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
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project is exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 as an infill development because the project involves development on a site under five acres where the parcel complies with General Plan policies and zoning regulations, and where the project site has no value as habitat for endangered, rare or threatened species, and where the site can be adequately served by all required utilities and public services, and the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The subject site is surrounded on all sides by urban uses and has no suitable habitat for endangered species. There are existing utilities and public services available to serve the site. As proposed, the project will comply with General Plan policies and zoning code regulations and the project does not result in any significant traffic, air quality, or water quality impacts. As such, no additional environmental review is required.
Section 3. Conditional Use Permit and Architectural Review Findings With respect to Conditional Use Permit (CUP) 351 and Architectural Review 22-04, the City Council finds as follows for the proposed for the 108 unit mixed-use development project:
1. The Conditional Use Permit and Architectural Review is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035. The site has a Downtown Center land use designation that allows for a range of retail uses. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies that allows for multi-family residential development. The proposed structures on the site are in keeping with the policies of the Downtown Center land use classification and the project is internally consistent with other General Plan and the Pueblo Viejo Revitalization Plan policies for this type of development. The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies which recognize that Downtown is the heart of the City where mixed use development is also encouraged that create a new gateway to downtown at the intersection of Sixth Street and Cesar Chavez Street.
2. The proposed uses will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is in compliance with 332
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Resolution No. PC2024-03
the applicable development standards for the DT-PV (Downtown) Zoning District of the City's Zoning Code and the project request modified development standards through approval of a planned unit development overlay to allow for a mixed-use development consistent with the density permitted of the General Plan of 20-65 dwelling units per acre and consistent with the Pueblo Viejo Revitalization Plan.
3. Consideration is given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is in compliance with the applicable development standards for the DT-PV (Downtown) Zoning District of the City's Zoning Code. The proposed development consists a 108 apartment units and 4 retail spaces.
The proposed uses will be compatible with existing adjacent uses that include single family residential, multi-family uses, and commercial uses within the immediate vicinity.
4. The Project will be compatible with neighboring properties with respect to land development patterns. The proposed development would develop according to the development standards of the DT-PV Zone at a scale, massing, and aesthetic appeal of existing development is in keeping with development of neighboring properties such as Pueblo Viejo Villas. The plans submitted for this project propose a commercial and multi-family residential use with amenities for the future residents of the site that are permitted in the DT-PV PD (General Commercial, Planned Development) zone. The sign program will ensure adequate regulation of signage that is compatible with the proposed development.
5. The proposed use will include two new vehicular approaches to the property designed to improve off-site and on-site vehicular circulation for existing traffic on surrounding public streets or roads. Evidence of this is reflected in the provided site plan design. The three new proposed drive aisles and internal circulation have been reviewed and approved by the Fire Department and the Engineering Department.
Section 5. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission approves Conditional Use Permit (CUP 351), and Architectural Review 22-04 modifications adding a sign program for the Covalda “Tripoli” Mixed-Use Project development and subject to Conditions of Approval as set forth in “Exhibit A” and Sign Program in “Exhibit B.”
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Resolution PC2024-03
PASSED APPROVED and ADOPTED this 29
st day of February 2024.
___________________________________
Ruben Gonzalez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
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I HEREBY CERTIFY that the foregoing Resolution No. PC2024-03, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 29
st day of February 2024, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
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Resolution No. PC 2024-03 EXHIBIT A
Exhibit A - Resolution No. PC2024-03
ADDED CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 351, ARCHITECTURAL REVIEW NO. 22-04
TRIPOLI MIXED-USE PROJECT
Sign Program Conditions
82. The applicant shall be responsible for enforcing the sign program to ensure tenant compliance including ensuring that window signage does not exceed maximum coverage.
83. Any modification to proposed signs that propose to depart from the bronze color wall sign theme as internally illuminated shall also be reviewed and approved by the Development Services Director.
84. Sign program shall be revised to include:
a) Window signs combined shall not occupy more than ¼ area of the window frontage unless otherwise approved by the Development Services Director insofar that the signage does not detract for the visibility to the store and the exterior architectural integrity of the tenant space.
b) For abandoned sign the owner shall be responsible for ensuring abandoned wall and blade signs are removed and any damaged stucco repaired and painted to match uniformly with exterior stucco.
c) Blade sign lettering an images shall be embossed from the sign blade. d) The projecting pole for the blade sign shall incorporate a twisted metal design. e) Feather signs shall be listed as a prohibited sign.
