 6,029 SF
7,082 SF
9,861 SF
7,764 SF
5,150 SF 5,128 SF 5,891 SF 5,552 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,541 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,765 SF 5,150 SF 5,150 SF 5,150 SF 5,150 SF 5,644 SF 6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,804 SF
6,664 SF
6,534 SF
6,178 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
5,940 SF
6,625 SF
6,196 SF
6,908 SF
7,014 SF 5,151 SF
6,936 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,274 SF
6,789 SF
6,274 SF 6,274 SF
5,683 SF
LOT "E"
43,574 SF

1.00 AC
LOT "D"
59,132SF

1.36 AC LOT "C" 4,491 SF; 0.10 AC LOT "B" 6,597 SF; 0.15 AC LOT "A" 3,878 SF; 0.09 AC LOT "F"
10,000 SF

0.23 AC

STREET G

RETENTION BASIN

WELL SITE
PARK 204
6,744 SF
5' 18'
56'
5'
8'

PARKING
10' CURB LINE
5'
18' 5' 5'
8'

PARKING
10'
5' CURB LINE

PUE PUE
PROP. 5' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. LANDSCAPE (TYP.)
10' 10'

S/W S/W

0.04 TC

0.00 CL
36' STREET WIDTH
6' 18'
58'
5'
8'

PARKING
10' CURB LINE
5'
18' 5' 6'
8'

PARKING
10'
5' CURB LINE

PUE PUE
PROP. 6' SIDEWALK
(TYP.) PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. LANDSCAPE (TYP.)
11' 11'

S/W S/W

0.04 TC

0.00 CL
36' STREET WIDTH
6' 5' 17' CURB LINE
5'
PUE 17' 6'
66'
5'
14' CURB LINE
5'
PUE
14'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.

PROP. 6' SIDEWALK
(TYP.) PROP. LANDSCAPE (TYP.)
11' 11'
PROP. RAISED MEDIAN
S/W 6' S/W
34' STREET WIDTH
C/L
6' 7'
49'
12' 12' 4' 12' 12' 5' 6' 6'
R/W
EX. 6' SIDEWALK
5' 12'
50'
PROP. 6" CURB & GUTTER
(TYP.)
PROP. AC PVMT
OVER A.B.
29' 41'
PROP. RAISED MEDIAN
EX. PAVEMENT
PROP.

LANDSCAPE
BIKE
LANE
EX.BIKE
LANE
13' 12'
4'

TRAVEL LANE TRAVEL LANE

PARKWAY

TRAVEL LANE

PARKWAY
99'
EX. PAVEMENT
25'

MULTI -

PURPOSE

TRAIL TRAVEL LANE TURN LANE
EX. CURB & GUTTER CURB LINE
PROP. 6' SIDEWALK S/W S/W

PROJECT SITE
10'
PROP.

C1.0

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
PREPARED BY: SHEET
204
1 2
4 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 23 22 21 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188

WELL SITE

PARK VAN BUREN STREET

VIA VALENCIA

STREET A

STREET C STREET D

STREET E

STREET F

STREET G

STREET H
RETENTION BASIN STREET I STREET B 15' WIDE STREETSCAPE 15' WIDE STREETSCAPE 15' WIDE STREETSCAPE

VIA MERIDA
C1.1

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
204
1 2
4 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5 23 22 21 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153 154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188

WELL SITE

PARK VAN BUREN STREET

VIA VALENCIA

STREET A

STREET C STREET D

STREET E

STREET F

STREET G

STREET H
RETENTION BASIN STREET ISTREET B 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE

VIA MERIDA
C1.2

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 OF 1
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1 STOP

STOP STOP STOP

STOP STOP STOP STOP STOP
STOP

STOP VAN BUREN STREET

VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"

STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
PLAN 2 203
PLAN 1 202
3BR (4028-2) PLAN 3 201
2B (3823-1) PLAN 2 200
PLAN 1 199
3C (4028-2) PLAN 3 198
PLAN 2 197
1B (4019-1) PLAN 1 196
1A (4019-1) PLAN 1 194
PLAN 3 193
PLAN 2 192
1CR (4019-1) PLAN 1 191
PLAN 3 190
2C (3823-1) PLAN 2 189
1BR (4019-1) PLAN 1 188
1A (4019-1) PLAN 1 187
PLAN 3 186
2A (3823-1) PLAN 2 185
1C (4019-1) PLAN 1 184
PLAN 2 183
3CR (4028-2) PLAN 3 182
2B (3823-1) PLAN 2 181
1A (4019-1) PLAN 1 180
PLAN 3 179
2AR (3823-1) PLAN 2 178
1C (4019-1) PLAN 1
3B (4028-2) 177
PLAN 3 176
PLAN 2 175
1A (4019-1) PLAN 1 174
PLAN 3 173
PLAN 2 172
3C (4028-2) PLAN 3 171
1BR (4019-1) PLAN 1 170
PLAN 1 169
2AR (3823-1) PLAN 2 168
3B (4028-2) PLAN 3 167
2CR (3823-1) PLAN 2 166 1C (4019-1) PLAN 1 165
PLAN 3 164
PLAN 2 163 1AR (4019-1) PLAN 1 162
PLAN 3 161
PLAN 2 160
PLAN 1 159
2C (3823-1) PLAN 2 158
2BR (3823-1) PLAN 2 155
1A (4019-1) PLAN 1 153
PLAN 3 152
2AR (3823-1) PLAN 2 151
1BR (4019-1) PLAN 1 150
2C (3823-1) PLAN 2 149
PLAN 3 148
PLAN 1 147
2AR (3823-1) PLAN 2 146
3CR (4028-2) PLAN 3 145
1BR (4019-1) PLAN 1 144
3AR (4028-2) PLAN 3 143
PLAN 2 140
PLAN 1 139
2CR (3823-1) PLAN 2 138
3A (4028-2) PLAN 3 137
PLAN 1 136
2B (3823-1) PLAN 2 135
3CR (4028-2) PLAN 3 134
PLAN 1 133
3BR (4028-2) PLAN 3 132
PLAN 2 131 1B (4019-1) PLAN 1 130
PLAN 3 128
PLAN 1 127
3A (4028-2) PLAN 3 126
2CR (3823-1) PLAN 2 125
PLAN 1 PLAN 3 124
123
2B (3823-1) PLAN 2 122
1A (4019-1) PLAN 1 121
2CR (3823-1) PLAN 2 120
PLAN 3 119
1CR (4019-1) PLAN 1 118
1A (4019-1) PLAN 1 117
2CR (3823-1) PLAN 2 116
3A (4028-2) PLAN 3 115 1B (4019-1) PLAN 1 1143C (4028-2) PLAN 3 113 2AR (3823-1) PLAN 2 112 1BR (4019-1) PLAN 1 111
PLAN 3 110
2B (3823-1) PLAN 2 109
PLAN 1 108
2C (3823-1) PLAN 2 107
1CR (4019-1) PLAN 1 105
PLAN 2 104
3C (4028-2) PLAN 3 103
1B (4019-1) PLAN 1 102
PLAN 2 101
PLAN 3 100
1A (4019-1) PLAN 1 99
2BR (3823-1) PLAN 2 98
PLAN 3 97
1BR (4019-1) PLAN 1 961C (4019-1) PLAN 1
3A (4028-2) 95
PLAN 3 94
2CR (3823-1) PLAN 2 93
1BR (4019-1) PLAN 1
2AR (3823-1) 92
PLAN 2 91
PLAN 3 90
PLAN 1
3A (4028-2) 89
PLAN 3 88
2BR (3823-1) PLAN 2 87
1CR (4019-1) PLAN 1 86
PLAN 3 85
PLAN 2 82
1A (4019-1) PLAN 1 81
PLAN 2 80
3BR (4028-2) PLAN 3 79
PLAN 1 78
2BR (3823-1) PLAN 2 77
PLAN 3 76
PLAN 1 75
3C (4028-2) PLAN 3 74
2AR (3823-1) PLAN 2 73
PLAN 1 72PLAN 1 71
2CR (3823-1) PLAN 2 70
3B (4028-2) PLAN 3 69
1C (4019-1) PLAN 1 68 3AR (4028-2) PLAN 3 67
2B (3823-1) PLAN 2 66
PLAN 1 65 3C (4028-2) PLAN 3 64
2AR (3823-1) PLAN 2 63
PLAN 1 62 3BR (4028-2) PLAN 3 61
3A (4028-2) PLAN 3 59
PLAN 1
2BR (3823-1) 58
PLAN 2 57
1AR (4019-1) PLAN 1 56 3CR (4028-2) PLAN 3 55
2A (3823-1) PLAN 2 54
1C (4019-1) PLAN 1 53 3B (4028-2) PLAN 3 52
2CR (3823-1) PLAN 2 51
1BR (4019-1) PLAN 1 50
PLAN 2 46
PLAN 3 45
PLAN 2 44
1C (4019-1) PLAN 1 43
PLAN 3 42
PLAN 2 41
1BR (4019-1) PLAN 1 40
PLAN 3 39
PLAN 2 38
PLAN 1 37
PLAN 3 36
PLAN 2 35
1CR (4019-1) PLAN 1 34
3BR (4028-2) PLAN 3 33
PLAN 2 32
1B (4019-1) PLAN 1 31
PLAN 3 30
PLAN 2 29
1AR (4019-1) PLAN 1 28
PLAN 3 27
PLAN 2 26
1CR (4019-1) PLAN 1 25
PLAN 3 24
2B (3823-1) PLAN 2 23 PLAN 1 22
3BR (4028-2) PLAN 3 21
2A (3823-1) PLAN 2 20
PLAN 1 19
PLAN 3 18
2CR (3823-1) PLAN 2 17 1AR (4019-1) PLAN 1 16
PLAN 3 15
2B (3823-1) PLAN 2 14 1C (4019-1) PLAN 1 13
PLAN 3 12
2AR (3823-1) PLAN 2 11 1BR (4019-1) PLAN 1 10
3CR (4028-2) PLAN 3 9 1AR (4019-1) PLAN 1 8
2CR (3823-1) PLAN 2 7
3B (4028-2) PLAN 3 6
4 1B (4019-1) PLAN 1 3
3A (4028-2) PLAN 3 2
PLAN 2 1

