Agenda packet, regular meeting — Coachella City Council, November 15, 2023 (part 1 of 3)

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

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
November 15, 2023
6:00 PM
In-Person Meeting
Location:

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

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

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

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

PLEDGE OF ALLEGIANCE:

ROLL CALL:

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

1. Planning Commission Meeting Minutes November 1, 2023 WRITTEN COMMUNICATIONS:

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

NON-HEARING ITEMS:

2. Tentative Tract Map No. 37088 Second Time Extension Request - A request for a second 12-Month Time Extension for Tentative Tract Map No. 37088 (Ravella) to allow a 115 unit single family residential subdivision on a total of 20 acres of vacant land in the RS-PD (Tourist Commercial – Planned Unit Development) zone located at the northwest corner of Avenue 50 and Calhoun Street.

3. Coachella Pre-Approved ADU Plan Project Adopt Resolution No. PC2023-29 to adopt the “Pre-Approved Accessory Dwelling Unit (ADU) Plan Project” for the purpose of establishing pre-approved plans available for public use to reduce cost and streamline the review process for the development of accessory dwelling units to increase housing supply in the City of Coachella. Applicant: City-Initiated PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

4. Conditional Use Permit No. 371 - La Noria Fonda Cenaduria To allow liquor sales as part of a proposed 2,646 sq. ft. restaurant, “La Noria Fonda Cenaduria” for an ABC License (Type 41, On-Sale of Beer and Wine), in an existing commercial building located at 49613 Cesar Chavez Street. in the C-G (General Commercial) zone.

5. Sunridge-Self Storage Conditional Use Permit No. 369, Architectural Review 23-06, Environmental Assessment 23-05, proposes an expansion of their existing RV and Self-Storage facility at HWY 111, on an adjacent vacant 4.85 acre parcel at APN# 763-141-018 to construct 62,979 square feet of self-storage units, RV storage spaces, covered parking canopies, and an 900 square foot leasing office. Applicant Sunridge SelfStorage LLC, James Delhamer INFORMATIONAL:
2 DIRECTOR UPDATES
ADJOURNMENT:

Complete Agenda Packets are available for public inspection at the City Clerk’s Office at 53-462 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 3 Civic Center
53990 Enterprise Way, Coachella,
(760) 398-3502 
www.coachella.org
AGENDA
DE UNA REUNIÓN ESPECIAL DE
LA
COMISIÓN DE PLANIFICACIÓN

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

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

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

En vivo:

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

Por escrito:

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

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

JURAMENTO A LA BANDERA:

PASE DE LISTA:

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

APROBACION DE LAS ACTAS:

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

COMUNICACIONES ESCRITAS:

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

INFORMES Y SOLICITUDES:

PUNTOS QUE NO SON DE AUDIENCIA:

2. Segunda Solicitud de Extensión de Tiempo de 1 Año para TTM Núm. 37088 (Ravella) para permitir una subdivisión residencial unifamiliar de 115 unidades en un total de 20 acres de terreno baldío en la zona RSPD (Comercial Turístico – Desarrollo de Unidades Planificadas) ubicada en la esquina noroeste de Avenue 50 y Calhoun Street.

3. Consideración de planos de Unidades de Vivienda Accesorias (ADU, por sus siglas en inglés) con el propósito de establecer planos preaprobados disponibles para uso público para reducir costos y agilizar el proceso de revisión para el desarrollo de unidades de vivienda accesorias para aumentar la oferta de viviendas en la Ciudad de Coachella. Solicitante: Iniciado por la ciudad.

CALENDARIO DE AUDIENCIAS PÚBLICAS (CUASI-JUDICIAL):

4. Permiso de Uso Condicional 371 para permitir la venta de licor como parte de un restaurante propuesto de 2,646 pies cuadrados, “La Noria Fonda Cenaduria” para una Licencia ABC Tipo 20, Off-Sale General, en un edificio comercial existente ubicado en 49613 Cesar Chavez Street. en la zona C-G (Comercial general).

5. Permiso de Uso Condicional 369, Revisión Arquitectónica 23-06, Evaluación Medioambiental 23-05, propone la expansión de la instalación existente de RV y Self-Storage en la autopista 111 en una parcela vacante adyacente de 4.85 acres al oeste. La Fase I del Proyecto propone aproximadamente 34,827 pies cuadrados de unidades de auto almacenamiento (self-storage), configuradas en varios tamaños, y 60 espacios de almacenamiento de vehículos recreativos descubiertos. La Fase II del Proyecto propuso aproximadamente 25,800 pies cuadrados de unidades de auto almacenamiento para un total de 62,979 pies 5 cuadrados de unidades de auto almacenamiento, configuradas en varios tamaños, y 71 espacios cubiertos de almacenamiento para vehículos recreativos. El proyecto también incluye una oficina de 900 pies cuadrados y cinco espacios de estacionamiento, a todos los que se accede desde Tyler Lane (APN: 763- 141-018). Solicitante: Sunridge Self-Storage.

INFORMATIVO:

Actualizaciones del director
SE SUSPENDE LA SESIÓN:

ESTA REUNIÓN ES ACCESIBLE PARA PERSONAS CON DISCAPACIDAD Los paquetes completos de la agenda están disponibles para inspección pública en el Departamento de Servicios de Desarrollo en 53-990 Enterprise Way, Coachella, California, y en el sitio web de la ciudad www.coachella.org.
6 7
Civic Center
53990 Enterprise Way, Coachella, CA
(760) 398-3502  www.coachella.org

MINUTES

OFTHE CITY OF THE

CITY OFCOACHELLA

PLANNING COMMISSION
November 1, 2023
6:00 PM
If you would like to attend the meeting via zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 Or one tap mobile :

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

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

In real time:

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

In writing:

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

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

CALL TO ORDER: 6:00 PM
PLEDGE OF ALLEGIANCE:

Commissioner Ramirez
ROLL CALL:

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

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

1. Draft Planning Commission Minutes – October 18, 2023.

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

Approved by the following roll call vote:

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

NOES: None.

ABSTAIN: None.

ABSENT: None
WRITTEN COMMUNICATIONS:

None.

NON-HEARING ITEMS:
9 Item 1.

2. Pre-Approved ADU Plans Review of draft Accessory Dwelling Unit (ADU) plans for the purpose of establishing pre-approved plans available for public use to reduce cost and streamline the review process for the development of accessory dwelling units to increase housing supply in the City of Coachella. Applicant:

City-Initiated.

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

IT WAS MOVED BY CHAIR GONZALEZ AND SECONDED BY VICE CHAIR HERNANDEZ AND

RECOMMENDED THAT THE PRE-APPROVED PLANS RETURN TO THE NEXT PLANNING COMMISSION MEETING FOR CONSIDERATION WITH THE FOLLOWING REQUESTS:
 DETERMINE IF PLAN DESIGNER COULD PROVIDE BOTH SLOPED ROOF AND FLAT ROOF OPTIONS FOR THE DESERT MODERN DESIGN FOR PLANS 1-3.
 MODIFY GARAGE CONVERSION ADU DESIGN SO THAT SIDE DOOR IS AT THE SIDE OF THE BUILDING.
 MODIFY FRONT ELEVATION DESIGN OF PLAN 4 STYLE C “SPANISH COLONIAL” WITH A

TERRACOTTA TUBULAR DECORATIVE POP-OUTS OR SIMILAR FEATURE FOR BETTER INTERPLAY BETWEEN THE GABLE ROOF AND PATIO ROOF.

Approved by the following roll call vote:

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

NOES: None.

ABSTAIN: None.

ABSENT: None.

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

None.

INFORMATIONAL:

3. Director’s Development Update
 Director announced Planning Commissioner Academy will be March 6-8 in Long Beach and that Commissioners should notify staff if they would like to attend.  Director reported on the status of the Coachella Resident Engagement Academy.

ADJOURNMENT: 7:26 P.M.

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

STAFF REPORT
11/15/2023
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
SUBJECT: Request for a second 12-Month Time Extension for Tentative Tract Map No. 37088 (Ravella) to allow a 115 unit single family residential subdivision on a total of 20 acres of vacant land in the RS-PD (Tourist Commercial – Planned Unit Development) zone located at the northwest corner of Avenue 50 and Calhoun Street.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission adopt Resolution No. PC2023-30 granting the second 12-Month Time Extension eligible for Tentative Tract Map No. 37088 with the findings and conditions in City Council Resolution No. 2016-27, and establishing a new expiration date of January 13, 2025.

BACKGROUND:

The City Council approved Tentative Tract Map No. 37088 on July 13, 2016. The Planning Commission recommended to the City Council, adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program, pursuant to CEQA Guidelines for the project, as well approval of Tentative Tract Map No. 37088 and Change of Zone 16-01 for a planned unit development as part of the overall proposed development of the Ravella project consisting of 115 single family residential lots on 20 acres at the Northwest corner of Avenue 50 and Calhoun Street.

Pursuant to the Subdivision Map Act, and Title 16 of the Coachella Municipal Code, a tentative tract map expires after 24 months unless the final map is recorded. The Planning Commission may grant up to three 12-month time extensions if a timely request is submitted stating the reasons for the project delays. The TTM 37088 was automatically extended by 36 months to July 13, 2021 from the original July 13, 2018 expiration under the Subdivision Map act due to the filing of the first final map recording the first 4 lots. Due to Assembly Bill 1561, the project was automatically extended by the California Legislature 18 months from the original expiration of July 13, 2018 to January 13, 2023. The received approval from the Planning Commission on September 6, 2023 for the first 12- month extension of time to January 13, 2024. The applicant has requested a second time extension to January 13, 2025 and is eligible for a third and last one year time extension. 12 Item 2.

