11. Substations and switchyards shall be located on property that will transferred to 11D in fee simple ownership with legal access.
12. Public utility easements over all private and public roads and additional ten (10) feet in width on both side of the private and public roads shall be dedicated to 11D for the construction, operation, and maintenance of its electrical infrastructure.
13. Any construction or operation on 11D property or within its existing and proposed right of way or easements 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; will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the 11D encroachment permit application and instructions for its completion are available at https://www.iid.com/about-iid/department-directory/real-estate. The IID Real Estate Section should be contacted at (760) 339-9239 for additional information regarding encroachment permits or agreements
14. Any new, relocated, modified or reconstructed 11Dfacilities required for and by the project (which can include but is not limited to electrical utility substations, electrical transmission and/or distribution lines, ancillary facilities associated with the conveyance of energy service; the acquisition and dedication of real property, rights of way and/or easements for the siting and construction of electrical utility substations, electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service, etc.) need to be included as part of the project's California Environmental Quality Act (CEQA) and/or National Environmental Policy Act (NEPA documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of 11D facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent.
15. Dividing a project into two or more pieces and evaluating each piece in a separate environmental document (Piecemealing or Segmenting), rather than evaluating the whole of the project in one environmental document, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agency to minimize the apparent environmental impacts or a project by evaluating individual pieces separately, each of which may have a less-than-significant impact on the environment, but which together may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies. In general, if an activity or facility is necessary for the operation of a project, or necessary to achieve the project objectives, or a reasonably foreseeable consequence of approving the project, then it should be considered an integral project component that should be analyzed within the environmental analysis. The project description should include all project components, including those that will have to be approved by responsible agencies. The State CEQA Guidelines define a project under CEQA as "the whole of the action" that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment. CEQA case law has 1502
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Adrian Moreno
May 19, 2025
established general principles on project segmentation For different project types. For a project requiring construction of offsite infrastructure, the offsite infrastructure must be included in the project description. San Joaquin Raptor/VVildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App. 4th 7'l3.
16. When the project goes through the CEQA compliance process, it is important to bear in mind that to address the project impacts to the electrical utility (i.e., the 11Delectrical grid), considered under the environmental factor "Utilities and Services" oT the Environmental Checklist/Intial Study, and determine if the project would require or result in the relocation or construction of new or expanded electric power facilities, the construction or relocation of which could cause significant environmental effects; a circuit study/distribution impact study, facility study, and/or system impact study must be performed.
17. Applicant should be advised that landscaping can be dangerous if items are planted too close to IID's electrical equipment. In the event of an outage, or equipment failure, it is vital that 11D personnel have immediate and safe access to its equipment to make the needed repairs. For public safety, and that of the electrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. IID landscaping guidelines are available at with https://www.iid.com/power/veqetation-manaqement Should you have any questions, please do not hesitate to contact me at (760) 482-3609 or at [email protected]. Thank you Forthe opportunity to comment on this matter.
Donald Vargas
Compliance Administrator II
Jamie Asbury - General Manager
Mike Pacheco - Manager, Water Dept.
Matthew H Smelser - Manager, Power Dept.
Paul Rodriguez - Deputy Mgr. Power Dept. Power Dept.
Geoff Holbrook - General Counsel
Joanna Smith-Hoff - Deputy General Counsel
Laura Cervantes. - Supervisor, Real Estate
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Legend
* Armtec Technologies
- Hazardous Truck Route
��
The
l;.ii.;IGroup Altum Hazardous Truck Route
Armtec Technologies
Exhibit
15131
Item 3.
44-600 Village Court., Ste. 100
Palm Desert, CA 92260
760. 346.4750 Tel
760. 340.0089 Fax
MEMORANDUM
TO: Adrian Moreno, Associate Planner
FROM: Stephen Nieto, The Altum Group
DATE: April 19, 2025
SUBJECT: Parking Analysis – Compliance with Section 17.54.010 of the City of Coachella Municipal Code This memorandum serves to confirm that the project site located at 85901 Avenue 53, Coachella (APNs:
778-420-013 and 778-390-008) has been evaluated for compliance with the City of Coachella Municipal Code, Section 17.54.010 – Parking Requirements. The parking analysis provided below indicates that the project site will maintain a surplus of 42 parking spaces beyond the minimum requirements stipulated by the municipal code. Refer to attached Exhibit for existing facility square footages quantities.
