Agenda packet — Coachella City Council, September 4, 2024 (part 2 of 3)

Commission hereby finds and determines that the proposed project is categorically exempt from 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 has been previously graded and disturbed 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. Architectural Review Findings
With respect to Architectural Review No. 19-01, the Planning Commission finds as follows for the proposed freestanding sign request:

1. Compatibility with neighboring property. The proposed sign would be compatible with industrial properties in the vicinity in the M-H Zone and would be located at the edge of the City where there would be limited aesthetic impacts and would not affect any designated visual corridors.

2. The Zoning Ordinance development standards allows the industrial development as proposed.

3. The project does not and would not impact traffic congestion as the sign would be located in an appropriate location so as not to interfere with site line distance.

4. That approval of the Architectural Review No. 19-01 will not adversely effect any element of the general plan as the general plan does no prescribe sign standards or appearance.

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 Architectural Review No. 19-01 Modification for the Oraway Engineering project subject to the conditions of approval of “Exhibit A.”
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Resolution No. PC2023-23

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PASSED APPROVED and ADOPTED this 4
th day of September 2024.
___________________________________
Jason Hernandez, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
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Item 6.

I HEREBY CERTIFY that the foregoing Resolution No. PC2024-20, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 4
th day of September 2024, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
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Resolution No. PC 2024-20 EXHIBIT A
Exhibit A - Resolution No. PC2024-20

CONDITIONS OF APPROVAL
ARCHITECTURAL REVIEW NO. 19-01 ORAWAY ENGINEERING
(Modified conditions of approval in strikeout and bold)

1. Architectural Review No. 19-01 is approved for one year from the effective date unless an extension of time is requested by the applicant and granted by the Planning Commission.

A building permit and diligent pursuit of construction shall vest the project entitlements.

3. The proposed site plan, floor plans, elevations, and landscape plans as presented may be modified by these Conditions of Approval.

4. Wall signage and a monument sign, if proposed shall be submitted as a separate sign permit and it shall be approved prior to installation.

5. 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.

6. If applicant is planning to build a wall, separate permits shall be required for wall construction. The maximum height of the proposed wall is at 8 feet high and it is only applicable to the storage area of the proposed project.

6. The retention basin fronting onto Enterprise way shall include wrought iron fencing if warranted by the engineering department.

7. The applicant shall repair the pavement on Enterprise Way to the satisfaction of the City Engineer from the centerline of the street at the entire street frontage of the proposed projet.

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 precise grading plan and shall include pavement recommendations. The report recommendations shall be incorporated into the precise grading plan design prior to plan approval. The soils engineer and/or the engineering geologist shall certify to the adequacy of the grading plan.

13. A precise grading/improvement 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. 111
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Resolution No. PC 2024-20 EXHIBIT A

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. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties. If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within 72 hours.

The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin.

Drywell & vertical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be 45-feet. A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields. Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

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.

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

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 %.

19. Applicant shall construct all off-site and on-site improvements including, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, and any other incidental works necessary to complete the improvements. Existing driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances as per City Standard. 112
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Resolution No. PC 2024-20 EXHIBIT A

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

21. Applicant shall repair street asphalt, curb/gutter and damaged sidewalk fronting the property.

Sewer and Water Improvements

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

23. Sewer and Water service is available. Applicant shall plot location of existing service mains on the grading plan.

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 documents prepared for the new location of any such lines. Plans for the tile drain or irrigation relocation shall be submitted to CVWD for approval and a copy of the plans shall be submitted to the City for evaluation regarding possible conflict with City facilities. The applicant shall submit to the City approved copies of any such relocation plans.

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.

26. 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.

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.

Completion
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Resolution No. PC 2024-20 EXHIBIT A

28. "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.

Development Services – Landscaping:

29. 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.

30. 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.

31. 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.

32. The landscape plan shall provide for a minimum 5-gallon groundcover plants, 5-gallon shrubs, and 24-inch box trees. The plants and trees shall be irrigated with an automatic and durable drip irrigation system.

33. Landscape areas shall be dressed with a minimum ½ inch layer of compacted and/or gluebonded decomposed granite that cannot be wind driven. A weed barrier underlayment shall be placed under the decomposed granite.

34. Plant materials selected shall be represented by symbols that show the plantsat 75% of their mature size.

35. 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.

36. Six-inch concrete bands shall be installed as mow strip borders for planting areas where separating turf areas or synthetic turfareas from pavement parking. 114
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Resolution No. PC 2024-20 EXHIBIT A

37. 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 parkingsurface.

38. 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 groundcoating.

Development Services – Project Design:

39. Prior to the issuance of building permits, all exterior architectural features and treatments shall be consistent with the submitted Architectural Review No. 19-01 the projects construction plans and elevations, and subject to review andapproval.

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

41. Trash enclosures installed for the project shall be architecturally compatible with the building and include storage areas for recycling containers. The enclosure shall be constructed to Burrtec Waste Management Standards and be consistent with the Design Guidelines. Both Burrtec Waste Management and the City Engineer shall approve the location of the trash enclosure.

42. All roof mounted mechanical equipment, except solar panels, 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.

43. Outdoor storage areas shall be obscured from public view and specifically shall not be visible from any public roads.

Imperial Irrigation District:

53. IID holds easement rights for the Cl 92 kV transmission line and distribution underbuilt running along the project’s northern property boundary. 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).

54. 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.

Resolution No. PC 2024-20 EXHIBIT A
transmission lines per California Code of Regulations Title 8, Electrical Safety Orders, and the IID Developer Energy Planning Guide.

56. If ground excavation is required, even for seemingly benign applications such as anchoring a tent, please contact Underground Service Alert. This service is free of charge provided USA is given at least two working days’ notice. You may call toll free at 811 Underground Service Alert.

Environmental Compliance:

57. Submit water and sewer plans for approval from Utilities Department. The project is required to connect to City public sewer and water system.

58. The project will require a Water Quality Management Plan (WQMP) - >5 acres.

59. The proposed facility will be required to submit detailed plumbing and mechanical plans.

60. The applicant shall install an above ground “Double Check Detector Assembly” DCDA for fire system to protect water supply from contamination or pollution.

61. The applicant shall install separate 4G-AMI metering system for each building, and install separate 4G-AMI metering system for the irrigation system.

62. Backflow devices; will require Reduced Pressure Principle Device (RP) within 12 inches of water service installed to protect water supply from contamination or pollution.

63. The project shall implement the State’s drought mandate, which prohibits irrigation with potable water outside newly constructed homes, and buildings that is not delivered by drip or micro-spray systems.

Fees:

64. Prior to the issuance of a building permit, the applicant shall pay all Development Fees to the City; including outside agency fees such as sewer water and utilities. Copies of receipts shall be provided to the Development Services Department prior to permit issuance.

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

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

67. The applicant shall be required to pay any applicable Multiple Species Habitat Conservation (MSHCP) fees for industrial development prior to issuance of building permits. 116
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Resolution No. PC 2024-20 EXHIBIT A

68. 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 One-half (1/2) of one percent (1%) for new commercial and industrial construction.

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

Coachella Valley Unified School District

70. The Coachella Valley Unified School District is authorized by the State Legislature to levy a developer fee on commercial/industrial development. The Applicant or successor in interest shall pay fees in effect at the time of building permit issuance. The fees collected will be used to assist in the housing of students within the Coachella Valley Unified School District.

Miscellaneous:

71. Installation of sidewalks along all public roads may be satisfied by an improvement agreement subject to review and approval by the City Engineer.

72. 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.

73. A minimum of two points of access shall be provided during all phases of construction to the satisfaction of the Riverside County Fire Marshal’s office.

74. There shall be no outdoor industrial activity or outdoor auto and equipment repair on the property.

74. The metal pre-fabricated building shall be textured architecturally to match the front office building.

76. The landscaping along the Union Pacific Railroad tracks shall be augmented by adding Ficus trees as appropriate for better screening.

75. The perimeter wall shall be enhanced with pilasters and split-face block along Enterprise Way.

76. The landscape plan modifications removing trees and plants within internal site planters may be approved by the Development Services Director. All other portions of the approved landscape plan shall remain.
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Resolution No. PC 2024-20 EXHIBIT A
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City Hall Council Chambers
1515 Sixth Street, Coachella, California
(760) 398-3502 www.coachella.org
AGENDA

OF A REGULAR MEETING
OF THE

PLANNING COMMISSION OF THE CITY OF COACHELLA
April 17, 2019
6:00 PM

1. CALL TO ORDER:

2. PLEDGE OF ALLEGIANCE:

3. ROLL CALL:

4. 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.”

5. APPROVAL OF THE MINUTES:

A. MINUTES OF THE FEBRUARY 20, 2019 PLANNING COMMISSION MEETING.

6. WRITTEN COMMUNICATIONS:

7. PUBLIC COMMENTS:
“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 five (5) minutes.”

8. REPORTS AND REQUESTS:

9. NON-HEARING ITEMS:

10. PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):
a. Review of Zoning Ordinance Amendments (ZOA 19-01) amending various sections of Title 17 (Zoning of the Coachella Municipal Code in order to amend zoning regulations regarding commercial cannabis activity facilities and retail cannabis businesses in order to expand the allowable locations and increase the number of allowable retailers, modify current zoning regulations for cannabis activity facilities, and make conforming amendments. 120
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Agenda

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Planning Commission April 17, 2019
b. Architectural Review (AR 19-01) to approve the Oraway Engineering Building consisting of an 825 sq. ft. office building, 7,500 sq. ft. pre-fabricated warehouse building, and two shade structures totaling 16,500 square feet for storage of construction vehicles and equipment, plus incidental outdoor storage, on a vacant, 2.89 acre lot in the M-H (Heavy Industrial) zone located at 54-101 Enterprise Way. (APN 778-102-008).
c. Architectural Review No. 18-11 to approve the Pueblo Viejo Plaza; a request to develop a vacant .9 acre parcel with two restaurant pads and two retail/office buildings. The proposed development consists of four separate buildings to be developed in four phases totaling 6,900 square feet. (APN 778-102-008)
d. Tower Energy / Ravella Modified Project consisting of the following applications:

Conditional Use Permit 268 (Modification No. 1) to allow off-street parking in the RM-PD Overlay zone for the proposed modifications to the prior-approved commercial component of the Project; and,
Architectural Review No. 16-05 (Modification No. 1) to allow a new 40,919 square foot, twostory medical office/clinic in the CN-PD zone for Borrego Health; and, Addendum to Mitigated Negative Declaration and Mitigation Monitoring Program pursuant to CEQA Guidelines for Environmental Assessment No. 16-02 for the Tower/Ravella Modified Project.

11. INFORMATIONAL:

12. ADJOURNMENT:

i
Any writing or documents pertaining to an open session item provided to a majority of the City Council less than 72 hours prior to the meeting, shall be made available for public inspection at the front counter of City Hall located at 1515 Sixth Street, Coachella, CA during normal business hours.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 121
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ITEM 10.b.
122
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Item 6.

TO: Planning Commission
FROM: Juan Carrillo, Associate Planner
SUBJECT: Architectural Review (AR 19-01) to approve the Oraway Engineering Building consisting of an 825 sq. ft. office building, 7,500 sq. ft. pre-fabricated warehouse building, and two shade structures totaling 16,500 square feet for storage of construction vehicles and equipment, plus incidental outdoor storage, on a vacant,

2.89 acre lot in the M-H (Heavy Industrial) zone located at 54-101 Enterprise Way. (APN 778-102-008).

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission approve Architectural Review No. 19-01 for Oraway Engineering with the findings and conditions of approval listed in this staff report.

BACKGROUND:

The above-referenced project was previously
reviewed as Pre-Application Review 18-09
by staff on November 8, 2018. Staff routed
the application for outside agency comments
and provided the applicant a formal response
which included responses from some of the
outside agencies. The applicant submitted
the formal application on January 29, 2019
for the proposed development. Once the
application was deemed complete staff
scheduled the application for this public
hearing.

Project Description:

Oraway Engineering has its headquarters in
Coachella and is currently operating on Cityowned land at the southeast corner of 2nd Street and Vine Avenue. Engineering and
construction services such as public works,
farming, retail development and other
general construction services are provided
locally as well as outside of the Coachella
Valley. Oraway Engineering is proposing to

STAFF REPORT
4/17/2019
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construct an 825 sq. ft. office building with public parking, and a 7,500 sq. ft. pre-fabricated warehouse building, and two shade structures totaling 16,500 square feet within a gated for contractor’s yard.

The proposed project includes incidental outdoor storage, on a vacant, 2.89 acre lot in the M-H (Heavy Industrial) zone located at 54-101 Enterprise Way. (APN 763-280-015). Shown below are a rendering of the proposed office building fronting onto 54-101 Enterprise Way and a view of two of the proposed storage buildings.
.

Environmental Setting:

The subject site is a 2.89 acre vacant parcel relatively flat. Surrounding land uses include the following:
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ITEM 10.b.
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North: An existing industrial office building directly north of the proposed development.

South: Vacant industrial land.

East: Enterprise Way and vacant industrial land beyond.

West: Union Pacific Railroad tracks and Hwy 111 beyond.

SITE PLAN REVIEW
Overview of the Oraway Engineering Project:

The proposed project site consists of a 2.89 acre vacant parcel within the Rancho Coachella Industrial Centre. The subject site is located south of Avenue 54 and west of Enterprise Way at the end of the Cul-De-Sac. The parcel consists of an irregular shape because of existing parking design on the development to the north. The Union Pacific Railroad tracks are immediately west of the proposed site. Below is an aerial view of the site showing the existing development to the north and the proposed site plan design demonstrating the irregular shape of the parcel. -77-
ITEM 10.b.
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General Plan Consistency:

The 2.89 acre site is within an Industrial District as identified by the 2035 City of Coachella General Plan. The proposed project is supported by the General Plan because the land use designation accommodates a range of light and heavy commercial and industrial uses that provide employment and generate more noise, light, odor, or truck traffic that would be appropriate in the urban employment district. Furthermore, Urban Form Guidelines call for significant outdoor operation and higher for uses requiring only small amounts of parking. (Industrial District, Land Use Community Character 04-42)
Consistency with the Zoning Ordinance:

Section 17.30.020(39)(a and b) in the M-S (Manufacturing Service) allow for the proposed use by Oraway Engineering. The proposed Oraway Engineering development meets all of the requirements for a storage yard as allowed in the M-H (Heavy Industrial) zoning designation as stated in Section 17.32.020 Permitted uses(A)(1) which references Section 17.30.020 as stated above. Additionally, the office building will provide required off-street parking in the front portion of the site. And the storage buildings provide parking stalls for contractor equipment and trucks.

Circulation and Infrastructure
Proposed access to the site is from Enterprise way almost at the end of the Cul-De-Sac.Four parking spaces are provided for clients visiting the office. Five additional parking spaces are provided for employees inside the proposed storage yard. A gate is provided for security purposes and for operational purposes. The proposed office consists of 825 square feet, the entrance to the proposed project, the proposed floor plan and a rendering looking to the building from the client parking is provided below:
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Proposed office building
Infrastructure:

Water and sewer lines are available at the project site without significant line extensions. Sidewalk, curb-and-gutter, and half-street improvements are part of the required infrastructure to serve the proposed project. Internal circulation has been reviewed by the Riverside County Fire Department and the project has been conditioned to obtain approval from Riverside County Fire Department.

Proposed landscaping:

The perimeter planting, and parking lot plantings will exceed the City’s parking lot landscaping regulations. A conceptual landscaping plan for the entire project is illustrated below. Final landscaping plans will be submitted and approved prior to the issuance of building permits for development within the project. Planting material includes Acassia Redolems, Agave, Lantana, and other planting material as shown below.
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Perimeter fencing and proposed metal buildings;
The applicant is proposing an 8 foot perimeter wall with a main access gate into the storage yard.

Access to the main office is not gated and client parking is provided in front of the proposed gate.

The site design proposes one main 7,500 sf Pre-Fab metal building, one 3,500 sf. metal shade structure and three 3,500 sf. each future metal structures. Three storage containers are also proposed to store tools and associated equipment for the business activities as illustrated below:

Architectural theming for the proposed office building:

The proposed architecture of office building is a contemporary design with a tower element at the main focal point of the building. Building material are conventional materials such as wood and stucco. A metal canopy with chains adds to the focal point of the proposed building. Below is an elevation of the proposed building and the legend calling out the proposed building materials and a rendering of the proposed building:
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Signage:

No signage is proposed with the development of the site. Section 17.56.010(G) of the zoning code allows for one identification monument sign of twenty (20) square feet (four feet x five feet maximum) with a five feet maximum height. The applicant may opt to apply for a sign via a sign program or apply for a wall sign which can submit at a later time. The sign program will be subject to the review and approval of the Planning Commission.

ENVIRONMENTAL REVIEW:

The City of Coachella has determined 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 has been previously graded and disturbed 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.

ALTERNATIVES:

1. Approve Architectural Review No. 19-01 with the findings and conditions contained in the staff report.

2. Approve Architectural Review No. 19-01 with modified conditions.

3. Continue Architectural Review No. 19-01 and provide staff direction.

4. Make findings and Deny Architectural Review No. 19-01. -83-
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RECOMMENDED ALTERNATIVE(S):

Staff recommends alternative #1 or #2.

FINDINGS FOR ARCHITECTURAL REVIEW NO. 19-01:

1. The proposed project is consistent with the goals, objectives, policies, and implementation measures of the newly adopted Coachella General Plan 2035. The site has an Industrial District land use designation that accommodates for a range of light and heavy commercial and industrial businesses that provide employment and generate more noise, light, odors or truck traffic. The proposed use on the site is in keeping with the policies of the Industrial Center land use classification and the project is internally consistent with other General Plan policies for this type of development. Furthermore, the project is consistent with the policies of the Land Use and Community Character’s Sub-Area #7 policies which pursue the transformation over time into an employment district that contains a diversity of jobproducing uses such as the one proposed.

2. The proposed project is in compliance with the applicable land use regulations and development standards of the City’s Zoning Code. The site plan proposes to develop a vacant 2.89 acre parcel into a contractor’s yard, including, contractor’s storage yards and building materials use. Section 17.30.020(39)(a and b) of the Municipal Code allows the use of outdoor storage yards in the M-H (Heavy Industrial) zoning designation as stated in Section 17.32.020 Permitted uses(A)(1) which references Section 17.30.020 as stated above.

3. Development of the land and application of architectural guidelines and development standards shall be considered on the basis of the suitability of the site for a particular use or development intended, and the total development, including the prescribed development standards, shall be so arranged as to avoid traffic congestion, ensure the protection of public health, safety and general welfare, prevent adverse effects on neighboring property and shall be in accord with all elements of the general plan. The proposed project site is within the Industrial Center land use designation of the City’s general plan. The proposed uses will be compatible with existing adjacent uses that include other industrial uses within the immediate vicinity.

4. The proposed project will be compatible with neighboring properties with respect to land development patterns and application of architectural treatments. The plans submitted for this project propose a storage yards, including contractors storage yards and building materials use with amenities for the future residents, commercial, and industrial community.

5. The City of Coachella has determined 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 -84-
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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 has been previously graded and disturbed 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.

CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 19-01:

1. Architectural Review No. 19-01 is approved for one year from the effective date unless an extension of time is requested by the applicant and granted by the Planning Commission. A building permit and diligent pursuit of construction shall vest the project entitlements.

3. The proposed site plan, floor plans, elevations, and landscape plans as presented may be modified by these Conditions of Approval.

4. Wall signage and a monument sign, if proposed shall be submitted as a separate sign permit and it shall be approved prior to installation.

6. The retention basin fronting onto Enterprise way shall include wrought iron fencing if warranted by the engineering department.

7. The applicant shall repair the pavement on Enterprise Way to the satisfaction of the City Engineer from the centerline of the street at the entire street frontage of the proposed projet.

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 precise grading plan and shall include pavement recommendations. The report recommendations shall be -85-
ITEM 10.b.
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incorporated into the precise grading plan design prior to plan approval. The soils engineer and/or the engineering geologist shall certify to the adequacy of the grading plan.

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

Minimum depth shall be 45-feet. A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields. Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

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

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

Street Improvements

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

21. Applicant shall repair street asphalt, curb/gutter and damaged sidewalk fronting the property.

Sewer and Water Improvements

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

23. Sewer and Water service is available. Applicant shall plot location of existing service mains on the grading plan.

General

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 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.

26. 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.
-87-
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Completion

Development Services – Landscaping:

33. Landscape areas shall be dressed with a minimum ½ 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.

34. Plant materials selected shall be represented by symbols that show the plants at 75% of their mature size.

Any substitutions must be approved by both the Commissioner's office as well as the City's Development Services Department.

36. Six-inch concrete bands shall be installed as mow strip borders for planting areas where separating turf areas or synthetic turf areas from pavement parking.

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

43. Outdoor storage areas shall be obscured from public view and specifically shall not be visible from any public roads.

Imperial Irrigation District:

54. 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.

55. Before raising any cranes, forklifts or other aerial equipment, applicant should check for overhead wires. Non-qualified electrical workers and those operating boom type lifting or hoisting equipment must maintain appropriate clearances from distribution lines and transmission lines per California Code of Regulations Title 8, Electrical Safety Orders, and the IID Developer Energy Planning Guide.

Environmental Compliance:

57. Submit water and sewer plans for approval from Utilities Department. The project is required to connect to City public sewer and water system.

58. The project will require a Water Quality Management Plan (WQMP) - >5 acres.

59. The proposed facility will be required to submit detailed plumbing and mechanical plans.

60. The applicant shall install an above ground “Double Check Detector Assembly” DCDA for fire system to protect water supply from contamination or pollution.

61. The applicant shall install separate 4G-AMI metering system for each building, and install separate 4G-AMI metering system for the irrigation system.

62. Backflow devices; will require Reduced Pressure Principle Device (RP) within 12 inches of water service installed to protect water supply from contamination or pollution.

Fees:

65. The applicant shall be responsible for paying all applicable development and processing (plan check, inspection, etc.) fees associated with this project. -90-
ITEM 10.b.
139
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66. The applicant shall pay all required water connection fees.

67. The applicant shall be required to pay any applicable Multiple Species Habitat Conservation (MSHCP) fees for industrial development prior to issuance of building permits.

