Agenda packet — Coachella City Council, November 19, 2025 (part 1 of 2)

City Council Chamber
1515 6th Street, Coachella, California
(760) 398-3502  www.coachella.org
AGENDA

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION MEETING
November 19, 2025
6:00 PM
In-Person Meeting
Location:

City Council Chamber
1515 6th Street,
Coachella, CA
If you would like to attend the meeting via Zoom, here is the link:
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US: +1 669 900 6833
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 Public comments may be received by 12:00 P.M. either in person, via email, telephonically, or via Zoom with a limit of 250 words, or three minutes:
o In Real Time:

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

Written comments may be submitted to the City Council electronically via email to [email protected]. Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the City Council and entered into the record.  The live stream of the meeting may be viewed online by accessing the city's website at www.coachella.org, and clicking on the "Watch Council Meetings" tab located on the home page, and then clicking on the "live" button.
1 Agenda Planning Commission Meeting November 19, 2025

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CALL TO ORDER:

PLEDGE OF ALLEGIANCE:

ROLL CALL:

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

1. Planning Commission Meeting - October 15, 2025
WRITTEN COMMUNICATIONS:

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

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. Resolution No. PC2025-18: Request for conditional approval of the Encanto Modification project, a modification to Tentative Tract Map No. 38429, Conditional Use Permit No. 376 (Modification), Architectural Review No. 22-11 (Modification), a proposal to subdivide 19.2 acres into 192 single family lots with a minimum lot size of 2,500 square feet with nine single family residential production model homes located west of Van Buren Street, between Avenue 51 and Avenue 52, APN 779-360-001; and determining that the project is compliant with Section 15073 of the California Environmental Quality Act (CEQA) Guidelines. Applicant: Joseph Rivani, Global Investment and Development.

3. Resolution No. PC2025-19: Request for conditional approval of the Conditional Use Permit (Modification) application for Las Damas retail cannabis business and lounge to modify the existing use from a retail cannabis microbusiness with an indoor lounge to cannabis retail only with an indoor consumption lounge at 85995 Grapefruit Blvd. and determining that the proposed project is categorically exempt from environmental review pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines. Applicant: Las Damas, LLC.

4. Resolution No. PC2025-20 and Resolution No. PC2025-21: Request for conditional approval of PC2025- 20 for the architectural review application AR 25-12, for the 6th St. Senior Apartments for the development of 4-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a 0.86 acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th St., and for the request for condition of approval of PC2025-21 for the variance application VAR 25-06 from municipal code standards including design requirements, and 2 Agenda Planning Commission Meeting November 19, 2025

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determining that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 – In-fill Exemption - Applicant: Chelsea Investment Corporation
INFORMATIONAL:

ADJOURNMENT:

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

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 3 City Council Chamber
1515 6th Street, Coachella, California
(760) 398-3502  www.coachella.org

MINUTES

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
October 15, 2025
6:00 PM
CALL TO ORDER: 6:01 P.M.

PLEDGE OF ALLEGIANCE:
__COMMISSIONER LARA_____
ROLL CALL:

Commissioners Present: ____ Chair Murillo
__X__ Vice Chair Fonseca
_ X_ Commissioner Lara
__X__ Commissioner Ordorica
__X__ Commissioner Torres
Commissioner Lara was absent.

Staff Present: *Kendra Reif, Community Development Director. *Vanessa Sanchez, Planning Technician.
*Adrian Moreno, Associate Planner.
*Lizzandro Diaz, Building Official.
*Jason Stevens, Information Technology Manager.

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.”

MOTION MOVED BY COMMISSIONER LARA AND SECONDED BY COMMISSIONER ORDORICA TO APPROVE THE AGENDA.

Approved by the following roll call vote:

AYES: Commissioner Torres, Commissioner Lara, Commissioner Ordorica, Vice Chairperson Fonseca.

NOES: None.

ABSTAIN: None.

ABSENT: Chairperson Murillo.
4 Item 1.

APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes September 3, 2025

MOTION MOVED BY COMMISSIONER TORRES SECONDED BY COMMISSIONER ORDORICA TO APPROVE THE MINUTES.

Approved by the following roll call vote:

AYES: Commissioner Torres, Commissioner Lara, Commissioner Ordorica, Vice Chairperson Fonseca.

NOES: None
ABSTAIN: None
ABSENT: Chairperson Murillo
WRITTEN COMMUNICATIONS:

Public Comments Closed at 6:04 PM by Vice Chair Fonseca.

Public Comments Re-opened at 6:04 PM by Vice Chair Fonseca.

A resident had a question about the CVHC Mariposa Pointe project. Kendra Reif, Community Development Director, notified the resident that this was an item on the agenda and was going to be presented as the third item.

Public Comments Closed at 6:05 PM by Vice Chair Fonseca.

REPORTS AND REQUESTS:

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. Resolution No. PC 2025-17: Request for Sunridge Self-Storage (First, 12 Month Time Extension) A request for a one-year time extension for the conditionally approved Conditional Use Permit (CUP 369) and Architectural Review (AR 23-06) for the proposed expansion of the existing Sunridge RV and Self-Storage facility located along Grapefruit Boulevard (Highway 111). The expansion is proposed on an adjacent vacant

4.85-acre parcel (APN 763-141-018) and includes the construction of approximately 62,979 square feet of self-storage units, RV storage spaces, covered parking canopies, and a 900-square-foot leasing office.