Parking Requirements and Compliance
The parking analysis was conducted in accordance with the City of Coachella’s established standards, which specify the following requirements:
Existing On-Site Buildings Parking Calculations
• Existing Warehouse Buildings: 95,495 square feet
o One (1) parking space per 400 square feet for the first 20,000 square feet of unit area. o One (1) additional parking space per 1,000 square feet for any area exceeding 20,000 square feet.
o Existing warehouse space: 95,495 square feet = 125 required spaces. • Existing Office Buildings: 25,800 square feet
o One (1) parking space per 250 square feet of gross floor area. o Existing office space: 25,800 square feet = 104 required spaces. • Total existing on-site parking = 229 spaces required
Proposed New Building Parking Calculations
• New Warehouse Building (APN: 778-420-013): 15,345 square feet o One (1) parking space per 400 square feet for the first 20,000 square feet of unit area. o New Warehouse Building: 15,345 square feet = 39 required spaces. 1514
Item 3.
44-600 Village Court., Ste. 100
Palm Desert, CA 92260
760. 346.4750 Tel
760. 340.0089 Fax
• New R&D Facility (APN: 778-390-008): 3,773 square feet o One (1) parking space per 400 square feet for the first 20,000 square feet of unit area. o New R&D Facility: 3,773 square feet = 10 required spaces. • Total parking spaces required for new construction = 49 spaces.
The total number of required parking spaces is 278, currently there are 320 existing spaces provided, resulting in a surplus of 42 parking spaces. See below Parking Summary Table.
Parking Summary and Surplus
Category Spaces Required Existing Spaces Provided
Existing Buildings 229
New Construction 49
Total 278
(7 ADA-Compliant Spaces)
320
(5 ADA-Compliant Spaces)
Surplus Total 42 parking spaces
ADA Parking Compliance:
• Per the City’s Off-Street handicapped parking requirements, 201-300 parking spaces require (7) ADA-compliant parking spaces.
• Armtec currently provides (5) ADA-compliant parking spaces. • Armtec to provide (2) additional ADA-Compliant parking spaces. 1515
Item 3.
Non-occupied buildings 18,410 sf. Office space 25,800 sf.
Occupied buildings 77,085 sf.
780 sf. ea
6,000 sf.
6,000 sf.
19,760 sf.
17,920 sf.
620 sf.
7,600 sf.
7,780 sf.
4,480 sf. 14,960 sf. 6,360 sf.
900 sf.
360 sf.
1,440 sf.
960 sf.
1516
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1518
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Development Standards Requirements Analysis
Project Phase 2 Development – Northern Parcel (APN: 778-420-013) Urban Employment (U-E)
Municipal Code Property
Development Standards:
Does the project meet municipal code standards?
A.) Residential Density and
Non-Residential
Intensity
Compliant. No residential is proposed.
B.) Lot Area
Requirements.
Compliant. Existing lot.
C.) Yard Requirements. Compliant. The proposed project is setback more than the minimum 10 foot requirement along Tyler Street and Avenue 53, and side yards.
D.) Height Limits Compliant. The proposed project is under the maximum 75 foot height requirement.
E.) Distance Between
Buildings
Compliant. The proposed project provides a setback between main buildings more than 20 feet. The project is required to meet development standards for main buildings and accessory buildings.
F.) Usable Open Space. Compliant. Armtec currently leases APN: 778-420-014 to the city, to provide open space.
G.) Off-Street Parking Compliant. The off-street parking is sufficient, per project parking analysis provided by the applicant.
H.) All new multi-family
residential development
shall be designed
pursuant to the City of
Coachella Multi-Family
Objective Design
Standards.
N/A. The project does not propose multi-family housing.
I.) Architectural Review Compliant. The project submitted Architectural Review for the project.
J.) Consistency with the
Jacqueline Cochran
Regional Airport Land
Use Compatibility Plan.
Compliant. City Staff routed the project to ALUC as part of request for agency comment review. Staff found that the project is consistent with the Jacqueline Cochran Regional Airport Land Use Compatibility Plan.
K.) Other Property
Development Standards
Compliant. The proposed project is enclosed within
buildings, except for off-street parking and loading facilities in compliance with this section.
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D.
1. 17.16.030 - Property development standards.
The following standards of development shall apply in the U-E (Urban Employment) zone:
Residential Density and Non-Residential Intensity.
Minimum Density. Thirty (30) dwelling units/acre.
Maximum Density. Sixty-five (65) dwelling units/acre.
Maximum non-residential FAR. 2.0.
Lot Area Requirements.
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.
Stand-alone multiple-family residential developments shall have a minimum site area of ten thousand (10,000) square feet.
Yard Requirements.
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.
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.
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.
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.
Height Limits.
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:
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1. 2.
F.
1. 2.
3. 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.
The maximum height of accessory dwelling units shall be per Section 17.60.010.H. (Accessory Dwelling Units)
Distance Between Buildings.
Between two main buildings: Twenty (20) feet.
Between a main building and an accessory structure, or between two accessory structures: Fifteen (15) feet.
Usable Open Space.
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).