Coachella Valley Unified School District

Miscellaneous:

71. Installation of sidewalks along all public roads may be satisfied by an improvement agreement subject to review and approval by the City Engineer.

73. A minimum of two points of access shall be provided during all phases of construction to the satisfaction of the Riverside County Fire Marshal’s office. -91-
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Item 6.
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Item 6.
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22'-2"
18'-0"
12'-0"
13'-6" 5'-0" Right Elevation
1/4"=1'-0" Back Elevation
22'-1
13 16"
18'-0" Front Elevation
22'-2"
18'-0"
Oraway
Engineering Inc.
10'-0"
22'-2"
18'-0"
10'-0"
13'-6"
1/4"=1'-0" Left Elevation 1/4"=1'-0" 1/4"=1'-0"
13'-6"

5'-0" 3'-6"
2'-0"
2'-0"
2'-0"
2'-0" 2'-0" 2'-0" 5'-0" 2'-0" 2'-6"
2'-0" 3'-0" 2'-0" 5'-0" 2'-0" Exterior Plaster 3 Coat - Stucco - Sand Finish o/ Lath and Plaster La Habra Stucco #ER4226 3 PLy Class "A" Built-up Roofinf Over Plywood Sheathing Corrosion Resistant Weep Screed 24 Ga. Min. Concrete Footing Per Structural Plans 2x6 Stud Wall @ 16" O.C. w/ R-19 Insulation 2x4 Stud Wall @ 16" O.C. Acoustic Tile Hung Ceiling 4" Thick Concrete Slab, See Structural PLans Manufactured Trusses @ 24" O.C. R-38 Insulation 5/8" Gypsum Board Existing Block Wall To Remain Metal Canopy w/ Metal Chains /$1'3/$11,1* S H E E T C H E C K E D D R A W N D A T E S C A L E J O B N O. SHEET TITLE: REVISIONS BY '5$)7,1* '(6,*1
)$;

3$/0'(6(57&$

(0$,/JOXMDQ#JODGHVLJQJURXSFRP
&(//

(1),(/'/1%/'*,67( Printed On: Office #1 Waiting Bathroom Office #2 Hall 10'-912" 5'-312" 12'-11" 11'-2" 10'-4" 5'-4"
7'-8" 6'-2" 14'-6" 9'-6" 10'-812 7'-9 " 12"
8'-11" 5'-9"
2'-6" Hall
28'-4" 26'-10" 3'-0" 10'-6" 2'-0"
3'-0" 11'-0" 2'-0" 1'-6"
1'-6" Area 28'-0" FLOOR PLAN1/4"=1'-0"
-94-
ITEM 10.b.
143
Item 6.

Section A 1/4"=1'-0"
21'-9"
9'-712"
5'-1012"
18'-0"
10'-0"
1'-6" 5'-0"12'-0" Exterior Plaster 3 Coat - Stucco - Sand Finish o/ Lath and Plaster La Habra Stucco #ER4226 Metal Fascia Overhang w/supporting Metal Rods Aluminum Store Front Door w/ Temp. Low 'E' Glass Corrosion Resistant Weep Screed 24 Ga. Min. Aluminum Store Window w/ Dual Glass 1" Aluminum Plaster Reglet Motion Light Fixture Hollow Metal Door -See Schedule Signage (Under Separate Permit) Steel Post (see structural plans) VERCO DECKING, ING.: Type N-24 Roof Deck Panels Primer Painted or Galvanized Steel Beam (see structural plans) /$1'3/$11,1* S H E E T C H E C K E D D R A W N D A T E S C A L E J O B N O. SHEET TITLE: REVISIONS BY '5$)7,1* '(6,*1
)$;

3$/0'(6(57&$

(0$,/JOXMDQ#JODGHVLJQJURXSFRP
&(//

(1),(/'/1%/'*,67( Printed On: Side Elevation1/4"=1'-0" 13'-4"
13'-0" Front Elevation1/4"=1'-0"
13'-0"
13'-0" SHADE STRUCTURE #1 SHADE STRUCTURE #1 SHADE STRUCTURE #2 Office Bldg. -95-
ITEM 10.b.
144
Item 6.
/$1'3/$11,1* S H E E T C H E C K E D D R A W N D A T E S C A L E J O B N O. SHEET TITLE: REVISIONS BY '5$)7,1* '(6,*1
)$;

3$/0'(6(57&$

(0$,/JOXMDQ#JODGHVLJQJURXSFRP
&(//

(1),(/'/1%/'*,67( Printed On: PROPOSED METAL BUILDING PROPOSED METAL BUILDING -96-
ITEM 10.b.
145
Item 6.
-97-
ITEM 10.b.
146
Item 6.

S.P.R.R. R/W
111
150'
100' AGAVE WEBERI WEBER'S AGAVE BACCHARIS X 'STARN' BACCHARIS 5 GAL 15 GAL. CAESALPINIA PULCHERRIMA MEXICAN BIRD OF PARADISE 5 GAL. FOUQUIERIA SPLENDENS OCOTILLO 6' HT. 8 CANE MIN. LANTANA 'DALLAS RED' DALLAS RED LANTANA 5 GAL. LOW WATER USE (0.2) HESPERALOE PARVIFLORA RED YUCCA 5 GAL. LEUCOPHYLLUM LAEVIGATUM CHIHUAHUAN SAGE 5 GAL. TREES SYM. BOTANIC NAME COMMON NAME SYM. NAME SIZE MOJAVE GOLD SIZE SYM. BOTANIC NAME COMMON NAME SIZE SHRUBS/DESERT ACCENTS ROCK MATERIAL PLANTING LEGEND DASYLIRION WHEELERI TIPUANA TIPU TIPU TREE 24" BOX CERCIDIUM 'DESERT MUSEUM' PALO VERDE 24" BOX 5 GAL DESERT SELECT BOULDERS 3'-4' DIA. DESERT SPOON QTY. QTY. 625156 3/8" MINUS 3" DEPTH AFTER COMPACTION, 11% FINES ACACIA ANEURA MULGA 24" BOX 132 LANTANA 'NEW GOLD' NEW GOLD LANTANA 5 GAL. SIERRA COBBLE 8"-12" LOW WATER USE (0.2) MOD WATER USE (0.5) 73 ACACIA REDOLENS 'LOW BOY' PROSTRATE ACACIA 5 GAL 4662110 COMMENTS TREE UPLIGHTS ACCENT LIGHT MODEL: HP SERIES TRANSFORMER SYMBOL LIGHTING LEGEND FIXTURE MODEL: DL-15-MR16FL80BRS LAMP: LED ELECTRICAL: 12V , 7W MODEL: DL-15-SMLEDPR412V-BRS LAMP: LED ELECTRICAL: 12V , 4W FINISH: BRT ELECTRICAL: 1,200W FOCUS LIGHTING DL-15 FINISH: BRT FOCUS LIGHTING DL-15 PRELIMINARY LANDSCAPE PLAN 0' 20' 40' 60' 80' THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE AS DEFINED BY THE CALIFORNIA ADMINISTRATIVE CODE. THEY

GABRIEL LUJAN

PRINCIPAL DESIGNER
GABRIEL LUJAN & ASSOCIATES SHALL NOT BE RESPONSIBLE FOR THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRICTIVE ARE OWNED BY GABRIEL LUJAN & ASSOCIATES. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXCLUSIVE SITE INDICATED IN THE DRAWING(S) ONLY REPRODUCED WITHOUT THE WRITTEN CONSENT OF GABRIEL LUJAN & ASSOCIATES AND CONFIDENTIAL DISCLOSURE THAT MAY NOT BE USED OR THE DESIGNER HAS AFFIXED SIGNATURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME ISSUANCE OF BUILDING PERMITS. COMPLETENESS OF DRAWINGS FOR BIDDING PURPOSES PRIOR TO LAND PLANNING S H E E T C H E C K E D D R A W N D A T E S C A L E J O B N O. SHEET TITLE: REVISIONS BY

DRAFTING DESIGN

GABRIEL LUJAN
& ASSOCIATES GABRIEL LUJAN & ASSOCIATES
A PROPOSED INDUSTRIAL SHOP FOR:

ORAWAY ENGINEEERING
COACHELLA, CA.

GABRIEL LUJAN

DRAFTING DESIGN

GABRIEL LUJAN
& ASSOCIATES GABRIEL LUJAN & ASSOCIATES
A PROPOSED INDUSTRIAL SHOP FOR:

ORAWAY ENGINEEERING
COACHELLA, CA.

FAX:(760) 674-8100
PALM DESERT, CA. 92211
EMAIL- [email protected]
CELL:(760) 578-8545
77-530 ENFIELD LN. BLDG. I -STE. 101 Printed On: CONSULTANT: LANDSCAPE CONSULTING AND DESIGN EMAIL: [email protected] L-1 AGAVE WEBERI LEUCOPHYLLUM LAEVIGATUM CERCIDIUM PRAECOX ACACIA ANEURA LANTANA 'DALLAS RED' TIPUANA TIPU MOJAVE GOLD D.G. SIERRA COBBLE DESERT SELECT BOULDERS -99-
ITEM 10.b.
148
Item 6.
149
Item 6.
-101-
ITEM 10.b.
150
Item 6.
151
Item 6.
152
Item 6.
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 has been previously graded and disturbed 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.

CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 19-01:

3. The proposed site plan, floor plans, elevations, and landscape plans as presented may be modified by these Conditions of Approval.

4. Wall signage and a monument sign, if proposed shall be submitted as a separate sign permit and it shall be approved prior to installation.

6. The retention basin fronting onto Enterprise way shall include wrought iron fencing if warranted by the engineering department.

7. The applicant shall repair the pavement on Enterprise Way to the satisfaction of the City Engineer from the centerline of the street at the entire street frontage of the proposed projet.

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 precise grading plan and shall include pavement recommendations. The report recommendations shall be -85-
ITEM 10.b.
153
Item 6.
incorporated into the precise grading plan design prior to plan approval. The soils engineer and/or the engineering geologist shall certify to the adequacy of the grading plan.

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

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

Street Improvements

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

21. Applicant shall repair street asphalt, curb/gutter and damaged sidewalk fronting the property.

Sewer and Water Improvements

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

23. Sewer and Water service is available. Applicant shall plot location of existing service mains on the grading plan.

General

Completion

Development Services – Landscaping:

34. Plant materials selected shall be represented by symbols that show the plants at 75% of their mature size.

Any substitutions must be approved by both the Commissioner's office as well as the City's Development Services Department.

36. Six-inch concrete bands shall be installed as mow strip borders for planting areas where separating turf areas or synthetic turf areas from pavement parking.

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

43. Outdoor storage areas shall be obscured from public view and specifically shall not be visible from any public roads.

Imperial Irrigation District:

54. 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.

Environmental Compliance:

57. Submit water and sewer plans for approval from Utilities Department. The project is required to connect to City public sewer and water system.

58. The project will require a Water Quality Management Plan (WQMP) - >5 acres.

59. The proposed facility will be required to submit detailed plumbing and mechanical plans.

60. The applicant shall install an above ground “Double Check Detector Assembly” DCDA for fire system to protect water supply from contamination or pollution.

61. The applicant shall install separate 4G-AMI metering system for each building, and install separate 4G-AMI metering system for the irrigation system.

62. Backflow devices; will require Reduced Pressure Principle Device (RP) within 12 inches of water service installed to protect water supply from contamination or pollution.

Fees:

65. The applicant shall be responsible for paying all applicable development and processing (plan check, inspection, etc.) fees associated with this project. -90-
ITEM 10.b.
158
Item 6.

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

67. The applicant shall be required to pay any applicable Multiple Species Habitat Conservation (MSHCP) fees for industrial development prior to issuance of building permits.

Coachella Valley Unified School District

Miscellaneous:

71. Installation of sidewalks along all public roads may be satisfied by an improvement agreement subject to review and approval by the City Engineer.

73. A minimum of two points of access shall be provided during all phases of construction to the satisfaction of the Riverside County Fire Marshal’s office. -91-
ITEM 10.b.
159
Item 6.
160
Item 6.
161
Item 6.
162
Item 6.
163
Item 6.
164
Item 6.

GABRIEL LUJAN

DRAFTING DESIGN

GABRIEL LUJAN
& ASSOCIATES GABRIEL LUJAN & ASSOCIATES
A PROPOSED INDUSTRIAL SHOP FOR:

ORAWAY ENGINEEERING
COACHELLA, CA.

PRE- FAB METAL BUILDING
FUTURE METAL SHADE STRUCTURE #2
FUTURE METAL SHADE STRUCTURE #3
FUTURE METAL SHADE STRUCTURE #4
FUTURE METAL SHADE STRUCTURE #1 Office Existing PalmExisting Palms REV DATE Drawn: DN 0 04/24/24 David Navarro
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274
David Navarro Landscape
License# 1117962 Cover Sheet LANDSCAPE PLANS Oraway Engineering Office SITE PLAN NO SCALE A COMMERCIAL PRO-ECT 54101 Enterprisw Way Coachella Ca 92274 - APN: 7320015 NORTH L-1 166 Item 6.

Office AA AA AA Dw Dw Dw AA AA AA Dw Dw Dw Dw Dw Dw Dw Dw Dw CP CP CP CP Dw Dw Dw Dw Dw Dw NPPNPP NPPNPP NPPNPP NPPNPP NPPNPPNPPNPP AA aa a a aa a a a AA Dw Dw CP CP Dw DwDw Dw Dw NPP NPP NPP NPP NPP C C C C C C C Existing PalmExisting Palms Dw Dw Dw Dw DwDw PRE- FAB METAL BUILDING FUTURE METAL SHADE STRUCTURE #2 FUTURE METAL SHADE STRUCTURE #3 FUTURE METAL SHADE STRUCTURE #4 FUTURE METAL SHADE STRUCTURE #1 Office Existing PalmExisting Palms 0' 20' 40' GRAPHIC SCALE 1"=20'-0" SHRUBS / VINE SYM. SYM. PLANT LEGEND Agave parryi NAME GROUND COVERS NAME Desert Gold 3/4" QTY. 10,400 SQ.FT SIZE QTY. 9 TREE SYM. NAME SIZE QTY. Phoenix Dactylifera (Diamond Cut) Washingtonia filifera (Existing) 18ft 8 15g 5g 15g 8"pot 15g 631617 Cereus peruvianus (Multi Cane) Dasylirion wheeleri Echinocactus grusonii Nerium Petite Pink Agave americana 15g 8 C Carissa boxwood beauty 5g 7 AA aCPDwNPP Sierra Cobble 4" minus 8,530 SQ.FT Gray Cresta Boulder 24"-36" 30 SIZE EMITTER WATER USAGE FACTOR PLANT FACTOR OF PLANTS 1401 BUBBLER 2 MM 0.5 0.5 1401 BUBBLER L 0.2 L 0.2 L 0.2 L 0.2 L 0.2 L 0.2 M 0.5 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 REV DATE Drawn: DN 0 04/24/24 David Navarro David Navarro Landscape
License# 1117962
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274
Planting Plan NORTH SCALE: 1"=20'-0" L-2 167
Item 6.

SHRUBS / VINE SYM. SYM. PLANT LEGEND Agave parryi NAME GROUND COVERS NAME Desert Gold 3/4" QTY. 10,400 SQ.FT SIZE QTY. 9 TREE SYM. NAME SIZE QTY. Phoenix Dactylifera (Diamond Cut) Washingtonia filifera (Existing) 18ft 8 15g 5g 15g 8"pot 15g 631617 Cereus peruvianus (Multi Cane) Dasylirion wheeleri Echinocactus grusonii Nerium Petite Pink Agave americana 15g 8 C Carissa boxwood beauty 5g 7 AA aCPDwNPP Sierra Cobble 4" minus 8,530 SQ.FT Gray Cresta Boulder 24"-36" 30 SIZE EMITTER WATER USAGE FACTOR PLANT FACTOR OF PLANTS 1401 BUBBLER 2 MM 0.5 0.5 1401 BUBBLER L 0.2 L 0.2 L 0.2 L 0.2 L 0.2 L 0.2 M 0.5 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 XB-10-PC-1032 REV DATE Drawn: DN 0 04/24/24 David Navarro David Navarro Landscape
License# 1117962
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274
Phoenix dactylifera Agave americana Agave parryi Carissa macrocarpa 'Boxwood Beauty' Cereus peruvianus Dasylirion wheeleri Echinocactus grusonii Nerium Petite 'Pink' Desert Gold 3/4" Sierra Cobble 4" minus Gray Cresta Boulders 24"-36" Planting Legend L-3 168 Item 6.

REV DATE Drawn: DN
0 05/03/24 David Navarro
David Navarro Landscape
License# 1117962
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274 SIDEWALK GRADE CURB MODULES ELASTICITY PSI(10°) 3.0 GARDNER FALLING DART INCH-POUND IMPACT PROPERTIES ASTM D 256-73 IZOD FOOT POUNDS 702.0 SPECIFICATIONS: CONNECTED WITH ROOT IMPERVIOUS JOINER STRIPS. MATERIAL: HIGH IMPACT POLYSTYRENE WITH ULTRAVIOLET STABILIZER THICKNESS-WALL: .060 DWS SERIES: DWS12-20, DWS24-20, 90 DEGREE ROOT DEFLECTING RIBS. FLEXURAL PROPERTIES ASTM D 790-B TENSILE ASTM D 638 MODULES OF ELASTICITY PSI (10°) STRENGTH PSI ELONGATION- STRENGTH THICKNESS: WALL STYLE 2.5 6500 PSI 36% 3800 PSI ONE PIECE ROLL .060" TENSILE STRENGTH CHART FLEXIBLE TOP SAFETY EDGE 3-4" (76-102MM) GRAVEL INNER 90° DEFLECTING RIBS www.centuryrootbarrier.com 1144 N. GROVE ST. CENTURY ROOT BARRIERS INC. ANAHEIM, CA 92806 FAX: (714) 632-5470 PHONE: (714) 632-7083 TOLL FREE: 1-800-480-8084 REFERENCE NUMBER 005-002A. 3. CONTRACTORS NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info 2. DO NOT SCALE DRAWINGS. 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. NOTES: DWS SERIES DETAIL LINEAR APPLICATION IRRIGATION SCHEDULE (SUMMER MAY-SEP) IRRIGATION SCHEDULE (WINTER OCT-JANUARY) IRRIGATION SCHEDULE (SPRING FEB-APRIL) IRRIGATION SCHEDULE BEGINING PERIOD Planting Details & Irrigation Legend L-4 169 Item 6.

REV DATE Drawn: DN 0 05/03/24 David Navarro
David Navarro Landscape
License# 1117962
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274
Irrigation Details Grade *
1" MIN. 2" MAX. 4" TORO COMPANY - IRRIGATION DIVISION 5825 JASMINE ST. RIVERSIDE, CA 92504 TOLL FREE: 1-877-345-8676 PHONE: (951) 785-3152 FAX: (951) 359-1870 www.toro.com REVISION DATE NOV. 2018 LEGEND: NOTES: 1. LOCAL STAPLES ALONG TUBING AT 4'-6' ON CENTER AND AT ALL FITTINGS (TEES, ELLS, ETC.). 2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. DO NOT SCALE DRAWING. 4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS, AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 1 FINISH GRADE 2 CONTROL WIRES WITH 36" SERVICE COIL AND WATER PROOF WIRE CONNECTORS, DBY OR EQUAL. 3 RECTANGULAR PLASTIC VALVE BOX. HEAT BRAND STATION NUMBER ON LID IN 2" HIGH CHARACTERS. 4 PVC MAINLINE PER SPECIFICATIONS (LENGTH AS REQUIRED). 5 SCH 40 PVC ELL (SxS). 6 NATIVE SOIL PER SPECIFICATIONS. 7 CONTROL WIRES TO CONTROLLER. TORO DRIP ZONE KIT DZK-700 1 2 3 46 5 7 8 9 15 13 14 10 11 MINIMUM FLOW RATE: 0.1 GPM MAXIMUM FLOW RATE: 35 GPM 8 PVC MAINLINE FITTING. 9 TORO TPVF100 INLINE VALVE (*) 10 1" TORO 150 MESH Y-FILTER (*) 11 1" TORO 30 PSI PRESSURE REGULATOR (*) 12 SCH 40 PVC MALE ADAPTER TO PVC, OR 1" TO 3/4" REDUCER TO TLM75 TRI-LOC FITTING (INCLUDED) TO T-EHDI645-XXX HOSE. 13 PEA GRAVEL SUMP, MINIMUM 6" DEEP. 14 BRICK SUPPORTS (4 COMMON BRICKS REQUIRED). 15 SCH 40 PVC MALE ADAPTER. 12 TORO COMPANY - IRRIGATION DIVISION 5825 JASMINE ST. RIVERSIDE, CA 92504 TOLL FREE: 1-877-345-8676 PHONE: (951) 785-3152 FAX: (951) 359-1870 www.toro.com REVISION DATE NOV. 2018 065-281 FLOW SENSOR / MASTER VALVE TORO TFS SERIES / TORO P-220 SERIESNOT TO SCALE JUMBO VALVE BOX & COVER FLOW SENSOR PER SPECIFICATIONS PVC 45 DEGREE ELL (TYP.) 73456 FINISH GRADE 2 GRAVEL (1 CU. FT.) CONTINUOUS BRICK SUPPORTS 910118 141312 PVC MALE ADAPTER MINIMUM 10x PIPE DIAMETER UPSTREAM & MINIMUM 5x PIPE DIAMETER DOWNSTREAM OF STRAIGHT PIPE CONTROL WIRES WITH 12" MIN. SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS - WIRE COLORS PER SPECIFICATIONS PVC 45 DEGREE ELL (TYP.) BUSH DOWN TO FLOW METER SIZE AS NECESSARY PVC MAINLINE - LENGTH AS REQUIRED - SEE SPECIFICATIONS FOR TYPE AND DEPTH NOTES: SEE PLANS, LEGEND AND SPECIFICATIONS FOR ADDITIONAL INSTALLATION NOTES. VALVE BOX EXTENSIONS AS REQUIRED PVC MALE ADAPTER - BUSH DOWN TO FLOW METER SIZE AS NECESSARY TORO REMOTE CONTROL ELECTRIC GLOBE VALVE WITH FLOW CONTROL MODEL NO. 220-27-XX (SEE SPECS.) 125 5 8 FLOW 914 2 3 13 10 6 7 11 8 1 2 8 9 4 3 6 5 10 11 7 8 LEGEND: 1 NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 065-281. IR-2 171 Item 6.