Applicant: James Delhamer (Sunridge Self-Storage LLC)
Vanessa Sanchez, Planning Technician, gave a brief presentation for the item. A copy of the presentation is on file with the Planning Division.

David Turner, with Coachella Engineers, made himself available and provided comments. 5 Item 1.

IT WAS MOVED BY COMMISSIONER LARA AND SECONDED BY COMMISSIONER TORRES TO GRANT A FIRST 12-MONTH TIME EXTENSION FOR SUNRIDGE RV AND SELF-STORAGE CONDITIONAL USE PERMIT 369 (CUP 369) ARCHITECTURAL REVIEW (AR 23-06) WITH THE FINDINGS AND CONDITIONS RESOLUTION NO. PC 2025-17 A NEW EXPIRATION DATE OF NOVEMBER 15, 2026.

Approved by the following roll call vote:

AYES: Commissioner Torres, Commissioner Lara, Commissioner Ordorica, Vice Chairperson Fonseca.

NOES: None.

ABSTAIN: None.

ABSENT: Chairperson Murillo.

3. Resolution No. PC 2025-16: Request for conditional approval of AR 25-08 Mariposa Pointe - CVHC for the architectural review of 24 proposed homes at the southwest corner of Avenue 50 and Calhoun Street, located at Assessor’s Parcel Number (APN): 779-272-001 thru -016, and 779-301-001 thru –008, and certifying the projects Initial Study with Mitigated Negative Declaration is in compliance with Section 15074 of the is compliant with California Environmental Quality Act (CEQA) Guidelines Applicant: Coachella Valley Housing Coalition – Pedro S. G. Rodriguez.

Adrian Moreno, Associate Planner, gave a brief presentation for the item. A copy of the presentation is on file with the Planning Division.

Public Hearing Opened at 6:27 PM by Vice Chairperson Fonseca.

Pedro S. G. Rodriguez, applicant, made himself available and provided comments.

Public Hearing Closed at 6:38 PM by Vice Chairperson Fonseca.

IT WAS MOVED BY VICE CHAIRPERSON FONSECA AND SEONCDED BY COMMISSIOENR LARA TO APPROVE RESOLUTION NO. PC 2025-16 ARCHITECTURAL REVIEW 25-08 MARIPOSA POINTE – CVHC FOR THE ARCHITECTURAL REVIEW OF 24 PROPOSED HOMES AT THE SOUTHWEST CORNER OF AVENUE 50 AND CALHOUN STREET, LOCATED AT ASSESSOR’S PARCEL NUMBER (APN) 779-272-001 THRU -016, AND 779-301-001 THRU -008,

AND CERTIFYING THE PROJECTS INITIAL STUDY WITH MITIGATED NEGATIVE DECLARATION IS IN COMPLIANCE WITH SECTION 15074 OF THE IS COMPLIANT WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES.

Approved by the following roll call vote:

AYES: Commissioner Torres, Commissioner Lara, Commissioner Ordorica, Vice Chairperson Fonseca.

NOES: None.

ABSTAIN: None.

ABSENT: Chairperson Murillo.

INFORMATIONAL:

3. Director’s Development Update.
* Resident engagement academy, applications are available for anyone that wants to apply. 6 Item 1.
* State of the City, is on October 23, 2025 for those of you that are interested and able to attend. * Rail station feasibility study, is on October 16, 2025 at the Library.

ADJOURNMENT: 6:57 P.M.

RESPECTFULLY SUBMITTED BY,

KENDRA REIF

PLANNING COMMISSION SECRETARY
Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
7 Item 1.
1 STAFF REPORT
11/19/2025
TO: Planning Commission Chair and Commissioners
FROM: Adrian Moreno, Associate Planner
SUBJECT: Resolution No. PC2025-18: Request for conditional approval of the Encanto Modification project, a modification to Tentative Tract Map No. 38429, Conditional Use Permit No. 376 (Modification), Architectural Review No. 22-11 (Modification), a proposal to subdivide 19.2 acres into 192 single family lots with a minimum lot size of 2,500 square feet with nine single family residential production model homes located west of Van Buren Street, between Avenue 51 and Avenue 52, APN 779-360-001; and determining that the project is compliant with Section 15073 of the California Environmental Quality Act (CEQA) Guidelines. Applicant: Joseph Rivani, Global Investment and Development.

STAFF RECOMMENDATION
Staff requests the Planning Commission to approve, modify, continue, or deny Resolution No. PC2025-18 for the conditional approval of the Encanto Modification project, a modification to Tentative Tract Map No. 38429, Conditional Use Permit No. 376 (Modification), Architectural Review No. 22-11 (Modification), a proposal to subdivide 19.2 acres into 192 single family lots with a minimum lot size of 2,500 square feet with nine single family residential production model homes located west of Van Buren Street, between Avenue 51 and Avenue 52, APN 779-360-001; and determining that the project is compliant with Section 15073 of the California Environmental Quality Act (CEQA) Guidelines, pursuant to the findings and conditions of approval contained in the attached resolution.

BACKGROUND:

On April 17, 2024, the Planning Commission approved Resolution No. PC 2024-10 for recommendation for the City Council to approve Change of Zone No. 24-01 for the change of zone from Regional Commercial (R-C) to Regional Commercial – Planned Unit Development (R-CPUD); Tentative Tract Map No. 38429 to subdivide the project site into 111 single family lots, Conditional Use Permit No. 376 to utilize the provisions of Section 17.38 (Planned Unit Development); Architectural Review No. 22-11 for the review of the proposed elevations and floor 8 Item 2.
2 plans, and Environmental Assessment No. 22-04 for the review and approval of an Initial Study Mitigated Negative Declaration that was prepared to address the direct, indirect and cumulative environmental effects of the project. On May 8, 2024, City Council approved the project. On June 12, 2024 the projects second reading was approved by City Council.