0.23 AC
10,000 SF
LOT "F" 3,878 DF; 0.09 AC LOT "A" 6,597 SF; 0.15 AC LOT "B" 3,171 SF; 0.07 AC LOT "C"

1.36 AC
59,354 SF
LOT "D"

1.00 AC
43,574 SF
LOT "E"
3C (4028-2)
3CR (4028-2)
1AR (4019-1)
PLAN 1 47
1AR (4019-1)
PLAN 3 49
3A (4028-2)
PLAN 2 48
2BR (3823-1)
2CR (3823-1) 3AR (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 157 3BR (4028-2) PLAN 1 156
PLAN 3
PLAN 3
3CR (4028-2)
5 PLAN 2
195
PLAN 3
60 PLAN 2
2C (3823-1)
83 PLAN 3
3CR (4028-2)
84 PLAN 2
2A (3823-1)
106
PLAN 3
3B (4028-2)
129
PLAN 2
154
PLAN 3
141
PLAN 3
3BR (4028-2)
142
PLAN 2
2C (3823-1)
2B (3823-1)
2A (3823-1) 3B (4028-2) 3AR (4028-2) 3B (4028-2)
1AR (4019-1) 1C (4019-1) 3AR (4028-2)
2AR (3823-1)
2BR (3823-1)
3C (4028-2)
2C (3823-1)
2AR (3823-1)
2B (3823-1)
3CR (4028-2)
2CR (3823-1)
3A (4028-2)
2A (3823-1)
3B (4028-2)
2CR (3823-1)
1C (4019-1) 1CR (4019-1) 1A (4019-1)
1A (4019-1) 1B (4019-1) 1BR (4019-1) 1A (4019-1)
2BR (3823-1)
3BR (4028-2)
1C (4019-1)
3B (4028-2) 3C (4028-2)
3B (4028-2)
2CR (3823-1)
2AR (3823-1)
1A (4019-1)
3CR (4028-2)
3AR (4028-2) 3CR (4028-2)
1BR (4019-1) 1C (4019-1)
3B (4028-2) 2AR (3823-1)
2A (3823-1)
1B (4019-1) 1C (4019-1) 1AR (4019-1)
2AR (3823-1)
1B (4019-1)
3A (4028-2) 3C (4028-2) 3AR (4028-2)
1CR (4019-1)
1C (4019-1) 1AR (4019-1)
2AR (3823-1) 3B (4028-2) 2C (3823-1) 3C (4028-2) 2B (3823-1) 3B (4028-2) 3AR (4028-2)
2A (3823-1)
3BR (4028-2)
3C (4028-2)
1A (4019-1)
1CR (4019-1)
204
2AR (3823-1)
3CR (4028-2)
2AR (3823-1)
XX
PLAN X