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COVALDA
APARTMENTS SIGN
PROGRAM
51392 Cesar Chavez Street,
Coachella CA 92236
FEB 5, 2024
Refined Signs & Mailboxes
Lic#941692
1980 Peacock Blvd. Suite B
Oceanside, Ca 92056
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TABLE OF CONTENTS
DESIGN GUIDELINES ........................................................................................................................................................................1 CONSTRUCTION REQUIREMENTS .................................................................................................................................................4 EXHIBITS ...........................................................................................................................................................................................6 PROJECT SIGN CRITERIA 7
PROJECT SITE PLAN ................................................................................................................................................................................................8 BUILDING A FRONTAGE AND ELEVATIONS ........................................................................................................................................10 BUILDING B FRONTAGE AND ELEVATION .......................................................................................................................................11 SECONDARY SITE SIGNAGE ..............................................................................................................................................................................13 RETAIL TENANT SIGN CRITERIA 14
RETAIL TENANT IDENTIFICATION SIGNS ...................................................................................................................15 RETAIL TENANT WINDOW SIGNS ........................................................................................................................20 ANCILLARY SIGNS .........................................................................................................................................................21 TEMPORARY SlGNAGE ..................................................................................................................................................22 REQUIRED SUBMITTALS AND APPROVALS 23
LANDLORD: TRIPOLI CIC, LP
6339 PASEO DEL LAGO
CARLSBAD CA 92011
760-456-6000
SIGN CONSULTANT: REFINED SIGNS
1980 PEACOCK BLVD, SUITE B
OCEANSIDE CA 92056
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INTRODUCTION
The objective of the Sign Program for Tripoli Apartments is to provide comprehensive design standards and specifications that assure consistency in quality, color, size, placement, and configuration for signage and to provide for project identification and retail tenant identification.
DESIGN GUIDELINES
A. Acceptable Sign Treatments
Only those sign types specified in the Sign Program and/or specifically approved in writing by the Owner and the City will be allowed. Sizes and quantities for signs shall be as outlined in the criteria and exhibits for each sign type.
See details for each sign type below.
A strong connection shall be maintained between all signage and the project architecture. Elements of color, materials, scale, form and detail shall be reflected in the signage. Signs shall fit comfortably, never crowding the architectural or landscaping elements in immediate vicinity.
B. Lighting
1. Wall signs may be illuminated by providing back-lighting behind individually mounted letters and symbols (halo-lit). Blade Signs are externally illuminated with incorporated spot lights. Lighting shall be directed and shielded to illuminate the sign and not to spill over to other parts of the building or site.
2. All electrical housings and posts for signs shall be painted to match the building background immediately behind and adjacent to the sign.
3. lnternally illuminated box signs (where the entire sign backgrounds are illuminated) are prohibited.
C. Colors
Sign colors shall be designed to provide sufficient contrast against background colors. Nationally recognized retail tenants may use their corporate colors subject to Owner's and City's prior written approval. 1 COVALDA SIGN PLAN
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D. Copy / Typestyles
1. Copy and layout are subject to Owner's prior written approval.
DI. Sizes and Quantities
Sizes and quantities for signs shall be as outlined in the criteria for each sign type. Notwithstanding the maximum square footage specified for copy area allowances, adequate amounts ofvisual open space shall be provided so that signs appear balanced and in scale in relation to their backgrounds and adjacent signage.
1. Sign area shall be calculated as follows:
Sign Area: The area of that triangle, square, or polygon formed on a plane from the least number of straight lines (not to exceed eight i n number) all parts of which are measured at least six (6) inches from, and enclosing, all writing, trademarks, illustrations, backing lighting and those backing structures except building walls and monument base, columns or architectural supports.
Individual letters: The area of wall or window signs composed of individual letters is considered to be the area within the single continuous perimeter encompassed by a straight-line geometric figure which encloses the extreme limits of the letters or other characters.
DII. Prohibited Signs
Any sign not in accordance with this Sign Program and the Specific Plan.
2. Abandoned signs
3. Rotating, revolving, flashing, animated, blinking, gyrating or moving signs.
4. Vehicles, trailers or other signs or devices when used exclusively or primarily as advertising devices or displays.
5. Off-premise signs (other than directional signs) installed for the purpose of advertising a project, event, person or subject not related to the premisesupon which said sign is located.
6. Signs that create a safety hazard or resemble or conflict with any traffic control device.
7. Flags, pennants, streamers, spinners, festoons, windsocks, valances or similar displays without prior approval by the Owner and City.
8. Balloons or other inflatable devices.
9. Roof signs
10. Signs promoting immoral or unlawful activities.
1. 2
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11. Billboards or Outdoor Advertising devices and advertising displays.
12. Freestanding "A" frame signs or ''human" signs.
13. Internally illuminated box signs (signs where the sign backgrounds are illuminated).
14. Face lit channel letters.
15. Any signs not addressed in this sign plan and specifically prohibited by City of Coachella Zoning and Signage Regulations.