The Encanto (Modification) project consists of the following applications:
 A modification to TTM No. 38429 proposes to subdivide 19.2 acres into 192 single family lots with a minimum lot size of 2,500 square feet. The proposed project also includes a neighborhood park, a water retention basin, monument signage, and street and utility improvements. The proposed project would result in a density of 10 dwelling units per acre which is consistent with the General Neighborhood land use designation of the Coachella General Plan.
 AR No. 22-11(Modification) is for architectural review for 9 single family residential homes floor plans and landscaping.
 CUP No. 376 (Modification) proposes to utilize the provisions of Section 17.38 (Planned Unit Developments) of the Coachella Municipal Code. A Planned Unit Overlay is utilized to provide for attractive, planned, residential districts in accordance with the general plan; to provide a means of achieving greater quality, variety, and flexibility in residential developments. In this case, the Applicant is proposing the following:

The Applicant is also proposing flexibility with the below standards. For a staff analysis on the below items, see Attachment 5 to this staff report. 9 Item 2.
3 1. Articulation:

Pursuant to Section 17.19.020(D)(2)(B) the project is only required to meet the articulation elements per the attached elevations.

2. Window Trim or Recess:

Pursuant to Section 17.19.020(D)(3) the project is only required to meet the window trim or recess elements per the attached elevations.

3. Building Entry:

Pursuant to Section 17.19.020(D)(4) the project is only required to meet the building entry elements per the attached elevations.

4. Building Roofs:

Pursuant to Section 17.19.020(D)(5)(c) and (e) the project is only required to meet the gable overhang and roof vents per the attached elevations.

5. Siding Materials:

Pursuant to Section 17.19.020(D)(6)(b) the project is only required to meet the colors and materials elements per the attached elevations.

6. Window Placement:

Pursuant to Section 17.19.020(D)(7)(a) the project is only required to meet the window placement elements per the attached elevations.

7. Perimeter Landscape Setback:

Pursuant to Section 17.14.030(K) the project is only required to meet the landscape elements per the attached development plan set.

8. Equestrian and Agricultural Theme Improvements:

Pursuant to Section 17.14.030(M) the project is only required to meet the landscape elements per the attached development plan set.

9. Street and Pathway Landscaping:

Pursuant to Section 17.14.020(C)(2) the project is only required to meet the landscape elements per the attached development plan set.

10. Circulation:

Pursuant to Section 17.14.030(O) the project is only required to meet the circulation design per the attached development plan set.
10 Item 2.
4 Figure 1: Aerial Photo of Encanto project sit
DISCUSSION/ANALYSIS:

Surrounding land uses and zoning designations are as follows:

North: Coral Mountain Academy (51375 Van Buren St); General Plan designation:

School; Existing Zoning: Suburban Neighborhood.

South: Vacant, General Plan designation: Regional Retail District; Existing Zoning:

Regional Commercial (R-C).

East: Van Buren Street and Existing Agricultural Uses (Date Farm): Regional Retail District designation; Zoning: Regional Commercial (R-C) West: Vacant: General Plan designation: General Neighborhood; Existing Zoning:

General Neighborhood (G-N).

Site plan
The exhibit below illustrates the proposed site plan layout for the Encanto project. The site plan includes 7 distinct floor plans. A unique feature of this project is that no residential homes will have their rear to the main arterial road which will largely include landscape and front elevations visible from Van Buren Street. A copy of the site plan is included below:

Figure 2: Encanto Site Plan
11 Item 2.
5 Architectural Design (See Exhibit E for a full set of architectural renderings) The Encanto project includes three distinct floor plans that provide nine distinct elevations that are all two-story homes. The architectural plans are all a combination of Spanish architectural design:
 Plan 1 – 1,734 sq. ft Two-Story (3-Bedroom, 2.5-Bath) residence  Plan 2 – 1,854 sq. ft Two-story (4-Bedroom, 3-Bath) residence  Plan 3 – 2,047 sq. ft. Two-story (5-Bedroom, 3-Bath) residence Figure 3: Proposed Architectural Models
12 Item 2.
6 Figure 3 Top Row (Plan 1A, 1B, 1C), Center Row (Plan 2A, 2B, 2C), Bottom Row (3A, 3B, 3C) Figure 4: Elevation A (Front)

Figure 4 – Decorative Gable Accents Figure 4 Stucco Projections 13 Item 2.
7 Figure 1 Stucco Projections
Elevation A schemes exterior materials include stucco, concrete ‘S’ tile roofing, decorative gable accents, and stucco projections at front eaves.

Figure 5: Plan B Elevation (Front)

Figure 2 Scored Stucco Accents Figure 5 Window Trim
Plan B exterior materials include stucco, concrete flat tile roofing, and scored stucco accents.

Figure 6: Plan C Elevation (Front)
14 Item 2.
8 Figure 6 Stone Veneer Figure 6 Trim Pop-outs
Figure 6 Board and Batten Stucco
Plan C exterior building materials include stucco, board and batten stucco, concrete flat tile roofing, stucco finished window trim, decorative veneer, and decorative gable accents.