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 upperlevel 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.
Usable Open Space Standards:
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ii.
iii.
iv.
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H.
I.
J.
1. K.
1. 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.
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:
No more than forty (40) percent of the required front yard may be so used.
No permanent structures, except swimming pools and those structures required by law, shall be permitted in the required front yard.
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.
The remaining portion of the required front yard, except for access drives and walks, shall be landscaped and maintained.
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.
All new multi-family residential development shall be designed pursuant to the City of Coachella Multi-Family Objective Design Standards.
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.
Consistency with the Jacqueline Cochran Regional Airport Land Use Compatibility Plan.
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.
Other Property Development Standards.
All uses shall be conducted entirely within a completely enclosed building, except for offstreet 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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Project Phase 2 Development – Southern Parcel (APN: 778-420-008) Manufacturing Service (M-S)
Municipal Code Property
Development Standards:
Does the project meet municipal code standards?
A.) Non-Residential
Intensity
Compliant. The project is below FAR requirements.
B.) Lot Area
Requirements.
Compliant. Existing lot.
C.) Yard Requirements. Compliant. The proposed project is setback more than the minimum 10 foot requirement along Tyler Street, and side yards.
D.) Height Limits Compliant. The proposed project is under the maximum 75 foot height requirement.
E.) Distance Between
Buildings
Compliant. The proposed project provides a minimum 8 foot separation between buildings.
F.) Off-Street Parking Compliant. The off-street parking is sufficient, per project parking analysis provided by the applicant.
G.) Walls and Screening The existing site has existing chain-link fencing, and the applicant does not propose any changes to the existing chainlink fence.
H.) Other Property
Development Standards
Compliant. A condition of approval required for this project includes installing soil stabilizer at regular intervals or as needed to prevent dust. The initial study for the project finds that the project would not be detrimental to the public health, safety, or general welfare.
I.) Architectural Review Compliant. The project submitted Architectural Review for the project.
J.) Non-storefront retailer
and non-storefront
retail microbusiness
N/A. The project does not propose a non-storefront retailer and non-storefront retail microbusiness
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1. B.
1. 2.
3. 4.
C.
1. 2.
3. 4.
5. D.
1. 2.
E.
17.30.030 - Property development standards.
The following standards of development shall apply in the M-S (Manufacturing Service) zone:
Non-Residential Intensity.
Maximum FAR. 1.0.
Lot Requirements.
Minimum Lot Size. Ten thousand (10,000) square feet.
Minimum Lot Width. None.
Minimum Lot Depth. None.
Maximum Lot Coverage. None.
Yard Requirements. None, except in the following instances:
Where an M-S (Manufacturing Service) zone abuts upon a street or highway where two-thirds of the property in the block on the opposite side of the street is zoned residential, a yard shall be provided of ten (10) feet in depth.
Where an M-S (Manufacturing Service) zone abuts upon a street or highway and where one or both adjoining zones are residential, a yard shall be provided which is equal in depth to the average of the required yards of the adjoining zones.
Where an M-S (Manufacturing Service) zone abuts upon a Major Arterial, Major Arterial with Enhanced Bicycle Facilities, Primary Arterial, and Primary Arterial with Enhanced Bicycle Facilities as designated on the circulation element of the general plan, a yard of ten (10) feet in depth shall be provided.
Where an M-S (Manufacturing Service) zone directly abuts a residential zone, there shall be a yard of not less than thirty (30) feet adjoining that zone. This shall be reduced to twenty (20) feet where there exists a public alley separating the two zones.
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 shall be maintained adjacent to the planned highway right-of-way line.
Height Limits.
The maximum height of any buildings or structures located within one hundred fifty (150) feet of any residential zone shall be two stories or thirty-five (35) feet, which ever is less. Vehicular rights-of-way shall be included in calculating distance.
The maximum height of all other buildings or structures shall be fifty (50) feet.
Distance Between Buildings. No requirements, except that buildings not actually adjoining shall be provided with a minimum eight-foot separation.
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G.
1. 2.
H.
1. 2.
3. I.
J.
Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Section 17.54.010.
Walls and Screening.
Where an M-S (Manufacturing Service) zone abuts upon any residential zone there shall be provided a solid masonry wall not less than six feet nor more than eight feet in height along the zone boundary. Said wall shall be reduced to forty-two (42) inches in height within a required yard adjacent to a street or highway.
Where property in an M-S (Manufacturing Service) zone is used for operations incidental to a primary permitted use, as a storage yard, or where material necessary to the conduct of a primary permitted use is stored outside, there shall be provided screening not less than six feet or more than eight feet in height. Said screening shall screen storage areas from adjacent residential and/or commercial zones.
Other Property Development Standards.