DISCUSSION/ANALYSIS:

As illustrated below, TTM 37088 proposes to subdivide approximately 20 acres into 115 single family residential lots with a minimum lot size of 2,373 sq. ft. and a maximum lot size of 3,789 sq. ft. Access to the residential project will consist of a private road system with one driveway on Avenue 50 and one driveway on Calhoun Street. All of the homes either front or back up to a passive open space area. The project will have private streets but will not be a gated community. The entire Ravella site currently consists of 4 lots for the project’s 4 phases. Phase 1 includes the Tower Market service station at the corner of Avenue 50 and Calhoun Street. Phase 2 includes a proposed 20,000 square foot building for Borrego Health Clinic while Phase 3 includes a 9,350 square foot commercial building adjacent to Avenue 50, which remains vacant. Phase 4 includes the proposed 115 residential homes.

Figure 1: Project Phasing Map
The residential component includes 3 retention basins, one of which includes a pool and shade structure and sport court.

Residential Layout/Architectural Theming
The proposed project utilizes a “green court” concept where the homes face a common open space area. In this project, the homes are provided access off common private alleys as illustrated on the exhibit below. These homes are situated on very small lots (2,300 square feet minimum) and will have very minimal yard space. The minimum front, site and rear yard setbacks will be 5 feet. The patio covers will be allowed to have supporting columns at 3.5 feet from the property lines, provided the eave is no less than 36 inches from the property line. The PD ordinance encourages clustered 13 Item 2.
housing in exchange for general open space lots and amenities throughout the community, as proposed for this project. Fencing for the individual homes will be subject to HOA approval and subject to a separate building permit. All garden walls must be decorative masonry with decorative cap. However, the applicant has indicated they would like to allow vinyl fencing for the property lines between two homes.

Figure 2: Residential Cluster Example
One floor plan and elevation is proposed. Each home contains 4 bedrooms and 3 baths as illustrated below and complies with the base district minimum dwelling unit size of 1,200 square feet. The two-car garage has an interior enclosure for trash bins, and the front entry porch has an area designated for the A/C mechanical equipment in order to keep the side yards clear of obstructions.

Additionally, staff is recommending the use of “decorative” garage doors, with windows on the upper 25% of the garage door.

Figure 3: Sample Architecture
14 Item 2.

Landscaping:

The conceptual landscaping plan is illustrated below. Final landscaping plans will be submitted and approved prior to the issuance of grading/building permits for the project phase in consideration.

Figure 4: Landscape Plan
Staff recommends that the Planning Commission approve Resolution No. PC2023-30 for a second 12-month time extension for Tentative Tract Map No. 37088, subject to the findings and conditions of approval in City Council Resolution No. 2016-27 as modified by the Resolution No. PC2023- 50 establishing a new expiration date of January 13, 2025.

Attachments:

1. Resolution No. PC2023-30 Approving a 12-month extension of time for TTM No. 37088

2. TTM No. 37088 Exhibit

3. City Council Resolution No. 2016-27 (EA 16-02 Mitigated Negative Declaration)

4. City Council Resolution No. 2016-28 (TTM No. 37088)
15 Item 2.

RESOLUTION NO. PC2023-30

A RESOLUTION OF THE CITY OF COACHELLA PLANNING
COMMISSION APPROVING A SECOND 12-MONTH EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO. 37088 TO JANUARY 13, 2025 FOR THE PHASED SUBDIVISION OF APPROXIMATELY 20 ACRES (TOWER

ENERGY) INTO THREE COMMERCIAL LOTS AND A REMAINDER LOT
FOR FUTURE SUBDIVISION INTO 115 LOTS, LOCATED AT THE
NORTHWEST CORNER OF AVENUE 50 AND CALHOUN STREET. TOWER ENERGY, APPLICANT.

WHEREAS Tower Energy Group filed an application for a second 12-month time extension for Tentative Tract Map No. 37088 for a subdivision of 20 acres into 115 single family residential lots at the northwest corner of Avenue 50 and Calhoun Street at 86100 Avenue 54; and, WHEREAS, the City has processed said application pursuant to the Subdivision Map Act (commencing with Section 64410, Title 7 of the Government Code), the City’s Subdivision Ordinance, and the California Environmental Quality Act of 1970) as amended; and WHEREAS, the City Council approved Tentative Tract Map at a public hearing on July 13, 2016 with findings and conditions; and
WHEREAS, Tentative Tract Map No. 37088 is in conformance with the Coachella Municipal Code, the land use pattern and development standards of Tower Energy Project and the Subdivision Ordinance when viewed in conjunction with the conditions that are imposed; and WHEREAS, the Planning Commission of the City of Coachella finds that this subdivision is consistent with the goals, objectives, policies and implementation measures of the Coachella General Plan 2035 meets the findings required by the Municipal Code; WHEREAS, the proposed project is Tentative Tract Map 37088 is within the scope of the project analyzed in the Mitigated Negative Declaration and Initial Study Prepared for the Tower Energy Projects (Environmental Assessment 16-02), and the Commission hereby finds adequacy in the environmental assessment documents including the Mitigation Monitoring Program.

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

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

Section 2. CEQA Findings
Tentative Tract Map 37088 is within the scope of the project analyzed in the Mitigated Negative 16 Item 2.

Resolution PC2023-30

Page 2 ends

Declaration and Initial Study Prepared for the Tower Energy Projects (Environmental Assessment 16-02), and the Commission hereby finds adequacy in the environmental assessment documents including the Mitigation Monitoring Program.

Section 3. Tentative tract Map No. 37088 Time Extension With respect to Tentative Tract Map, the Planning Commission can make the findings for the proposed project which include:

1. That the proposed map is consistent with the goals, objectives, policies and implementation measures of the Coachella General Plan 2035. The site is within the City's Neighborhood Center land use designation and abuts Avenue 50 and Calhoun Street.

Avenue 50 is designated as a Major Roadway with a bicycle lane and Calhoun Street is designated as a collector with a bicycle lane. The proposed phased subdivision map will allow for three lots as part of the 5-acre commercial development, and a 4th lot for the future subdivision of 115 residential homes with private streets and common area lots consistent with the submitted planned unit development and will promote the City's longterm economic development goals for the larger vicinity.

2. The site is physically suitable for the type of development and the proposed density. The proposed subdivision will provide small lots and generous open-space lots for a plannedunit development of new single-family residential lots, and lots for a 5-acre commercial center. All proposed lots comply with minimum lot area and dimension requirements of the base zoning districts of RM (for the residential community) and CN (for the commercial center). Additionally, the subdivision would have adequate ingress and egress, from Avenue 50 and Calhoun Street, to accommodate the proposed development.

3. The design of the subdivision is not likely to cause substantial environmental damage nor substantially and avoidable injure fish or wildlife or their habitat. There are no sensitive habitats or bodies of water in the immediate vicinity of the site. The initial environmental study prepared for this project did not identify any biological resources on the site or in the vicinity of the project.

4. The design of the subdivision is not likely to cause serious health problems. The proposed subdivision would allow for small single-family residential lots and generous open-space lots to provide a medium density residential development. The proposed retail, service station and office uses are not known to cause serious health concerns as proposed in the neighborhood commercial center.

5. The design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed subdivision is located on the northwest corner of Avenue 50 and Calhoun Street.

As conditioned there will be independent and shared access into the neighborhood commercial center, and two pointes of access into the residential subdivision. There are no known conflicting existing or future easements and rights-of-way within the project site.

6. The design of the subdivision will provide, to the extent feasible, for future passive or 17 Item 2.

Resolution No. PC2023-30

Page 3 ends

natural heating or cooling opportunities. The proposed lot configurations allow for eastwest orientation of homes, and all future construction will be designed to the latest Building Codes and energy efficient design and construction will be required by the City's Building Department.

7. The Planning Commission, in light of the whole record before it, including but not limited to recommendation of the Development Services Director as provided in the Staff Report dated June 15, 2016 and documents incorporated therein by reference and any other evidence within the record or provided at the public hearing of this matter, hereby finds that Tentative Tract Map 37088 is within the scope of the project analyzed in the Mitigated Negative Declaration and Initial Study Prepared for the Tower Energy Projects (Environmental Assessment 16-02), and the Commission hereby finds adequacy in the environmental assessment documents including the Mitigation Monitoring Program.

Section 4. Planning Commission Approval;
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission approves a second 12-month time extension for Tentative Tract Map No. 37088 to January 13, 2024 to subject to the conditions of approval of Council Resolution No. 2016-18 as modified in “Exhibit A.” 18 Item 2.

Resolution PC2023-30

Page 2 ends

PASSED APPROVED and ADOPTED this 15th day of November 2023. ___________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
19 Item 2.

I HEREBY CERTIFY that the foregoing Resolution No. PC2023-30, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 15th day of November 2023, by the following roll call vote:

AYES:

NOES:

ABSENT:

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

Resolution No. PC 2023-30 Exhibit A
Exhibit A - Resolution No. PC2023-30

CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 37088

RAVELLA PROJECT
*Modifications pursuant to Resolution No. PC 2023-30 Time Extension #2 shown in Bold text and strikeout
Conditions of Approval for Tentative Tract Map No. 37088 Mitigation Measures – Air Quality:

1. As required by SCAQMD for all development projects in the Salton Sea Air Basin that would disturb one-acre or greater, Best Available Control Measures will be incorporated into a PM-10 Dust Control Plan prepared for the project prior to commencement of site grading or other construction activity where soil disturbance or other fugitive dust may be generated. BACMs are listed at the end of the MMRP.