LANDSCAPE DESIGN
The landscape plan for the Encanto project addresses the proposed landscaping along Van Buren Street, Friday Way, project entries, the overall project wall and fence plan, park and retention area landscaping and typical front yard landscaping.

A 6-foot-high decorative block wall will be constructed along Frida Way. The Van Buren Street project frontage will provide a total 15’6” common area that includes a 4-foot curb adjacent landscape setback with shade trees per the direction of General Plan Mobility guidelines, a 5-foot sidewalk, equestrian vinyl fence and 5’ 6” multi-use perimeter DG trail. The applicant requests as part of the PUD flexibility with the development standards which includes the 20-foot landscape area setback requirement pursuant to Section 17.14.030(M), and instead only provides a total 9’ 6” foot landscape setback area (4-foot curb adjacent landscape area and 5’6” multi-use perimeter DG trail).

Figure 7: Van Buren Street Common Area
15 Item 2.
9 Figure 8: 2 Project Entryways, Perimeter Landscape and Street Medians The project entry includes enhanced pavement at the main project entry and an entry monument sign in the entry median at the south entry. The project entry also includes a 6-foot-wide landscaped median
The 16’ wide Van Buren Street landscape median will be constructed and is proposed to include date palm and Palo Verde trees and a variety of shrubs and ground cover. The landscape median will require modification for consistency with the 2008 Citywide Street Median Guidelines to include two rows of palm trees and shade trees consistent with a “Shady Oasis” concept within the median.

Figure 9: Van Buren Street Proposed Landscaping
Figure 10: Proposed Entry Median Monument Signs
16 Item 2.
10 Figure 11: Proposed Van Buren Street Roadway section Figure 12: Proposed Frida Way Roadway section
17 Item 2.
11 Wall and Fence Plan
A copy of the proposed wall and fence plan is illustrated on Figure 13 below. A 6 ft high block wall will be constructed along the perimeter of the project, with the entire block wall visible from Van Buren Street to be a split dace block wall with a precision cap. Any street visible block shall be decorative block that includes a decorative split face block band with a precision cap, and shall also provide metal view obscured gates. Interior fencing not visible from the street are allowed to be vinyl fencing.

Figure 13: Proposed Wall and Fencing Materials
Retention Basin Landscaping
The retention basin landscaping is illustrated in Figure 11 and appears to largely include decomposed granite (DG) or decorative gravel but is not identified on the landscape legend.

Shrubs are proposed on the slopes of the retention basin. The retention basin includes some 3” – 6” copper canyon crushed rock areas at the basin perimeter.

Mini Park Areas
The Project is proposing a community park. The park will include passive uses which include two shade structures with picnic tables and meandering walkway. A site plan for the park and plant palette are provided in Figure 14 below. There will also be as small landscape lot at the southwest corner, and two large landscape buffers at approximately 20 feet in depth that will help serve as an attractive buffer from the proposed homes to Van Buren Street.

Figure 14: Proposed Park Improvements
18 Item 2.
12 Typical Front Yard Landscaping and Plant Palette
A landscape plan has not been submitted for front yard typical landscaping but will be required to be submitted as a final landscape plan to include water efficient landscaping that meets municipal code requirements.

Figure 15: Landscaping Tree and Plant Palette
19 Item 2.
13 CONSISTENCY WITH GENERAL PLAN
The project site is within the Regional Retail District land use designation and is intended to provide a wide range of shopping and entertainment in a variety of urban and suburban formats.

These includes regional shopping centers, mixed destination centers or similar uses. The uses allowed in this designation 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. The primary purpose of the District is to provide for commercial opportunities, with residential uses supporting the retail environment. The land use designation in this area was established in anticipation of development of big box regional commercial development, though the feasibility of big box retail development as a primary destination for buying goods has decreased with the popularity of online purchasing.

The fundamental character of these neighborhoods is defined by high-branching deciduous trees along pedestrian-oriented streets. Sound walls and other similar barriers should be avoided.

Allowed land uses include residential land uses at a development intensity of 10-15 DU/AC.

The Encanto project proposes 192 single family homes on a 19.2-acre site that equates to a net density of 10 du/acre. Staff believes that establishing housing at this site would still accommodate regional commercial to the South and increase the viability of the commercial uses with the construction of nearby homes. The project meets the general plan density requirements and meets the design standards for network connectivity, street design, parks and open space and urban form guidelines.
20 Item 2.
14 CONSISTENCY WITH ZONING
The project site is currently zoned Regional Commercial Planned Unit Development (R-C-PUD), which implements the Regional Retail District land use designation of the General Plan. The project modifications are in compliance with Chapter 17.38 PUD Planned Unit Development standards. The R-C zone permits a minimum density of 10 dwelling units per acre, and the proposed project modification requests minimum lot size of 2,500 square feet with a minimum interior lot width of 44 feet and minimum lot depth of 60 feet. The proposed minimum front yard requirement is 18’ to garage and 7’ to livable area or porch. The proposed rear yard setback is an average of 10 feet but no less than 8 feet. The applicant proposes a minimum side setback of 4 feet. The applicant proposes minimum 19’ x 19’interior garage space at 361 square feet. These requests from the applicant differ from the allowed zoning development standards, which is why the Applicant is using the Planned Unit Development provisions (Section 17.38) of the Municipal Code in order to utilize flexible development standards.