REV DATE Drawn: DN 0 05/03/24 David Navarro
David Navarro Landscape
License# 1117962
SITE: Oraway Engineering Office
54101 Enterprise Way
Coachella CA. 92274
Irrigation Notes IR-3 172
Item 6.

STAFF REPORT
9/4/2024
TO: Planning Commission Chair and Commissioners
FROM: Anahi Fernandez, Management Analyst
SUBJECT: Coachella Valley Growers – CUP 345 (Modification) SPECIFICS: The proposed CUP 345 (Modification) is to modify condition of approval No. 23 to amend responsibilities of street improvements for Fillmore Street for the Coachella Valley Growers project located on 79.39 acres at 50-501 Fillmore Street.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission approve Conditional Use Permit No. 345 (Modification), a modification to Condition of Approval No. 23 to amend Fillmore Street improvement requirements for the Coachella Valley Growers project located on 79.39 acres at 50- 501 Fillmore Street.

BACKGROUND:

On January 19, 2022, the Planning Commission approved Resolution No. PC2021-17, a resolution approving CUP No. 345 to allow interim outdoor cannabis cultivation on a vacant 79.39 acre of land in the A-T (Agricultural Transition) zone at 50-501 Fillmore Street (APN 763-070-012 & 763-070-010).

The project was approved to include 168 agricultural hoop houses, consisting of 139 agricultural hoop houses added to 29 existing hoop houses for interim outdoor cannabis cultivation. As part of CUP 345 approval, the applicant was conditioned to pay a fair share contribution to the City of Coachella for street improvements along the entire frontage of the project. To date, monetary contributions for street improvements have not been made to the City.

DISCUSSION/ANALYSIS:

The applicant expressed financial hardships to City staff in operating the outdoor cannabis cultivation business in which they indicated previous harvests experienced pesticide infestation that brought no revenue to the business. Leaving the applicant unable to pay their fair share contribution for street improvements in two payments within a one (1) year timeframe. Fillmore Street improvement payments were due by January 19, 2023, 12 months from CUP 345 approval. 173
Item 7.

Coachella Valley Growers discontinued their outdoor cannabis cultivation for a number of months, but the cannabis business is now in operation. The modification of condition of approval No. 23 for Conditional Use Permit No. 345 adds language extending the timeframe and number of payments the city will receive from the applicant for the required street improvements. The original CUP approval states that payment contribution for Fillmore Street improvements are to be paid in two (2) payments within 12 months of CUP approval. The modified condition of approval extends the payments to a total of seven (7) payments, due within 36 months of CUP issuance. The price per square footage also increased from $5.00 to $6.00, as there has been an increase in cost since CUP 345 approval in January 2022. This increases the total fair share contribution from $168,640 to $202,368. See modified language to condition of approval No. 23 below in bold:

Engineering - Street Improvements:

23. Applicant shall construct and dedicate the following street improvements. 1) Fillmore Street - Public Roadway as shown on the RAC and per these comments shall include the following:
d. Applicant shall be responsible for improving one half of the paved road surface along the entire frontage. Proposed improved road widths for this road, at this time are 34 feet in width resulting in a 17-foot half width. Asphalt improvements shall include the removal of all existing asphalt and replacement with 4 inches of asphalt over compacted base. Applicant has chosen to pay for fair share contribution to the future street repairs in lieu of improvements at a rate or six dollars ($6) per square foot ($6 x 17 = $102 per linear foot of frontage). The Applicant shall pay cost of the fair share contribution shall be $102 x 1,984 Lf for a total of two hundred two thousand three hundred sixty- eight dollars ($202,368) to be paid to the city as follows; 1st payment of $20,236.80 (10% of the total amount) to be paid within 30 days of CUP approval. Each subsequent payment of $30,355.20 (15% of the total amount) shall be made within 60 days of each future harvest. The City understands that the project proposes to complete two harvests per year, such that two payments of $30,355.20 will be required per year. A minimum of two payments will be required per year, starting from the date of CUP issuance, such that the full final fair share contribution of $202,368 shall be completed within 36 months’ time frame from the date of CUP issuance. The City will contribute 100% of this fair share contribution towards future full street improvements on Fillmore Street.

Staff is agreeable with allowing six (6) total payments at 15% of the total amount for street improvements. On July 2024, Coachella Valley Growers made their first cannabis tax payment of $14,744 to the city. That has been their only cannabis tax contribution to the city since the approval of their CUP in 2022.
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Item 7.

ENVIRONMENTAL REVIEW:

The proposed project is exempt under the Guidelines to the California Environmental Quality Act (CEQA) because the project entails the operation, maintenance, leasing, and licensing of an existing private agricultural farming facility involving negligible expansion of use beyond that existing at the time of the lead agency’s determination. The subject site has been used for farming operations and has existing irrigation water infrastructure. State CEQA Guidelines Section 15301.

The proposed modification to the condition of approval does not change the scope of the operations for outdoor cannabis cultivation.

ALTERNATIVES:
1) Adopt Resolution No. PC2024-14 approving Conditional Use Permit No. 345 (modification) with the findings and conditions as recommended by Staff. 2) Deny Conditional Use Permit No. 345 (modification).
3) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends alternative #1.

Attachments:

1. Resolution PC2024-14 (Amendment to conditions of approval for CUP No. 345) Exhibit A: Conditions of Approval CUP No. 345
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Item 7.

RESOLUTION NO. PC2024-14

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING AMENDING CONDITION
OF APPROVAL NO. 23 OF CONDITIONAL USE PERMIT 345

MODIFYING THE APPROVED INTERIM OUTDOOR CANNABIS
CULTIVATION ON 79.39 ACRES SITE LOCATED AT 50501 FILLMORE STREET, COACHELLA, CA 92236 (APN 763-070-012 & 760-070-010); APPLICANT: WYATT NELSON.

WHEREAS, Wyatt Nelson filed an application for Conditional Use Permit No. 345 (CUP 345) modification to amend responsibilities of street improvements on Fillmore Street for the Coachella Valley Growers project, an interim outdoor cannabis cultivation consisting of 168 hoop houses on a vacant 79.39 acre site located at the southeast corner of Fillmore Street and Avenue 50, 50501 Fillmore Street; Assessor’s Parcel No. 763-070-012 & 763-070-010 (“Project”); and,
WHEREAS, the Planning Commission conducted a duly noticed public hearing on CUP No. 345 modification on September 4, 2024 at the Council Chambers, 1515 Sixth Street, Coachella, California regarding the proposed project; and WHEREAS, at the Planning Commission hearing, the Applicant and members of the public were present and were afforded an opportunity to testify regarding the Project; and, WHEREAS, the Project is permitted pursuant to Chapter 17.74 of the Coachella Municipal Code.

WHEREAS, the proposed use is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and, WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed interim outdoor cannabis cultivation farm; and, WHEREAS, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends that the planning Commission determine that the proposed project is exempt from the CEQA pursuant to State CEQA Guidelines Section 15301. This is recommended because the project entails the operation, maintenance, leasing, and licensing of an existing private agricultural farming facility involving negligible expansion of use beyond that existing at the time of the lead agency’s determination; and,
WHEREAS, the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California does resolve as follows:
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Item 7.

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 categorically exempt from CEQA pursuant to State CEQA Guidelines Section 15301. This is recommended because the project entails the operation, maintenance, leasing, and licensing of an existing private agricultural farming facility involving negligible expansion of use beyond that existing at the time of the lead agency’s determination.

Section 3. Conditional Use Permit Findings.

A. With respect to Conditional Use Permit (CUP) 345 modification, the Planning Commission finds as follows for the proposed interim outdoor cultivation use:

1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan because the proposed use would continue agricultural uses that is consistent with Land Use Policy 4.1 for agricultural land preservation recognizing agricultural land as a major industry for Coachella. The use is a method of preserving land in sizes that are viable economic units for continuing agricultural activities. The proposed use also supports Land Use Policy 11.4 for a diversified economy by transforming the Coachella economy into a mature mix of economic activity and job opportunities. The proposed use expands and diversifies local agricultural activity as it allows for outdoor cannabis cultivation, which has not been a part of the City’s agricultural tradition.

2. The modification to the conditions of approval for Conditional Use Permit No. 345 adds language extending the timeframe and number of payment contributions the applicant will pay to the City for the contribution of future street repairs on the entire frontage of the project. The modified conditions of approval for the project state a 36-month’s timeframe for six payments.

3. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing character of the general vicinity and shall not change the essential character of the same area because the proposed use proposed agricultural uses which is generally an existing use that occurs in the vicinity. The proposed use complies with Municipal Code standards with respect to size, location, screening, and buffering of outdoor cannabis cultivation. The conditional use permit can be revoked if any of the conditions of approval are violated.
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4. Consideration has been 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 development, because the interim outdoor cannabis cultivation use continues agricultural production on a site which farming has occurred and continue to utilize available facilities for agricultural activates. The buffer between perimeter property line and hoop houses of 40’-50’ help to screen and reduce the perceived bulk of the hoops houses.

5. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. As conditioned, the proposed use will provide for the outdoor agricultural production and is required to comply with specific operational standards of the Coachella Municipal Code, which include providing a security plan and odor control measures. As such, there will be no hazardous or disturbing effects to the existing and neighboring uses.

6. The proposed use provides unimproved vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads and appropriate for agricultural activities.

7. The City of Coachella has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act Guidelines Section 15301. This is recommended because the project entails the operation, maintenance, leasing, and licensing of an existing private agricultural farming facility involving negligible expansion of use beyond that existing at the time of the lead agency’s determination.

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 Conditional Use Permit (CUP) 345 modification, subject to the Conditions of Approval set forth in Exhibit A.

APPROVED AS TO FORM:
___________________________________
Carlos Campos
City Attorney
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Item 7.

I HEREBY CERTIFY that the foregoing Resolution No. PC2024-14, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 4
th day of September 2024, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
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Item 7.

EXHIBIT A
CONDITIONS OF APPROVAL FOR CUP 345

COACHELLA VALLEY GROWERS, LLC INTERIM CANNABIS CULTIVATION FARM
(Modified Conditions of Approval shown in Bold)
General Conditions:

1. This Conditional Use Permit 345 shall be valid for 24 months from the effective date of the Planning Commission approvals for an interim agricultural use and temporary outdoor cannabis cultivation farm unless the applicant requests an extension of time and granted by the Planning Commission. The outdoor cannabis cultivation at the subject site shall not exceed 48 months from the approval date of Conditional Use Permit 345.

2. All temporary structures shall be removed upon completion of the interim use, and all cannabis cultivation uses shall terminate after the expiration date of 48 months from Conditional Use Permit 345 approval unless a new conditional use pe1mit, or comparable land use entitlement, is obtained from the City of Coachella.

3. The applicant shall comply with all applicable current and future provisions of the Coachella Municipal Code, adopted ordinances, and state laws.

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

5. The applicant shall comply with the provisions of Chapter 17.85 Commercial Cannabis Activity, including setbacks, fencing materials, and maximum canopy size. The applicant shall comply with Ordinance 1177 and 1188.

6. The applicant shall comply with operating standards of interim outdoor cultivation in Chapter 5.68 Commercial Cannabis Activity Regulatory Permit including security, water management plan, and odor control provisions.

7. The applicant shall provide a minimum twenty-foot (20 ft.) setback on all sides with an opaque fencing material, subject to review and approval by the Development Services Director, to screen the outdoor grow areas from view to public streets. 181
Item 7.

8. The applicant shall procure the services of a certified private security guard system to provide security guards on the premises on a 24-hour basis. The security guards shall monitor the public streets in the vicinity during the evenings.

9. Adequate security lighting shall be provided on the premises during evening hours, to allow public safety personnel to patrol the site along all public streets.

10. The applicant or successor in interest shall obtain a plumbing permit from the City of Coachella to connect to City potable water for the temporary cannabis drip irrigation system, and shall pay applicable water connection impact fees.

11. The applicant shall obtain a City Cannabis Regulatory Permit, City business license, and any State of California required approvals for the proposed cannabis cultivation farm.

12. The applicant shall provide a certified repo1t. "Certified report" shall mean a detailed document prepared by Developers on a form acceptable to the City's Director of Finance to report to the City of the cultivation, processing, production, distribution and sales by Tenants, as defined herein, in the Project during Operational Qua1ter, as defined herein.

Each Ce1tified Report shall be certified as true and correct by a duly-authorized officer of Owner. City may also require ce1tification by Tenants.

13. From time to time, the City has the right to inspect the Facility for the purpose of monitoring operations, checking quantities and verifying volumes of project during operating hours or any time deemed appropriate to insure accurate repo1ting. The applicant shall allow for on-site inspections by the City Manager or designee within 24- hour notification to ensure compliance with the Municipal Code and Conditional Use Permit 345.

14. Within thirty (30) calendar days following the end of each calendar quarter, the City may conduct an audit or arrange for a third-party independent audit, at Developers'/Applicants' expense, of Developers'/Applicants' records regarding Certified Repo1ts and Production and Distribution Fees. The City's Finance Director shall provide at least seven (7) business days written notice of the commencement of such audit to Developers/Applicants, and shall reasonably attempt to schedule the audit so as to reduce the impact on Developers'/Applicants' operations as much as is feasible.

Developers/Applicants shall cooperate with the City in completing the audit.

15. The applicant shall timely file quarterly cannabis tax returns and remit required cannabis tax payments.

16. The applicant shall meet and confer with the Riverside County Fire Marshal's office for review of the proposed interim agricultural and temporary cannabis faming uses.

17. The applicant shall comply with all requirements of Riverside County Fire Department. 182
Item 7.

18. The applicant shall conduct a site inspection with the City of Coachella Development Services Director, Cannabis Liaison, and Code Enforcement Manager prior to commencement of cultivation activities to ensure compliance with CUP 345 conditions of approval and the Coachella Municipal Code.

19. The applicant installs a low intensity outdoor lighting in the canopy area used for photosynthesis, mixed-light processes, other purposes intended to manipulate cannabis plant growth, it can only occur during the months of November through February for two hours before sunrise and two hours before sunset. The applicant shall shield structures in a manner acceptable to the Code Enforcement Manager if there is observed excessive glare by Code Enforcement staff that are determined to cause a public nuisance.

BUILDING AND SAFETY:

20. The applicant is required to obtain a building permit for any permanent structure.

21. The applicant shall provide Fire access (knox box) to the property.

22. An odor mitigation plan is required per Municipal Code 17.85.

ENGINEERING DIVISION:

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

STREET IMPROVEMENTS:

23. Applicant shall construct and dedicate the following street and street improvements.

A. Fillmore Street- Public Roadway as shown on the RAC and per these comments shall include the following:
i. Dedication of land along no1thbound lane within project limits is required. This street is classified as Collector with Bicycle lanes with 90 feet of right-of-way as per City of Coachella General Plan.
ii. Street measured at Center line to Westerly edge of pavement shall have a width of 17-foot
iii. Applicant shall coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, street lights and all other appurtenances as required to the satisfaction of the City Engineer.
iv. Applicant shall be responsible for improving one half of the paved road surface along the entire frontage. Proposed improved road widths for this road, at this time are 34 feet in width resulting in a 17-foot half width. 183
Item 7.

Asphalt improvements shall include the removal of all existing asphalt and replacement with 4 inches of asphalt over compacted base. Applicant has chosen to pay for fair share contribution to the future street repairs in lieu of improvements at a rate or six dollars ($6) per square foot ($6 x 17 = $102 per linear foot of frontage). The Applicant shall pay cost of the fair share contribution shall be $102 x 1,984 Lf for a total of two hundred two thousand three hundred sixty- eight dollars ($202,368) to be paid to the city as follows; 1st payment of $20,236.80 (10% of the total amount) to be paid within 30 days of CUP approval. Each subsequent payment of $30,355.20 (15% of the total amount) shall be made within 60 days of each future harvest. The City understands that the project proposes to complete two harvests per year, such that two payments of $30,355.20 will be required per year. A minimum of two payments will be required per year, starting from the date of CUP issuance, such that the full final fair share contribution of $202,368 shall be completed within 36 months’ time frame from the date of CUP issuance. The City will contribute 100% of this fair share contribution towards future full street improvements on Fillmore Street.
v. Additional street improvements, including widening of the road to ultimate street width, installation of curb gutter and sidewalk, landscaping, lighting, etc. may still be conditioned on future conditional use permits located at the subject prope1ties should those permits significantly expand upon or alter the proposed current permitted use.
*At this time a Building Permit is not required, if a building permit for the future project is needed then the following conditions will apply.

PRIOR TO ISSUANCE OF BUILDING PERMITS:

24. A focused Traffic Analysis (TA) shall be prepared for the project by an appropriately licensed professional engineer. Prior to the preparation of the TA, the engineer shall submit a scoping letter for the TA for the City Engineer's approval. The TA shall include but not limited to identification of trip generation, traffic distribution and impact on existing transportation facilities and at time of General Plan build-out, all relevant, ingress and egress movements, lines of sight, queuing analysis, and alignment studies (preliminary signing and striping plan). Applicant shall obtain approval of site access and circulation from the Fire Marshall.

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

26. A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain pre- and post-development hydrology maps showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the 184
Item 7.
requirements of the Riverside County Flood Control District. Adequate provisions shall be made to accept and conduct the existing tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties.

If the design of the project includes a retention basin, it shall be sized to contain the runoff resulting from a 10-year storm event and the runoff from a 100-year storm event shall be contained within basin with shallow ponding (3.5' max.). The basin shall be designed to evacuate a 10-year storm event within 72 hours. The size of the retention basin(s) shall be determined by the hydrology report and be approved by the City Engineer. Retention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./s.f./day unless otherwise approved by the City Engineer. A percolation test for this site is required to be submitted. A combination drywell vertical drain field shall be constructed at all points where runoff enters the retention basin.

Drywell & ve1tical drain field design shall be based on soils borings made at the proposed drywell locations after the retention basins have been rough graded. Minimum depth shall be 45-feet. A log that includes sieve analysis for each strata of the borings shall be submitted to the City Engineer for confirmation of depth of the vertical drain fields. Underground retention under the proposed parking area will be considered as an alternative to surface retention subject to the approval of the City Engineer.

27. Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

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

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

30. 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.
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31. Applicant shall submit for review and approval by the City Engineer all documents related to any existing and proposed on-site and off-site easements that may affect the development of the site. All easements shall be identified on the engineering plans.

32. 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 onsite streets as required.

STREET IMPROVEMENTS:

33. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for review and approval by the City Engineer. All street improvements including street lights shall be designed and constructed in conformance with City Municipal Code, General Plan, and Standards and Specifications. Street flow line grade shall have a minimum slope of 0.35 %.

34. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements. Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances.

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

36. The applicant shall provide necessary utility easements for IID and underground overhead distribution lines within the project boundaries. Applicant shall submit to the City a letter from IID that satisfies this requirement.

37. The applicant shall pay all necessary plan check, permit and inspection fees. Fees will be determined when plans are submitted to the City Engineering Department for plan check.

ROUGH GRADING:

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

39. The project's soils engineer shall certify to the adequacy of the grading plan.

40. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board's (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NO) with the SWRCB for coverage under this permit is required. The Waste Discharger's Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project's Storm Water Pollution Prevention Plan shall be submitted for the City's review and approval.

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

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

43. Provide and record a reciprocal use and maintenance agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives.

44. If applicant is planning to build a wall, separate permits shall be required for wall construction. The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.

SEWER and WATER IMPROVEMENTS:

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

46. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements. Size and location of sewer and water improvements shall be approved by the City Engineer.

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

48. Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval. The proposed CC&Rs shall contain the Association's/Owner's maintenance obligations with respect to various facilities including, but not limited to, right-of-way and private landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

49. Prior to issuance of building permits, all required public improvements, including landscaping and Lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed or secured with appropriate sureties to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
187
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50. The applicant's Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.

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

51. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City. 188
Item 7.

STAFF REPORT
9/4/2024
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
SUBJECT: Zoning Ordinance Amendment No. 22-09 – Phase 1 Streamline Code Amendments to amend Coachella Municipal Code Title 17 regarding zoning district permitted uses, development standards and development review process in the City. City-Initiated.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission review and adopt Resolution No. 2024-19 recommending that the City Council (Council) adopt Ordinance No. 1213 to amend Coachella Municipal Code (C.M.C.) chapters 17.11, 17.12, 17.13, 17.14, 17.15, 17.16, 17.24, 17.26, 17.28,

17.30, 17.38, 17.60, 17.70, 17.72, 17.76 and Adding Chapter 17.21 to modify zoning district permitted uses, development standards and development review process.

BACKGROUND:

On December 14, 2022 Planning Division staff identified to the Coachella City Council a work program to update the Coachella Municipal Code Title 17, Zoning, to streamline the development review process, create more flexibility in development standards, and modify Zoning Ordinance to address new changes required by State Law. Staff has identified Code Amendments as follows:
 Sidewalk Vending: Adopt amendments to address SB 946 allowing cities, by ordinance or resolution, to adopt requirements for the public safety regulating any type of vending and the time, place, and manner of vending from a vehicle upon a street if requirements are directly related to objective health, safety, or welfare concern.  Housing Law Updates: Revise residential zoning standards to address new State housing law related to flexibility for construction of accessory dwelling units (ADUs) and SB 9 (Atkins) that requires cities to apply a ministerial review process for eligible development of up to two principal dwelling units on a parcel in a single-family residential zone.  Residential Front Yard Structures: Revise requirements for residential front yards that would permit certain structures to encroach into the front yard setback such as covered vehicle canopies over residential driveways.
 Parking Standards: Revise commercial parking requirement to be commensurate with parking standards in surrounding Coachella Valley cities and allow for applicant initiated parking studies as a method to identify projected parking demand for proposed uses and 189
Item 8.
reduce parking below minimum parking requirements if warranted. Staff will further evaluate the merits of eliminating minimum parking requirements.  Sign Ordinance: Revise sign ordinance to only permit freestanding signs in association with multi-tenant commercial centers. The existing sign ordinance permits a 25-foot high freestanding sign for any business.
 Special Events: Establish a new permitting mechanism for a range of allowable special events in the Zoning Ordinance.
 Residential Block Walls: Revise residential development standards to allow for front yard obscuring block walls in the front yard that would accommodate courtyards and front yard pools subject to aesthetic performance standards.
 Commercial Landscape Maintenance: Revise requirements for commercial landscape maintenance responsibilities to ensure landscape areas subject to approved landscape plans are maintained in a first class condition.
 Architectural Review Permit Findings: Currently no findings are identified in the Zoning Ordinance for the approval of Architectural Review permits.  Minor Variances: Modify minor variance provisions that allow for administrative variances to allow for more flexibility from a numeric development standard by as much as 20% without strict variance findings.
 ADU Ordinance: Relocate ADU regulations as its own separate chapter in the municipal code and update the ordinance to comply with State ADU requirements. Revise ADU regulations to clarify approval, parking, and architectural requirements.