G. Owner's Right to Enforce
The Owner may, at its sole discretion and at the violator's cost, correct, replace or remove any sign that is installed without written approval and/or that is deemed not to be in confonnance withthe Sign Program, the plans as approved by the Owner, or erected without appropriategovernmental agency approval or permits.
H. Abandoned Signs
An abandoned sign is that whose use is discontinued because the premises upon which it is located becomes vacated and unoccupied for a period of more than 30 days. The Owner may, at its sole discretion and at the violator's cost, replace or remove any abandoned sign.
I. Logos
All references to logos are registered trademark logos. 3 COVALDA SIGN PLAN
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CONSTRUCTION REQUIREMENTS
The following requirements shall be observed:
A. Materials
1. Signs must be made of durable, rust-inhibited materials that are appropriate and complementary tothe building architecture. All materials must be new.
2. All ferrous and non-ferrous metals shall be separated with non-conductive gaskets and stainless steel fasteners be used to secure ferrous to non-ferrous metals.
3. All bolts and fastenings shall consist of stainless steel, galvanized steel, anodized aluminum, brass or bronze; or carbon-bearing steel with painted finish. No black iron materials are allowed.
B. Processes and Installation
1. Joining of materials (e.g., seams) shall be finished in such a way as to be unnoticeable. Visible welds shall be continuous, smooth and filled. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished so as to be unnoticeable. Finished surfaces of metal shall be free from canning, warping and other imperfections.
2. Dimensional letters and plaques shall be affixed without visible means of attachment, unless attachments make an intentional design statement and are shown on approved shop drawings.
3. Penetrations into building walls, where required, shall be made waterproof, subject to Owner's review.
Immediately upon abandonment or removal, building walls shall be restored at tenant's expense.
4. In no case shall any manufacturer's label be visible from the street or from normal viewing angles unless required on UL label.
5. Sign permit stickers shall be affixed to the bottom edge of signs, and only that portion of the permit sticker that is legally required to be visible shall be exposed. 4 COVALDA SIGN PLAN
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6. All logo images and typestyles once approved by Owner, shall be accurately reproduced. Lettering that approximates intended typestyles shall not be acceptable.
7. Threaded rods or anchor bolts shall be used to mount sign letters which are spaced out from background panel or building wall. Angle clips attached to letter sides are not permitted.
C. Paint
l. Color coatings shall exactly match the colors specified on the approved plans. Surfaces with color mixes and hues prone to fading (e.g., pastels, fluorescent, complex mixtures, and intense reds, yellows and purples) shall be coated with ultraviolet-inhibiting clear coat in a matte, gloss, or semi-gloss finish. All finishes shall be free of dust, orange peel, drips, and runs and shall have a uniform surface.
2. All visible finishes shall be semigloss unless otherwise called out on shop drawings and approved by Owner. 5 COVALDA SIGN PLAN
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EXHIBITS
Note: All maps and figures indicate typical design concepts and locations and are subject to change.
Exhibits are not intended to suggest final sign designs or exact locations, depending on final site development and/or entry drive configuration.
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PROJECT SIGN CRITERIA
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SECONDARY SITE SIGNAGE
Secondary site signage are signs other than the primary project or tenant identification signs and may include:
• address signage
• suite number signs
• other code-required signs
The number and locations of secondary signs shall be subject to city review. Sizes shall not exceed allowances per city code.
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RETAIL TENANT SIGN CRITERIA
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SIGN TYPE (C) RETAIL TENANT IDENTIFICATION SIGN
QUANTITY
LOCATION
COPY
SIZE
MATERIALS
COLORS
TYPE FACE
LIGHTlNG
Each tenant occupying a Retail Suite in either Building A, or B shall be limited to a maximum of one (1) wall sign andone (1) blade sign.
May be located on the face of the tenant lease space wall, or projecting from the wall (blade sign), as appropriate.
Tenant names/ logo.
Each tenant is allowed a total aggregate of 2 sq. ft per linear foot of tenant lease frontage, or 50 sq. ft. whichever is less, for all signs except window signs.
Reverse channel letters; dimensional letters; or other materials compatible with building architecture.
Bronze Lettering and Hardware. Custom colors with Owner approval, though Colors shall be compatible with the building
arch itecture.
Custom tenant logotype/name with Owner approval.
Halo lit letters. Externally illuminated Blade Sign.
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SIGN TYPE (E) WINDOW SIGNS
QUANTITY
LOCATION
COPY
SIZE
MATERIALS
COLORS
TYPE FACE
LIGHTING
Not limited provided total sign area square footage allowance is not exceeded. May be used in combination withother tenant identification sign types.