XAR (XXXX-X)
OF 1
M
Drive, Suite 100
211
81 1
C1.3

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER STOP

STOP STOP STOPSTOP STOP STOP STOP STOP
STOP
STOP
204
1 2
4 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 5
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 68
83 82 81 80 79 78 77 76 75 74 73 72 71 70 69
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98
117 116 115 114 113 112 111 110 109 108 107 106
118 119 120 121 122 123 124 125 126 127 128 129
141 140 139 138 137 136 135 134 133 132 131 130
142 143 144 145 146 147 148 149 150 151 152 153
154
155
156
169 168 167 166 165 164 163 162 161 160 159 158 157
170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
3 6
49 67
24 100
101
102
103
104
105
99 188
WELL

PARK VAN BUREN STREET

VIA VALENCIA

STREET A

STREET C STREET D

STREET E

STREET F

STREET G

STREET H
BASIN STREET I STREET B 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE 12' WIDE STREETSCAPE

VIA MERIDA
PREPARED BY: SHEET
MBAKERINTL.COM
75-410 Gerald Ford Drive, Suite 100
Palm Desert, CA 92211
Phone: (760) 346-7481 1
C1.4

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
CALIFORNIA 111
CALIFORNIA 86
10 STOP

STOP STOP STOP

STOP STOP STOP STOP STOP
STOP

STOP VAN BUREN STREET

VIA VALENCIA
STREET "A"
STREET "C" STREET "D"
STREET "E"
STREET "F"

STREET G
STREET "H"
VIA MERIDA STREET "I" STREET "B"
3BR (4028-2) PLAN 3
3C (4028-2) PLAN 3
1A (4019-1) PLAN 1
PLAN 3
PLAN 2
1CR (4019-1) PLAN 1
PLAN 3
2C (3823-1) PLAN 2
1BR (4019-1) PLAN 1
1A (4019-1) PLAN 1 PLAN 3
2A (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 2
3CR (4028-2) PLAN 3
2B (3823-1) PLAN 2
1A (4019-1) PLAN 1 PLAN 3
2AR (3823-1) PLAN 2
1C (4019-1) PLAN 1
3B (4028-2) PLAN 2 PLAN 3
1A (4019-1) PLAN 1 PLAN 2 PLAN 3
3C (4028-2) PLAN 3
1BR (4019-1) PLAN 1
PLAN 1
2AR (3823-1) PLAN 2
3B (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 3 PLAN 21AR (4019-1) PLAN 1 PLAN 3 PLAN 2 PLAN 1 2C (3823-1) PLAN 2
2BR (3823-1) PLAN 2
1A (4019-1) PLAN 1
PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
2C (3823-1) PLAN 2 PLAN 3 PLAN 12AR (3823-1) PLAN 2
3CR (4028-2) PLAN 3
1BR (4019-1) PLAN 1
3AR (4028-2) PLAN 3
PLAN 2 PLAN 1
2CR (3823-1) PLAN 2
3A (4028-2) PLAN 3 PLAN 1
2B (3823-1) PLAN 2
3CR (4028-2) PLAN 3 PLAN 13BR (4028-2) PLAN 3 PLAN 2
1B (4019-1) PLAN 1
PLAN 3
3A (4028-2) PLAN 1 PLAN 3
2CR (3823-1) PLAN 2 PLAN 1 PLAN 32B (3823-1) PLAN 2
1A (4019-1)
2CR (3823-1) PLAN 1 PLAN 3 PLAN 2
1CR (4019-1) PLAN 1
1A (4019-1) PLAN 1
2CR (3823-1) PLAN 2
3A (4028-2) PLAN 3
1B (4019-1) PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2
PLAN 1
2C (3823-1) PLAN 2
1CR (4019-1) PLAN 1
PLAN 2
3C (4028-2) PLAN 3
1B (4019-1) PLAN 1
PLAN 2
PLAN 3
1A (4019-1) PLAN 1
2BR (3823-1) PLAN 3 PLAN 2
1BR (4019-1) PLAN 11C (4019-1) PLAN 1
3A (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
2AR (3823-1) PLAN 3 PLAN 2 PLAN 1
3A (4028-2) PLAN 3
2BR (3823-1) PLAN 2
1CR (4019-1) PLAN 1 PLAN 3
PLAN 2
1A (4019-1) PLAN 1
3BR (4028-2) PLAN 3
PLAN 1
2BR (3823-1) PLAN 2 PLAN 3
PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2
PLAN 1 PLAN 1
2CR (3823-1) PLAN 2
3B (4028-2) PLAN 3
1C (4019-1) PLAN 1
3AR (4028-2) PLAN 3
2B (3823-1) PLAN 2 PLAN 1
3C (4028-2) PLAN 3
2AR (3823-1) PLAN 2 PLAN 1
3BR (4028-2) PLAN 33A (4028-2) PLAN 3 PLAN 1
2BR (3823-1) PLAN 2
1AR (4019-1) PLAN 1
3CR (4028-2) PLAN 3
2A (3823-1) PLAN 2
1C (4019-1) PLAN 1
3B (4028-2) PLAN 3
2CR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
PLAN 2
PLAN 3
PLAN 2
1C (4019-1) PLAN 1
PLAN 3
PLAN 2
1BR (4019-1) PLAN 1
PLAN 3
PLAN 2
PLAN 1
PLAN 3
PLAN 2
1CR (4019-1) PLAN 1
3BR (4028-2) PLAN 3
PLAN 2
1B (4019-1) PLAN 1
PLAN 3
PLAN 2
1AR (4019-1) PLAN 1
PLAN 2
1CR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2 PLAN 1
3BR (4028-2) PLAN 3
2A (3823-1) PLAN 2 PLAN 1 PLAN 32CR (3823-1) PLAN 2
1AR (4019-1) PLAN 1 PLAN 3
2B (3823-1) PLAN 2
1C (4019-1) PLAN 1 PLAN 3
2AR (3823-1) PLAN 2
1BR (4019-1) PLAN 1
3CR (4028-2) PLAN 3
1AR (4019-1) PLAN 1
2CR (3823-1) PLAN 2
3B (4028-2) PLAN 3
1B (4019-1) PLAN 1
3A (4028-2) PLAN 3
PLAN 2