Table 1 – Zoning Ordinance Development Standards
Zoning Ordinance Proposed Complies
with Code
Density 10-15 du/acre 10 du/ac Yes
Parking
(Minimum)
One per dwelling unit, to be
covered or in a garage. Plus one
and one third open space per
dwelling unit.

Yes. Each
unit includes
a 2-car
garage
Lot
Requirements
4,000 sq. ft.

Minimum Lot width 40’
Minimum Lot depth 75’
All proposed parcels are
4,504 sq. ft. or greater
(4,504-9,211 sq. ft.)
Minimum Lot Width: 45’
Minimum Lot depth: 90’
Yes
Minimum Yard
Requirement
Front Yard: 15 feet
Side Yard: 5 feet
Rear Yard: 20 feet
Front Yard: 7 feet
Side Yard: 4 feet
Rear Yard: 8 feet
No.

However, the
proposal is
consistent
with PUD
standards
21 Item 2.
15 Height
(maximum)
45 feet 28 feet Maximum Yes. The
maximum
height
proposed is
less than 45
feet
FINDINGS:

Pursuant to Coachella Municipal Code Chapter 16.12, Tentative Maps, and subject to state law, the Planning Commission shall deny approval of a tentative map, as required by the map act, if it makes any of the following findings:

1.That the proposed map is not consistent with applicable general and specific plans; and

2.That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
The proposed subdivision map is consistent with applicable general plans, and there are no applicable specific plans for this project. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The subject site is a 19.2-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional Commercial-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

3.That the site is not physically suitable for the type of development; and

4.That the site is not physically suitable for the proposed density of development; The site is physically suitable for the type of development and the proposed density of development. The proposed density of 10 dwelling units per acre is consistent with the underlying land use and zoning designations. The proposed subdivision will provide adequately sized lots for new single-family residential lots. All proposed lots will have adequate dimensions, and ingress and egress to accommodate the proposed development.

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

There are no sensitive habitats or bodies of water in the immediate vicinity of the site. The initial environmental study prepared for this project did not identify any biological resources on the site or in the vicinity of the project that would be impacted by the proposed project. 22 Item 2.
16 6.That the design of the subdivision or the type of improvements is likely to cause serious public health problems; and
The design of the subdivision and type of improvements are not likely to cause any serious public health problems. As proposed, the proposed project would allow for single-family residential lots with a minimum lot size of 2,500 square feet. The adjoining uses are consistent with the proposed use of the property as a single-family detached subdivision.

7.That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public.

The design of the subdivision and type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The project is located on the west side of Van Buren Avenue, south of Avenue 51, north of Avenue 52.

Pursuant to Coachella Municipal Code Chapter 17.72, Architectural Review, and subject to state law, the Planning Commission must make the follow findings for architectural review approval:

1. The proposed project is consistent with the general plan; The proposed project is consistent with the general plan. The subject site is a 19.2-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional Commercial-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

2. The proposed project complies with zoning regulations; The proposed project complies with zoning regulations. The project is in compliance with the applicable Regional Commercial development standards and in accordance with the Planned Unit Development provisions (Chapter 17.38) of the Coachella Municipal Code in order to utilize flexible development standards.

3. The proposed project is consistent with the city's design guidelines; The proposed project is consistent with the city's design guidelines. As noted in Architectural Review Finding #2 above, the proposed project is developed in accordance with the Planned Unit Development provisions (Chapter 17.38) of the Coachella Municipal Code in order to utilize flexible development standards.
23 Item 2.
17 4. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity; and The proposed development will be constructing single-family homes on a previously disturbed and currently vacant lot. The proposed project is compliant with the general plan and the Coachella Municipal Code zoning regulations. The proposed project has also been reviewed by the following agencies including but not limited to: the Public Works Department, the Utilities Department, the Community Development Department, Riverside County Fire Department, and the Riverside County Sheriff’s Office. The project has been reviewed and conditioned to ensure that the proposed project not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity.

The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is compatible with the adjacent residential zoned uses to north and west, and the parcel is a high-density residential use compatible with the southern and eastern adjacent zones.

Pursuant to Coachella Municipal Code Chapter 17.74, Conditional Use Permit, and subject to state law, the Planning Commission must make the follow findings for architectural review approval:

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.

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. The subject site is a 19.2-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional Commercial-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed use is in accordance with the high-density residential development standards in conformance with the Regional Commercial zone, and is compatible with the Regional Retail District general plan designation. This will ensure the project is compatible with the adjacent east and southern parcels, which are under the same zone 24 Item 2.
18 and general plan designation as the subject parcel. The project is a detached single-family subdivision project which provides compatibility with the adjacent northern parcel which is an existing school and zoned as single-family residential, and the project is compatible with the adjacent western parcel which is zoned as general neighborhood which allows for detached single-family residential uses.

3. Consideration is to be given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development.

Consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, in any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is compatible with the adjacent residential zoned uses to north and west, and the parcel is a high-density residential use compatible with the southern and eastern adjacent zones.

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.

Where the proposed use may be potentially hazardous or disturbing to existing or reasonable expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. Single family residential dwellings are not uses known to create hazardous or disturbing effects upon the neighborhood.