The proposed amendments would modernize the Coachella Municipal Code, allow greater flexibility in development standards, improve aesthetics of residential neighborhoods and commercial centers, streamline the development review process, and establish performance standards for energy efficiency and heat island reduction.

DISCUSSION/ANALYSIS:

Planning staff prepared code amendments to the Coachella Municipal Code and proposes several Municipal Code Amendments to Title 17, Zoning to streamline the Zoning Ordinance as follows:

Planned Unit Developments (Chapter 17.38)
 All Zoning Districts. Extends ability for a planned unit development (PUD) application across all zoning districts. The current ordinance limits planned unit developments to residential districts. Staff believes this change would promote flexibility and creativity for new development projects across all zoning districts. The City of Palm Springs allows for a planned unit development across all zoning districts.
 Procedure. The procedures for a planned unit development would be amended by removing the need for a PUD overlay zone and would only require approval of a conditions use permit (CUP). The City of La Quinta currently allows PUDs with approval of a CUP.  Public Benefit. The new PUD standards would require a public benefit to offset impact of the exception from development standards which may include affordable housing, on-site 190
Item 8.
public amenities, or off-site improvements. The current PUD standards allow for flexibility in development standards without any consideration of a public benefit.

Development Standards (Chapter 17.60)
 Front Yard Wall: This would allow front yard courtyards in single-family zones by allowing a 6-foot-high wall built to front property line subject to findings related to design, materials, and health/safety considerations. The current wall standard requires that wall may not obscure view to the front yard.
 Front Yard Pool and Spa: Allows a front yard pool and spa with construction of a courtyard.

The current standards prohibit front yard pools and spas.  Driveway Trellis: Established development standards for a single-family driveway canopy as follows:
o Height. Maximum height of 12 feet
o Coverage: 60% total driveway coverage or 400 square feet in area, whichever is less. o Setbacks: 5 feet from side property lines and no encroachment into public right of way.

Driveway canopies are not permitted in the C.M.C. but have proliferated as unpermitted structures throughout the city.

Administration Generally (Chapter 17.70)
 Appeals. Modify requirement of the application decision appeal date from 15 days on which the decision was made, rather than current standards that identifies the appeal date from when the notice of determination was mailed.
 Minor Modification Permit. Allow for minor modifications by 10% of any numerical development standard with approval of a minor modification permit with a limit of 4 modifications per land parcel without the requirement of variance hardship findings. The existing minor modification regulations of Section 17.70.120 is classified as a minor variance requiring variance hardship findings.

Architectural Review (Chapter 17.72)
 Architectural Review Findings. Establishes findings for granting architectural review approval.

Residential Districts (R-R Rural Rancho Chapter 17.11, R-E Residential Estate Chapter

17.12, S-N Suburban Neighborhood Chapter 17.13, G-N General Neighborhood Chapter

17.14, U-N Urban Neighborhood 17.15)
 Agricultural Uses. Add existing commercial agricultural activity as a permitted use.  Lodging. Permit bed and breakfast, hotel and resort in an agricultural setting subject to a CUP approval where forty percent (40%) of the property utilized for agricultural crops with twenty percent (20%) planted with date palms. Associated tourist-related uses such as conference 191
Item 8.
facilities, gift shops, wellness spas, and recreational facilities may be approved with the CUP. (R-E zone only)
 Energy Efficient Design and Heat Island Reduction Strategies. Requires energy efficient design and heat island reduction strategies for residential development to implement General Plan Policy 2.2 (Energy efficient building and site design strategies) and Policy 4.5 (Heat island reduction strategies). (S-N and G-N zones only)
 Perimeter Landscape Setback. Established a 10-foot minimum perimeter landscape setback for residential developments and an average 20-foot perimeter landscape setback. This is a common setback for Coachella Valley cities. A shade standard of 30 percent of landscape area is required. (R-R Chapter 17.11, R-E Chapter 17.12, S-N, G-N zones only)  California Native Species. Requires California native plant and tree species in at least 40 percent of required landscape areas. (S-N and G-N zones only)  Perimeter Rear-facing Building Variation. Require single-family dwellings greater than 1 story with rear elevations with frontage along perimeter streets to include structural variation. (S-N and G-N zones only)
 Vista Santa Rosa equestrian and agricultural themed improvements. Requires equestrian themed improvements modeled after the Vista Santa Rosa design guidelines at project perimeters along Avenue 50, Avenue 52, Van Buren Street, Avenue 53, Avenue 54 South of Avenue 50 to include equestrian rail fencing, agrarian lighting, signage, 10-foot-wide decomposed grant trail and date palms planted 20 feet on center. (S-N, G-N, and R-C zones only)
 Proactive Circulation Design. Residential projects with new proposed streets shall incorporate circulation design to minimize traffic speeds and reduce the need for speed bumps. (S-N and G-N zones only)
C-N Neighborhood Commercial Zone (Chapter 17.24)
 Remove building size limits. Remove the limit of 10,000 square feet for single commercial building floor area and 35,000 square feet for multi-tenant retail building floor area. The current building limits make many existing commercial buildings nonconforming structures.  Cesar Chavez Street Sidewalk Improvements. Sidewalks shall be constructed at a minimum nine (9) feet for new development projects.
 New Cesar Chavez Street Development. New development on the Cesar Chavez Street Corridor shall demonstrate compliance with the Improving Neighborhood Connections Along Coachella’s Harrison Street Corridor report.
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C-N Neighborhood Commercial, C-G General Commercial and R-C Regional Commercial Zones (Chapters 17.24, 17.26, and 17.28)
 Agricultural Uses. Add existing commercial agricultural activity as a permitted use.  Landscape Maintenance. All landscape areas shall be maintained consistent with approved landscape plans. Landscape modifications shall be approved by the Planning Director and referred to the Planning Commission for review at the Director’s discretion.  Rooftop Screening. Requires mechanical equipment to be screened.  Energy Efficient Design and Heat Island Reduction Strategies Require Energy Efficient Design and Heat Island Reduction Strategies for Commercial and Residential Development to implement General Plan Policy 2.2 (Energy efficient building and site design strategies) and Policy 4.5 (Heat island reduction strategies).

M-S Manufacturing Zone (Chapter 17.30)
 Permitted Uses. Adds existing commercial agricultural activity and nurseries as permitted uses.
 Conditional Uses. Adds hotels as a conditional use on building sites along frontage of Major or Primary Arterials.

Accessory Dwelling Units (New Chapter 17.21)
 Accessory Dwelling Units (ADUs): Assign ADU regulations as its own code chapter and update ADU requirements for consistency with State Law. The modifications also eliminate the need for a separate ADU permit from a building permit and separate ADU permit fees.

The proposed amendments would provide much needed updates to the Coachella Municipal Code.

Staff plans to proceed with Phase 2 Streamline Code Amendments to include parking, sign and special event regulations by January 2025.

ALTERNATIVES:
1) Adopt Resolution No. PC2024-19 recommending the City Council adopt Ordinance No. 1213 amending Coachella Municipal Code chapters 17.11, 17.12, 17.13, 17.14, 17.15,

17.16, 17.24, 17.26, 17.28, 17.30, 17.38, 17.60, 17.70, 17.72, 17.76 and Adding Chapter

17.21 to amend zoning district permitted uses, development standards and development review procedures.
2) Adopt Resolution No. PC2024-19 recommending the City Council adopt Ordinance No. 1213 with amendments.
3) Recommend denial of the proposed ordinance.
4) Continue this item and provide staff with direction. 193
Item 8.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1.

Attachments:

1. Resolution No. PC2024-19 - ZOA No. 22-09 Phase 1 Streamline Code Amendments Exhibit A - Draft Ordinance
Exhibit B – Redlines of Code chapters 17.11, 17.12, 17.13, 17.14, 17.15, 17.16, 17.24,

17.26, 17.28, 17.30, 17.38, 17.60, 17.70, 17.72, 17.76 and Adding Chapter 17.21 194
Item 8.

RESOLUTION NO. PC2024-19

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF COACHELLA, CALIFORNIA, APPROVING ZONING
ORDINANCE AMENDMENT NO. 22-09 RECOMMENDING TO

THE CITY COUNCIL AMENDMENTS TO COACHELLA
MUNICIPAL CODE TITLE 17, ZONING, AMENDING CHAPTERS

17.11, 17.12, 17.24, 17.28, 17.20, 17.38, 17.60, 17.70, 17.72, 17.76 AND ADDING CHAPTER 17.21 TO AMEND ZONING DISTRICT

PERMITTED USES, DEVELOPMENT STANDARDS AND
DEVELOPMENT REVIEW PROCESS. CITY-INITIATED.

WHEREAS, pursuant to the authority granted to the City of Coachella (“City”) by Article XI, Section 7 of the California Constitution, the City has the police power to regulate the use of land and property within the City in a manner designed to promote public convenience and general prosperity, as well as public health, welfare, and safety; and,
WHEREAS, the proposed Ordinance would amend Title 17 (Zoning) to streamline the development review process, create more flexibility in development standards, implement the General Plan and modify Zoning Ordinance to address new changes required by State Law.

WHEREAS, based on that analysis, the Planning Commission recommends to the City Council that the phase 1 code streamline amendments are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

WHEREAS, on September 4, 2024 the Planning Commission held a duly noticed public hearing to review the project, as modified and the related environmental documents, at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and
WHEREAS, after said public hearing, the Planning Commission recommended that the City Council approve this Ordinance.

NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
COACHELLA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The Planning Commission of the City of Coachella, California, hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. 195
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Resolution No. PC 2024-19

Page 2 ends

SECTION 2. Recommendation to City Council. Based on the entire record before the Planning Commission, all written and oral evidence presented to the Planning Commission, and the findings made in the staff report and this Resolution, the Planning Commission of the City of Coachella hereby recommends that the City Council adopt an Ordinance entitled: “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COACHELLA, CALIFORNIA, AMENDING CHAPTERS 17.11, 17.12, 17.24, 17.28,

17.20, 17.38, 17.60, 17.70, 17.72, 17.76 AND ADDING CHAPTER 17.21 TO AMEND

ZONING DISTRICT PERMITTED USES, DEVELOPMENT STANDARDS AND DEVELOPMENT REVIEW PROCESS. CITY-INITIATED,” which is attached hereto as Exhibit “A.”
SECTION 3. Findings. The Planning Commission finds that the amendments to the Coachella Municipal Code proposed by the above referenced ordinance are consistent with and implement the goals and policies of all elements of the General Plan and exercise the City’s land use powers to protect the health, safety, and welfare of the public.

The Planning Commission also finds that the proposed amendments to the Coachella Municipal Code would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that they will establish appropriate uses and development standards as envisioned by the General Plan 2023. Furthermore, the Phase 1 Streamline Code Amendments are consistent with the following General Plan Policies:
 Land Use and Community Character Policy 2.3 Urban Design and Identity.

Recognize the City can differentiate itself from other Coachella Valley cities through urban design practices such as the development of complete neighborhoods, preservation of agriculture and open space, pedestrian-oriented design and sustainable development practices. The Phase 1 streamline code amendments establishes design standards that ensure quality architectural and landscape design for single family residential and commercial projects. The amendments ensure quality public realm design that encourages pedestrian activity.
 Land Use and Community Character Policy 2.5 High quality construction and architecture. Require high-quality and long-lasting building materials on all new development projects in the City. Encourage innovative and quality architecture in the City with all new public and private projects. The Phase 1 streamline code amendments established building modulation, fenestration, and architectural accent standards that ensure quality architecture for multi-family residential and mixed-use projects.  Land Use and Community Character Policy 2.7 Climate-appropriate design.

Require architecture, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices. The Phase 1 streamline code amendments requires residential and commercial projects to plan for energy efficiency and heat island reduction strategies.
 Sustainability and Natural Environment Goal 5 Agricultural Preservation. The Phase 1 streamline code amendments ensure existing commercial agricultural uses are 196
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Resolution No. PC 2024-19

Page 3 ends

permitted uses rather than nonconforming uses. The residential estate zone amendments incentivize property owners to preserve agriculture with new conditionally permitted lodging uses that ensure that agriculture can be preserved in a way that is economically viable.

The Planning Commission also finds that the proposed amendments to the Coachella Municipal Code are internally consistent with other applicable provisions of this Zoning Code.

SECTION 4. CEQA. The Planning Commission finds that proposed based on that analysis, that the draft Phase 1 Streamline Code Amendments are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

SECTION 5. Certification. The Secretary shall certify to the adoption of this Resolution.

APPROVED AND ADOPTED by the members of the City of Coachella Planning Commission on this 4
th day of September, 2024.
__________________________
Jason Hernandez,
Planning Commission Chair

ATTEST:
________________________________________
Gabriel Perez, Planning Commission Secretary
APPROVED AS TO FORM:
______________________________________
Carlos Campos, City Attorney
197
Item 8.

I, Gabriel Perez, Planning Secretary, City of Coachella, California, certify that the foregoing Resolution was adopted by the Planning Commission at a regular meeting of the Planning Commission held on the 4
th day of September, 2024, and was adopted by the
following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
Gabriel Perez
Planning Commission Secretary
198
Item 8.

ORDINANCE NO. 1213

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF COACHELLA, CALIFORNIA, AMENDING
COACHELLA MUNICIPAL CODE TITLE 17, ZONING,
AMENDING CHAPTERS 17.11, 17.12, 17.24, 17.28, 17.20,

17.38, 17.60, 17.70, 17.72, 17.76 AND ADDING CHAPTER

17.21 TO AMEND ZONING DISTRICT PERMITTED USES,

DEVELOPMENT STANDARDS AND DEVELOPMENT
REVIEW PROCESS. CITY-INITIATED. (First Reading)
WHEREAS, pursuant to the authority granted to the City of Coachella (“City”) by Article XI, Section 7 of the California Constitution, the City has the police power to regulate the use of land and property within the City in a manner designed to promote public convenience and general prosperity, as well as public health, welfare, and safety; and, WHEREAS, the proposed Ordinance would amend Title 17 (Zoning) to streamline the development review process, create more flexibility in development standards, implement the General Plan and modify Zoning Ordinance to address new changes required by State Law.

WHEREAS, based on that analysis, the City Council finds that the Objective Design Standards are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

WHEREAS, on September 4, 2024 the Planning Commission held a duly noticed public hearing to review the project at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and
WHEREAS, after said public hearing, the Planning Commission recommended that the City Council approve this Ordinance.

WHEREAS, on September _, 2024 the City Council held a duly noticed public hearing to review the project at which time during the hearing members of the public were given an opportunity to testify regarding the Project; and

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF COACHELLA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The City Council of the City of Coachella, California, hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Ordinance.
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SECTION 2. Amendment to Municipal Code Title 17, Zoning, is hereby amended as identified in Phase 1 Streamline Code Amendments Exhibit B.

SECTION 3. CEQA Analysis. The Planning Division prepared an environmental assessment for the proposed zoning ordinance amendment and based on that analysis the City Council finds that the Phase 1 Streamline Code Amendments are exempt from further review of the California Environmental Quality Act (CEQA) because it is an administrative activity which will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not a "project" as defined by section 15378 pursuant to State CEQA Guidelines 15060(c)(2 and 3) and 15061(b)(3). The Ordinance will not result in any increase in the intensity or density of any land use above what is currently allowed in the Coachella General Plan 2035 and the Zoning Ordinance.

SECTION 4. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof, is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance, or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase would be subsequently declared invalid or unconstitutional.

SECTION 5. Publication and Effective Date. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to published or posted as required by law, which shall take full force and effect thirty (30) days from its adoption. 200
Item 8.

PASSED, APPROVED, AND ADOPTED this ______ of _____________, 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Steven Hernandez, Mayor
City of Coachella
ATTEST:
___________________________________
Angela M. Zepeda, City Clerk
City of Coachella
APPROVED AS TO FORM:
___________________________________
Carlos Campos, Best Best & Krieger LLP
City Attorney
201
Item 8.

Title 17 - ZONING
Chapter 17.11 R-R (RURAL RANCHO) ZONE
Coachella, California, Code of Ordinances Created: 2024-06-26 08:27:36 [EST] (Supp. No. 26)

Page 1 of 4 ends

Chapter 17.11 R-R (RURAL RANCHO) ZONE

17.11.010 Intent and purpose.

This zone accommodates low intensity residential development within a preserved rural landscape which is intended to serve as a buffer between Agriculture and any of the urban uses or as the edge of the urbanized City. It is intended to provide for the establishment of residential areas which are to be developed at low density and with reasonable and adequate limitations, safeguards, and controls for the keeping and maintenance of horses in those areas of the city where noncommercial equestrian activities may be an integral part of the neighborhood amenities. This zone implements the Rural Rancho land use designation in the General Plan. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.11.020 Permitted uses.

The following uses are permitted in the R-R (Rural Rancho) zone subject to all provisions of this chapter:

A. Primary Uses.

1. Dwellings, single-family detached. No more than one such dwelling shall be permitted on one lot regardless of the size of the lot.

2. The growing of field crops, trees, vegetables, fruits, berries, flowers, and nursery stock, including wholesaling of crops produced upon the premises.

3. Animal raising, noncommercial, small animals, such as, poultry, birds, fish, fowl, rabbits, chinchillas, mice, frogs, earthworms, bees, and others of similar nature, form, and size, including hatching and fattening, and involving eggs or similar products derived therefrom.

4. Public and private parks.

5. Public Utility Facilities (City-initiated).

B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use:

1. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units).

2. Accessory structures, non-habitable, including private garages or carports, garden greenhouses, recreation rooms, pool bathhouses, or private stables and swimming pools.

3. Storage of tools, supplies, equipment, and petroleum products intended for use on the premises, but not for resale.

4. Housing and storage (including corrals, coops, pens, etc.) for animals and for crop products produced on the premises.

5. Keeping of horses with the following specifications:
a. Minimum Lot Area. Twenty thousand (20,000) square feet. b. Minimum Lot Area Per Horse. Five thousand (5,000) square feet. 202
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Created: 2024-06-26 08:27:36 [EST]
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Page 2 of 4 ends

c. No stable, shelter or corral shall be located within thirty-five (35) feet of any dwelling or other building used for human habitation.
d. Horses are kept or maintained for the private use of the family residing on the premises, except that a maximum of two horses owned by residents in the neighborhood may be boarded.

6. Pens and other shelter for domestic, noncommercial animals and pets. Such shelter shall not be nearer than thirty-five (35) feet from any building used for human habitation.

7. Parking facilities, including cars, trucks, and vehicles owned by persons residing on the premises.

8. Permitted Signs. Only the following signs shall be permitted:
a. One unlighted identification sign not to exceed twelve (12) square feet in area. b. One unlighted sign pertaining to the rental, sale, or lease of the premises, not to exceed twelve (12) square feet in area. Such signs shall be located at least ten (10) feet from any property line.

9. Home occupations, subject to the provisions of Section 17.58.010.

10. Public Utility Facilities (City-Initiated)
C. Conditional Uses. The following may be permitted in the R-R (Rural Rancho) zone, subject to obtaining a conditional use permit as specified in Section 17.74.010.

1. Animal Raising, Commercial. Small animals, such as, poultry, birds, fish, fowl, rabbits, chinchilla, mice, frogs, earthworms, bees, and others of similar nature, form, and size, including hatching and fattening, and involving eggs or similar products derived therefrom.

2. Borrow pits, gravel pits, and other recovery of natural mineral resources.

3. Campgrounds, private, containing picnic areas, overnight camping facilities and temporary parking for travel trailers and camper trucks.

4. Cemeteries, crematories, columbariums, and mausoleums.

5. Clubs and lodges, private, nonprofit when site fronting on an arterial street.

6. Dairy farms.

7. Equestrian establishments, provided that in no case shall permanent maintenance or stabling of horses, storage of feed, riding arenas, or storage or maintenance of equipment be permitted within three hundred (300) feet of the boundary of any residential zone except for A-R (Agricultural Reserve) zone.

8. Farms or establishments for the selective or experimental breeding of cattle or horses, or the raising and training of horses or show cattle.

9. Farm labor camps.

10. Fruit and vegetable packing houses.

11. Golf courses (public and private).

12. Interim outdoor commercial cannabis cultivation, pursuant to Chapter 17.85.

13. Kennels.

14. Mobilehomes.
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15. One temporary stand of temporary construction, for the display and sale of agricultural products produced on the premises, and placed not less than twenty-five (25) feet from any street or highway upon which such property fronts. When granting approval for such a temporary stand, the Planning Commission shall set a maximum time limit not to exceed one year on each such stand. Said time limit may be renewed at the option of the Planning Commission.

16. Swimming, polo, and country clubs.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.11.030 Property development standards.

The following standards of development shall apply in the R-R (Rural Rancho) Zone:

A. Residential Density.

1. Minimum Density. 0.4 dwelling units/acre.

2. Maximum Density. One dwelling unit/acre.

B. Lot Requirements.

1. Minimum Lot Size. One acre.

2. Minimum Lot Width. One hundred twenty (120) feet.

3. Minimum Lot Depth. One hundred twenty (120) feet.

C. Yard Requirements.

1. Building Setback. A building setback of not less than sixty (60) feet from the center line of any street, public or private, or not less than twenty (20) feet from the established street line of any street shall be maintained.