No structure originally designed or intended for residential purposes shall be occupied by uses permitted in this zone, except when used as a dwelling by a proprietor, manager or custodian or custodian of a permitted use.
No use shall be established in any M-S (Manufacturing Service) zone which causes or emits any dust, gas, smoke, fumes, odors, noises, vibrations, electromagnetic disturbance, radiation, or other similar effects which are or may be detrimental to the public health, safety, or general welfare. All uses shall be continuously maintained so that they are neither obnoxious nor offensive by reason of the above emissions.
All lot area not in use by buildings shall be paved, planted, or otherwise surfaced to eliminate dust. Use of gravel, decomposed granite and similar materials is permitted, subject to continuous maintenance in a neat and sightly manner. Use of oil is permitted only where treated areas will not be visible from public streets, or adjacent residential or commercial zones. Yards and off-street parking and loading areas shall be treated as required in this title.
Architectural Review. All development in the M-S (Manufacturing Service) zone is subject to architectural review as set forth in Section 17.72.010 of this title.
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 non-storefront 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 Street to the south, First Street to the west, Grapefruit Boulevard to the north, and Nineth Street to the east.
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(Prior code § 050.03; Ord. No. 1161, § 5, 5-27-20; Ord. No. 1195, § 6, 7-27-22; Ord. No. 1204, § 3(Exh. A.1), 7- 26-23)
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STAFF REPORT
6/4/2025
TO: Planning Commission Chair and Commissioners
FROM: Vanessa Sanchez-Meza, Planning Technician
SUBJECT: Resolution No. PC 2025-09: Request for Conditional Approval of Conditional Use Permit No. 391 Taqueria Allende 2 – Type 41 ABC License SPECIFICS: Request for conditional approval for Conditional Use Permit No. 391 to allow liquor sales (ABC Type 41, On-Sale Beer & Wine – Eating Place) within an existing 1,680 square-foot restaurant located at 83103 Avenue 48 Ste 1A (Assessor Parcel Number 612-220-010) and determining that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15301 (Existing Facilities). Applicant: Teresa Leon Huerta STAFF RECOMMENDATION:
Staff recommends that the Planning Commission adopt Resolution No. PC 2025-09 approving Conditional Use Permit (CUP) No. 391 to allow a liquor sales license (Type 41, On-Sale Beer & Wine – Eating Place) at Taqueria Allende 2 restaurant located at 83103 Avenue 48 Ste 1A, pursuant to the findings and conditions in the below staff report and the attached resolution.
BACKGROUND:
Taqueria Allende 2 is an existing restaurant within the Neighborhood Commercial (C-N) zone located at 83103 Avenue 48 Ste 1A (APN 612-220-010). The current owner took over an existing business, Taqueria Guerrero, on March 10th, 2025. The establishment had a previous Type 47 (On sale General Eating Place) alcohol license from Taqueria Guerrero, which was surrendered and is now transferred to a new location.
Per City of Coachella Municipal Code Section 17.74.05.A.2, establishments that currently sell liquor but which propose to change the type of liquor to be sold by changing the type of retail liquor license within a license classification must obtain a CUP. The applicant is requesting the approval of the conditional use permit for the Type 41 alcohol license, and does not want the existing Type 47 alcohol license at the site.
DISCUSSION/ANALYSIS:
The applicant, Teresa Leon Huerta, submitted a request for a CUP to allow the ABC Type 41 OnSale Beer & Wine – Eating Place) at the existing Taqueria Allende 2 restaurant on April 15, 2025. 1527
Item 4.
The restaurant has a zoning designation of Neighborhood Commercial (C-N). The C-N zone allows for liquor sales with the approval of a CUP. In December of 2016, the City adopted an ordinance requiring a Conditional Use Permit for any off-sale and on-sale alcohol sales establishment, with additional land use regulations contained in Section 17.74.015 of the Coachella Municipal Code. The CUP findings are required to be made by the Planning Commission.
The subject site is located within Census Tract 452.26 with a population of 6,528 persons, where ABC concentration standards allow a maximum of 6 on-sale licenses, where 4 active on-sale licenses exist. The applicant is not applying for an off-sale license, however there are 3 active offsale licenses where ABC concentration standards allow a maximum of 3 off-sale licenses.