0.23 AC
10,000 SF
LOT "F"
LOT "D"

1.00 AC
43,574 SF
LOT "E"
3CR (4028-2)
1AR (4019-1)
PLAN 1
1AR (4019-1)
PLAN 3
3A (4028-2)
PLAN 2
2BR (3823-1)
2CR (3823-1) 3AR (4028-2)
3AR (4028-2) 2B (3823-1) 3C (4028-2) 2BR (3823-1) PLAN 3 3BR (4028-2) PLAN 1
PLAN 3
3CR (4028-2)
PLAN 2
PLAN 3
PLAN 2
2C (3823-1)
PLAN 3
3CR (4028-2)
PLAN 2
2A (3823-1)
PLAN 3
3B (4028-2)
PLAN 2
PLAN 3
PLAN 3
3BR (4028-2)
PLAN 2
2C (3823-1)
2BR (3823-1)
2A (3823-1) 3B (4028-2) 3AR (4028-2) 3B (4028-2)
1AR (4019-1) 1C (4019-1) 3AR (4028-2)
2AR (3823-1)
2BR (3823-1)
3C (4028-2)
2C (3823-1)
2AR (3823-1)
2B (3823-1)
3CR (4028-2)
2CR (3823-1)
3A (4028-2)
2A (3823-1)
3B (4028-2)
2CR (3823-1)
1C (4019-1) 1CR (4019-1) 1A (4019-1)
1A (4019-1) 1B (4019-1) 1BR (4019-1) 1A (4019-1)
2BR (3823-1)
3BR (4028-2)
1C (4019-1)
3B (4028-2) 3C (4028-2)
3B (4028-2)
2CR (3823-1)
2AR (3823-1)
1A (4019-1)
3CR (4028-2)
3AR (4028-2) 3CR (4028-2)
1BR (4019-1) 1C (4019-1)
3B (4028-2) 2AR (3823-1)
2A (3823-1)
1B (4019-1) 1C (4019-1) 1AR (4019-1)
2AR (3823-1)
1B (4019-1)
3A (4028-2) 3C (4028-2) 3AR (4028-2)
1CR (4019-1)
1C (4019-1) 1AR (4019-1)
2AR (3823-1) 3B (4028-2) 2C (3823-1) 3C (4028-2) 2B (3823-1) 3B (4028-2) 3AR (4028-2)
2A (3823-1)
3BR (4028-2)
3C (4028-2)
PARK