2. Side Yard. Each lot shall have side yards of at least twenty (20) feet in width.

3. Rear Yard. Each lot shall have a rear yard of at least twenty-five (25) feet.

4. Animals. Housing for animals (including corrals, coops, pens, stables, etc.) as permitted in this zone shall not be located within thirty-five (35) feet of any building or structure which is used for human habitation or assembly of persons.

5. Feed and Crop Storage. Feed and crop products shall not be stored within:
a. Fifty (50) feet of any front lot line.
b. Twenty (20) feet of any residential lot line.

D. Height Limits.

1. The maximum height of the primary structure shall be two-and-one-half stories or thirty-five (35) feet, whichever is less.

2. The maximum height of accessory buildings or structures shall be seventeen (17) feet except that the maximum height of accessory buildings or structures incidental to agricultural pursuits as permitted in Section 17.10.020 shall be equal to one-half the distance of such building or structure from any property line.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units).
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E. Off-Street Parking. Off-street parking shall be provided for, subject to the requirements of Section

17.54.010 of this chapter.

F. The minimum perimeter landscape setback shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage.

GF. Architectural Review. All development in the R-R, (Rural Rancho) Zone, is subject to architectural review as set forth in Section 17.72.010 of this title.

1. Single-family dwellings (one only per parcel) in the R-R (Rural Rancho) zone are subject to the architectural review process as set forth in Section 17.72.010 of this chapter. Approval of such applications shall be made only after review by the planning division and concurrence by the director therefor.

2. All mobilehomes subject to this review process shall be certified under the National Mobilehome Construction and Safety Act of 1974; and permanent foundations shall be approved by the Building Official; and roof material, roof overhang and exterior finish materials shall be the same as typically used on conventional single-family structures.

3. All mobilehomes shall be compatible with surrounding development.

4. All mobilehomes subject to the same development standards that apply to a conventional singlefamily dwelling.

5. All mobilehomes shall be allowed to be placed upon any lot of record. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.12 R-E RESIDENTIAL ESTATE ZONE
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Chapter 17.12 R-E RESIDENTIAL ESTATE ZONE1
1Editor's note(s)—Ord. No. 1204, § 3(Exh. A.1), adopted July 26, 2023, repealed Ch. 17.12, §§ 17.12.010—

17.12.030 and renumbered Ch. 17.14, §§ 17.14.010—17.14.030 as Ch. 17.12, §§ 17.12.010—17.12.030 as set out herein. The historical notation has been retained with the amended provisions for reference purposes.

Former Ch. 17.12, pertained to the A-T Agricultural Transition Zone and derived from Prior code §§ 020.01— 020.03; Ord. No. 1171, § 6, adopted Aug. 25, 2021.
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17.12.010 Intent and purpose.

This zone is intended to provide for the establishment of residential areas which are to be developed at low density and with reasonable and adequate limitations, safeguards, and controls for the keeping and maintenance of horses in those areas of the city where noncommercial equestrian activities may be an integral part of the neighborhood amenities. This zone implements the Estate Rancho land use designation in the General Plan. (Prior code § 025.01)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.12.020 Permitted uses.

The following uses are permitted in the R-E (Residential Estate) zone subject to all provisions of this chapter.

A. Primary Uses.

1. Dwellings, single-family detached. No more than one such dwelling shall be permitted on one lot regardless of the size of the lot.

2. Public and private parks.

3. Public Utility Facilities (City-initiated).

B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use.

1. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units).

2. Accessory structures, non-habitable, including private garages or carports, garden greenhouses, recreation rooms, pool bathhouses, or private stables and swimming pools.

3. Keeping of horses with the following specifications:
a. Minimum Lot Area. Twenty thousand (20,000) square feet. b. Minimum Lot Area Per Horse. Five thousand (5,000) square feet. c. No stable, shelter or corral shall be located within thirty-five (35) feet of any dwelling or other building used for human habitation.
d. Horses are kept or maintained for the private use of the family residing on the premises, except that a maximum of two horses owned by residents in the neighborhood may be boarded.

4. Parking facilities, such as cars, trucks, and vehicles owned by persons residing on the premises.

5. Home occupations, subject to the provisions of Section 17.58.010.

6. Pens and other shelter for domestic, noncommercial animals and pets. Such shelter shall not be nearer than thirty-five (35) feet from any building used for human habitation.

7. Permitted Signs. Only the following signs shall be permitted:
a. One unlighted identification sign not to exceed eight square feet in area. 207
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b. One unlighted sign pertaining to the rental, sale or lease of the premises, not to exceed twelve (12) square feet in area. Such sign shall be located not less than ten (10) feet from any property line.

8. The growing of field crops, trees, vegetables, fruits, berries and nursery stock, including wholesaling of crops produced upon the premises.

9. Restaurant as an accessory use associated with growing of field crops, trees, vegetables, fruits, berries and farm stands.

C. Conditional Uses. The following uses may be permitted in the RE zone, subject to obtaining a conditional use permit as specified in Section 17.74.010.

1. Clubs and lodges, private, nonprofit when site fronting on an arterial street.

2. Public and private golf courses.

3. School, private, nonprofit.

4. Farm stands.

5. Bed and Breakfast

6. Hotel and Resort in accordance with a master plan where forty percent (40%) of the property utilized for agricultural crops with twenty percent (20%) planted with date palms.

D. Tourist-Related Uses. The following uses are permitted only where integrated with and clearly incidental to a resort use approved through a conditional use permit.

1. Those uses which can be shown to make up a resort experience, which may include, but are not necessarily limited to conference and convention facilities, recreational facilities, restaurants, bar and cocktail lounge, wellness spa, gift shops, country clubs and golf courses and community event facilities including, but not limited to primarily outdoor events including anniversary, celebrations, ceremony, wedding ceremony and/or receptions, birthday, quincenera, sweetsixteen event, baby shower, holiday party, graduation, fundraiser for a charitable non-profit organization or farm-to-table event.
(Prior code § 025.02; Ord. No. 1171, § 7, 8-25-21)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.12.030 Property development standards.

The following standards of development shall apply in the R-E (Residential Estate) Zone:

A. Residential Density.

1. Minimum Density. One dwelling unit/acre.

2. Maximum Density. 2.2 dwelling unit/acre.

B. Lot Requirements.

1. Minimum Lot Area. Twenty thousand (20,000) square feet.

2. Minimum Lot Width. One hundred (100) feet.

3. Minimum Lot Depth. One hundred (100) feet.
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C. Yard Requirements.

2. Side Yard. Each lot shall have side yards of at least twenty (20) feet in width.

3. Rear Yard. Each lot shall have a rear yard of at least twenty-five (25) feet.

D. Height Limits.

1. The maximum height of the primary structure shall be two-and-one-half stories or thirty-five (35) feet, whichever is less.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units).

E. Off-Street Parking. Off-street parking shall be provided for, subject to the requirement of Section

17.54.010 of this title.

F. Landscape setback. The minimum perimeter landscape setback for projects without building frontages along perimeter streets shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Shade tree plantings shall be installed to provide shade of 30 percent of landscape area within 10 years. Shade structures with cool roofing materials may be permitted in whole or in part in lieu of shade tree plantings.

GF. Architectural Review. All development in the R-E (Residential Estate) Zone, is subject to architectural review as set forth in Section 17.72.010 of this title.

1. Mobilehomes are subject to the architectural review process as set forth in Section 17.72.010 of this title.

2. All mobilehomes subject to this review process shall be certified under the National Mobilehome Construction and Safety Act of 1974; and permanent foundations shall be approved by the 209
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building official; and roof material, roof overhang and exterior finish materials shall be the same as typically used on conventional single-family structures.

3. All mobilehomes shall be compatible with surrounding development.

4. All mobilehomes subject to the same development standards that apply to a conventional singlefamily dwelling. (Prior code § 025.03)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.13 S-N SUBURBAN NEIGHBORHOOD ZONE
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Chapter 17.13 S-N SUBURBAN NEIGHBORHOOD ZONE

17.13.010 Intent and purpose.

This zone is intended to provide areas within the city where development is limited to low-density concentrations of single-family dwellings, and to stabilize and protect the residential character of such areas. It has the further purpose of the provision of community facilities needed to complement urban residential areas and for institutions which require a residential environment and to minimize traffic congestion and to avoid an overload of utilities designed to service only low-density residential uses. The provisions of this zone are intended to encourage a suitable environment for family life through the regulation of densities of development, yards, fencing, heights, and similar aspects of development. This zone implements the Suburban Neighborhood land use designation in the General Plan.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.13.020 Permitted uses.

The following uses are permitted in the S-N (Suburban Neighborhood) zone subject to all provisions of this chapter:

A. Primary Uses.

1. Single-family detached dwelling. No more than one principal dwelling unit shall be located on each lot.

2. Family daycare homes.

3. Public parks and playgrounds.

4. Temporary subdivision sales offices.

5. The keeping of household pets so long as the number thereof does not exceed four dogs or cats, or a combination thereof, over four months of age, and other household pets that shall not be a public nuisance due to odors, noise, or public health considerations.

7. Such other similar uses as are approved by the Planning Commission.

8. Public Utility Facilities (City-initiated).

9. Community gardens (subject to site plan review).

10. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.” B. Accessory Uses. The uses listed below are allowed as incidental uses to an existing permitted or conditional use on the site.

1. Utility and recreational uses including garages, carports, pool cabana, storage shed, laundry room, electrical equipment room, shade structure, and similar uses subject to the provisions of Chapter 17.60.

2. Swimming pools and related equipment, outdoor kitchen countertops and gas-fired pits/barbeque grills, subject to the provisions of Chapter 17.60.

3. Court games and outdoor play courts with lighting up to ten (10) feet in height. 211
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4. Greenhouses, date orchards, and other fruit and vegetable gardens for private use.

5. Home occupations, and cottage food operations, subject to the provisions of Section 17.58.010.

6. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units).

C. Conditional Uses. The following uses are permitted in the S-N (Suburban Neighborhood) zone subject to the acquisition of a conditional use permit in accordance with the provisions of Section 17.74.010:

1. Apiaries (bee farming).

2. Commercial radio and television towers.

3. Fire stations, police stations.

4. Libraries, museums.

5. Community centers.

6. Parking lots.

7. Private lighted or unlighted tennis courts and other similar uses, except for not to include swimming pools and spas.

8. Public and quasi-public uses of an educational or religious type, including public and parochial elementary schools, junior high schools, high schools and colleges, commercial child daycare and pre-school facilities, churches, parsonages, and other religious institutions.

9. Public and private golf courses.

10. Public utility distribution substations and public service facilities.

11. Single-family detached residential subdivisions using flexible standards of the planned development overlay zone in Chapter 17.38.

12. Special Event Establishments on a parcel two acres or greater.

D. Prohibited Uses. The following uses are expressly prohibited in the S-N (Suburban Neighborhood) district:

1. Outdoor advertising displays and billboards.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.13.030 Property development standards.

The following standards of development shall apply in the S-N (Suburban Neighborhood) zone:

A. Residential Density.

1. Minimum Density. Two dwelling units/acre.

2. Maximum Density. Eight dwelling units/acre.

B. Lot Area Requirements. The minimum lot area for any new lot created in the S-N (Suburban Neighborhood) zone shall be as follows:

1. Interior Lots. Five thousand four hundred (5,400) square feet; however, the average lot size for any subdivision shall be a minimum of five thousand (5,000) square feet.

2. Corner Lots. Six thousand (6,000) square feet.
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3. Minimum lot width shall be fifty (50) feet; corner lots shall be sixty (60) feet minimum. Knuckle or cul-de-sac lots shall be forty (40) feet, provided the average width is fifty (50) feet.

4. Minimum lot depth shall be eighty (80) feet.

C. Yard Requirements.

1. Minimum side yards shall be five feet and maintained free and clear of obstructions from ground or wall-mounted equipment.

2. Minimum street side yard shall be ten (10) feet.

3. Minimum front yard shall be fifteen (15) feet for the habitable portion of the residence, and twenty (20) feet for front-loading garages. Side-loaded garages shall be a minimum of twelve (12) feet from the front property line. The percentage of side-loaded garages shall not exceed fifty (50) percent within any block face.

4. Minimum rear yard shall be twenty (20) feet for the main residence. Accessory structures shall comply with the rear yard regulations of Section 17.60.010(F).

5. Front yard setbacks in subdivision developments may be reduced by twenty-five (25) percent provided the average of all such setbacks is not less than the minimum for the district.

D. Maximum Lot Coverage.

1. The maximum lot coverage by all buildings, main and accessory structures, shall be fifty (50) percent, except as allowed per Section 17.60.010.H. (Accessory Dwelling Units).

E. Height Limits.

1. Building height for the primary structure shall not exceed thirty-five (35) feet; not to exceed three stories.

2. Building height for accessory structures shall not exceed seventeen (17) feet; not to exceed one story.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units).

F. Off-Street Parking.

1. Off-street parking spaces shall be provided and continuously maintained (free of storage or other obstructions) in accordance with the requirements set forth in Section 17.56.010.

2. All new single-family homes shall provide a two-car garage with a minimum clear dimension of twenty (20) feet by twenty (20) feet. An approved two-car carport in the rear yard may satisfy the minimum parking requirements for an existing single-family dwelling and would qualify the home for a garage conversion into habitable space, provided the driveway and drive approach serving the garage are completely removed and replaced with front yard landscaping.

G. Additional Regulations and Standards.

1. Architectural review by the Planning Commission is required for development projects involving the construction of more than three dwelling units. The Planning Commission shall make a decision pursuant to Chapter 17.72 after conducting a public hearing. An administrative architectural review is required by the planning director for up to two three units concurrent with building plan check.

2. Covered Parking. All new single-family homes shall provide a two-car garage with a minimum clear dimension of twenty (20) feet by twenty (20) feet. An approved two-car carport in the rear 213
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yard may satisfy the minimum parking requirements for an existing single-family dwelling and would qualify the home for a garage conversion into habitable space, provided the driveway and drive approach serving the garage are completely removed and replaced with front yard landscaping.

3. Energy Efficient Design and Heat Island Reduction Strategies. New development shall submit an Energy Efficient Design and Heat Island Reduction Plan that incorporates heat island reduction strategies such as light-colored cool roofs, light-colored paving, permeable paving, substantial shade tree coverage, shade structures and shaded asphalt paving. Energy efficient building and site design strategies shall be incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading.

4. Perimeter Landscape setback. The minimum perimeter landscape setback for residential projects without buildings frontages along perimeter streets shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Shade tree plantings shall be installed to provide shade of 30 percent of landscape area within 10 years.

Shade structures with cool roofing materials may be permitted in whole or in part in lieu of shade tree plantings. California native species shall be incorporated in at least 40 percent of required landscape areas.

5. Perimeter Rear-facing Building Variation. Residential dwellings with rear elevations facing perimeter streets exceeding 1 story, shall include two of the four options for building variation:
vertical modulation demonstrated by two façade heights varying by 5 feet (minimum), built-in patio or balcony, chimney structure, or building horizontal modulation with a minimum 15 percent façade recess or projection by a minimum of 4 feet.

6. Equestrian and Agricultural themed improvements including equestrian rail fencing, agrarian lighting, agrarian signage, 10 foot wide decomposed granite multi-purpose trail and date palms planted 20 feet on center shall be installed along Avenue 50, Avenue 52, Van Buren Street, Avenue 53, and Avenue 54 South of Avenue 50.

7. Circulation. Residential projects with new proposed streets shall incorporate a circulation design to minimize traffic speed and reduce the need for speed bumps.

83. Landscaping in the front yard and within the public right-of-way abutting a site shall include the following.
a. A minimum of one twenty-four-inch box shade tree and one fifteen-gallon shade tree. b. A minimum of twenty (20) shrubs, espaliers, and succulent plants. Landscaping shall include vertical shrubs to adequately screen the sides of utility boxes or cables boxes without obstructing access to the utility boxes.
c. Ground cover in the form of decomposed granite for yard or planter areas less than ten (10) feet in width, and three-fourths-inch pea gravel or larger gravel for planter or yard areas larger than ten (10) feet in width.
d. The use of sod shall be limited to no more than twenty (20) percent of the total front yard area. The remainder of the yard shall be landscaped utilizing a variety of drought tolerant plant materials including shrubs, espaliers, and succulents. e. The front yard area between the front building line of the home and the street line shall not be paved more than sixty (60) percent of the total front yard area. Those areas that are not paved shall be landscaped in accordance with this section. 214
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f. A minimum thirty-inch landscaped planter is required along the interior property line abutting a residential driveway serving an attached garage, unless the side yard serves as an approved driveway, pursuant to Section 17.54.010(H). g. A permanent underground irrigation system shall be installed for the front yard and public right-of-way areas of the site.
h. All trees, plants and groundcovers located in the front yard and in the adjacent public rightof-way shall be maintained by the land owner/occupier as needed to avoid overgrowth and shall be adequately irrigated to avoid loss of plants. Dead plants shall be re-planted as needed with new plantings to provide a well-maintained front yard appearance.

94. Refer to Section 16.32.170 of the Coachella Municipal Code for proposed changes in product sizes within single-family residential tracts in which a previously approved product was constructed.

H. Fencing. All developments in the S-N (Suburban Neighborhood) zone shall have fencing as follows:

1. A six-foot high fence on all rear property lines and interior side lot lines. Fences shall be solid and substantially built. Openings in such fences shall be protected by doors which are normally kept closed.
a. All wood fences shall be provided with a two-inch by four-inch plate, top and bottom, and shall be well braced.
b. The fence material shall be a minimum of three-fourths inch boards and shall be vertical in alignment and without interruption.

2. In subdivisions of five or more units, fencing on all rear property lines and those side yard lot lines of those units denoting the boundaries of the subdivisions shall be of solid masonry construction. Such walls shall be finished with caps of appropriate size. Opening for pedestrian and bicycle connections shall be provided at no less than 250-foot intervals to improve connectivity with the surrounding neighborhood.

3. Front and street side yard fencing shall conform to Section 17.60.010(D)(3) of this code.

4. If a fence exists at the required location, the requirement may be waived. Waiver may be granted if the chief building official, with the concurrence of the director of community development, finds that the existing fence is of sound construction with an expected life of at least ten (10) years.

I. All new single-family residential development shall be designed pursuant to the design standards included in Chapter 17.19 (Supplemental Standards for Single-family Residential). (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.14 G-N GENERAL NEIGHBORHOOD ZONE
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Chapter 17.14 G-N GENERAL NEIGHBORHOOD ZONE

17.14.010 Intent and purpose.

This zone is intended to provide for the establishment and expansion of detached and attached single-family and multiple-family residential development areas at various medium and high population densities and related open space and community services, all located in conformance with the general plan. This zone implements the General Neighborhood land use designation in the General Plan. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.14.020 Permitted uses.

The following uses are permitted in the G-N (General Neighborhood) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. Single-family and duplex dwellings:
a. Detached single-family dwellings shall conform to the standards as set forth in the S-N (Suburban Neighborhood) zone (Chapter 17.16) and Chapter 17.19 (Supplemental Standards for Single-Family Residential).
b. Duplex dwellings, attached or detached.
c. Attached single-family such as rowhouses.
d. Small lot single-family subdivisions.

2. Triplex or Fourplex.

3. Multi-family dwellings (five plus units).

4. Existing single-family residential uses built before the date of this adoption.

5. Public Utility Facilities (City-initiated).

6. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.” B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use.

1. Accessory structures, non-habitable, including private garages, carports, garden greenhouses, recreation rooms or pool bathhouses and swimming pools.

2. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units).

3. Permitted Signs. Only the following signs shall be permitted:
a. One unlighted identification sign of a maximum of twenty (20) square feet in area, placed on the wall of the building, containing only the name and address of the building. 216
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b. One unlighted sign pertaining to the rental, sale, or lease of the premises, not to exceed ten (10) square feet in area.

C. Conditional Uses. The following uses are permitted in the G-N (General Neighborhood) zone subject to obtaining a conditional use permit in accordance with the provisions of Section 17.74.010:

1. All conditional uses listed in Section 17.16.020(C) of the S-N (Suburban Neighborhood) zone.

2. Boarding and lodging houses.

3. Child nurseries, day care centers.

4. Hospitals, convalescent homes, rest homes, and sanitaria, excepting animal hospitals; subject to the following:
a. Minimum lot size shall be five acres.
b. All buildings shall be at least fifty (50) feet removed from any lot lines.

5. Professional offices and uses accessory thereto, including medical and dental laboratories; subject to the following:
a. Minimum lot size shall be twenty thousand (20,000) square feet. b. Access on arterial or collector.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.14.030 Property development standards.

The following standards of development shall apply in the G-N (General Neighborhood) zone:

A. Residential Density.

1. Minimum Density. Seven dwelling units/acre.

2. Maximum Density. 25 dwelling units/acre.

B. Lot Area Requirements.

1. Single-family detached residential subdivisions shall have a minimum lot size of four thousand (4,000) square feet. The minimum lot width and depth for an interior lot shall be forty (40) feet and seventy-five (75) feet respectively. The minimum lot width for a corner lot shall be forty-five (45) feet.

2. Single-family attached residential subdivisions shall have a minimum lot size of two thousand five hundred (2,500) square feet. The minimum lot width and depth for an interior lot shall be thirty (30) feet and fifty (50) feet respectively. The minimum lot width for a corner lot shall be thirtyfive (35) feet.

3. Multiple-family residential developments of five or more dwelling units shall have a minimum site area of ten thousand (10,000) square feet. The minimum lot width and depth for an interior lot shall be sixty (60) feet and one hundred (100) feet respectively. The minimum lot width for a corner lot shall be seventy (70) feet.

C. Yard Requirements.

1. Front Yard. Each lot or building site shall have a front yard of at least fifteen (15) feet in depth for single-family residential development and ten (10) feet for multifamily housing types. 217
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2. Side Yard. Each lot or building site shall have a minimum side yard as follows:
a. Interior and Corner Lots. Ten (10) percent of the lot width, but not less than five feet, and need not be greater than ten (10) feet, except as specified below. b. Street Side of Corner Lots. Ten (10) feet.

3. Rear Yard. Each lot or building site shall have a minimum rear yard of twenty (20) feet.

D. Height Limits.

1. The maximum height of all buildings shall be three stories, or forty-five (45) feet, whichever is less.

2. The maximum height of all accessory structures shall be one story, or fifteen (15) feet, whichever is less.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units).