Table 1 – On-Sale Alcohol Licenses
On-Sale Alcohol License within Census Tract 452.26
Business Name Address License Type
1 Walmart 83053 Avenue 48 86 (Instructional Tasting)
2 Desert Wings Inc. 83097 Avenue 48, Ste
D2
41 (Beer & Wine)
3 Joe’s Sushi the Cabo Way 83103 Avenue 48, Ste
1F
58 (Caterer’s Permit)
4 Joe’s Sushi the Cabo Way 83103 Avenue 48, Ste
1F
47 (General)
Table 2– Off-Sale Alcohol Licenses
Off-Alcohol License within Census Tract 452.26
Business Name Address License Type
1 L&G Desert Enterprises 49900 Jackson Street 20 (Beer & Wine) 2 Walmart 83053 Avenue 48 21 (General)
3 Tower Market 915 83498 Avenue 50 21 (General)
Section 17.74.015.B of the Coachella Municipal Code states that on-sale establishments may not fall within 700 feet, measured from property line to property line, of a use for religious worship, school (public or private), park, playground, residential or any similar sensitive use nor can the establishment fall within 700 feet of an existing liquor, on-sale use. Section 17.74.015.C of the Municipal Code states that the Planning Commission may find that the public benefit outweighs the distance restrictions of subsection 17.74.015.B upon additional findings that:
I. The establishment provides a substantial benefit to the immediate neighborhood not provided by another existing establishment within the restricted distance; and II. Not greater than five percent of the sales floor area or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages. 1528
Item 4.
The subject site is within 700 feet of the following on-sale liquor uses: Joe’s Sushi the Cabo Way (neighboring property), Wingstop, and Walmart. The subject site is within 700 feet of Tierra Del Sol community (appromiately 231 feet to the south and 296 feet to the east) and the Villa Montego community (553 feet to the north). .
The floor plan for Taqueria Allende 2 restaurant includes a total floor area of 1,680 square feet (SF). There is no alcohol display, storage will be located within a storage room and stored under the service counter in a cooler, and will not be within the sales floor area. The establishment is proposing to utilize 20.5 sq. ft. for alcohol storage and does not exceed the 5% maximum sales floor area (84 SF) that may be dedicated to alcohol.
Image 1 - Floor Plan
Staff contacted Lieutenant Vasquez with the Riverside County Sheriff Office regarding any concerns for the proposed business that the Planning Commission may want to consider when making findings or including conditions of approval for the CUP. Lieutenant Vasquez identified no recommendations. At the time of the publication of this staff report, no comments have been received from the public with any concerns regarding the approval of the proposed CUP for Type 41 (On-Sale Beer & Wine – Eating Place) alcohol sales.
Previously, the establishment held a Type 47 (On-Sale General – Eating Place) liquor license and was in compliance with the Department of Alcohol Beverage Control (ABC) standards. Per the Department of ABC website, the establishment has no operating restriction and no history of disciplinary actions, disciplinary history, or active holds.
Hours of Operation:
Taqueria Allende 2 is open Monday, Wednesday, and Friday from 8:00 AM to 8:00 PM; Tuesday and Thursday from 8:00 AM to 9:00 PM; and Saturday and Sunday from 7:00 AM to 8:00 PM.
Environmental Setting:
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Item 4.
The subject business is located at 83103 Avenue 48 Ste 1A within the within the Jackson Square commercial center. The General Plan Land Use Designations, Zoning Designations, and Existing uses are identified below:
Table 2 – General Plan, Zoning, and Surrounding Existing Uses General Plan Zoning Surrounding Existing Uses
Site: Neighborhood Center Neighborhood
Commercial
Commercial
North: City of Indio City of Indio Single Family Residential (Villa Montego)
South: Suburban Neighborhood Suburban Neighborhood Single Family Residential (Tierra Del Sol)
East: Suburban Neighborhood Suburban Neighborhood Single Family Residential (Tierra Del Sol)
West: City of Indio City of Indio Commercial (Walgreens) Parking:
In the Neighborhood Commercial zone, restaurants are required to provide One space for each forty-five (45) square feet of customer area, plus one space for each two hundred (200) square feet of noncustomer area. The subject site has a total area of 1,680 SF, with about 780 SF being for customer area, and 900 square feet being noncustomer area; which would require the subject site to provide 22 parking spaces. There are a total 93 parking spaces are provided on-site. The existing parking on the property and within the downtown district provides adequate parking for this use.
Site Improvements:
During a staff site visit to Taqueria Allende 2 commercial building, staff observed unpermitted signage and uneven exterior paint in between the signage. A comment letter was sent out the applicant on May 20th, 2025 with planning comment #12 notifying the applicant that a building permit is required for signage.
PUBLIC HEARING NOTICE:
A public hearing notice for the Project was published in the Desert Sun, the newspaper of record, on May 25, 2025, and a public hearing notice was mailed to property owners within a radius of 300 feet of the subject property on May 21st, 2025, pursuant to Section 17.74.010 of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.
ENVIRONMENTAL REVIEW:
Staff has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as “Existing Facilities” 1530
Item 4.
(CEQA Guidelines, Section 15301). The proposed project consists of the operation, licensing and minor alteration of an existing private commercial structure involving negligible or no expansion of existing or former commercial use on the property. The subject site has been used for commercial retail establishments and no exterior expansions are proposed.