Mitigation Measures – Biological Resources:

2. Prior to any land disturbance, including grading or construction, the applicant shall have a focused biological survey conducted at the project site to determine presence/absence of burrowing owl (Athene cunicularia). If the site survey determines the presence of burrowing owl, mitigation in accordance with the California Department of Fish and Wildlife (CDFW) shall be implemented as follows: If burrowing owls are identified as being resident on-site outside the breeding season (February 1 through August 31) they may be relocated to other sites by a permitted biologist (permitted by CDFW), as allowed in the department’s Staff Report on Burrowing Owl Mitigation (March 2012). If an active burrow is found during the breeding season, the burrow shall be treated as a nest site and temporary fencing shall be installed at a distance of 550 yards from the active burrow to prevent disturbance during grading or construction. This is the maximum buffer distance recommended in the Staff Report on Burrowing Owl Mitigation. Installation and removal of the fencing shall be done with a biological monitor present.

Mitigation Measures – Cultural Resources:

3. A qualified archaeological monitor, as well as a Native American monitor shall be present during at least the initial phases of site grading, and shall also inspect any trenches and proposed water quality basins, to ensure that if any buried cultural resources are discovered during construction activities, all work shall be halted in the vicinity of the find. The archaeologist shall determine whether the find is an isolated example or part of a more complex resource. Upon determining the significance of the resource, the consulting archaeologist, in coordination with the City, shall determine the appropriate actions to be taken. The appropriate measures may include as little as recording the resource with the California Archaeological Inventory database or as much as excavation, recording, and preservation of the sites that have outstanding cultural or historic significance.
21 Item 2.

Resolution No. PC 2023-30 Exhibit A

4. A qualified paleontological monitor shall be present during at least the initial phases of renewed site grading, and shall also inspect all trenches and proposed water quality basins, to ensure that if any paleontological resources are discovered during construction activities, all work shall be halted in the vicinity of the find. The paleontologist shall determine whether the find is an isolated example or part of a more complex resource. Upon determining the significance of the resource, the consulting paleontologist, in coordination with the City, shall determine the appropriate actions to be taken. The appropriate measures may include as little as recording the resource with the San Bernardino County Museum or as much as excavation, recording, and preservation of the sites that have outstanding paleontological significance.

5. Should human remains be uncovered, the Riverside County Coroner’s Office shall be immediately contacted and all work halted until final disposition by the Coroner. State Health Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made necessary findings as to the origin and disposition pursuant to Public Resources Code Section 5097.98. Shall the remains be determined to be of Native American descent, the Native American Heritage Commission shall be consulted to determine the appropriate disposition of said remains.

6. If the coroner determines that the remains are not recent and may be Native American, in accordance with Public Resource Code 5097.94, the coroner will notify the Native American Heritage Commission (NAHC) within 24 hours of the find. The NAHC will then determine the Most Likely Descendant (MLD). The City will work with the designated MLD to determine the final disposition of the human remains.

Mitigation Measures – Geology and Soils:

7. Development of the project as proposed shall comply with recommendations for design and construction identified in the following documents: 1)“Geotechnical Investigation Proposed Residential Development Tentative Tract 36680 APN 612-280-018, Coachella California.

Prepared by Sladden Engineering, December 31, 2013; 2) Geotechnical Investigation, Proposed Apartment Complex and MiniMart, Prepared by Sladden Engineering, February 12, 2012.

Mitigation Measures – Traffic and Transportation:

8. The applicant shall contribute to the City a fair share contribution for future traffic signals to be installed by the City at the intersection of Avenue 50 and Calhoun Street and at Avenue 50 and Jackson Street. Said contribution may be satisfied through full payment or with a letter of credit prior to the issuance of a building permit, or as otherwise approved by the City Engineer.

9. The applicant shall pay applicable City of Coachella Development Impact Fees (DIF) and County of Riverside Transportation Uniform Mitigation Fees (TUMF) in effect at that time.

10. Five (5) sets of copies of check prints. 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.
22 Item 2.

Resolution No. PC 2023-30 Exhibit A

11. The applicant shall pay plan check fees. $750.00 per sheet of improvement plans, and $350.00 for PM 10 plan.

Engineering – Grading and Drainage:

12. A preliminary geological and soils engineering investigation shall be conducted by a registered soils engineer, and a report submitted for review with the grading plan and shall include pavement recommendations (on-site & off-site). The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist shall certify to the adequacy of the grading plan. Paving for public and private streets shall be constructed per City Standard unless more stringent standards are recommended by the geotechnical investigation.

13. A precise grading plan, prepared by a California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.

14. A Drainage Report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain a Hydrology Map showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District.

Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded.

Minimum depth shall be as required by the approved geotechnical investigation recommendations. A log that includes sieve analysis for each strata of the borings, shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields.

15. 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.

16. Applicant shall obtain approval of site access and circulation from Fire Marshall. 23 Item 2.

Resolution No. PC 2023-30 Exhibit A

17. Separate permits shall be required for all perimeter walls for the residential project. The maximum height of any wall shall be limited to six (6) feet as measured from the higher elevation of grade on either side.

Engineering – Street Improvements:

18. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check prior to issuance of encroachment permits. All street improvements including street lights shall be designed and constructed in conformance with City Standards and Specifications. Street flow line grade shall have a minimum slope of 0.35 percent.

19. 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 standard for commercial driveways with a minimum width of

24.00 feet and curbed radius entrances. New sidewalks shall be installed on the existing site along Avenue 50 and Calhoun Street. The Avenue 50 sidewalk shall be installed from the main project entry driveway westward with a minimum 5-foot landscape parkway.

20. An additional dedication of land will be required along the north half of Avenue 50 and the west half of Calhoun Street as shown on the 2035 City of Coachella General Plan. Calhoun Street will be constructed as a 88 foot “Collector Street with Enhanced Bicycle Facility”. Avenue 50 will be constructed as a 118 foot “Major Arterial Street with Enhanced Bicycle Facility” with landscaped median, as approved by the City Engineer.

21. Applicant shall contribute its fair share contribution for the cost of future traffic signals to be installed by the City at the intersection of Avenue 50 and Calhoun Street.

22. Applicant shall obtain an encroachment permit for any improvements constructed within public right-of-way including alleys.

23. Sewer and Water service is available to the site. The applicant shall plot location of existing service mains on the existing grading plan.

Engineering – General:

Plans for the tile drain or irrigation relocation 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 relocation plans.

25. 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 24 Item 2.

Resolution No. PC 2023-30 Exhibit A
review and approval by the City Engineer. No sediment is to leave the site. Additional securities in amount of $2,000 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 PM10 plan has been approved and the original plans are in the engineering department at the City of Coachella.

26. "As-built" plans shall be submitted to and approved by the City Engineer prior to acceptance of the improvements by the City. 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.

27. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a preliminary WQMP for plan review accompanied by a $3,000 plan check deposit and a Final WQMP for final approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

28. Prior to the issuance of a certificate of occupancy, all public improvements, including landscaping and lighting of retention basins, and landscaped areas along the exterior streets, shall be completed to the satisfaction of the City Engineer.

29. An amount of $9,112.28 shall be paid to the City to reimburse the cost of previously constructed water services under approval of “Reimbursement Agreement with Rilington Canyon LLC” for the extension of Water Main in Avenue 50.

Development Services – Landscaping:

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

31. Prior to the issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans for review and approval by the City’s Engineering Department and Development Services Department. Perimeter landscaping shall include a lighting plan.

32. 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.

33. The landscape plan shall provide for a minimum 5-gallon groundcover plants, 5-gallon shrubs, and 22-inch box trees. The plants and trees shall be irrigated with an automatic and durable drip irrigation system.

34. Landscaped areas shall be dressed with a minimum 2-inch layer of compacted and/or glue-bonded of ¾ inch decomposed granite decorative gravel that cannot be wind driven. A weed barrier underlayment shall be placed under the decorative gravel decomposed granite. 25 Item 2.

Resolution No. PC 2023-30 Exhibit A

35. Plant materials selection should be represented by symbols that show the plants at 75% of their mature size.

36. The applicant shall obtain written clearance from the County Agricultural Commissioner's Office regarding the type of landscaping to be planted. The clearance letter shall be included as a note on the landscape plans. The applicant shall utilize only plants that were listed on the landscape plan submitted to the Commissioner's office. Any substitutions must be approved by both the Commissioner's office as well as the City's Development Services Department.

37. Six-inch concrete bands shall be used as mow strip borders for planting areas where separating turf areas or synthetic turf areas.

38. All landscape planter beds in interior parking areas shall be not less than five (5) feet in width and bordered by a concrete curb not less than six (6) inches nor more than eight (8) inches in height adjacent to the parking surface.

39. All non-landscaped and undeveloped areas of the site shall be kept free of weeds and debris and shall be treated with a dust-preventative ground coating.

Development Services – Project Design:

40. Prior to the issuance of building permits, all exterior architectural features and treatments shall be consistent with the submitted Architectural Review No. 16-05 elevations and color/material board samples and shall be included and noted on all construction plans and elevations, subject to review and approval.

41. All exposed metal flashing, downspouts, or utility cabinets shall be painted to match the building prior to final inspection.

42. Trash enclosures installed for the project shall be compatible architecturally with the building and include storage areas for recycling containers. The enclosure shall be constructed to Burrtec Waste Management Standards. The location of the trash enclosure shall be approved by both Burrtec Waste Management and the City Engineer.