E. Usable Open Space.

1. Single-family detached and attached residential subdivisions shall provide a minimum of two hundred fifty (250) square feet per unit.

2. Multifamily developments shall provide a minimum of two hundred fifty (250) square feet total per unit, minimum one hundred fifty (150) square feet of private open space required for ground-level units and eighty (80) square feet of private open space for upper-level units. The remaining area shall be provided as common open space. Portions of spaces required under the yard and distance between buildings provisions of this section may be included in the calculation of usable open space, provided they are integrated with and clearly usable as part of a larger area per Section E.3 below.

3. Usable Open Space Standards:
a. Usable open space may be provided as private outdoor living areas, balconies, decks, or as common recreational-leisure areas. Except in the case of balconies, such areas shall be landscaped.
b. Usable open space, when provided as common recreational leisure area, may extend into the required front yard to within five feet of the front lot line, subject to the following provisions:
i. No more than forty (40) percent of the required front yard may be so used. ii. No permanent structures, except swimming pools and those structures required by law, shall be permitted in the required front yard. iii. Such areas shall be screened from the street and adjacent properties by landscaping and/or decorative fencing of a maximum height of forty-two (42) inches, except where a greater height is required by law. iv. The remaining portion of the required front yard, except for access drives and walks, shall be landscaped and maintained.

F. Off-Street Parking. Off-street parking shall be provided for each dwelling unit subject to the requirements of Section 17.54.010 of this title.

G. Zero Lot Line Option. If new zero lot line single-family residential developments are proposed, these standards shall apply:
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1. The total setback may be aggregated on one side of the dwelling unit, with no setback required on the opposite side. The minimum setback on one side of the dwelling shall be ten (10) feet. See diagram below:

2. All or part of the setback requirements of interior yards along property lines adjoining other private lots may be waived with the written approval of the City and the property owner of the lot adjoining the yard which is being encroached upon. This written agreement shall take the form of a zero-lot line agreement which shall be recorded on the chain of title of both properties involved. The zero-lot line agreement shall describe in detail the extent of said waiver. Zero lot line agreements shall be executed between private property owners only. Swimming pools are not eligible for zero lot line agreements.

3. Approval of a zero-lot line agreement shall be subject to the following requirements:
a. All building and fire code requirements related to construction shall be met. b. Approval regarding the provision of adequate access shall be obtained by the Fire Department.
c. Where the setback is reduced to less than three feet, a maintenance access easement of five feet in width shall be provided on the adjoining property.

H. All new single-family residential development shall be designed pursuant to the design standards included in Chapter 17.19 (Supplemental Standards for Single-family Residential).

I. All new multi-family residential development shall be designed pursuant to the City of Coachella MultiFamily Objective Design Standards.

J. Energy Efficient Design and Heat Island Reduction Strategies. New development shall submit an Energy Efficient Design and Heat Island Reduction Plan that incorporates heat island reduction strategies such as light-colored cool roofs, light-colored paving, permeable paving, substantial shade tree coverage, shade structures and shaded asphalt paving. Energy efficient building and site design strategies shall be incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading.

K. Perimeter Landscape setback. The minimum perimeter landscape setback for residential projects without buildings frontages along perimeter streets shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Shade tree plantings shall be installed to provide shade of 30 percent of landscape area within 10 years. Shade structures with cool roofing materials may be permitted in whole or in part in lieu of shade tree plantings.

California native species shall be incorporated in at least 40 percent of required landscape areas. 219
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L. Perimeter Rear-facing Building Variation (Single-family dwellings). Residential dwellings with rear elevations facing perimeter streets exceeding 1 story, shall include two of the four options for building variation: vertical modulation demonstrated by two façade heights varying by 5 feet (minimum), builtin patio or balcony, chimney structure, or building horizontal modulation with a minimum 15 percent façade recess or projection by a minimum of 4 feet.

L. Equestrian and Agricultural themed improvements including equestrian rail fencing, agrarian lighting, agrarian signage, 10 foot wide decomposed granite multi-purpose trail and date palms planted 20 feet on center shall be incorporated with new development along Avenue 50, Avenue 52, Van Buren Street and Calhoun Street South of Avenue 50.

G. Distance Between Buildings. No requirements
L. Circulation. Residential projects with new proposed streets shall incorporate a circulation design to minimize traffic speed and reduce the need for speed bumps.

LJ. Architectural Review. All development in the G-N (General Neighborhood) zone is subject to architectural review as set forth in Section 17.72.010 of this title. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.15 U-N URBAN NEIGHBORHOOD ZONE
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Chapter 17.15 U-N URBAN NEIGHBORHOOD ZONE

17.15.010 Intent and purpose.

This zone is intended to provide for the establishment of high-intensity, walkable, transit-ready neighborhoods with a variety of types of housing—predominantly multi-family of various types. These compact neighborhoods are located within easy walking distance of parks, schools, shops, transit, and employment. This zone implements the Urban Neighborhood land use designation in the General Plan. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.15.020 Permitted uses.

The following uses are permitted in the U-N (Urban Neighborhood) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. Multi-family dwellings (five plus units).

2. Attached single-family dwellings such as rowhouses.

3. Small lot single-family subdivisions.

4. Duplex, Triplex or Fourplex.

5. Neighborhood retail uses under ten thousand (10,000) square feet, along Major Arterials, Major Arterials with Enhanced Bicycle Facilities, Primary Arterials, and Primary Arterials with Enhanced Bicycle Facilities, per Chapter 17.24 (C-N Neighborhood Commercial Zone).

6. Restaurants along Major Arterials, Major Arterials with Enhanced Bicycle Facilities, Primary Arterials, and Primary Arterials with Enhanced Bicycle Facilities, per Chapter 17.24 (C-N Neighborhood Commercial Zone).

7. Child nurseries, day care centers.

8. Public Utility Facilities (City-initiated).

9. Existing single-family residential uses built before the date of this adoption.

10. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.” B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use.

1. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units).

2. Accessory structures, non-habitable, including private garages, carports, garden greenhouses, recreation rooms or pool bathhouses and swimming pools.

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b. One unlighted sign pertaining to the rental, sale, or lease of the premises, not to exceed ten (10) square feet in area.

C. Conditional Uses. The following uses are permitted in the U-N (Urban Neighborhood) zone subject to obtaining a conditional use permit in accordance with the provisions of Section 17.74.010:

1. All conditional uses listed in Section 17.13.020(C) of the S-N (Suburban Neighborhood) zone.

2. Boarding and lodging houses.

3. Child nurseries, day care centers.

4. Hotels.

5. Medical Offices.

D. Prohibited Uses. The following uses are prohibited in the U-N (Urban Neighborhood) zone:

1. Mobilehomes.

2. Motels.

3. Outdoor advertising and billboards.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.15.030 Property development standards.

The following standards of development shall apply in the U-N (Urban Neighborhood) zone:

A. Residential Density and Non-Residential Intensity.

1. Minimum Density. Twenty (20) dwelling units/acre.

2. Maximum Density. Thirty-eight (38) dwelling units/acre.

3. Maximum non-residential FAR. 0.5, where allowed.

B. Lot Area Requirements.

1. Single-family attached residential subdivisions shall have a minimum lot size of one thousand eight hundred (1,800) square feet. The minimum lot width and depth for an interior lot shall be twenty-five (25) feet and forty-five (45) feet respectively. The minimum lot width for a corner lot shall be thirty (30) feet.

2. Multiple-family residential developments of five or more dwelling units shall have a minimum site area of ten thousand (10,000) square feet.

3. Developments with stand-alone commercial uses or mixed uses shall have a minimum site area of twenty thousand (20,000) square feet.

C. Yard Requirements.

1. Front Yard. Each lot or building site shall have a front yard of at least ten (10) feet in depth.

3. Rear Yard. Each lot or building site shall have a minimum rear yard of fifteen (15) feet. 222
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D. Height Limits.

1. The maximum height of all buildings shall be four stories, fifty (50) feet, whichever is less.

2. The maximum height of all accessory structures shall be one story, or fifteen (15) feet, whichever is less.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units).

E. Usable Open Space.

1. Single-family detached and attached residential subdivisions shall provide a minimum of two hundred (200) square feet per unit.

2. Multifamily developments shall provide a minimum of two hundred (200) square feet total per unit, minimum one hundred twenty (120) square feet of private open space required for groundlevel units and sixty (60) square feet of private open space for upper-level units. The remaining area shall be provided as common open space. Portions of spaces required under the yard and distance between buildings provisions of this section may be included in the calculation of usable open space, provided they are integrated with and clearly usable as part of a larger area.

F. Off-Street Parking. Off-street parking shall be provided for each dwelling unit or commercial use subject to the requirements of Section 17.54.010 of this title.

G. Zero Lot Line Option. If new zero lot line single-family residential developments are proposed, these standards shall apply:

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3. Approval of a zero-lot line agreement shall be subject to the following requirements:
a. All building and fire code requirements related to construction shall be met; b. Approval regarding the provision of adequate access shall be obtained by the Fire Department; and,
c. Where the setback is reduced to less than three feet, a maintenance access easement of five feet in width shall be provided on the adjoining property.

H. All new single-family residential developments shall be designed pursuant to the design standards included in Chapter 17.19 (Supplemental Standards for Single-family Residential).

I. All new multi-family residential developments shall be designed pursuant to the City of Coachella Multi-Family Objective Design Standards.

J. Architectural Review. All development in the U-N (Urban Neighborhood) zone is subject to architectural review as set forth in Section 17.72.010 of this title. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.16 U-E URBAN EMPLOYMENT ZONE
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Chapter 17.16 U-E URBAN EMPLOYMENT ZONE1
1Editor's note(s)—Ord. No. 1204, § 3(Exh. A.1), adopted July 26, 2023, repealed the former Ch. 17.16, §§

17.16.010—17.16.030, and enacted a new Ch. 17.16 as set out herein. The former Ch. 17.16 pertained to R-S Residential Single-Family Zone and derived from Prior code §§ 030.01—030.03; Ord. 909, adopted 2004; Ord.

No. 1021, § 2, adopted July 28, 2010; Ord. No. 1026, § 6, adopted Jan. 12, 2011; Ord. No. 1075, §§ 3, 4, adopted June 10, 2015.
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17.16.010 Intent and purpose.

This zone is intended to provide for the establishment of a range of employment uses such as office and research and development in a mixed, campus setting. The employment uses are supported by retail, service, and similar uses. Residential uses are allowed in residential-only buildings or in a mixed-use configuration with groundfloor retail. Also allowed are higher education uses (such as a college or university) designed in an urban setting.

This zone implements the Urban Employment Center land use designation in the General Plan. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.16.020 Permitted uses.

The following uses are permitted in the U-E (Urban Employment) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. Office uses of all types, including, but not limited to the following:
a. Medical and dental offices.
b. Administrative, business, executive and editorial.
c. Professional offices.
d. Financial, insurance, real estate offices, including banks and related institutions. e. General offices.

2. Research and Development.

3. Neighborhood retail uses per Chapter 17.24 (C-N Neighborhood Commercial Zone).

4. Restaurants per Chapter 17.24 (C-N Neighborhood Commercial Zone).

5. Artisan manufacturing/flex space.

6. Multi-family dwellings (five plus units), except that no new residential uses are permitted in the area bounded by Avenue 53, Tyler Street, Avenue 54, and Shady Lane.

7. Public Utility Facilities (city-initiated).

8. Child nurseries, day care centers.

9. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.” B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use.

1. Accessory structures, non-habitable, including arcades (shade structures), parking garages, garden greenhouses, community gardens, recreation rooms or pool bathhouses and swimming pools.

2. Accessory dwelling units and Junior accessory dwelling units, per Section 17.60.010.H. (Accessory Dwelling Units), except that no new residential uses are permitted in the area bounded by Avenue 53, Tyler Street, Avenue 54, and Shady Lane.

3. Permitted Signs. Per Chapter 17.56 (Signs).
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C. Conditional Uses. The following uses are permitted in the U-E (Urban Employment) zone subject to obtaining a conditional use permit in accordance with the provisions of Section 17.74.010:

1. Bars and Cocktail lounges

2. College/University.

3. Community Gardens

4. Hotels/Motels.

5. Light Industrial uses as permitted in the M-S (Manufacturing Service) Zone, and as stand-alone uses operating indoors. Such uses in existence and permitted at the time of adoption of this code amendment shall be allowed to continue as a permitted use without obtaining a conditional use permit.

6. Microbrewery and taprooms.

7. Towing and impound uses. Such uses as standalone uses shall not exceed one percent of the U-E Zone.

D. Consistency with the Jacqueline Cochran Regional Airport Land Use Compatibility Plan.

1. If a project is located in the Jacqueline Cochran Airport Compatibility zones, densities, intensities, and prohibited uses shall be consistent with criteria in the airport land use compatibility plan for the Jacqueline Cochran Regional Airport, including applicable Countywide criteria as may exist at the time of project review.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.16.030 Property development standards.

The following standards of development shall apply in the U-E (Urban Employment) zone:

A. Residential Density and Non-Residential Intensity.

1. Minimum Density. Thirty (30) dwelling units/acre.

2. Maximum Density. Sixty-five (65) dwelling units/acre.

3. Maximum non-residential FAR. 2.0.

B. Lot Area Requirements.

1. Developments with stand-alone commercial or light industrial uses or mixed uses shall have a minimum site area of twenty thousand (20,000) square feet.

2. Stand-alone multiple-family residential developments shall have a minimum site area of ten thousand (10,000) square feet.

C. Yard Requirements.

1. Front Yard. Where one or both adjoining zones are residential, a yard shall be provided which is equal in depth to the average of the required front yards of the adjoining zones.

2. Side Yard. Where a parcel in the U-E (Urban Employment) zone adjoins a street or residential zone, there shall be a side yard of not less than ten (10) feet on the side or sides adjoining said street or residential zone. In the case of a reversed corner lot, the side yard adjoining the street shall be not less than the required front yard of the adjoining key lot to the rear. 227
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3. Rear Yard. Where a parcel in the U-E (Urban Employment) zone adjoins a residential zone, there shall be a rear yard of not less than ten (10) feet adjoining that residential zone. This shall not apply where there exists a public alley separating the two zones.

4. Permitted Encroachments in Required Yards. The yards required in subsections 1—3 of this section may be used as part of an automobile parking area, provided however that a minimum three-foot wide screen planting strip shall be maintained adjacent to the street right-of-way lines.

D. Height Limits.

1. The maximum height of all buildings shall be five stories, or seventy-five (75) feet, whichever is less, except that for properties adjacent to a single-family zone, starting from the third floor up, each subsequent floor shall be stepped back by fifteen (15) feet for every two floors. See diagram below:

2. The maximum height of all accessory structures shall be one story, or fifteen (15) feet, whichever is less. Accessory structures exceeding fifteen (15) feet may be approved up to thirty-five (35) feet subject to Architectural Review by the Planning Commission.

3. The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units)
E. Distance Between Buildings.

1. Between two main buildings: Twenty (20) feet.

2. Between a main building and an accessory structure, or between two accessory structures:

Fifteen (15) feet.

F. Usable Open Space.

1. Greater than twenty-five thousand (25,000) square feet non-residential portion of developments shall provide three percent of the gross building area as usable open space. Common open space may be utilized for employees or publicly accessible open space. If the open space is over one thousand (1,000) square feet and provided as publicly accessible, up to fifty (50) percent may count toward the required residential common open space (if in a mixed-use project). 228
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2. Multifamily developments shall provide a minimum of one hundred fifty (150) square feet total per unit, minimum one hundred twenty (120) square feet of private open space required for ground-level units and sixty (60) square feet of private open space for upper-level units. The remaining area shall be provided as common open space. Portions of spaces required under the yard and distance between buildings provisions of this section may be included in the calculation of usable open space, provided they are integrated with and clearly usable as part of a larger area.

G. Off-Street Parking. Off-street parking shall be provided for each dwelling unit or commercial use subject to the requirements of Section 17.54.010 of this title.

H. All new multi-family residential development shall be designed pursuant to the City of Coachella MultiFamily Objective Design Standards.

I. Architectural Review. All development in the U-E (Urban Employment) zone is subject to architectural review as set forth in Section 17.72.010 of this title.

J. Consistency with the Jacqueline Cochran Regional Airport Land Use Compatibility Plan.

K. Other Property Development Standards.

1. All uses shall be conducted entirely within a completely enclosed building, except for off-street parking and loading facilities, and certain uses permitted subject to a conditional use permit. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.60 DEVELOPMENT STANDARDS
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Chapter 17.60 21 DEVELOPMENT STANDARDSAccessory Dwelling Units H. Accessory Dwelling Units. 17.21.010 Accessory Dwelling Unit Requirements

1. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government CodeThe purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with California Government Code sections 65852.2 and 65852.22. Notwithstanding any conflicting regulations in this title, the regulations in this subsection shall supersede and be applicable to the new construction of ADUs and JADUs, and the conversion of existing structures for said purpose, in the city's residential and agricultural zones.

2. Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:
a. Deemed to be inconsistent with the city's general plan and zoning designation for the lot on which the ADU or JADU is located.
b. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located. c. Considered in the application of any local ordinance, policy, or program to limit residential growth. d. Required to correct a nonconforming zoning condition, as defined in subsection Error! Reference source not found.. This does not prevent the city from enforcing compliance with applicable building standards in accordance with Health and Safety Code section 17980.12Required to correct a nonconforming zoning condition, as defined in subsection (3)(g) below.

3. Definitions. As used in this section, terms are defined as follows:
a. "Accessory dwelling unit" or "ADU" means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:
1) An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and 2) A manufactured home, as defined by Section 18007 of the California Health and Safety Code. b. "Accessory structure" means a structure that is accessory and incidental to a dwelling located on the same lot.
c. "Complete independent living facilities" means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. d. "Efficiency kitchen" means a kitchen that includes each of the following:
1) A cooking facility with appliances.
2) A food preparation counter or counters that total a minimum of fifteen (15) square feet in area. and storage cabinets that are of a reasonable size in relation to the size of the JADU 3) Food storage cabinets that total a minimum of thirty (30) square feet of shelf space. 230
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e. "Junior accessory dwelling unit" or "JADU" means a residential unit that satisfies all of the following:
1) It is no more than five hundred (500) square feet in size., 2) It is contained entirely within an existing or proposed single-family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure.,
3) It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure, and .
4) If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling. 54) It includes an efficiency kitchen, as defined in subsection (3)(d) above. f. "Living area" means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.
g. "Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.
h. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.
i. "Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
j. "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
k. "Tandem parking" means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

4. Approvals. The following approvals apply to ADUs and JADUs under this section:
a. Building-permit OnlyType A - ADU. If an ADU or JADU complies with each of the general requirements in subsection (5e) below, it is allowed with only a building permit in the following scenarios:
1) Converted on Single-family Lot: Only Oone ADU as described in this subsection (4)(a)(1) and oneor JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
(i) Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to one hundred fifty (150) additional square feet if the expansion is limited to accommodating ingress and egress. (ii) Has exterior access that is independent of that for the single-family dwelling, and. (iii) Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
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(iv) The JADU complies with the requirements of Government Code sections 66333 through 66339.
2) Limited Detached or Attached on Single-family Lot: One detached or attached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection (4)(a)(1) above), if the detached or attached ADU satisfies the following limitations:
(i) The side- and rear-yard setbacks are at least four-feet. (ii) The total floor area is eight hundred (800) square feet or smaller. (iii) The peak height above grade does not exceed the applicable height limit in subsection Error! Reference source not found. belowis sixteen (16) feet or less. 3) Converted on Multifamily Lot: Multiple ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (4)(a)(3), aAt least one converted ADU is allowed within an existing multifamily dwelling, and up to a quantity equal to twenty-five (25) percent of the existing multifamily dwelling units may each have a converted ADU under this paragraph.
4) Limited Detached on Multifamily Lot: No more than two detached ADUs on a lot that has an existing or proposed multifamily dwelling if each detached ADU satisfies the following limitations:
(i) The side- and rear-yard setbacks are at least four-feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU. (ii) The peak height above grade does not exceed the applicable height limit provided in subsection Error! Reference source not found. below The total floor area is eight hundred (800) square feet or smaller.
b. ADU PermitType B - ADU.
1) Except as allowed under subsection (d4)(1a) above, no ADU may be created without a building permit and an ADU permit in compliance with the standards set forth in subsections (e5) and (f6) below.
2) The city may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the city's ADU ordinance. The ADU-permit processing fee is determined by the planning director and approved by the city council by resolution. c. Process and Timing.
1) An ADU or JADU permit is considered and approved ministerially, without discretionary review or a hearing.
2) The city must act onapprove or deny an application to create an ADU or JADU within sixty (60) days from the date that the city receives a completed application. If the city has not approved or denied the completed application within 60 days, the application is deemed approved unless either:, unless either:
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(i) The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
(ii) When an application to create an ADU or JADU In the case of a JADU and the application to create a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the city may delay acting on the permit application for the ADU or JADU until the city acts on the permit application to create the new single-family or multi-family dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.
3) If the city denies an application to create an ADU or JADU, the city must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection Error! Reference source not found. above 4) A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

5. General ADU and JADU Requirements. The following requirements apply to all ADUs and JADUs that are approved under subsections (4)(a) or (4)(b) above:
a. Zoning.
1) An ADU or JADU subject only to a building permit under subsection (4)(a) above may be created on a lot in a residential or mixed-use zone.
2) An ADU or JADU subject to an ADU permit under subsection (4)(b) may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use. 3) In accordance with Government Code section 66333(a), a JADU may only be created on a lot zoned for single-family residences.
b. Height.
1) Except as otherwise provided by subsections Error! Reference source not found. and Error! Reference source not found. below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. 2) A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
3) A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height. 4) An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower.