ALTERNATIVES:
1) Approve Resolution No. PC 2025-09 that approves CUP No. 391 with the findings and conditions as recommended by Staff.
2) Approve Resolution No. PC 2025-09 that approves CUP No. 391 with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission.
3) Deny the approval of Resolution No. PC 2025-09 and request that staff prepare a Planning Commission Resolution for denial of CUP No. 391.
3) Issue a continuance for this item and provide staff and the applicant with direction.
CONCLUSIONS AND RECOMMENDATIONS:
Based on the analysis contained herein and the findings listed below, staff is recommending that the Planning Commission approve CUP No. 391 with the findings and conditions listed in Resolution No. PC 2025-09. Staff recommends that the Planning Commission makes the findings that the public convenience or necessity is justified to issue the Type 41 license (On-Sale Beer & Wine – Eating Place). Furthermore, the Sherriff’s Department has not raised concerns about granting the CUP for Type 41 alcohol sales at this site.
Attachments:
1. Attach 1 - Resolution No. PC 2025-09
2. Attach 1 – Exhibit A - Conditions of Approval PCRESO 2025-09 CUP 391
3. Attach 1 – Exhibit B – Floor Plan
4. Attach 2 - Vicinity Map
5. Attach 3 - Site Photos
6. Attach 4 – Sherrif Comments
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RESOLUTION NO. 2025-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
COACHELLA, CALIFORNIA CONDITIONALLY APPROVING
CONDITIONAL USE PERMIT NO. 391 TO ALLOW LIQUOR SALES (ABC TYPE 41, ON-SALE BEER AND WINE– EATING PLACE) WITHIN AN EXISTING 1,680 SQUARE-FOOT RESTAURANT LOCATED AT 83103
AVENUE 48 STE 1A, AND DETERMINING THAT THE PROPOSED
PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15301 (EXISTING FACILITIES)
WHEREAS, on April 15th, 2025, the applicant Teresa Leon Huerta, filed an application for a Conditional Use Permit No. 391 (CUP No. 391) to allow for a Type 41 (OnSale Beer and Wine – Eating Place) liquor license for the existing Taqueria Allende 2 restaurant located at 83103 Avenue 48 Ste 1A (APN 612-220-010); and WHEREAS, the establishment has a land use designation of Neighborhood Center pursuant to the City of Coachella General Plan; and
WHEREAS, the establishment has a zoning designation of Neighborhood Commercial (C-N) pursuant to the City of Coachella Municipal Code; and WHEREAS, the Neighborhood Commercial zoning designation allows for alcohol sales with the approval of a conditional use permit pursuant to Section 17.74.05 of the City of Coachella Municipal Code; and
WHEREAS, the proposed use is consistent with and intended to implement the vision of the City’s General Plan and the Municipal Code pertaining to neighborhood-scale retail, and a diverse economy and jobs center; and
WHEREAS, the proposed use is consistent with and intended to implement the vision of the Neighborhood Center General Plan by providing work and accessible goods to neighboring residents; and
WHEREAS, the proposed project is exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15301 – Existing Facilities, as amended; and, WHEREAS, a notice of a public hearing to consider the Conditional Use Permit application (CUP No. 391) was issued in accordance with Coachella Municipal Code Section
17.74.010.G, inclusive of the publication on May 25, 2025, of a legal public hearing notice published in the Desert Sun, the City’s newspaper of record, and the mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on May 21, 2025; and
WHEREAS, on June 4th, 2025, the Planning Commission of the City of Coachella held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and
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Resolution No. PC 2025-09
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, at the conclusion of the public hearing and following discussion, the Planning Commission approved this Resolution for the conditional approval of the Type 41 liquor license for Taqueria Allende 2 (CUP No. 391) as conditioned, with the motion vote outcome specified in the meeting minutes for the June 4th, 2025, Planning Commission meeting.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California hereby resolves, finds, and determines as follows:
Section 1. Incorporation of Recitals. The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.
Section 2. CEQA Findings. The Planning Commission has independently reviewed the Notice of Exemption and the administrative record for the Proposed Use, including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are all incorporated herein by reference and are on file with the Development Services Department for the City of Coachella, and the Planning Commission finds that:
The City of Coachella, as Lead Agency, has reviewed the Project pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, outlining the three-step process for determining which document to prepare for a project subject to CEQA; and 2) CEQA Guidelines Section 15061 – Review for Exemption, which provides procedures for determining if a project is exempt from CEQA. It can be seen with certainty that implementing the Project would not cause a significant adverse effect on the environment because the Project involves the issuance of a Conditional Use Permit for a liquor license to an existing restaurant establishment. This action involves a negligible expansion of use.