43. All roof mounted mechanical equipment shall be view obscured by a parapet wall greater in height than the equipment installed. Ground mounted mechanical equipment shall be view obscured by landscaping or enclosure.

44. Outdoor storage areas shall be obscured from public view and specifically shall not be visible from Avenue 50 and Calhoun Street.

Riverside County Fire Department:

45. The applicant shall submit building plans for review and approval by the Riverside County Fire Department and pay any applicable fees prior to the issuance of a building permit by the City. 26 Item 2.

Resolution No. PC 2023-30 Exhibit A

46. A final inspection and clearance of the building shall be required from the Fire Department prior to occupancy of the building.

47. For any buildings with public access, provide or show a water system capable of delivering a fire flow 3250 gallons per minute for 3 hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. CFC 2013 Edition Section Table B105.1. 50% reduction has been applied for the proposed sprinklered building provision.

48. For any building with public access, including all having one or two dwelling units of less than 3,600 square feet - provide or show a water system capable of delivering a fire flow of 1,000 gallons per minute for 1 hour duration at 20 psi residual operating pressure. *50% reduction has been applied for the proposed sprinklered building provision

49. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval.

50. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority.

51. Blue dot retro-reflectors pavement markers shall be provided on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org)

52. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access lanes will be designed to withstand the weight of 60,000 pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus.

Access lane shall be constructed with a surface so as to provide all weather driving capabilities.

53. Any turn-around shall require a minimum 38-foot turning radius.

54. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor.

55. The minimum dimensions for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height.

56. Roadways may not exceed 660 feet without secondary access. This access may be restricted to emergency vehicles only however public egress must be unrestricted.

57. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane printing and/or signs.

Imperial Irrigation District:
27 Item 2.

Resolution No. PC 2023-30 Exhibit A

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

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

Utilities:

60. Water and sewer plans outside the buildings and interior plumbing or mechanical plans (i.e. floor drains and sinks, equipment which discharges to the sewer system, chemical storage and spill containment measures) shall be provided to the City Utilities Department for review and approval.

61. A Source Control "Short Form" (and the Source Control application if required) shall be completed and turned into Source Control (Utilities Department) by the applicant.

62. Based on findings of the Source Control application, all modifications shall be completed prior to issuance of a certificate of occupancy.

63. Adequate fire protection shall be included and the public water supply shall be protected with a DCDA or greater on all fire water lines to commercial/industrial facilities.

64. An RP shall be correctly installed within 12" of all water meters servicing domestic usage, landscape, commercial and/or industrial facilities.

65. All landscaping shall be on a separate water meter with an RP ensuring the establishment is not assessed sewer fees for water used on landscape.

66. All mechanical and plumbing plans shall be submitted to the Utilities Department for review to determine if pretreatment and/or a sample location is required.

67. All facilities and landscape plumbing which have water or wastewater (sewer) services shall obtain approval from the Environmental Compliance (Source Control), Water and Sanitary Sewer Divisions prior to receipt of the Certificate of Occupancy.

68. Fire hydrants must be at the end of each dead end for flushing.

69. RPZ Style Backflow devices shall be installed on commercial and landscape meters.

70. Above ground DCDA backflows must be installed for all fire line services.

71. Master-metered, radio-read water meters shall be utilized for the project.

Fees:
28 Item 2.

Resolution No. PC 2023-30 Exhibit A

72. Prior to the issuance of a building permit, the applicant shall pay all Development Fees to the City; this also includes school fees and outside agency fees such as sewer water and utilities.

Copies of receipts shall be provided to the Development Services Department prior to permit issuance.

73. The applicant shall be responsible for paying all applicable development and processing (plan check, inspection, etc.) fees associated with this project.

74. The applicant shall pay all applicable school impact fees to the Coachella Valley Unified School District prior to the issuance of a building permit.

75. The applicant shall pay all required water connection fees.

76. The applicant shall be required to pay the Multiple Species Habitat Conservation (MSHCP) fees for commercial and residential development prior to issuance of building permits.

77. The applicant shall comply with the City's Art in Public Places Ordinance. If the applicant elects to pay in-lieu art fees, then the fees shall be deposited into the Public Arts Fund at an amount of (1) One-half (1/2) of one percent (1%) for new commercial and industrial construction.

78. The project is subject to payment of all commercial development impact fees whether or not explicitly stated in other conditions of approval or the environmental mitigation measures for the subject project.

Miscellaneous:

79. Installation of sidewalks along Avenue 50 and Calhoun Street may be satisfied by an improvement agreement subject to review and approval by the City Engineer. The 1stphase of development shall include completion of all off-site improvements on Calhoun Street and the service station portion of the commercial frontage on Avenue 50.

80. Final design plans for proposed landscaping and fencing along the project street frontages shall be presented as an administrative item before the Planning Commission for final review and approval.

81. The floor plans for the single family residential dwellings shall incorporate a trash bin storage area within the enclosed garages, and an A/C and mechanical equipment area in the covered porch area in order to avoid obstructions in the side yards.

82. The City Engineer or designee shall review the hydrology plans to mitigate drainage impacts of occasional large-storm rain events.

83. The applicant shall submit a comprehensive Sign Program for review by the Planning Commission through a non-hearing review, prior to the issuance of a certificate of occupancy for the first commercial buildings.
29 Item 2.

Resolution No. PC 2023-30 Exhibit A

84. The applicant shall submit a photometric lighting plan for review and approval by the Development Services Director prior to the issuance of a building permit for exterior lighting fixtures within the commercial center.

85. The sub-divider or successor in interest shall annex the subject property into City of Coachella Community Facilities District (CFD) 2005-01 for City police, fire and paramedic services, prior to recordation of Tentative Tract Map 37088 and prior to the issuance of any building permits for construction of off-site improvements or residential buildings. The sub-divider shall submit an assessment plat map exhibit prepared by a licensed design professional, along with the petition and ballot, and any other documents necessary to annex the subject property into the City of Coachella CFD 2005-01.

Alternatively, this condition of approval may be deemed satisfied, prior to recordation of the final map, if the City adopts a standardized development impact fee to collect the Supplemental Water Supply Charge fee collected at the time of issuance of a building permit for new homes, consistent with the MOU between CVWD and the City of Coachella.

87. 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.

88. "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.

89. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a Preliminary WQMP for plan review accompanied by a $3,000 plan check deposit and a Final WQMP for final approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

90. Prior to issuance of a Certificate of Occupancy, the applicant shall dedicate artwork for display in common space(s) such as project entryways, perimeter to the development; the specific artwork to be dedicated shall be approved by the City of Coachella Development Services Director prior to installation.
30 Item 2.

Resolution No. PC 2023-30 Exhibit A
Additional Utilities Conditions as modified by Planning Commission November 15, 2023:

91. Submit water and sewer plans to Engineering for approval from Utilities Manager –project required to connect to City public sewer and water system.

92. A deposit of $5,000 is required to perform a hydraulic analysis to determine impacts of the project, deposit and analysis shall need to be complete before 1st submittal of water and sewer plans.

93. Public infrastructure on site shall require easements before water and sewer plans are approved.

94. Water & Sewer impact fees to be paid prior to final approval of plans.

95. Project to install 4G AMI master meters.

96. Backflows required on all nonresidential meters.

97. Water service line Type K Soft Copper Tubing Polywrap-C Blue (6Mil, use applicable size).

98. Additional requirements subject to water and sewer plan checking process.

99. Water and Sewer plans shall not be combined with grading plans. 100. Don’t show new meters on Landscaping plans, show all service connections on water improvement plans.

Building Division:
101. Applicant must submit plans that comply with the 2022 California Building Code. Prior approvals have expired and the plans must adhere to current code requirements. 102. All site amenities must be positioned along an accessible path of travel and improved in a manner accessible for the handicap community per chapter 11B of the California Building Code.
31 Item 2.
32 Item 2.
33 Item 2.
34 Item 2.

RESOLUTION NO. 2016- 27

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

COACHELLA ADOPTING A MITIGATED NEGATIVE
DECLARATION ( ENVIRONMENTAL ASSESSMENT NO. 16- 02)
FOR CHANGE OF ZONE NO. 16- 01, ARCHITECTURAL REVIEW
NO. 16- 05, TENTATIVE TRACT MAP NO 37088 AND CUP 267 and CUP 268. TOWER ENERGY ( APPLICANT).

WHEREAS, the proposed project, as set forth in Change of Zone No. 16- 01, Architectural Review No. 16- 05, Tentative Tract Map No. 37088, CUP 267 and CUP 268 consists of the above referenced applications on 20 acres located at the NW corner of Avenue 50 and Calhoun Street. The project includes a change of zone that will change the existing Residential -Single Family zone to Residential -Medium Planned Development and to Neighborhood Commercial - Planned Development. CUP No. 267 will permit the construction of a gas station/ neighborhood market while CUP 268 will permit a residential planned development containing 115 single- family homes. Tentative Tract 37088 proposes a subdivision of the property into 4 lots and furthermore to subdivide lot 4 into 115 residential lots. Architectural Review 16- 05 includes two additional commercial buildings on parcels two and three.