Notwithstanding the foregoing, ADUs subject to this subsection 0 may not exceed two stories. 233
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5) For purposes of this subsection Error! Reference source not found., height is measured from existing legal grade or the level of the lowest floor, whichever is lower, to the peak of the structure. bc. Fire Sprinklers. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. 1) Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. 2) The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
c. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days. This prohibition applies regardless of when the ADU or JADU was created. d. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code section 66341, but no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).
e. Septic System. If the ADU or JADU will connect to an onsite water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last ten (10) years. f. Owner Occupancy.
1) All ADUs created under this section on or after January 1, 2020 are not subject to an owneroccupancy requirement ADUs created before January 1, 2020 are subject to the owner-occupancy requirement that was in place when the ADU was created. 2) An ADU that is created after that date but before January 1, 2025, is not subject to any owneroccupancy requirement. 3) All ADUs that are created on or after January 1, 2025 are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property as the person's legal domicile and permanent residence. 42) As required by state law, aAll JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence. However, the owner-occupancy requirement of this paragraphin this subsection (5)(f)(2) does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. g. Deed Restriction. Prior to issuance of a building permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the Ccounty Rrecorder's office and a copy filed with the planning directorDevelopment Services Director. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that:
1) Except as otherwise provided in Government Code section 66341, The the ADU or JADU may not be sold separately from the primary dwelling.
2) The ADU or JADU is restricted to the approved size and to other attributes allowed by this section. 3) The deed restriction runs with the land and may be enforced against future property owners. 234
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4) The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the directorDirector, providing evidence that the ADU or JADU has in fact been eliminated. Appeal may be taken from the Director’s determination consistent with other provisions of this CodeThe director may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated. Appeal may be taken from the director's determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed, but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this code.
5) The deed restriction is enforceable by the director or his or her designee for the benefit of the city.

Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit. h. Rent Reporting. In order to facilitate the city’s obligation to identify adequate sites for housing in accordance with Government Code sections 65583.1 and 66330, the following requirements must be satisfied:
1) With the building-permit application, the applicant must provide the city with an estimate of the projected annualized rent that will be charged for the ADU or JADU. 2) Within 90 days after each January 1 following issuance of the building permit, the owner must report the actual rent charged for the ADU or JADU during the prior year. If the city does not receive the report within the 90-day period, the owner is in violation of this Code, and the city may send the owner a notice of violation and allow the owner another 30 days to submit the report. If the owner fails to submit the report within the 30-day period, the city may enforce this provision in accordance with applicable law.
i. Building & Safety.
1) Must comply with building code. Subject to subsection Error! Reference source not found. below, all ADUs and JADUs must comply with all local building code requirements. 2) No change of occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the building official or Code Enforcement Division officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection Error! Reference source not found. prevents the city from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section.
i. Parking.
1) Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection Error! Reference source not found..
2) Exceptions. No parking under subsection Error! Reference source not found. is required in the following situations:
(i) The ADU is located within one-half mile walking distance of public transit, as defined in subsection Error! Reference source not found..

Commented [AM1]: Do we want to require this? Ask Anahi
or Gabe.

Rent reporting section is not required, but optional per BB&K. 235
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(ii) The ADU is located within an architecturally and historically significant historic district. (iii) The ADU is part of the proposed or existing primary residence or an accessory structure under subsection Error! Reference source not found.. (iv) When on-street parking permits are required but not offered to the occupant of the ADU.
(v) When there is an established car share vehicle stop located within one block of the ADU.
(vi) When the permit application to create an ADU is submitted with an application to create a new single-family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections Error! Reference source not found. through Error! Reference source not found.. 3) No Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.
4) JADU Parking Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of a JADU or converted to an JADU, a maximum of one off-street parking space is required to be replaced, unless a parking exception is made under subsection (5)(i)(2).

6. Specific Type B - ADU Requirements. The following requirements apply only to ADUs that require an ADUa permit under subsection (4)(b) above.
a. Maximum Size.
1) The maximum size of a detached or attached ADU subject to this subsection (6) is eight hundred fifty (850) square feet for a studio or one-bedroom unit and one thousand (1,000) square feet for a unit with two bedrooms. No more than two bedrooms are allowed. 2) An attached ADU that is created on a lot with an existing primary dwelling is further limited to fifty (50) percent of the floor area of the existing primary dwelling. 3) Application of other development standards in this subsection (6), such as FAR or lot coverage, might further limit the size of the ADU, but no application of the percent-based size limit in subsection Error! Reference source not found. or of a FAR, lot coverage, lot coverage limit, or open-space requirements may require the ADU to be less than eight hundred (800) square feet. b. Floor Area Ratio (FAR). No ADU subject to this subsection (6) may cause the total FAR of the lot to exceed forty-five (45) percent, subject to subsection (6)(a)(3). c. Setbacks.

Commented [AM2]: Making it clear what this applies to,
Type B ADU’s
Commented [AM3]: Removed the term “ADU permit”.
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1) ADUs that are subject to this subsection Error! Reference source not found. must conform to 4- foot side and rear setbacks. ADUs that are subject to this subsection Error! Reference source not found. must conform to 15-foot front setbacks, subject to subsection Error! Reference source not found..
2) No setback is required for an ADU that is subject to this subsection Error! Reference source not found. if the ADU is constructed in the same location and to the same dimensions as an existing structure.
c. Lot Coverage. No ADU subject to this subsection (6) may cause the total lot coverage of the lot to exceed fifty (50) percent, subject to subsection (6)(a)(3).
d. Minimum Open Space. No ADU subject to this subsection (6) may cause the total percentage of open space of the lot to fall below fifty (50) percent, subject to subsection (6)(a)(3) above. e. Height.
1) A single-story attached or detached ADU may not exceed sixteen (16) feet in height above grade, measured to the peak of the structure.
2) A second story or two-story attached ADU may not exceed the height of the primary dwelling. 3) A detached ADU may not exceed one story.
f. Passageway. No passageway, as defined by subsection (c3)(8h) above, is required for an ADU. g. Parking.
1) Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined in subsection (3)(k) above. The parking space may be provided in setback areas or as tandem parking, as defined in subsection (3)(k) above.
2) Exceptions. No parking under subsection (6)(g)(1) is required in the following situations:
(i) The ADU is located within one-half mile walking distance of public transit, as defined in subsection (3)(j) above.
(ii) The ADU is located within an architecturally and historically significant historic district. (iii) The ADU is part of the proposed or existing primary residence or an accessory structure under subsection (4)(a)(1) above.
(iv) When on-street parking permits are required but not offered to the occupant of the ADU.
(v) When there is an established car share vehicle stop located within one block of the ADU.
3) No Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.
h. Architectural Requirements.
1) Exterior building materials and colors of the exterior walls, roof, and windows and doors shall match the appearance and architectural designmust be the same as of those of the primary dwelling.
2) The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. 237
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3) The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code.
4) The ADU must have an independent exterior entrance, apart from that of the primary dwelling. 5) The interior horizontal dimensions of an ADU must be at least ten (10) feet wide in every direction, with a minimum interior wall height of seven feet.
68) Decorative exterior facing material such as exterior belt courses, decorative stone veneer, window shutters, and decorative gable accents shall be provided and must be the same as those of the primary dwelling for all elevations visible from the public R.O.W. 796) Windows and doors of the ADU may not have a direct line of sight to an adjoining residential property. Fencing, landscaping, or privacy glass may be used to provide screening and prevent a direct line of sight.
i. Historical Protections. An ADU that is on or within 600 feet of real property that is listed in the California Register of Historic Resources must be located so as to not be visible from any public right-of-way i. Allowed Stories. No ADU subject to this subsection Error! Reference source not found. may have more than one story, except that an ADU that is attached to the primary dwelling may have the stories allowed under subparagraph 0 of this section.
i. Landscape Requirements.
1) Evergreen landscape screening must be planted and maintained between the ADU and adjacent parcels as follows:
a) At least one 15-gallon size plant shall be provided for every five linear feet of exterior wall. Alternatively, at least one 24-inch box size plant shall be provided for every ten (10) linear feet of exterior wall.
b) For a ground-level ADU, plant specimens must be at least six feet tall when installed.

As an alternative, for a ground level ADU, a solid fence of at least six feet in height may be installed.
c) For a second-story ADU, plant specimens must be at least twelve (12) feet tall when installed.
2) All landscaping must be desert-friendly and water-efficient plantings and irrigation systems.

7. Fees. The following requirements apply to all ADUs that are approved under subsections Error! Reference source not found. or Error! Reference source not found. a. Impact Fees.
1) No impact fee is required for an ADU that is less than seven hundred fifty (750) square feet in size.

For purposes of this subsection Error! Reference source not found., “impact fee” means a “fee” under the Mitigation Fee Act (Gov. Code § 66000(b)) and a fee under the Quimby Act (Gov. Code § 66477). “Impact fee” here does not include any connection fee or capacity charge for water or sewer service.
2) Any impact fee that is required for an ADU that is seven hundred fifty (750) square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit. (e.g., the floor area of the primary dwellingADU, divided by the floor 238
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area of the ADUprimary dwelling, times the typical fee amount charged for a new dwelling.) "Impact fee" here does not include any connection fee or capacity charge for water or sewer service.
b. Utility Fees.
1) If an ADU is constructed with a new single-family home, a separate utility connection directly between the ADU and the utility and payment of the normal connection fee and capacity charge for a new dwelling are required.
2) Except as described in subsection 0, cConverted ADUs and JADUs on a single-family lot, created under subsection (4)(a)(1) above, are not required to have a new or separate utility connection directly between the ADU or JADU andand the utility. Nor is a connection fee or capacity charge required.
3) Except as described in subsection 0, all ADUs that are not covered by subsection Error! Reference source not found. require a new, separate utility connection directly between the ADU and the utility for any utility that is provided by the city. All utilities that are not provided by the city are subject to the connection and fee requirements of the utility provider. (i) The connection is subject to a connection fee or capacity charge that is proportionate to the burden created by the ADU based on either the floor area or the number of drainage-fixture units (DFU) values, as defined by the Uniform Plumbing Code, upon the water or sewer system.
(ii) The portion of the fee or charge that is charged by the city may not exceed the reasonable cost of providing this service.

8. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures. a. Generally. The city will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU. b. Unpermitted ADUs constructed before 2018.
1) Permit to Legalize. As required by state law, the city may not deny a permit to legalize an existing but unpermitted ADU that was constructed before January 1, 2018, if denial is based on either of the following grounds:
(i) The ADU violates applicable building standards, or
(ii) The ADU does not comply with state ADU law or this ADU ordinance (section 17.21). 2) Exceptions:
(i) Notwithstanding subsection 0 above, the city may deny a permit to legalize an existing but unpermitted ADU that was constructed before January 1, 2018, if the city makes a finding that correcting a violation is necessary to protect the health and safety of the public or of occupants of the structure.
(ii) Subsection 0 above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3. unless the ADO or JADU is constructed with a new single-family home.
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98. Nonconforming ADUs and Discretionary Approval. Any proposed ADU or JADU that would otherwise be allowed under this section but that does not conform to the objective design or development standards set forth in subsections (1) through (7)(b8) of this section may be allowed by the city with a conditional use permit, in accordance with Chapter 17.74 of this title.
(Ord. 984 § 1, 2007; prior code § 070.07)
(Ord. No. 1075, §§ 10, 11, 6-10-15; Ord. No. 1150, Exh. A, 12-11-19; Ord. No. 1204, § 3(Exh. A.1), 7-26-23) 240
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Title 17 - ZONING
Chapter 17.24 C-N NEIGHBORHOOD COMMERCIAL ZONE
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Chapter 17.24 C-N NEIGHBORHOOD COMMERCIAL ZONE

17.24.010 Intent and purpose.

This zone is intended to provide for every day convenience shopping intended to serve residential neighborhoods, consistent with the environmental requirements of such neighborhoods. Convenience shopping facilities are those which provide space for retail and service businesses serving the immediate neighborhood. This zone also provides the opportunity for multi-family housing mixed in with the neighborhood serving uses, all within convenient walking or biking distance of nearby neighborhoods. These areas provide gathering places for the residents of surrounding neighborhoods. The provisions of this zone are intended to minimize or eliminate, insofar as possible, any conflicting aspects of commercial land use within residential neighborhoods, particularly as related to traffic, type of activity, and site requirements. This zone implements the Neighborhood Center land use designation in the General Plan.
(Prior code § 040.01)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.24.020 Permitted uses.

The following uses are permitted in the C-N (Neighborhood Commercial) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. Local retail businesses primarily intended to serve the immediate neighborhood, provided that no one use shall exceed ten thousand (10,000) square feet of floor area, including the following:
a. Grocery, fruit, or vegetable store; meat market.
b. Meat, fish, or dressed poultry (no live poultry) sales. c. Bakery.
d. Drugstore.
e. Hardware store.
f. Restaurant, café, or soda fountain, not including entertainment, dancing, sale of liquor, beer, or other alcoholic beverages.
g. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.”

2. Local service businesses primarily intended to serve the immediate neighborhood, including the following:
a. Barber or beauty shop.
b. Child care centers.
c. Clothes cleaning and laundry pickup stations, laundromat, coin-operated dry-cleaning establishment.
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d. Offices of physicians, dentists, optometrists, chiropractors, accountants, and realtors. e. Tailor, dressmaker.

3. Multi-tenant retail., up to thirty-five thousand (35,000) square feet of floor area.

4. Public Utility Facilities (City-initiated).

5. Existing single-family residential uses built before the date of this adoption.

B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to the primary permitted use:

1. Signs as follows, subject to all provisions of Section 17.56.010 of this title. a. One unlighted sign pertaining to the rental, sale, or lease of the premises, not to exceed twenty (20) square feet in area.
b. Advertising signs pertaining only to the goods and services sold on the premises, or to the name of the establishment. The total aggregate area of all signs pertaining to any one establishment shall be eighty (80) square feet.

2. Canopies, arcades, carports, or similar shading devices.

3. Other accessory buildings, structures and uses customarily appurtenant to a primary permitted use.

C. Conditional Uses. The following uses may be permitted in the C-N (Neighborhood Commercial) zone, subject to obtaining a conditional use permit as specified in Section 17.74.010 of this title.

1. Those uses allowed as conditional uses by Section 17.12.020(C) of the S-N (Suburban Neighborhood) zone.

2. Multi-family residential (five plus units).

3. Ambulance services.

4. Automobile accessories and parts.

5. Automobile service stations.

6. Automotive repair garage as an accessory to automobile service station.

7. Bars and cocktail lounges.

8. Bowling, pool, or billiard centers.

9. Bus terminals, depots, and similar transit facilities.

10. Check cashing services.

11. Commercial cannabis testing laboratories, pursuant to Chapter 17.85.

12. Non-storefront cannabis retailers and non-storefront retail microbusinesses, pursuant to Chapter

17.84. 13. Car washes.

14. Commercial parking lots.

15. Commercial psychic activities.

16. Dance halls.

17. Drive-in, walk-up, or other fast-food establishments. 242
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18. Engineering research and testing firms and laboratories.

19. Hotels, motels.

20. Laundromat/coin operated laundry so long as a full-time attendant is provided.

21. Liquor sales, subject to Section 17.74.015.

22. Lodges, fraternal organizations, and clubs.

23. Mattress manufacture.

24. Mortuaries.

25. Neighborhood recycling centers, pursuant to Chapter 17.90.

26. New and used automobile sales and mobilehome sales, located on sites with frontage on Cesar Chavez Street provided that a ten-foot landscaped setback from the planned highway right-ofway line be maintained.

27. Pawn shops.

28. Parcel or overnight delivery services.

29. Photocopying, photo processing and blueprinting.

30. Plumbing shop, provided all outside storage is completely screened.

31. Printing establishments.

32. Private lodges, clubs, meeting halls.

33. Special event establishments.

34. Swap meet, indoor.

35. Swap meet, outdoor.

36. Taproom.

37. Tattoo and body piercing parlors.

38. Thrift stores.

39. Truck, farm implement and machinery sales and rental, sale of parts. (Prior code § 040.02)
(Ord. No. 1088, § 1, 12-14-16; Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.24.030 Property development standards.

The following standards of development shall apply in the C-N (Neighborhood Commercial) zone:

A. Residential Density and Non-Residential Intensity.

1. Minimum Density. Fifteen (15) dwelling units/acre, when residential uses are provided.

2. Maximum Density. Forty (40) dwelling units/acre.

3. Maximum FAR. 1.5.

B. Lot Requirements.
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1. Minimum Lot Area. Five thousand (5,000) square feet.

2. Minimum Lot Width. Fifty (50) feet.

3. Minimum Lot Depth. None.

4. Maximum Lot Coverage. No limit.

C. Yard Requirements.

1. Front Yard. Where one or both adjoining zones are residential, a yard shall be provided which is equal in depth to the average of the required front yards of the adjoining zones.

2. Side Yard. Where a C-N (Neighborhood Commercial) zone adjoins a street or a residential zone, there shall be a side yard of not less than ten (10) feet on the side or sides adjoining such street or residential zone. In the case of a reversed corner lot, the side yard adjoining the street shall be not less than the required front yard of the adjoining key lot to the rear.

3. Rear Yard. Where the C-N (Neighborhood Commercial) zone adjoins a residential zone, there shall be a rear yard of not less than ten (10) feet adjoining that residential zone. In the case of a building or structure for residential use, there shall be a rear yard of not less than twenty (20) feet.

4. Permitted Encroachments in Required Yard. The yards required in subsections 1—3 of this section may be used as part of an automobile parking area, provided however that a minimum three-foot wide screen planting strip shall be maintained adjacent to the planned highway rightof-way line.

5. All landscape areas shall be maintained consistent with approved landscape plans. Landscape modifications shall be approved by the Planning Director and referred to the Planning Commission for review at the Director’s discretion.

D. Height Limit. The maximum height of any building or structure shall be three stories or fifty (50) feet, whichever is less.

E. Distance Between Buildings. Buildings not actually adjoining shall be provided with a minimum eightfoot separation.

F. Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Section 17.54.010.

G. Screening. Where the C-N (Neighborhood Commercial) zone abuts upon any residential zone, there shall be provided screening not less than six feet or more than eight feet in height on the zoning boundary line. Said screening shall be reduced to forty-two (42) inches in height within a setback area adjacent to a street or highway. Rooftop mechanical equipment shall be screened by a parapet wall or other architectural features. Any rooftop screening elements shall be architecturally consistent and well-integrated with overall building architecture.

H. Landscape setback. The minimum perimeter landscape setback for residential or hotel projects without buildings frontages along perimeter streets shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Shade tree plantings shall be installed to provide shade of 20 percent of landscape area within 10 years. Shade structures with cool roofing materials may be permitted in whole or in part in lieu of shade tree plantings.

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incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. Shade tree plantings in surface parking areas shall be installed to provide shade over 50 percent of the parking area within 10 years. Solar photovoltaic shade structures or shade structures with cool roofing materials shall be permitted in whole or in part in lieu of shade tree plantings.

JH. Other Property Development Standards.

1. All residential uses shall follow the site development standards for U-N (Urban Neighborhood) zone, except as noted in this subsection.

2. Any structure originally designed or intended for residential purposes may be used for service businesses, (except clothes cleaning, etc.) as permitted in this zone, subject to all provisions of this article, and further subject to the following conditions:
a. The required front yard of the structure shall be permanently maintained in landscaping as defined in Section 17.60.010(D)(4).
b. All parking shall be provided to the rear of the residential structure. c. All structures shall conform to all provisions of the applicable building, housing, and fire codes of the city.
d. Signs permitted shall be limited to a total surface area twenty (20) square feet. e. No structure shall be used for residential and commercial uses at the same time.

3. All uses shall be conducted entirely within a completely enclosed building, except for off-street parking and loading facilities, and automobile service stations permitted subject to Section

17.24.020(C)(3).

4. Cesar Chavez Street Sidewalk Improvements. Sidewalks shall be constructed at a minimum nine (9) feet for new development projects. The City Engineer may permit deviations from this standard to ensure connectivity between existing public improvements and that may be necessary so as not to be detrimental to the public health, safety, or welfare.

5. New Development on Cesar Chavez Street. New development projects on Cesar Chavez Street shall maximize building frontage along the street and demonstrate consistency with the Improving Neighborhood Connections Along Coachella’s Harrison Street Corridor report.

KI. All new multi-family residential development shall be designed pursuant to the City of Coachella MultiFamily Objective Design Standards.

LJ. Architectural Review. All development in the C-N (Neighborhood Commercial) zone is subject to architectural review as set forth in Section 17.72.010 of this title. (Prior code § 040.03)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.26 C-G GENERAL COMMERCIAL USE ZONE
Coachella, California, Code of Ordinances Created: 2024-06-26 08:27:39 [EST] (Supp. No. 26)

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Chapter 17.26 C-G GENERAL COMMERCIAL USE ZONE

17.26.010 Intent and purpose.

This zone is intended to provide for and encourage the orderly development of commercial areas designed to serve community-wide needs. Such areas provide a wide variety of goods and services and must be consistent with the overall development of the city and its environs. The provisions of this zone are intended to ensure that such commerce will be compatible with adjacent, noncommercial development, and to minimize the undesirable effects of heavy traffic, type of activity, and to set forth site requirements. This zone implements the Suburban Retail land use designation in the General Plan.
(Prior code § 042.01)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.26.020 Permitted uses.

The following uses are permitted in the C-G (General Commercial) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. All uses permitted by Section 17.24.010 A of the C-N (Neighborhood Commercial) zone except laundromats/coin-operated dry-cleaning establishments.

2. Retail Uses:
a. Antique shop.
b. Appliance store.
c. Automobile accessories and parts.
d. Art gallery.
e. Bicycle shop.
f. Bookstore.
g. Cigar or tobacco store.
h. Clothing or apparel sales.
i. Confectionery store.
j. Department store.
k. Drugstore.
l. Electronics store.
m. Furniture store.
n. Grocery store.
o. Interior decorator.
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p. Jewelry store.
q. Lapidary.
r. Motorcycle sales and accessories.
s. Pet shop, including grooming, but no kennel.
t. Photographic supplies.
u. Restaurant without liquor sales.
v. Shoe store.
w. Sporting goods store.
x. Toy store.
y. Unfinished furniture sales (new).
z. Yardage store.

3. Multi-tenant retail.

4. Service Businesses.
a. Bicycle repair shop.
b. Blueprinting service.
c. Business, trade schools.
d. Drafting service.
e. Drycleaning establishments.
f. Exhibition hall, theater, auditorium.
g. Hotels and motels.
h. Library or reading room.
i. Locksmith.
j. Medical or dental clinic.
k. Microfilm service.
l. Mortuary.
m. Photo studio.
n. Private lodges, clubs, meeting halls.
o. Radio, television repair
p. Rental of household, sickroom, and office equipment. q. Secretarial service.
r. Shoe repair.
s. Small appliance repair.
t. Studio, dancing, music, art, etc.
u. Telephone answering service.
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v. Tuxedo/costume rental.