5. The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads.

The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads. The project provides a main entrance on Van Buren Street at the southern portion of the eastern portion of the tract map, and a secondary entrance at the northern portion of the eastern portion of the tract map which is anticipated to provide minimal interference with traffic on surrounding public streets or roads PUBLIC HEARING NOTICE:

A notice of a public hearing to consider a modification to Tentative Tract Map No. 38429, Conditional Use Permit No. 376 (Modification), Architectural Review No. 22-11 (Modification), was issued in accordance with Coachella Municipal Code Section 17.74.010.G, inclusive of the publication on November 9, 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 November 5, 2025. 25 Item 2.
19 ENVIRONMENTAL REVIEW:

Pursuant to CEQA, an initial study was prepared for the Encanto Project. The Initial Study concluded that the project would result in less than significant impacts to Aesthetics, Agriculture and Forestry Resources, Air Quality, Greenhouse Gas Emissions, Energy, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems and Wildfire.

The Initial Study concluded that the project would result in a less than significant impact with mitigation incorporated to Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials and Tribal Cultural Resources.

A 30-day public review period ran from February 9, 2024, to March 10, 2024. 5 comment letters were submitted during the comment period. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared.

Environmental Assessment No. 22-04 was prepared for TTM 38429 pursuant to the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration was adopted by the City Council on May 8, 2024. The proposed residential construction is consistent with the project evaluated under EA No. 22-04. The Planning Division has determined that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration.

ALTERNATIVES:
1) Adopt Resolution No. PC2025-18 recommending that the City Council approve a modification to TTM No. 38429, CUP No. 376 (Modification), and AR No. 22-11 (Modification) with the findings and conditions as recommended by Staff. 2) Adopt Resolution No. PC2025-18 recommending that the City Council approve a modification to TTM No. 38429, CUP No. 376 (Modification), and AR No. 22-11 (Modification) with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2025-18
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff requests the Planning Commission to approve, modify, continue, or deny Resolution No.

PC2025-18.

Attachments:
26 Item 2.
20 1. Resolution No. PC2025-18
a. Exhibit A – Conditions of Approval
b. Exhibit C – Original Conditions of Approval
c. Exhibit B – Tentative Tract Map No. 38429
d. Exhibit B – Planned Unit Development
e. Exhibit C – Development Plan Set
f. Exhibit C – Original Conditions of Approval

2. EA 22-04 Mitigated Negative Declaration

3. 2008 Street Median Development Guidelines

4. Original Development Plan Set Encanto

5. Flexible Development Standards Analysis

6. Response to Architectural Comments from Applicant

7. Encanto PUD Justification Statement
27 Item 2.

Resolution No. PC2025-18

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RESOLUTION NO. PC 2025-18

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA RECOMMENDING TO THE CITY COUNCIL OF THE

CITY OF COACHELLA APPROVAL OF A MODIFICATION TO
TENTATIVE TRACT MAP NO. 38429, CONDITIONAL USE PERMIT
NO. 376 (MODIFICATION), ARCHITECTURAL REVIEW NO. 22-11
(MODIFICATION), A PROPOSAL TO SUBDIVIDE 19.2 ACRES INTO 192 SINGLE FAMILY LOTS WITH A MINIMUM LOT SIZE OF 2,500

SQUARE FEET WITH NINE SINGLE FAMILY RESIDENTIAL

PRODUCTION MODEL HOMES LOCATED WEST OF VAN BUREN
STREET, BETWEEN AVENUE 51 AND AVENUE 52, APN 779-360-001;

AND DETERMINING THAT THE PROJECT IS COMPLIANT WITH
SECTION 15073 OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) GUIDELINES. APPLICANT: JOSEPH RIVANI, GLOBAL

INVESTMENT AND DEVELOPMENT
WHEREAS, Joseph Rivani of Global Investment and Development filed applications on a vacant 19.2 acre project site located west of Van Buren Street, south of Avenue 51 and north of Avenue 52 on Assessor’s Parcel Number (APN) 779-360-001; and,
WHEREAS, the City has processed said application pursuant to the Subdivision Map Act (commencing with Section 66400, Title 7 of the Government Code), Title 16 of the Coachella Municipal Code, and the California Environmental Quality Act of 1970 as amended; and,
WHEREAS, on April 17, 2024, the Planning Commission conducted a duly noticed public hearing on CZ No. 24-01, TTM No. 38429, AR No. 22-11, CUP No. 376 and EA No. 22-04 in the City Council Chambers, 1515 6th Street, Coachella, California; and,
WHEREAS, on April 17, 2024, the Planning Commission conducted a duly noticed public hearing on Change of Zone No. 24-01 in the City Council Chambers, 1515 6 th Street, Coachella, California; and,
WHEREAS, on May 8, 2024, the City Council conducted a duly noticed public hearing on CZ No. 24-01, TTM No. 38429, AR No. 22-11, CUP No. 376 and EA No. 22- 04 in the City Council Chambers, 1515 6th Street, Coachella, California; and, WHEREAS, on June 12, 2024, the City Council conducted a duly noticed public hearing on Change of Zone No. 24-01 in the City Council Chambers, 1515 6th Street, Coachella, California; and,
WHEREAS, on November 19, 2025, the Planning Commission conducted a duly noticed public hearing on a modification to TTM No. 38429, CUP No. 376 (Modification), and AR No. 22-11 (Modification) in the City Council Chambers, 1515 6th Street, Coachella, 28 Item 2.