Therefore, the Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301 – Existing Facilities.
Section 3. Conditional Use Permit Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the Planning Commission hereby finds that:
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 restaurant use with alcohol sales is within the Neighborhood Center land use designation according to the General Plan 2035, which allows the intended physical character to provide a comfortable, walkable environment for shoppers and diners and envisions neighborhood commercial uses mixed with high-density residential uses. The liquor sales establishment will be part of a restaurant that will serve nearby residents 1533
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Resolution No. PC 2025-09
2. 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 is within the zoning designation of ‘C-N’ (Neighborhood Commercial) which permits restaurants subject to obtaining a conditional use permit to sell alcoholic beverages. The proposed use is located within an existing building that is compatible with the adjoining commercial uses and the conditional use permit can be revoked if any of the conditions of approval are violated.
3. 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 existing commercial tenant space is within an existing commercial center with all infrastructure available onsite for the existing restaurant use. Additionally, there is adequate ingress and egress into and out of the existing center to maintain the adequacy of the traffic circulation system serving the proposed use.
4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. As conditioned, the proposed use will provide for the sale of alcoholic beverages in conjunction with a restaurant use with limitations on hours of operation. As such, there will be no hazardous or disturbing effects to the existing and neighboring uses.
5. The proposed use provides vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads, because all approaches are in full use for the patrons of the commercial center and no alterations are proposed as part of the request to sell and/or serve alcohol at the existing 1,680 square foot restaurant and no negative effects exists. Further, there is an existing striped parking lot available for use for patrons.
6. 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 as an “Existing Facilities” project (CEQA Guidelines, Section 15301). The project involves the issuance of a liquor license. The issuance of the liquor license will involve a negligible expansion of the use. Therefore, the project is categorically exempt from CEQA.
7. The establishment provides a substantial benefit to the immediate neighborhood not provided by another existing establishment within the restricted distance as the business would provide food and drink items in walking distance of nearby residences. The business would provide a significant quantity of fresh vegetables and other fresh foods options.
8. No greater than five percent of the sales floor area or one thousand (1,000) square feet, whichever is less, will be used for the display or sale of alcoholic beverages. The project 1534
Item 4.
Resolution No. PC 2025-09
is conditioned to ensure that the display area for alcohol does not exceed the limits of the Coachella Municipal Code and requires that the Development Services Director conduct an inspection of the display prior to business operation.
Section 4. Planning Commission Approval. Based on the foregoing, the Planning Commission hereby CONDITIONALLY APPROVES the Conditional Use Permit application (CUP No. 391) and finds that the Project is exempt from CEQA pursuant to CEQA Guidelines Section 15301 – Existing Facilities. The Applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in “Exhibit A” and “Exhibit B” of this Resolution. Failure to demonstrate compliance with these conditions of approval may result in the delay of the Proposed Use or the rescinding of the City of Coachella’s conditional use permit approval. Where the term “Applicant” is used in any condition of approval, this term shall also apply to the Property Owner, any developer, or any successor in the interest of the Applicant. It is the Applicant’s or Applicant’s successor in interest responsibility to fully comply with the conditions of approval unless subsequently modified in accordance with the City’s required processes and procedures. 1535
Item 4.
Resolution No. PC 2025-09
PASSED APPROVED and ADOPTED this 4
th day of June 2025 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Isela Murillo
Planning Commission Chairperson
ATTEST:
______________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
_____________________________
City Attorney
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Item 4.
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC 2025-09 was duly adopted by the Planning Commission of the City of Coachella at a regular meeting thereof, held on this 4
th day of June 2025 by the following vote of the Planning Commission:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Kendra Reif
Planning Commission Secretary
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Resolution No. PC 2025-09 EXHIBIT A
Exhibit A - Resolution No. PC2025-09
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 391 TAQUERIA ALLENDE 2
General Conditions
1. The applicant shall comply with all requirements and conditions of approval as included in CUP No. 391, and any modifications or extensions thereof, as listed in those Notice of Actions for the respective approval and Resolution No. PC2025-09.
2. The conditional use permit shall expire and shall become void two year following the date on which the conditional use became effective unless alcohol sales are commenced within 24 months of the effective date of this Conditional Use Permit or an extension of time is reviewed by the Planning Commission. A request for time extension shall be filed in a timely manner with applicable fees.
3. Conditional Use Permit No. 391 is an approval for the on-sale beer and wine at Taqueria Allende 2. This approval is based on the floor plan submitted for the proposed project.
Violation of any of the conditions of approval shall be cause for revocation of the Conditional Use Permit. Any modifications shall be administratively reviewed and approved by the Development Services Director and include a stamped approval by the Planning Division.
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 use shall meet the standards within the limits established by the Coachella Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring incidental to the establishment or operation.