5. Office uses of all types, including, but not limited to the following:
a. Medical and dental offices.
b. Administrative, business, executive and editorial.
c. Professional offices.
d. Financial, insurance, real estate offices, including banks and related institutions. e. General offices.

6. Outdoor Uses. Only the following outdoor uses are permitted:
a. Plant nurseries, provided that all areas devoted to outdoor storage of other than live plant material shall be completely screened from view from arterial highways and abutting residential properties. No bulk storage of sand, gravel, fertilizer, or other chemical or organic materials is permitted.

7. Public Utility Facilities (City-initiated).

B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to a primary permitted use:

1. Wholesaling of products.

2. The manufacturing, processing, treatment, or storage of products which is clearly incidental to the retail or service business conducted on the premises, provided that:
a. The premises are not the primary source of the production of goods sold on the premises. b. Not more than twenty-five (25) percent of the ground floor area shall be used for such purposes.
c. No motor exceeding one horsepower be used for manufacturing, treatment, or processing in connection therewith, and that the total horsepower so used shall not exceed five horsepower. This restriction shall not apply to air conditioning equipment. d. No portion of any building or premises so used shall be less than fifty (50) feet from any residential district.

3. Dwelling, where used by a proprietor, manager, or custodian of a use permitted within this zone.

4. Signs as follows, subject to all provisions of Section 17.56.010 of this title:
a. One unlighted sign pertaining to the rental, sale or lease of the premises, not to exceed twenty (20) square feet in area.
b. Advertising signs pertaining only to the goods and services sold on the premises, or to the name of the establishment. The total aggregate area of all signs pertaining to any one establishment shall be one hundred fifty (150) square feet for those establishments with less than one thousand five hundred (1,500) square feet of gross floor area, and two hundred fifty (250) square feet for those establishments with one thousand five hundred (1,500) or more square feet of gross floor area.

5. Canopies, arcades, carports, or similar shading devices.

6. Other accessory uses customarily appurtenant to a primary permitted use. 248
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C. Conditional Uses. The following uses may be permitted in all sectors of the CG zone subject to obtaining a conditional use permit pursuant to Chapter 17.74.

1. Ambulance services.

2. Automobile accessories and parts.

3. Automotive repair garage as an accessory to automobile service station.

4. Automobile service stations, including self-service stations or self-service islands at a store, but only if such self-service establishments maintain restroom facilities for both sexes and water and air for the vehicles.

5. Bars and Cocktail Lounges.

6. Bowling, pool, or billiard centers.

7. Bus terminals, depots, and similar transit facilities.

8. Car washes.

9. Ceramic products manufacture.

10. Check Cashing services.

11. Commercial cannabis testing laboratories, pursuant to Chapter 17.85.

12. Commercial parking lots.

13. Commercial psychic activities.

14. Dance Halls.

15. Drive-in, walk-up, or other fast-food establishments.

16. Engineering research and testing firms and laboratories.

17. Laundromat/coin operated laundry so long as a full-time attendant is provided.

18. Liquor sales, subject to Section 17.74.015.

19. Mattress manufacture.

20. Mini-Storage Warehouse as accessory to a permitted use.

21. Multi-bay auto repair.

22. Mortuaries.

23. Neighborhood recycling centers, pursuant to Chapter 17.90;

24. New and used automobile sales and mobilehome sales, provided that a ten-foot landscaped setback from the planned highway right-of-way line be maintained.

25. Non-storefront cannabis retailers and non-storefront retail microbusinesses, pursuant to Chapter

17.84. 26. Pawn shops.

27. Parcel or overnight delivery services.

28. Photocopying, photo processing and blueprinting.

29. Plumbing shop, provided all outside storage is completely screened.

30. Printing establishments.
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31. Sign manufacture.

32. Special Event Establishments.

33. Taproom.

34. Tattoo and body piercing parlors.

35. Thrift stores (Reconditioned or used merchandise sales)

36. Tourist camps.

37. Truck, farm implement and machinery sales and rental, sale of parts.

38. Swap meet, indoor.

39. Swap meet, outdoor.

D. Prohibited Uses. The following uses are prohibited in the C-G (General Commercial) zone:

1. Residential.

2. Mobilehomes.
(Prior code § 042.02)
(Ord. No. 1033, § 2, 1-11-12; Ord. No. 1065, § 2, 6-11-14; Ord. No. 1088, § 2, 12-14-16; Ord. No. 1108, § 1, 7-12-17; Ord. No. 1161, § 2, 5-27-20; Ord. No. 1195, § 3, 7-27-22; Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.26.030 Property development standards.

The following standards of development shall apply in the C-N (Neighborhood Commercial) zone:

A. Non-Residential Intensity.

1. Maximum FAR. 1.0.

B. Lot Requirements.

1. Minimum Lot Size. Ten thousand (10,000) square feet; Parcels not contiguous to C-G (General Commercial) zoned property shall have a minimum area of five acres.

2. Minimum Lot Width. Fifty (50) feet.

3. Minimum Lot Depth. None.

4. Maximum Lot Coverage. No limit.

C. Yard Requirements.

1. Front Yard. Where one or both adjoining zones are residential, a yard shall be provided which is equal in depth to the average of the required front yards of the adjoining zones.

2. Side Yard. Where a C-G (General Commercial) zone adjoins a street or residential zone, there shall be a side yard of not less than ten (10) feet on the side or sides adjoining said street or residential zone. In the case of a reversed corner lot, the side yard adjoining the street shall be not less than the required front yard of the adjoining key lot to the rear.

3. Rear Yard. Where the C-G (General Commercial) zone adjoins a residential zone, there shall be a rear yard of not less than ten (10) feet adjoining that residential zone. This shall not apply where there exists a public alley separating the two zones.
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D. Height Limits.

1. The maximum height of any building within one hundred thirty (130) feet of any residential zone shall be two stories or thirty-five (35) feet, whichever is less. Vehicular rights-of-way shall be included in calculating distance. The distance of one hundred thirty (130) feet is a minimum setback and setbacks requirements may be increased based on safety, privacy, views, noise, and light issues.

2. The maximum height of all other buildings shall be fifty (50) feet or three stories, whichever is less.

E. Distance Between Buildings. Buildings not actually joined, shall be provided with a minimum eight-foot separation.

F. Off-Street Parking And Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Section 17.54.010.

G. Screening. Where the C-G (General Commercial) general commercial zone abuts any residential zone, there shall be provided screening not less than six feet or more than eight feet in height on the zone boundary line. Said screening shall be reduced to forty-two (42) inches in height within a required yard adjacent to a street or highway. Rooftop mechanical equipment shall be screened by a parapet wall or other architectural features. Any rooftop screening elements shall be architecturally consistent and well-integrated with overall building architecture.

H. Landscape Setback. The minimum perimeter landscape setback for residential or hotel projects without buildings frontages along perimeter streets shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Shade tree plantings shall be installed to provide shade of 20 percent of landscape area within 10 years. Shade structures with cool roofing materials may be permitted in whole or in part in lieu of shade tree plantings.

I. Energy Efficient Design and Heat Island Reduction Strategies. New development shall submit an Energy Efficient Design and Heat Island Reduction Plan that incorporates heat island reduction strategies such as light-colored cool roofs, light-colored paving, permeable paving, substantial shade tree coverage, shade structures and shaded asphalt paving. Energy efficient building and site design strategies shall be incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. Shade tree plantings in surface parking areas shall be installed to provide shade over 50 percent of the parking area within 10 years. Solar photovoltaic shade structures or shade structures with cool roofing materials shall be permitted in whole or in part in lieu of shade tree plantings.

JH. Architectural Review. All development in the C-G (General Commercial) zone, is subject to architectural review as set forth in Section 17.72.010 of this title.

KI. Non-storefront retailer and non-storefront retail microbusiness. A non-storefront retailer or nonstorefront retail microbusiness shall have a minimum of one hundred (100) feet separation from any residential structure; be at least five hundred (500) feet from any other storefront retail or nonstorefront retail cannabis business; and may not be located in the City's Pueblo Viejo District. For purposes of this chapter, "Pueblo Viejo District" shall be that area in the city bounded by Cesar Chavez 251
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Street to the south, First Street to the west, Grapefruit Boulevard to the north, and Nineth Street to the east.
(Prior code § 042.03)
(Ord. No. 1161, § 3, 5-27-20; Ord. No. 1195, § 4, 7-27-22; Ord. No. 1204, § 3(Exh. A.1), 7-26-23) 252
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Title 17 - ZONING
Chapter 17.28 R-C REGIONAL COMMERCIAL ZONE
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Chapter 17.28 R-C REGIONAL COMMERCIAL ZONE1
1Editor's note(s)—Ord. No. 1204, § 3(Exh. A.1), adopted July 26, 2023, repealed the former Ch. 17.28, §§

17.28.010—17.28.030, and enacted a new Ch. 17.28 as set out herein. The former Ch. 17.28 pertained to C-T Tourist Commercial Zone and derived from Prior code §§ 046.01—046.03; Ord. No. 1088, § 3, adopted Dec. 14, 2016.
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17.28.010 Intent and purpose.

This zone is intended to provide for and encourage a wide range of shopping and entertainment in a variety of urban and suburban formats. These include regional shopping centers, mixed destination centers or similar uses. The uses allowed in this zone will cater to regional clientele and provide a unique amenity to all residents of the Coachella Valley and an important revenue source for the City. Implementing the Regional Retail land use designation in the General Plan, the primary purpose of the zone is to provide for commercial opportunities, with residential uses supporting the retail environment.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.28.020 Permitted uses.

The following uses are permitted in the R-C (Regional Commercial) zone, subject to all provisions of this chapter:

A. Primary Uses.

1. All retail establishments including big box retail (> thirty-five thousand (35,000) square feet).

2. Automobile rental.

3. Hotel.

4. Motel.

5. Resort.

6. Restaurants.

7. Private swimming pools.

8. Public Utility Facilities (City-Initiated).

B. All uses permitted by Section 17.26.020 in Chapter 17.26 C-G (General Commercial).

C. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to primary permitted use:

1. Dwelling, where used by a proprietor, manager, or custodian of a use permitted within this zone.

2. Ice vending machines, of three-ton capacity or less subject to all other provisions of this zone.

Such machines shall be located so as not to interfere with the movement of traffic on the site.

D. Conditional Uses. The following uses may be permitted the R-C (Regional Commercial) zone subject to obtaining a conditional use permit as specified in Section 17.74.010.

1. Amusement center or theme park.

2. Automotive repair garage as an accessory to automobile service station.

3. Automobile service station.

4. Bars and Cocktail lounges.

5. Billiard parlor.

6. Bowling alley.

7. Bus terminals, depots, and similar transit facilities. 254
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8. Car washes as part of a multi-tenant retail center.

9. Commercial Parking Lot.

10. Drive-in or walk-up or other fast-food service establishments.

11. Exhibition hall, conference center, theater, amphitheater, auditorium.

12. Golf courses, driving ranges.

13. Hospital Uses.

14. Liquor sales, subject to Section 17.74.015;

15. Medical offices.

16. Microbreweries and taproom.

17. Mini-storage warehouse as an accessory to a permitted use.

18. Multiple-family residential (five plus units).

19. New and used automobile sales and recreational vehicle sales.

20. Recreational vehicle storage as an accessory to a permitted use.

21. Restaurants with liquor sales.

22. Skating rinks.

23. Special event establishments.

24. Sports Complex.

25. Theater, including drive-in.
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.28.030 Property development standards.

The following standards of development shall apply in the R-C (Regional Commercial) zone:

A. Residential Density and Non-Residential Intensity.

1. Minimum Density. Ten (10) dwelling units/acre, when residential uses are provided.

2. Maximum Density. Fifteen (15) dwelling units/acre.

3. Maximum Non-Residential FAR. 2.0.

B. Residential uses shall follow the development standards in Section 17.14.030 for multi-family uses and the City of Coachella Multifamily Objective Design Standards.

C. Lot Requirements.

1. Minimum Lot Size. The minimum lot size shall be twenty thousand (20,000) square feet for commercial uses.

2. Minimum Lot Width. None.

3. Minimum Lot Depth. None.

4. Maximum Lot Coverage. None.

D. Yard Requirement.
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1. Front Yard. Each lot or building site shall have a front yard of at least fifteen (15) feet in depth, except where one or both adjoining zones are residential, in which case the required yard shall be increased to equal the average of the required front yards of the adjoining zones.

2. Side Yard. There shall be no side yard requirement except where a R-C (Regional Commercial) zone adjoins a street or a residential zone, in which case there shall be a side yard of not less than ten (10) feet on the side or sides adjoining said street or residential zones. In the case of a reversed corner lot, the side yard adjoining the street shall be not less than the required front yard of the adjoining key lot to the rear.

3. Rear Yard. There shall be no rear yard requirement except where the R-C (Regional Commercial) zone adjoins a residential zone, in which case there shall be a rear yard of not less than ten (10) feet adjoining that residential zone. This shall not apply where there exists a public alley separating the two zones.

4. Permitted Encroachments in Required Yards.
a. The yards required in subsections 1—3 of this section may be used as part of an automobile parking area, provided however that a minimum three-foot wide screen planting strip shall be maintained adjacent to the planned highway right-of-way line. b. Swimming pools provided as an accessory use to a hotel or motel may encroach into the rear two-thirds of the required front yard.

E. Height Limits.

1. The maximum height of any building located within one hundred fifty (150) feet of any S-N or GN zoneR-S, single-family residential zone, or any agricultural zone, shall be one story or twenty (20) feet, whichever is less. Vehicular rights-of-way shall be included in calculating the distance.

2. The maximum height of all other buildings shall be two stories or thirty-five (35) feet, whichever is less, except that hotels shall have a maximum height of eighty-five (85) feet.

3. Rooftop mechanical equipment shall be screened by a parapet wall or other architectural features. Any rooftop screening elements shall be architecturally consistent and well-integrated with overall building architecture.

F. Landscape Setback. The minimum perimeter landscape setback for residential or hotel projects without frontage of buildings along perimeter street shall equal at minimum 10 feet at any point and have an average perimeter landscape setback of 20 foot for the entire frontage. Equestrian and Agricultural themed improvements including equestrian rail fencing, agrarian lighting, agrarian signage, 10 foot wide decomposed granite multi-purpose trail and date palms planted 20 feet on center shall be installed along Avenue 52, Van Buren Street, and Calhoun Street.

G. Energy Efficient Design and Heat Island Reduction Strategies. New development shall submit an Energy Efficient Design and Heat Island Reduction Plan that incorporates heat island reduction strategies such as light-colored cool roofs, light-colored paving, permeable paving, substantial shade tree coverage, shade structures and shaded asphalt paving. Energy efficient building and site design strategies shall be incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. Shade tree plantings in surface parking areas shall be installed to provide shade over 50 percent of the parking area within 10 years. Solar photovoltaic shade structures or shade structures with cool roofing materials shall be permitted in whole or in part in lieu of shade tree plantings.
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HF. Distance Between Buildings. No requirements, except that buildings not actually adjoining shall be determined through site plan review.

IG. Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Section 17.54.010.

JH. Screening. Where the R-CC-T zone abuts upon a residential zone, there shall be provided screening not less than six feet, or more than eight feet in height on the zone boundary line. Said screening shall be reduced to forty-two (42) inches in height within a required yard adjacent to a street or highway.

KI. Other Property Development Standards.

1. All uses shall be conducted entirely within a completely enclosed building, except for off-street parking and loading facilities, those outdoor uses permitted by Section 17.28.020(A)(7), and certain uses permitted subject to a conditional use permit by Section 17.28.020(D).

2. No building or structure having exterior walls of sheet metal shall be erected in this zone.

LJ. Architectural Review. All development in the R-C (Regional Commercial) Zone, is subject to architectural review as set forth in Section 17.72.010 of this title. (Ord. No. 1204, § 3(Exh. A.1), 7-26-23)
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Title 17 - ZONING
Chapter 17.30 M-S MANUFACTURING SERVICE ZONE
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Chapter 17.30 M-S MANUFACTURING SERVICE ZONE

17.30.010 Intent and purpose.

This zone is intended to provide for and encourage the orderly development of light manufacturing, wholesaling, and commercial service within the community. Such areas are vital to the community's economic health and well-being by providing employment and an important revenue source for the city. The provisions of this zone are intended to ensure that manufacturing service areas will be compatible with adjacent, non-industrial development and will protect such areas from potential hazards of industrial development. (Prior code § 050.01)
(Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.30.020 Permitted uses.

The following uses are permitted in the M-S (Manufacturing Service) zone subject to all provisions of this chapter.

A. Primary Uses.

1. Engineering research and testing firms and laboratories;

2. Trailer, camper, mobile home manufacturer or assembly;

3. Automotive repair garage, body and fender works, within a completely enclosed building;

4. Sales and rental of trucks, autos, farm machinery and implements, and truck and auto parts;

5. Bakery;

6. Boat building;

7. Bottling plant;

8. Cabinet shop;

9. Carpet cleaning plant;

10. Ceramic products manufacture;

11. Cleaning and dyeing plant;

12. Dairy products processing;

13. Drugs manufacture;

14. Electrical, electronic, or electro-mechanical machinery manufacturing;

15. Food products processing, manufacturing, canning, preserving and freezing;

16. Fruit and vegetable packing house;

17. Furniture manufacturing, refinishing;

18. Garment manufacture;
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19. Glass manufacture;

20. Ice and cold storage plant;

21. Laboratories. Experimental, testing, motion picture;

22. Laundry;

23. Machine shop;

24. Metalworking, fabrication, or welding firm;

25. Newspaper printing plants;

26. Nurseries

27. Existing commercial agricultural activity consistent with California Civil Code “Right to Farm Act.” 286. Parcel delivery services;
297. Photo-engraving, photocopying, photo-processing and blueprinting; 3028.Plastic, fabrication firm;
3129.Plumbing shop;
320. Prefabricated buildings manufacture;
331. Printing establishments;
342. Sheet metal shop;
353. Sign manufacture;
364. Textile manufacture;
375. Tire rebuilding, recapping, and retreading;
386. Upholstering and reupholstering;
397. Wholesale business, storage buildings, and warehouses; 4038.Woodworking shop;
4139.Storage yards:
a. Contractors storage yards,
b. Building materials,
c. Lumber yards,
d. Machinery, truck rental yards,
e. Draying and freight yard, and
f. Truck terminal; and
420. Retail sales.
431. Restaurant.
442. Emergency shelters complying with the following criteria. a. Emergency shelters shall be operated by a responsible agency or organization, with experience in managing or providing social services.
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b. The shelter shall provide at least one qualified on-site supervisor at all times, plus one attendant for each fifty (50) occupants.
c. A shelter shall not be approved when another homeless shelter exists within three hundred (300) feet of the proposed site.
d. Emergency shelters shall provide a setback of thirty (30) feet from the shelter building to any residential zone.
e. Parking shall be supplied at a ratio of one vehicle space per ten (10) beds, and one secured bicycle parking area designed to accommodate up to one bicycle per ten (10) beds. f. Each shelter shall be limited to a maximum occupancy of fifty (50) persons, including warming shelters and daytime facilities.
g. A management plan shall be required to address how the immediate sheltering needs of individuals who may be turned away from the shelter will be handled. The management plan shall establish a maximum length of time for which clients may be accommodated. 453. Public Utility Facilities (City-Initiated).

B. Accessory Uses. The following buildings, structures, and uses are permitted when clearly incidental and accessory to a primary permitted use:

1. Detached dwelling, where used by a proprietor, manager, or custodian of a use permitted within this zone.

2. Retail distribution of products produced on the premises (where not the primary retail outlet for said products).

3. Storage of equipment, materials, finished products, or refuse basic to operations of a permitted use.

5. Other accessory uses customarily appurtenant to a primary permitted use.

C. Conditional Uses. The following uses may be permitted in the M-S (Manufacturing Service) zone subject to obtaining a conditional use permit as specified in Section 17.74.010.

1. Automotive repair garage as an accessory to automobile service station.

2. Breweries and Distilleries.

3. Cotton gins, oil mills, vegetable oil plants.

4. Exterminating or disinfecting service firm.

5. Metal plating.

6. Mini storage warehouse.

7. Non-storefront cannabis retailers and non-storefront retail microbusinesses, pursuant to Chapter

17.84. 260
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8. Oil cloth or linoleum manufacture.

9. Paint, oil, shellac, turpentine, or varnish manufacture.

10. Plastic manufacture.

11. Planing mills.

12. Poultry dressing and packaging.

13. Recreational Vehicle Storage. Such uses as standalone uses shall not exceed ten (10) percent of the M-S Zone.

14. Restaurant with cocktail lounge.

15. Service stations.

16. Stone monument works.

17. Taproom.

18. Tattoo and body piercing parlors.

19. Wire and wire products manufacture.

20. Hotels on a building site with frontage on Major or Primary Arterials.

D. Industrial-Related Uses. Certain non-industrial uses are functionally related to industrial areas. The following uses are permitted only when intended to serve industrial areas and employees.

1. Restaurants and coffee shops.

2. Industrial hospitals or clinics.

3. Industrial training center.
(Ord. 925 § 1, 2005; Ord. 918 § 1, 2005; prior code § 050.02) (Ord. No. 1033, § 3, 1-11-12; Ord. No. 1051, § 2, 5-22-13; Ord. No. 1161, § 4, 5-27-20; Ord. No. 1195, § 5, 7-27-22; Ord. No. 1204, § 3(Exh. A.1), 7-26-23)

17.30.030 Property development standards.

The following standards of development shall apply in the M-S (Manufacturing Service) zone:

A. Non-Residential Intensity.

1. Maximum FAR. 1.0.

B. Lot Requirements.

1. Minimum Lot Size. Ten thousand (10,000) square feet.

2. Minimum Lot Width. None.

3. Minimum Lot Depth. None.

4. Maximum Lot Coverage. None.

C. Yard Requirements. None, except in the following instances:
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Coachella City CouncilSeptember 4, 2024

Coachella City Council
September 4, 2024