On tenant storefront window. Window signs shall only be used on windows for non-residential uses.
Tenant names/ logo. Window signs includeposters for advertisements and sales, product merchandise posters, open and closed signs. and painted or etched business names and logos.
All window signs combined shall not occupy more than one-third (1/3) the area of window frontage.
Permanent window signs shall be created with permanent or fade resistant materials, paint, gold leaf lettering, vinyl or glass etching.
Custom colors with Owner approval. Colors �hall be compatible with the building architecture.
Custom tenant logotype/ name with Owner approval.
Direct or indirect
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ANCILLARY SIGNS
Ancillary signs are signs other than primary tenant identification signs, and are not included in maximum tenant signage area. Typical ancillary signage includes:
Tenant Door Signs
Each Tenant will be permitted to place upon the main entrance to its premises not more than 3 sq. ft. aggregate area of lettering indicating hours of business, emergency phone numbers, accepted credit cards, etc. Letter height shall be limited to 1-1/2 inches.
Delivery Entrance Identification Signs
Tenants may identify their rear service door for delivery and emergency purposes. Copy shall be limited to identification of the tenant, service or buildingoperation. 21 COVALDA SIGN PLAN
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TEMPORARY SIGNAGE
Project Leasing / Construction I Future Facilities
Temporary signs are permitted for various activities during and after completion of the development phase:
• may be ground mounted.
• may be internally or externally illuminated at Owner's discretion and approval. • size and quantity per city zoning ordinances
Temporary Identification / Coming Soon
Temporary signs may be allowed at individual lease spaces for displaying "for lease", "coming soon" and similar messages subject to Owner and City's approval. Tenant is responsible for City approvals or permits if applicable.
Tenants may be allowed use of a temporary identification banner for a period of time not to exceed 30 consecutive days:
• one sign per street frontage .
• (2) signs maximum not to exceed a combined total of 60 sq. ft. • placed below roof eave line
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REQUIRED SUBMITTALS AND APPROVALS
A. Submittals and Approvals
There is a formal process for the creation, review and approval of all signage at the project. Prior to submittal to the City, plans for all proposed signage shall be submitted to the Owner or his Authorized Agent who will review plans for conformance with the sign program. The Owner shall have the discretionary authority to deny approval for any submittal.
I. For signage approval, such submissions shall include (4) sets of the following:
a. Name, address and phone number of tenant / user
b. Name, address and phone number of Sign Contractor
c. Elevation of structure showing allproposed signs indicating sign type, design, location, size and layout of sign drawn to scale and indicating dimensions, attachment devices and construction details, colors, materials and lighting details. d. Section detail of letters and/or sign element showing the dimensioned projection of the face of letters, method and intensity of illumination.
e. Color board with actual sample colors (8-1/2" x 11" format).
II. Requests to establish signs that vary from the provisions of this sign program shall be submitted to the Owner in writing for approval prior to being submitted to the City. All proposed variances in an application to the Owner must be clearly identified as such.
III. Following approval of proposed signage by the Owner, applications for all permits for fabrication and installation by Sign Contractor may be submitted to the City for approval, along with applicable sign permit applications.
IV. Fabrication and installation of all signs shall be performed in accordance with the standards and specifications outlined in these guidelines and in the final approved plans and working drawings. No sign shall be fabricated prior to approval.
B. Required Insurance and Permits
Prior to installation, the tenant shall provide to the Owner an original certificate of insurance from his sign contractor naming the Owner as an additional insured for liability coverage and a copy of the sign permits issued by the City.
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STAFF REPORT
2/21/2024
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
SUBJECT: CUP No. 308 and AR No. 18-18 Modification - Coachella Lakes RV Resort Length of Stay Modification Request - The Applicant proposed a modification to Conditional Use Permit (CUP 308) and Architectural Review (AR 18-18) to extend the allowable time period of lodging beyond 30 days and minor modifications to the landscape plan for a new 469-Space Recreational Vehicle (RV) Campground, Coachella Lakes RV Resort, with average stall sizes of 2,580 sq. ft., including a 1,400 sq. ft. clubhouse, three laundry/restroom buildings, with private streets and common area
EXECUTIVE SUMMARY:
The applicant proposed a modification to Conditional Use Permit (CUP 308) and Architectural Review (AR 18-18) to extend the allowable time period of lodging beyond 30 days and minor modifications to the landscape plan for a new 469-Space Recreational Vehicle (RV) Campground, Coachella Lakes RV Resort, with average stall sizes of 2,580 sq. ft., including a 1,400 sq. ft. clubhouse, three laundry/restroom buildings, with private streets and common area. Staff requests that the Planning Commission continue this item to the next regular Planning Commission meeting of March 20, 2024.
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