6. Hours of operation of the store may be no earlier than 6:00 a.m. and no later than 11:00 p.m. daily.
7. The applicant shall comply with all requirements imposed by the State Department of Alcoholic Beverage Control and a review of this conditional use permit will be required 1538
Item 4.
Resolution No. PC 2025-09 EXHIBIT A
if the business results in an increase in floor area.
8. Not greater than 5% of the sales floor area, or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages. The applicant shall provide a revised floor plan with a compliant display area prior to issuance of a certificate of occupancy.
The applicant shall request an inspection by the Development Services Director or designee for compliant of the store and displays with conditions of approval.
9. The applicant shall not store alcoholic beverages or boxes in sales areas beyond the 5% display limitation.
10. The exterior appearance of the structure of the proposed establishment shall not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the shopping center so as to cause blight or deterioration.
11. Allowable signs affixed to windows shall in no case exceed 20% of the occupancy frontage window area.
12. Any exterior wall signs shall consist of internally illuminated channel lettering and shall require a City building permit.
13. Alcohol advertisement shall be prohibited on exterior signage and below four feet in height.
Utilities Department
14. It is assumed that no new connections to the water system are required. If new connections are required, please contact the Utilities Department at 760-501-8100
15. The water meter serving this business will require the installation of a backflow device if a device is not already installed.
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PROJECT
SITE
Applicant: Teresa Leon Huerta
Project Name: Taqueria Allende 2
Project address: 83103 Avenue 48 Ste 1A,
Coachella, CA 92236 APN: 612220010 SITE PLAN
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Window Signage
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Unpermitted Main Sign
Parking Lot
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Item 4.
From: Vasquez, Randy <[email protected]>
Sent: May 01 25 8:33 AM
To: Vanessa Sanchez-Meza
Subject: RE: RAC Reminder - CUP 391 Taqueria Allende 2 ABC License, Type 41 No comments.
Lieutenant Randy Vasquez #1541
Thermal Station
86625 Airport Boulevard
Thermal, CA 92274
E-mail: [email protected]
Office: 760-863-8990
Desk: 760-863-7962
From: Vanessa Sanchez-Meza <[email protected]>
Sent: Thursday, May 1, 2025 8:27 AM
To: Andrew Simmons <[email protected]>; Lizzandro Diaz <[email protected]>; Adrian Moreno <[email protected]>; Kendra Reif <[email protected]>; Maritza Martinez <[email protected]>; Castulo Estrada <[email protected]>; Abraham Vega <[email protected]>; Edith Beltran <[email protected]>; Efrain Rodriguez <[email protected]>; Vasquez, Randy <[email protected]>; [email protected]
Cc: Molano, Angelica@CALFIRE <[email protected]>; Owens, Olivia@CALFIRE <[email protected]>; Itzel Barroso <[email protected]> Subject: RAC Reminder - CUP 391 Taqueria Allende 2 ABC License, Type 41 REMINDER: COMMENTS DUE MAY 5th
Hello Everyone,
For your review, please find the attached Request for Agency Comments for the CUP 391 Taqueria Allende 2 - ABC License, Type 41 project.
This submittal is for a Conditional Use Permit to be granted Public Convenience or Necessity (PCN) for a Type 41 – On Sale Beer & Wine – Eating Place Alcohol License, for the restaurant Taqueria Allende 2, to CAUTION: This email originated from outside the Riverside Sheriff email system.
DO NOT click links or open attachments unless you recognize the sender and know the content is safe. 1544
Item 4.
allow the on-sales of beer, wine for consumption on or off the premises where sold at an existing 1,680 square-foot restaurant located at 83103 Avenue 48 Ste 1A. Enclosed is a floorplan showing the 1,680 square-foot restaurant with 20.5 square feet of alcoholic beverage storage, 0 square feet displayed. The restaurant hours are Monday, Wednesday, and Friday from 8:00am to 8:00pm, Tuesday and Thursday from 8:00am to 9:00pm, and 7:00am to 8:00pm on Saturday and Sundays. The restaurant currently has a Type 47, On Sale General Eating Place alcohol license, which had been surrendered and is being transferred to another location.
1st Submittal - CUP 391 - Type 41 ABC License
Session ID: 597-599-841
Session URL: https://studio.bluebeam.com/hyperlink.html?link=studio.bluebeam.com/sessions/597- 599-841
Best,
Vanessa Sanchez-Meza| Planning Technician
City of Coachella ◦ Development Services Department
53990 Enterprise Way ◦ Coachella, CA 92236
Phone: 760-398-3102 Ext: 110
Email: vsanchez @coachella.org
Office Hours: Monday - Thursday 7:00 AM to 6:00 PM
Closed Fridays
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