The subject site consists of a 20 -acre undeveloped parcel of land located at the northwest corner of Avenue 50 and Calhoun Street and is further identified by APN 612- 280- 018; and WHEREAS, the City completed Environmental Assessment/ Initial Study No. 16- 02 for the proposed project pursuant to the California Environmental Quality Act, as amended; and
WHEREAS, based on this Environmental Assessment/ initial Study and proposed mitigation measures therein, the City has made a determination that the project will not have a significant impact on the environment and has prepared a Mitigated Negative Declaration for this project; and
WHEREAS, a Notice of Intent to Adopt a Mitigated Negative Declaration for the subject project was posted with the County Clerk and duly noticed and published in the Desert Sun Newspaper, a local newspaper of general circulation, on Monday, May 16, 2016; and
WHEREAS, the proposed Mitigated Negative Declaration was made available for a 20 -day public review period commencing on Monday, May 16, 2016 and ending on Monday, June 6, 2016; and
WHEREAS, interested and concerned individuals and public agencies had the opportunity to review and comment on the proposed Mitigated Negative Declaration; and 35 Item 2.

WHEREAS, findings of the initial study indicated that the proposed project would not create any impacts to air quality, biological resources, cultural resources, geology and soils, traffic and transportation and noise; and
WHEREAS, the proposed project has been conditioned to include recommended mitigation measures of the environmental analysis as set forth in a Mitigation Monitoring and Reporting Program ( Exhibit A); and
WHEREAS, the proposed project would not be detrimental to the general health, safety and welfare of the community.

NOW, THEREFORE, be it resolved that the City Council has considered the Mitigated Negative Declaration prepared for Change of Zone No. 16- 01, Architectural Review No. 16- 05, Tentative Tract Map No. 37088 and CUP 267 and CUP 268 under Environmental Assessment No. 16- 02, attached hereto, and has determined that the project would have no significant deleterious effect on the environment and orders that a Mitigated Negative Declaration be filed pursuant to the California Environmental Quality Act, as amended, for Change of Zone No. 16- 01, Architectural Review No. 16- 05, Tentative Tract Map No. 37088 and CUP 267 and CUP 268 for property located on the northwest corner of Avenue 50 and Calhoun Street further identified as APN 612- 280- 018; and PASSED, APPROVED AND ADOPTED at the regular meeting of the City Council ofthe City of Coachella this
13th
day of July by the following roll call vote:

AYES: Councilmember Bautista, Councilmember Sanchez
Mayor Pro Tem Martinez and Mayor Hernandez
NOES: None
ABSENT: Councilmember Perez
ABSTAIN None
5 Steven A. Heman ez, Mayor
ATTEST:
a /'
Ang . Zepeda, City Clerk
36 Item 2.

APPROVED AS TO FORM:

Carlos Ca ,
rM
Attorney

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE) ss

CITY OF COACHELLA )
I, Angela M. Zepeda, City Clerk of the City of Coachella, do hereby certify that the foregoing is a full, true and correct copy of Resolution No. 2016- 27, adopted by the City Council of the City of Coachella at a regular meeting therefore duly held and convened on the I P day of July 2016.
a -A
Angela . Zepeda, City Clerk
37 Item 2.

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46 Item 2.

RESOLUTION NO. 2016- 28

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING TENTATIVE TRACT MAP
NO. 37088 ( TOWER ENERGY GROUP) TO ALLOW THE SUBDIVISION OF 20 ACRES INTO 4 PARCELS AND FURTHERMORE TO SUBDIVIDE PARCEL 4 INTO 115 SINGLE- FAMILY RESIDENTIAL LOTS, ON
PROPERTY LOCATED NORTH OF AVENUE 50, WEST OF CALHOUN
STREET. ( TOWER ENERGY GROUP: APPLICANT).

WHEREAS, Tower Energy Group has filed an application for Tract 37088 to allow the subdivision of 20 acres of land into 4 lots and furthermore to subdivide lot 4 into 115 residential lots, on property located north of Avenue 50, west of Calhoun Street ( APN 612- 280- 018) and WHEREAS, the City has processed said application pursuant to the Subdivision Map Act ( commencing with Section 66400, Title 7 of the Government Code and the California Environmental Quality Act of 1970) as amended; and
WHEREAS, on June 15, 2016, the Planning Commission of the City of Coachella held a duly noticed and published Public Hearing and considered the Tentative Tract Map as presented by the applicant, adopting the findings, revised conditions, and staff recommendations; and, WHEREAS, the Planning Commission on June 15, 2016 recommended approval of Tentative Tract Map No. 37088 subject to the staff recommendations and the modified conditions as presented by staff and listed below; and, WHEREAS, the City Council of the City of Coachella held a duly noticed public hearing on July 13, 2016 to review the proposed subdivision, and allowed public testimony on the matter; and,
WHEREAS, the City Council of the City of Coachella finds that Tentative Tract Map 37088 is in compliance with the Subdivision Map Act and the City' s Subdivision Ordinance.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Coachella, California does hereby approve Tentative Tract Map No. 37088 ( attached herein as Exhibit A") with the findings and conditions listed below.

Findings for Tentative Tract Mao No. 37088
The proposed map and design of improvements are consistent with the General Plan and the City of Coachella Official Zoning Map. The subdivision is consistent with the development intensity pennitted by the General Plan. Tentative Tract Map 37088 is in compliance with the subdivision standards of the Zoning Ordinance with respect to the R -PD Residential -Planned Development) and CN -PD ( Neighborhood Coin mercial- Plaimed Development) Zone.

2. The site is physically suitable for the type of development and the proposed density. The 47 Item 2.
proposed subdivision will provide adequately sized lots for future residential and commercial development. All proposed lots will have adequate dimensions, and ingress and egress to accommodate future development.

3. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

There are no sensitive habitats or bodies of water in the immediate vicinity of the site. All drainage from increased impervious material on the site will be contained on site for a 100 - year stone event, as required by City regulations.

4. The design of the subdivision and type of improvements arc not likely to cause any serious public health problems. The proposed subdivision would allow for future development of residential uses. All future development would be reviewed for compliance with applicable California Building Code regulations prior to issuance orally building permits.

5. The design of the subdivision and type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed subdivision would create 4 lots for commercial and residential development and lot 4 will be further subdivided into 115 single- family lots with adequate street frontage, access, and utility connections to all properties. There are no known easements that would conflict with the proposed subdivision.

6. An Environmental Assessment/ Initial Study ( EA No. 16- 02) was prepared for the subject project pursuant to the State of California Environmental Quality Act Guidelines ( CEQA).

On July 13, 2016, the City Council adopted a Mitigated Negative Declaration as part of EA I6- 02 and approved Tentative Tract Map 37088. Therefore, no further environmental review is required.

Conditions of Aonroval for Tentative Tract Mao No. 37088 Mitigation Measures — Air Quality:

I. As required by SCAQMD for all development projects in the Salton Sea Air Basin that would disturb one - acre or greater, Best Available Control Measures will be incorporated into a PM - 10 Dust Control Plan prepared for the project prior to commencement of site grading or other construction activity where soil disturbance or other fugitive dust may be generated.

BACMs are listed at the end of the MMRP.

Mitigation Measures— Biological Resources:

Report on Burrowing Ow( Mitigation ( March 2012). If an active burrow is found during the breeding season, the burrow shall be treated as a nest site and temporary fencing shall be installed at a distance of 550 yards from the active burrow to prevent disturbance during grading or construction. This is the maximum buffer distance recommended in the Staff Report on Burrowing Ow( Mitigation. Installation and removal of the fencing shall be done with a biological monitor present.

Mitigation Measures — Cultural Resources:

5. Should human remains be uncovered, the Riverside County Coroner' s Office shall be immediately contacted and all work halted until final disposition by the Coroner. State Health Safety Code Section 7050. 5 states that no further disturbance shall occur until the County Coroner has made necessary findings as to the origin and disposition pursuant to Public Resources Code Section 5097. 98. Shall the remains be determined to be of Native American descent, the Native American Heritage Commission shall be consulted to determine the appropriate disposition of said remains.

6. If the coroner determines that the remains are not recent and may be Native American, in accordance with Public Resource Code 5097.94, the coroner will notify the Native American Heritage Commission ( NAHC) within 24 hours of the find. The NAHC will then determine the Most Likely Descendant ( MLD). The City will work with the designated MLD to determine the final disposition of the human remains.

Mitigation Measures — Geology and Soils:
49 Item 2.

7. Development of the project as proposed shall comply with recommendations for design and construction identified in the following documents: 1)" Geotechnical Investigation Proposed Residential Development Tentative Tract 36680 APN 612- 280- 018, Coachella California.

Prepared by Sladden Engineering, December 31, 2013; 2) Geotechnical Investigation, Proposed Apartment Complex and MiniMart, Prepared by Sladden Engineering, February

12. 2012.

Mitigation Measures — Traffic and Transportation:

9. The applicant shall pay applicable City of Coachella Development Impact Fees ( DIF) and County of Riverside Transportation Uniform Mitigation Fees ( TUMF) in effect at that time.

10. Five ( 5) sets of copies of check prints. 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.

11. The applicant shall pay plan check fees. $ 750.00 per sheet of improvement plans, and 5350. 00 for PM 10 plan.

Engineering — Grading and Drainage:

12. A preliminary geological and soils engineering investigation shall be conducted by a registered soils engineer, and a report submitted for review with the grading plan and shall include pavement recommendations ( on- site & off-site). The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/ or the engineering geologist shall certify to the adequacy of the grading plan. Paving for public and private streets shall be constructed per City Standard unless more stringent standards are recommended by the geotechnical investigation.

14. A Drainage Report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain a Hydrology Map showing on- site and off-site tributary drainage areas and shall be prepared in accordance with the requirements of the Riverside County Flood Control District. 50 Item 2.

Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10 -year storm event and the runoff from a 100 -year storm event shall be contained within basin with shallow ponding ( 3. 5' max.). The basin shall be shall be designed to evacuate a 10 -year storm event within 72 hours. The size of the retention basin( s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2. 00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./ s. f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin. Drywell & vertical drain field design shall be constructed at all points where runoff enters the retention basin. Drywell vertical drain field desibm shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be as required by the approved geotechnical investigation recommendations. A log that includes sieve analysis for each strata of the borings, shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields.

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

17. Separate permits shall be required for all perimeter walls for the residential project. The maximum height of any wall shall be limited to six ( 6) feet as measured from the higher elevation of grade on either side.

Engineering — Street Improvements:

19. 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 conforn to City of Coachella standard for commercial driveways with a minimum width of 24. 00 feet and curbed radius entrances. New sidewalks shall be installed on the existing site along Avenue 50 and Calhoun Street.

20. An additional dedication of land will be required along the north half of Avenue 50 and the west half of Calhoun Street as shown on the 2035 City of Coachella General Plan. Calhoun 51 Item 2.

Street will be constructed as a 88 foot " Collector Street with Enhanced Bicycle Facility".

Avenue 50 will be constructed as a 118 foot " Major Arterial Street with Enhanced Bicycle Facility" with landscaped median, as approved by the City Engineer.

21. Applicant shall contribute its fair share contribution for the cost of future traffic signals to be installed by the City at the intersection of Avenue 50 and Calhoun Street.

22. Applicant shall obtain an encroachment permit for any improvements constructed within public right- of-way including alleys.

23. Sewer and Water service is available to the site. The applicant shall plot location of existing service mains on the existing grading plan.

Engineering — General:

24. Prior to issuance of any encroachment permits by the City of Coachella, the applicant shall resolve CVWD issues related to existing tile drains or irrigation mains located within the project boundary or along the streets adjacent to the property. If necessary tile drains and irrigation lines shall be relocated, and easement document prepared for the new location of any such lines. Plans for the tile drain or irrigation relocation 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 relocation plans.

Additional securities in amount of S2, 000 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 and the original plans are in the engineering department at the City of Coachella.

26. " As -built" plans shall be submitted to and approved by the City Engineer prior to acceptance of the improvements by the City. 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.

27. Applicant shall comply with the valley wide NPDES pen -nit requirements including but not limited to submittal of a preliminary WQMP for plan review accompanied by a S3, 000 plan check deposit and a Final WQMP for final approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

29. An amount of $9, 112. 28 shall be paid to the City to reimburse the cost of previously constructed water services under approval of " Reimbursement Agreement with Rilington Canyon LLC" for the extension of Water Main in Avenue 50.

Development Services — Landscaping:

31. Prior to the issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans for review and approval by the City' s Engineering Department and Development Services Department.

32. 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.

33. The landscape plan shall provide for a minimum 5 - gallon groundcover plants, 5 - gallon shrubs, and 22 -inch box trees. The plants and trees shall be irrigated with an automatic and durable drip irrigation system.

34. Landscaped areas shall be dressed with a minimum 2 -inch layer of compacted and/ or glue - bonded decomposed granite that cannot be wind driven. A weed barrier underlayment shall be placed under the decomposed granite.

35. Plant materials selection should be represented by symbols that show the plants at 75% of their mature size.

36. The applicant shall obtain written clearance from the County Agricultural Commissioner' s Office regarding the type of landscaping to be planted. The clearance letter shall be included as a note on the landscape plans. The applicant shall utilize only plants that were listed on the landscape plan submitted to the Commissioner' s office. Any substitutions must be approved by both the Commissioner' s office as well as the City' s Development Services Department.

37. Six- inch concrete bands shall be used as mow strip borders for planting areas where separating turf areas or synthetic turf areas.

38. All landscape planter beds in interior parking areas shall be not less than five ( 5) feet in width and bordered by a concrete curb not less than six ( 6) inches nor more than eight ( 8) inches in height adjacent to the parking surface.
53 Item 2.

39. All non -landscaped and undeveloped areas of the site shall be kept free of weeds and debris and shall be treated with a dust -preventative ground coating.

Development Services — Project Desi

40. Prior to the issuance of building permits, all exterior architectural features and treatments shall be consistent with the submitted Architectural Review No. 16- 05 elevations and color/ material board samples and shall be included and noted on all construction plans and elevations, subject to review and approval.

41. All exposed metal flashing, downspouts, or utility cabinets shall be painted to match the building prior to final inspection.

44. Outdoor storage areas shall be obscured from public view and specifically shall not be visible from Avenue 50 and Calhoun Street.

Riverside County Fire Department:

45. The applicant shall submit building plans for review and approval by the Riverside County Fire Department and pay any applicable fees prior to the issuance of a building pennit by the City.

46. A final inspection and clearance of the building shall be required from the Fire Department prior to occupancy of the building.

CFC 2013 Edition Section Table B 105. 1. 50% reduction has been applied for the proposed sprinklered building provision.

48. For any building with public access, including all having one or two dwelling units of less than 3, 600 square feet - provide or show a water system capable of delivering a fire flow of 1, 000 gallons per minute for I hour duration at 20 psi residual operating pressure. * 50% reduction has been applied for the proposed sprinklered building provision 54 Item 2.

49. Prior to building plan approval and construction, applicant/ developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confine hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval.

50. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority.

51. Blue dot retro -reflectors pavement markers shall be provided on private streets, public streets and driveways to indicated location of the fire hydrant. 06- 05 ( located at www. rvcfire. org)

52. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06- 05 ( located at www. rvcfire. org). Access lanes will not have an up, or downgrade of more than 15%. Access lanes will be designed to withstand the weight of 60,000 pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities.

53. Any turn -around shall require a minimum 38 - foot turning radius.

54. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor.

55. The minimum dimensions for access roads and gates are 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height.

56. Roadways may not exceed 660 feet without secondary access. This access may be restricted to emergency vehicles only however public egress must be unrestricted.

57. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane printing and/ or signs.

Imperial Irrigation District:

58. Any construction or operation on IID property or within its existing and proposed right- ofway or easements will require an encroachment permit, including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, stone water, or any other above ground or underground utilities ( e. g. power lines).

59. Any and all mitigation necessary as a result of the construction, relocation and/ or upgrade of IID facilities is the responsibility of the project proponent. 55 Item 2.

Utilities:

60. Water and sewer plans outside the buildings and interior plumbing or mechanical plans ( i. e. floor drains and sinks, equipment which discharges to the sewer system, chemical storage and spill containment measures) shall be provided to the City Utilities Department for review and approval.

61. A Source Control " Short Form" ( and the Source Control application if required) shall be completed and turned into Source Control ( Utilities Department) by the applicant.

62. Based on findings of the Source Control application, all modifications shall be completed prior to issuance of a certificate of occupancy.

63. Adequate fire protection shall be included and the public water supply shall be protected with a DCDA or greater on all fire water lines to commercial/ industrial facilities.

64. An RP shall be correctly installed within 12" of all water meters servicing domestic usage, landscape, commercial and/ or industrial facilities.

65. All landscaping shall be on a separate water meter with an RP ensuring the establishment is not assessed sewer fees for water used on landscape.

66. All mechanical and plumbing plans shall be submitted to the Utilities Department for review to determine if pretreatment and/ or a sample location is required.

67. All facilities and landscape plumbing which have water or wastewater ( sewer) services shall obtain approval from the Environmental Compliance ( Source Control), Water and Sanitary Sewer Divisions prior to receipt of the Certificate of Occupancy.

68. Fire hydrants must be at the end of each dead end for flushing.

69. RPZ Style Backflow devices shall be installed on commercial and landscape meters.

70. Above ground DCDA backflows must be installed for all fire line services.

71. Master -metered, radio -read water meters shall be utilized for the project.

Fees:

72. Prior to the issuance of a building pen -nit, the applicant shall pay all Development Fees to the City: this also includes school fees and outside agency fees such as sewer water and utilities.

Copies of receipts shall be provided to the Development Services Department prior to permit issuance.

73. The applicant shall be responsible for paying all applicable development and processing plan check, inspection, etc.) fees associated with this project. 56 Item 2.

74. The applicant shall pay all applicable school impact fees to the Coachella Valley Unified School District prior to the issuance of a building permit.

75. The applicant shall pay all required water connection fees.

76. The applicant shall be required to pay the Multiple Species Habitat Conservation ( MSHCP) fees for commercial and residential development prior to issuance of building permits.

77. The applicant shall comply with the City' s Art in Public Places Ordinance. If the applicant elects to pay in -lieu art fees, then the fees shall be deposited into the Public Arts Fund at an amount of ( 1) One- half ( 1/ 2) of one percent ( 1%) for new commercial and industrial construction.

Miscellaneous:

79. Installation of sidewalks along Avenue 50 and Calhoun Street may be satisfied by an improvement agreement subject to review and approval by the City Engineer. The I" phase of development shall include completion of all off-site improvements on Calhoun Street and the service station portion of the commercial frontage on Avenue 50.

81. The floor plans for the single family residential dwellings shall incorporate a trash bin storage area within the enclosed garages, and an A/ C and mechanical equipment area in the covered porch area in order to avoid obstructions in the side yards.

82. The City Engineer or designee shall review the hydrology plans to mitigate drainage impacts of occasional large- stonm rain events.

83. The applicant shall submit a comprehensive Sign Program for review by the Planning Commission through a non -hearing review, prior to the issuance of a certificate of occupancy for the first commercial buildings.