RETENTION BASIN

WELL SITE
204
PLAN 3
3CR (4028-2)
203
PLAN 2
2AR (3823-1)
202
PLAN 1
1CR (4019-1)
201
200
PLAN 2
2B (3823-1)
199
PLAN 1
1A (4019-1)
198
197
PLAN 2
2AR (3823-1)
196
PLAN 1
1B (4019-1)
195
1 2
3 4
5 6 7
8 9
10 12 11
13 15 14
16 18 17
19 21 20
22 23
24 25
26 27
3C (4028-2) PLAN 3
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51 52
53 54 55
56 57
58 59
60 61
62 63 64
65 66 67
68 70 69
72 71
74 73
75 77 76
78 79
PLAN 2 80
81 83 82
84 85
86 87 88
89 90 91
92 93 94
95 96
97 98
99 100
101
102
103
104
105
106
107
108
110 109
111
113 112
114
116 115
117
118
119 120
121
122 123
124
125 126
127
128 129
130
132 131
133
135 134
136
138 137
139
141 140
142 143
144
145 146
147
148 149
150
151 152
153
154
155
156
157
158
159
161 160
162
164 163
165
168 167 166
169
170
171 172 173
174
175 176
177
178 179
180
181 182 183
184
185 186
187
188
189
190
191
192
193
194 LOT "A" LOT "B" LOT "C" 3,878 SF; 0.09 AC 6,597 SF; 0.15 AC 3,171 SF; 0.07 AC 59,354 SF 1.36 AC
C1.5

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.0

OVERALL WALL & FENCE PLAN
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.1 ENLARGEMENTS - RETENTION & SOUTH ENTRY
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.2 ENLARGEMENTS - NORTH ENTRY, PARKWAY, & MEDIAN
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.3

ENLARGEMENTS - PARKS
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.4
IMAGES
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 08. 07
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
L1.5

TYPICAL FRONT YARD
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
PLAN 2B | 3823-1

DESERT CONTEMPORARY
PLAN 1A | 4019-1

TRANSITIONAL SPANISH
PLAN 3C | 4028-2

PRAIRIE
A1.0

STREET SCENE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.1
FLOOR PLAN "A" - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER

A - TRANSITIONAL SPANISH
SCHEME 3

B - DESERT CONTEMPORARY
SCHEME 6

C - PRAIRIE
SCHEME 7
A1.2

FRONT ELEVATIONS
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER

ELEVATIONS 'A' - SPANISH
A1.3
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.4 FLOOR PLAN 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.5 ELEVATIONS 'B' - DESERT CONTEMPORARY
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.6 FLOOR PLAN 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
A1.7 ELEVATIONS 'C' - PRAIRIE
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER
88 A2.0 FLOOR PLAN 'A' - SPANISH
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16

Item 1.

SEVILLA II
Coachella, California
APN: 779-280-002 & 779-320-001
PLANNER:

MICHAEL BAKER INTERNATIONAL
9755 CLAIREMONT MESA BLVD, SUITE 100
SAN DIEGO, CA 92124-1333
CONTACT: STEVE WRAGG; (858) 614-5059
D A T E :

E N G I N E E R :

MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100
PALM DESERT, CA 92211
CONTACT: JACOB ZEPEDA; (760) 776-6139
A R C H I T E C T : L A N D S C A P E A R C H I T E C T :

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
CONTACT: TOM MILLER (760) 320-9811
D R A W I N G N O :
2023. 05. 16
OWNER OF RECORD:

NIGOSIAN FAMILY FARMS, INC.

PO BOX 276
COACHELLA, CA 92236
CONTACT: NICK NIGOSIAN
APPLICANT:

PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DAVID DEWEGELI; (760) 578-9334
PULTE GROUP, INC.
27-401 LOS ALTOS, SUITE 400
MISSION VIEJO, CA 92691
CONTACT: DUSTIN MOYER

A - TRANSITIONAL SPANISH
SCHEME 1

B - DESERT CONTEMPORARY
SCHEME 4

C - PRAIRIE
SCHEME 8
A2.1 FRONT ELEVATIONS
D A T E :
2023. 05. 25
D A T E :
2023. 08. 07
D A T E :
2023. 08. 16