Resolution No. PC2025-18

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California; and,
WHEREAS, 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 the Coachella Municipal Code, and the attendant applications for a Change of Zone, Tentative Tract Map, Conditional Use Permit, Architectural Review to allow the Project; and, WHEREAS, the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the site for the proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, an initial study was prepared that determined that the project would not have a significant effect on the environment; and,
WHEREAS, the conditions of approval as stipulated by the City are necessary to protect the public health, safety and welfare of the community; and, WHEREAS, the Planning Commission of the City of Coachella finds that Tentative Tract Map No. 38429 is in compliance with the Subdivision Map Act and the City’s Subdivision Ordinance.

NOW, THEREFORE, BE IT RESOLVED, THE PLANNING COMMISSION OF

THE CITY OF COACHELLA, CALIFORNIA DOES HEREBY FIND
DETERMINE AND RESOLVE AS FOLLOWS:

SECTION 1. Recitals. The above recitals are true and correct and incorporated herein as findings of fact.

SECTION 2. Compliance with the California Environmental Quality Act.

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 certifies that the projects Initial Study with Mitigated Negative Declaration is in compliance with Section 15073 of the California Environmental Quality Act (CEQA) Guidelines. Environmental Assessment No. 22-04 was prepared for Tentative Tract Map 38429 pursuant to the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration was adopted by the City Council on May 8, 2024. The proposed residential construction is consistent 29 Item 2.

Resolution No. PC2025-18

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with the project evaluated under EA No. 22-04.

SECTION 3. Tentative Tract Map Findings.

With respect to the proposed modification to Tentative Tract Map No. 38429 the Planning Commission finds as follows for the proposed for the 192-unit single-family residential development project:

1. The proposed subdivision map is consistent with applicable general plans, and there are no applicable specific plans for this project. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The subject site is a 19.2-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional Commercial-Planned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

2. The site is physically suitable for the type of development and the proposed density of development. The proposed subdivision will provide adequately sized lots for new single-family residential lots. All proposed lots will have adequate dimensions, and ingress and egress to accommodate the proposed development.

3. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There are no sensitive habitats or bodies of water in the immediate vicinity of the site. The initial environmental study prepared for this project did not identify any biological resources on the site or in the vicinity of the project that would be impacted by the proposed project.

4. The design of the subdivision and type of improvements are not likely to cause any serious public health problems. As proposed, the proposed project would allow for single-family residential lots with a minimum lot size of 2,500 square feet. The adjoining uses are consistent with the proposed use of the property as a single-family detached subdivision.

5. The design of the subdivision and type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The project is located on the west side of Van Buren Avenue, south of Avenue 51, north of Avenue 52.

SECTION 4. Architectural Review Findings.

With respect to Architectural Review 22-11 (Modification), the Planning Commission finds as follows for the proposed for the 192 unit single-family residential development project:
30 Item 2.

Resolution No. PC2025-18

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1. The proposed project is consistent with the general plan. The subject site is a 19.2- acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional CommercialPlanned Unit Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

2. The proposed project complies with zoning regulations. The project is in compliance with the applicable Regional Commercial development standards and in accordance with the Planned Unit Development provisions (Chapter 17.38) of the Coachella Municipal Code in order to utilize flexible development standards.

3. The proposed project is consistent with the city's design guidelines. As noted in Architectural Review Finding #2 above, the proposed project is developed in accordance with the Planned Unit Development provisions (Chapter 17.38) of the Coachella Municipal Code in order to utilize flexible development standards.

4. The proposed development will be constructing single-family homes on a previously disturbed and currently vacant lot. The proposed project is compliant with the general plan and the Coachella Municipal Code zoning regulations. The proposed project has also been reviewed by the following agencies including but not limited to: the Public Works Department, the Utilities Department, the Community Development Department, Riverside County Fire Department, and the Riverside County Sheriff’s Office. The project has been reviewed and conditioned to ensure that the proposed project not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity.

5. The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project is compatible with the adjacent residential zoned uses to north and west, and the parcel is a high-density residential use compatible with the southern and eastern adjacent zones.

SECTION 5. Conditional Use Permit Findings.

With respect to Conditional Use Permit No. 376 (Modification), the Planning Commission finds as follows for the proposed for the 192 unit single-family residential development project:

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. The subject site is a 19.2-acre vacant parcel with adequate access and lot dimensions to allow for the intended single-family residential lot development in a manner consistent with the Regional Retail District land use designation of the General Plan and Regional Commercial-Planned Unit 31 Item 2.

Resolution No. PC2025-18

Page 5 ends

Development Zoning Designation. The project will substantially comply with the General Plan 2035 document which calls for a higher density residential development.

2. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed use is in accordance with the high-density residential development standards in conformance with the Regional Commercial zone, and is compatible with the Regional Retail District general plan designation. This will ensure the project is compatible with the adjacent east and southern parcels, which are under the same zone and general plan designation as the subject parcel. The project is a detached single-family subdivision project which provides compatibility with the adjacent northern parcel which is an existing school and zoned as single-family residential, and the project is compatible with the adjacent western parcel which is zoned as general neighborhood which allows for detached single-family residential uses.

3. Consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, in any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. The proposed project is compatible with the adjacent residential zoned uses to north and west, and the parcel is a high-density residential use compatible with the southern and eastern adjacent zones.

4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonable expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. Single family residential dwellings are not uses known to create hazardous or disturbing effects upon the neighborhood.

5. The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads. The project provides a main entrance on Van Buren Street at the southern portion of the eastern portion of the tract map, and a secondary entrance at the northern portion of the eastern portion of the tract map which is anticipated to provide minimal interference with traffic on surrounding public streets or roads
SECTION 6. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center. The Development Services Director is the custodian of the record of proceedings.