85. The sub -divider or successor in interest shall annex the subject property into City of Coachella Community Facilities District ( CFD) 2005- 01 for City police, fire and paramedic services, prior to recordation of Tentative Tract Map 37088 and prior to the issuance of any 57 Item 2.
building permits for construction of off-site improvements or residential buildings. The subdivider shall submit an assessment plat map exhibit prepared by a licensed design professional, along with the petition and ballot, and any other documents necessary to annex the subject property into the City of Coachella CFD 2005- 01.

86. Prior to recordation of the final map, the sub -divider or successor in interest shall pay the City of Coachella a Supplemental Water Supply Charge fee, based on the signed Memorandum of Understanding ( MOU) between the City of Coachella and CVWD, to ensure sufficient water supplies for the new residential lots created as part of Tentative Tract Map 37088. The amount paid for supplemental water supplies shall not exceed CVWD' s Supplemental Water Supply Charge for similar development types and water requirements in effect at the time paid. Alternatively, this condition of approval may be deemed satisfied, prior to recordation of the final map, if the City adopts a standardized development impact fee to collect the Supplemental Water Supply Charge fee collected at the time of issuance of a building permit for new homes, consistent with the MOU between CVWD and the City of Coachella.

Additional securities, in bond form, in amount of 52, 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.

88. " 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.

89. Applicant shall comply with the valley wide NPDES permit requirements including but not limited to submittal of a Preliminary WQMP for plan review accompanied by a $ 3, 000 plan check deposit and a Final WQMP for final approval including executed maintenance agreement. All unused plan check fees will be refunded to the applicant upon approval of the Final WQMP.

90. Prior to issuance of a Certificate of Occupancy, the applicant shall dedicate artwork for display in common space( s) such as project entryways, perimeter to the development: the specific artwork to be dedicated shall be approved by the City of Coachella Development Services Director prior to installation.
58 Item 2.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Coachella held on July 13, 2016 by the following roll call vote:

AYES: Councilmember Bautista, Councilmember Sanchez
Mayor Pro Tem Martinez and Mayor Hernandez
NOES: None
ABSENT: Councilmember Perez
ABSTAIN: None
Steven A. Hetnande ayor
ATTEST:

Q
Angel . Zepeda, City Clerk
APPROVED AS TO FORM:

Cffi)
Carlos Campos, t omey

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE) ss

CITY OF COACHELLA )
I, Angela M. Zepeda, City Clerk of the City of Coachella, do hereby certify that the foregoing is a full, true and correct copy of Resolutions No. 2016- 28, adopted by City Council of the City of Coachella at a regular meeting therefore duly held and convened on the IP day of July.
17,
Angel . Zepeda, City Clerk
59 Item 2.

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60 Item 2.

STAFF REPORT
11/15/2023
TO: Planning Commission
FROM: Gabriel Perez, Development Services Director
SUBJECT: Coachella Pre-Approved ADU Plan Project Adopt Resolution No. PC2023-29 to adopt the “Pre-Approved Accessory Dwelling Unit (ADU) Plan Project” for the purpose of establishing pre-approved plans available for public use to reduce cost and streamline the review process for the development of accessory dwelling units to increase housing supply in the City of Coachella. Applicant: CityInitiated STAFF RECOMMENDATION:

Staff requests that Planning Commission adopt Resolution No. PC2023-29 to adopt the “PreApproved Accessory Dwelling Unit (ADU) Plan Project” for the purpose of establishing preapproved plans available for public use to reduce cost and streamline the review process for the development of accessory dwelling units to increase housing supply in the City of Coachella.

BACKGROUND:

The City of Coachella received a grant award from the California Department of Housing and Community Development for the Local Early Action Planning (LEAP - $150,000) and SB2 ($160,000) Grant program for tasks that support cities and counties to prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production. The tasks proposed by the City include support for the Housing Element Update, CEQA processing and rezoning, an electronic permitting system, electronic plan check software, and the development of pre-approved ADU plans. The Housing Element Update, CEQA processing/rezoning, and electronic plan check software tasks are complete. The electronic permitting system scope has shifted to a more robust citywide system beyond development review, which increased costs will be supported by American Rescue Plan (ARPA) funds.

In 2022, a request for proposal was made available to request qualified consultant design services to work collaboratively with city staff for the design and preparation of ADU architectural plans consistent with the City of Coachella’s ADU development standards and incorporating compatibility with the existing architectural styles around the city. An accessory dwelling unit is a unit accessory to a primary residence on the same parcel and has complete independent living facilities which can be configured as a detached, attached, converted (space within existing home converted into ADU), and Junior ADU. RRM Design Groups was selected as the consultant to 61 Item 3.
provide design services with the goal of creating pre-approved ADU plans to expedite the plan check process and to reduce the cost of building new ADU’s in the City of Coachella. ADU construction also assists the City in satisfying its Regional Housing Need Allocation (RHNA) of 7,886 units and more particularly the low-income housing category of which the City’s share is 999 units.

The Planning Commission on November 1, 2023 reviewed the ADU plans and the designs along with Staff suggestions. The Planning Commission requested that:
 Determine if plan designer could provide both sloped roof and flat roof options for the Desert Modern design for Plans 1-3.
 Modify Garage Conversion ADU design so that side door is at the side of the building.  Modify front elevation design of Plan 4 Style C “Spanish Colonial” with a terracotta tubular decorative pop-outs or similar feature for better interplay between the gable roof and patio roof.

DISCUSSION/ANALYSIS
The applicant has developed ADU prototypes with six (6) plan types incorporating architectural styles common within the City of Coachella that include Mission Revival, Desert Modern, and Spanish Colonial as identified below. Five (5) of the plans are proposed as detached units and one is a garage conversion prototype. The detached ADU plans are proposed with patios to provide an outdoor shaded area. The designer provided new flat roof renderings for the Plan 1-3 Desert Modern design provided in the following figures, but indicated that this could not be an optional feature and the Planning Commission would need to decide if the flat roof design is the preferred design.
62 Item 3.

Plan 1:
480 sq. ft. detached unit with 1 bedroom, 1 bath, living room and kitchen.

Mission Revival Desert Modern Spanish Colonial
Desert Modern Flat Roof Alternative - New
Plan 2:
504 sq. ft. detached unit with 1 bedroom, 1 bath, living room and kitchen. This plan is design with a narrow configuration in order to accommodate narrow rear or side yards.

Mission Revival Desert Modern

Spanish Colonial Desert Modern Flat Roof Alternative - New

63 Item 3.

Plan 3:
774 sq. ft. detached unit with 3 bedrooms, 1 bath, living room and kitchen.

Mission Revival Desert Modern

Spanish Colonial Desert Modern Flat Roof Alternative - New

Plan 4:
806 sq. ft. detached unit with 2 bedrooms, 1 bath, living room and kitchen. The Spanish Colonial front elevation design was modified to add a decorative element on the front wall above the patio as requested by the Planning Commission.

Mission Revival Desert Modern Spanish Colonial - New
64 Item 3.

Plan 5:
1,000 sq. ft. detached unit with 3 bedrooms, 2 bathrooms, living room and kitchen.

Mission Revival Desert Modern

Spanish Colonial
Plan 6 - Garage Conversion:
400 sq. ft. garage conversion ADU with 1 bedroom, 1 bath, living room with kitchen. The applicant modified the design to accommodate the side entry requested by the Commission and kept the front elevation windows in the same location as the original design.

Mission Revival Desert Modern Spanish Colonial
65 Item 3.

Plan 6 - Floor Plan:

Original Floor Plan Modified Floor Plan with Side Entry

Once the proposed plans are approved by the Planning Commission, full building plans including structural, foundation, roof, mechanical, electrical, door and window schedule, energy plan, and plumbing will be provided for each ADU plan type, including CAD files that will be made available to the public on a new ADU website on the Building Division website to be launched January 2024.

Staff will also begin to work on an update to the Citywide ADU standards in the Coachella Zoning Ordinance as the existing ordinance is out of compliance with State ADU requirements as identified in the regulatory table provided by RRM Design Group in Attachment 3.

ALTERNATIVES:
1) Adopt Resolution No. PC2023-29 for the approval of the City of Coachella Pre-Approved Accessory Dwelling Unit Project and authorize staff to approve final construction drawings for said project.
2) Adopt Resolution No. PC2023-29 for the approval of the City of Coachella Pre-Approved Accessory Dwelling Unit Project and authorize staff to approve final construction drawings for said project with modification.
3) Continue this item and provide staff and the applicant with direction.

Staff does not recommend this alternative due to a limited timeframe to complete full construction plans by State grant deadline in December 2023.

RECOMMENDED ALTERNATIVE(S):

Staff recommends alternative #1.
66 Item 3.

Attachments:

1. Resolution No. PC2023-29 Coachella Pre-Approved ADU Plan Project__ Exhibit A - Schematic Plans for detached ADUs - Plans 1-5 Exhibit B - ADU Garage Conversion plans - Plan 6

2. City of Coachella Accessory Dwelling Unit Ordinance – C.M.C. Chapter 17.60.H

3. Coachella Regulatory Memo from RRM Design Group
67 Item 3.

RESOLUTION NO. PC2023-29

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING DEVELOPMENT PLAN

TYPES FOR THE COACHELLA PRE-APPROVED ACCESSORY

DWELLING UNIT (ADU) PROJECT FOR PUBLIC USE FOR THE

CONSTRUCTION OF ATTACHED AND DETACHED ACCESSORY
DWELLING UNITS IN RESIDENTIAL ZONES CITYWIDE. APPLICANT:

CITY OF COACHELLA. APPLICANT: CITY OF COACHELLA.

WHEREAS the City of Coachella received grant awards from the California Department of Housing and Community Development for the Local Early Action Planning and SB2 Grant programs for tasks that support cities and counties to prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production; and, WHEREAS in 2022, a request for proposal was made available to request qualified consultant design services to work collaboratively with city staff for the design and preparation of ADU architectural plans consistent with the City of Coachella’s ADU development standards and incorporating compatibility with the existing architectural styles around the city; and, WHEREAS on November 15, 2023, the Planning Commission of the City of Coachella held a duly noticed public hearing, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties, and approved Accessory Dwelling Unit plan types for public use to promote the construction of ADUs citywide and increase the overall supply of housing to address the housing shortage in California; and,
WHEREAS the proposed project is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS the proposed ADU plans are adequate in size and shape to accommodate ADUs commonplace throughout the City of Coachella; and, WHEREAS, the proposed ADU plans are not a project under the California Environmental Quality Act (CEQA) and recommends the Planning Commission determine the project will not result in any environmental effects as any development pursuant to the accessory dwelling unit plans are considered statutorily exempt from CEQA pursuant to Section 15268 (Ministerial Projects) of the CEQA guidelines and Section 21080(b)(1) of the Public Resources Code. In addition, ADUs can be categorically exempt from CEQA pursuant to Sections15301 and 15303 of the CEQA guidelines, authority cited under Public Resources Code Section 21083 and 21087.

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

Attachment 1
68 Item 3.

Resolution PC2023-29

Page 2 ends

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

Section 2. CEQA Findings
The proposed ADU plans are not a project under the California Environmental Quality Act (CEQA) and recommends the Planning Commission determine the project will not result in any environmental effects as any development pursuant to the accessory dwelling unit plans are considered statutorily exempt from CEQA pursuant to Section 15268 (Ministerial Projects) of the CEQA guidelines and Section 21080(b)(1) of the Public Resources Code. In addition, ADUs can be categorically exempt from CEQA pursuant to Sections15301 and 15303 of the CEQA guidelines, authority cited under Public Resources Code Section 21083 and 21087.

Section 3. General Plan and Zoning Findings
The Planning Commission finds as follows for the proposed Accessory Dwelling Units plans:

1. The proposed ADU plans are consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2030 as the proposed plans enable to the City to increase housing supply consistent with the Housing Element and address 6th Cycle Regional Housing Needs Allocation (RHNA) housing allocation for the low-income category. The ADU plans are consistent with the Zoning Ordinance ADU requirements and the requirements of California State Law.

2. The proposed plans were design so as to be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The designer for the project utilized architectural design elements gleaned from an analysis of common architectural types on the City of Coachella.

Section 4. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby approves Architectural the Coachella Pre-Approved ADU Plan Project as set forth by the conditions in “Exhibit A” and “Exhibit B” with final construction plans subject to Development Services Director and Building Official approval.
69 Item 3.

Resolution No. PC2023-29

Page 3 ends

PASSED APPROVED and ADOPTED this 15
th day of November 2023.
___________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
70 Item 3.

I HEREBY CERTIFY that the foregoing Resolution No. PC2023-29, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 15th day of November 2023, by the following roll call vote:

AYES:

NOES:

ABSENT:

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

ACCESSORY DWELLING UNIT

SCHEMATIC DESIGN PREPARED FOR
City of Coachella
PREPARED BY CONTACTS RRM Design Group

CLIENT - CITY OF COACHELLA
ADDRESS - 53990 ENTERPRISE WAY
COACHELLA, CA 92236
PHONE - 760.398.3502

ARCHITECT - RRM DESIGN GROUP
ADDRESS - 3765 S. HIGUERA ST., SUITE 102
SAN LUIS OBISPO, CA 93401
PHONE - 805.543.1794

CONTACT - RANDY RUSSOM
[email protected]
72 Item 3.

T 2 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22

SHEET INDEX

ACCESSORY DWELLING UNIT

SCHEMATIC DESIGN
73 Item 3.

T 3 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22 DW
W D
DW
W
D
D W
24' - 0"
20' - 0"
43' - 0"
12' - 0" 14' - 6"
9' - 0" 13' - 6" 20' - 6"
25' - 0" 1' - 6"
26' - 0"
31' - 0"
43' - 0"
18' - 0"
36' - 0"
14' - 0"
2939-01-CU22 - COACHELLA ADUs 0

ALL PLANS

FLOOR PLAN TYPES
PLAN 3 - 1,000 SF
PLAN 1 | 480 FT2 | 1 BED / 1 BATH 1
3/32" = 1'-0" (12 X 18 SHEET)
PLAN 2 | 504 FT2 | 1 BED / 1 BATH 2
3/32" = 1'-0" (12 X 18 SHEET)
PLAN 3 | 774 FT2 | 3 BED / 1 BATH 3
3/32" = 1'-0" (12 X 18 SHEET)
PLAN 4 | 806 FT2 | 2 BED / 1 BATH PLAN 5 | 1,000 FT2 | 3 BED / 2 BATH 3/32" = 1'-0" (12 X 18 SHEET) 3/32" = 1'-0" (12 X 18 SHEET) 4 5
FLOOR PLAN TYPES | SCHEMATIC DESIGN
74 Item 3.

A1-4 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
PLAN 1 | FLOOR PLAN
24' - 0"
20' - 0"
2939-01-CU22 - COACHELLA ADUs 1
PLAN 1
09/28/23
480 FT2 | 1 BED / 1 BATH 1 1/4” = 1’-0”
PLAN 1 | SCHEMATIC DESIGN
75 Item 3.

A1-5 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
2939-01-CU22 - COACHELLA ADUs 1A.1
PLAN 1 - MISSION REVIVAL
09/28/23
PLAN 1 | STYLE A | 480 FT2
1 PLAN 1 | STYLE A - MISSION REVIVAL
3/32" = 1'-0" (12 X 18 SHEET)
PLAN 1 | STYLE A
76 Item 3.

A1-6 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
BRICK
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
2939-01-CU22 - COACHELLA ADUs 1A.2
PLAN 1 - MISSION REVIVAL ELEVATIONS
09/28/23
6:12 TYP.

PLAN 1 | STYLE A - MISSION REVIVAL ELEVATIONS
FRONT ELEVATION 1 3/16" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 3/16” = 1’-0” (12 X 18 SHEET)
REAR ELEVATION 3 3/16” = 1’-0” (12 X 18 SHEET)
RIGHT ELEVATION 4 3/16” = 1’-0” (12 X 18 SHEET)
PLAN 1 | STYLE A
77 Item 3.

A1-7 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
2939-01-CU22 - COACHELLA ADUs 1B.1
PLAN 1 - DESERT MODERN
09/28/23
PLAN 1 | STYLE B | 480 FT2
1 3/32" = 1'-0" (12 X 18 SHEET)
PLAN 1 | STYLE B - DESERT MODERN
PLAN 1 | STYLE B
78 Item 3.

A1-8 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
BRICK
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
2939-01-CU22 - COACHELLA ADUs 1B.2
PLAN 1 - DESERT MODERN ELEVATIONS
09/28/23
PLAN 1 | STYLE B - DESERT MODERN ELEVATIONS
FRONT ELEVATION 1 3/16" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 3/16” = 1’-0” (12 X 18 SHEET)
REAR ELEVATION 3 3/16” = 1’-0” (12 X 18 SHEET)
RIGHT ELEVATION 4 3/16” = 1’-0” (12 X 18 SHEET)
PLAN 1 | STYLE B
79 Item 3.

A1-9 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
2939-01-CU22 - COACHELLA ADUs 1C.1
PLAN 1 - SPANISH COLONIAL
09/28/23
PLAN 1 | STYLE C | 480 FT2
1 3/32" = 1'-0" (12 X 18 SHEET)
PLAN 1 | STYLE C - SPANISH COLONIAL
PLAN 1 | STYLE C
80 Item 3.

A1-10 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
BRICK
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
01-GROUND FLOOR
0' - 0"
01-PLATE
8' - 1"

GROUND FLOOR
0' - 0"
PLATE
8' - 1"
2939-01-CU22 - COACHELLA ADUs 1C.2
PLAN 1 - SPANISH COLONIAL ELEVATIONS
09/28/23
FRONT ELEVATION 1 3/16" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 3/16” = 1’-0” (12 X 18 SHEET)
REAR ELEVATION 3 3/16” = 1’-0” (12 X 18 SHEET)
RIGHT ELEVATION 4 3/16” = 1’-0” (12 X 18 SHEET)
PLAN 1 | STYLE C - SPANISH COLONIAL ELEVATIONS
6:12 TYP.
2:12 TYP.

PLAN 1 | STYLE C
81 Item 3.

A2-11 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
PLAN 2 | FLOOR PLAN
D W
36' - 0"
14' - 0"
2939-01-CU22 - COACHELLA ADUs 2
PLAN 2
09/28/23
504 FT2 | 1 BED / 1 BATH 2 1/4” = 1’-0”
PLAN 2 | SCHEMATIC DESIGN
82 Item 3.

A2-12 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
D W
2939-01-CU22 - COACHELLA ADUs 2A.1
PLAN 2 - MISSION REVIVAL
09/28/23
PLAN 2 | STYLE A - MISSION REVIVAL
PLAN 2 | STYLE A | 504 FT2
2 3/32" = 1'-0" (12 X 18 SHEET)
PLAN 2 | STYLE A
83 Item 3.

A2-13 ISSUE DATE: 11/08/2023
COACHELLA ADU PROTOTYPES 2939-01-CU22
BRICK