SECTION 7. Execution of Resolution. The Chairman shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

SECTION 8. Planning Commission Approval Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby recommends to the City Council approval of a modification To Tentative Tract Map No. 38429, Conditional Use Permit No. 376 32 Item 2.

Resolution No. PC2025-18

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(Modification), Architectural Review No. 22-11 (Modification), a proposal to subdivide

19.2 Acres into 192 single family lots with a minimum lot size of 2,500 square feet with nine single family residential production model homes located west of Van Buren Street, between Avenue 51 And Avenue 52, APN 779-360-001; And determining that the project is compliant with Section 15073 Of The California Environmental Quality Act (CEQA) Guidelines. The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A” and Exhibit “B”, Tentative Tract Map in “Exhibit C”, Planned Unit Development and Elevations in “Exhibit D”, Development Plan Set in “Exhibit E” 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.

PASSED APPROVED and ADOPTED this 19th day of November 2025. __________________________________
Isela Murillo, Chairperson
Coachella Planning Commission
ATTEST:
___________________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
City Attorney

33 Item 2.

Resolution No. PC2025-18

Page 7 ends

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC-2025-18, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 19th day of November 2025, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Kendra Reif
Planning Commission Secretary
34 Item 2.

Resolution No. PC2025-18 EXHIBIT A
Exhibit A – Resolution No. PC2025-18

CONDITIONS OF APPROVAL FOR A MODIFICATION TO TENTATIVE TRACT MAP NO. 38429, CONDITIONAL USE PERMIT NO. 372 (MODIFICATION), and ARCHITECTURAL REVIEW NO. 22-11 (MODIFICATION)
General Conditions

98. The applicant shall comply with all requirements and conditions of approval as included in Tentative Tract Map No. 38429, Conditional Use Permit No. 376, Architectural Review No. 22-11, and any modifications or extensions thereof, as listed in those Notice of Actions or Resolutions for each respective approval and City Council Resolution No. 2024-15 and Ordinance No. 1210, unless otherwise modified per the requirements and conditions of approval per this resolution.

99. 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.
100. Condition #9 of the original approved conditions of approval shall be modified to include the additional bolded items as follows: The proposed subdivision shall be improved with a decorative masonry perimeter wall consisting of tan slumpstone, splitface block, or precision with smooth stucco finish wall, and a decorative cap and/or equivalent approved by the City Engineer and Development Services Director. The entire block perimeter wall on Van Buren Street shall be a split face block wall with a precision cap. Any street visible block shall be decorative block that includes a decorative split face block band with a precision cap, and shall include metal view obscured access gates. Interior fencing not visible from the street are allowed to be vinyl fencing. A minimum of one 12-inch square masonry pilaster at every 50 feet along Van Buren Avenue shall be used along any masonry wall facing a public street as shown on the conceptual landscape plans.
101. Condition #6 shall be modified as follows: The final map, grading and landscape plans shall provide a perimeter common area setback at a minimum total 14’6” that shall provide improvements that include a 5’6” equestrian trail, 5’ concrete sidewalk, and 4’ curb adjacent landscape planter with shade trees. The final map, grading and landscape plans shall be modified to provide a perimeter landscaped setback at a minimum 26’ and improvements consistent with the equestrian theme approved for the Sevilla II TTM No. 38557 project, which includes a compacted decomposed granite trail of 10 feet wide, equestrian fencing and minimum 6 foot concrete non-contiguous sidewalk. 102. Condition #75 of the original approved conditions of approval shall be modified to include the additional bolded items as follows: The entire retention basin landscape plan shall include 3/8- 35 Item 2.

Resolution No. PC2025-18 EXHIBIT A
inch crushed gravel to match the adjacent landscape areas, with the exception of the D.G path adjacent to the retention basin as indicated on the plan set. a meandering cluster of large rock from north to south.
103. Condition #84 of the original approved conditions of approval shall be modified to include the additional bolded items as follows: The internal open space landscape plan shall incorporate native and edible landscaping for both groundcover, shrubs, and trees. 104. Conditions #1, #11, #12, #71, #77, #87, #88, #91, and #92 of the original approved conditions of approval shall be removed. Those conditions listed above shall only meet the fencing, architectural elements, energy efficient design and heat island reduction items, etc. per the approved and attached elevations and development plan set, and these conditions of approval for this modification.

Building
105. Parking pockets at private park will require accessible parking spaces. 106. Parking spaces at private park shall provide access to the public right of way. 107. Minimum accessible parking space depth is 18’, proposed cross section depicts the parking spaces to be 16’ deep, reconcile.
108. Landscaping plan shall demonstrate compliance with 2022 California Green Building Code section 5.106.12 Shade Trees.
109. Provide a barrier for the proposed retention basin. 110. Submit a maintenance plan for the proposed DG path. Van Buren and School Path maintained by CFD. In-Tract paths maintained by HOA.

Utilities
111. The project may be required to connect to the City’s public water and wastewater systems. In the event that new connections are required, the applicant shall submit water and sewer plans for approval.
112. New water and sewer connections are subject to the collection of impact fees. 113. All fire lines require the installation of Double Check Detector Assemblies. 114. Backflow devices are required on all non-residential connections installed within 12” of the meter box.
115. All buildings may require individual meters.
116. Irrigation may require its own meter.
36 Item 2.

Resolution No. PC2025-18 EXHIBIT A
117. All water connections shall install 4G AMI master meters. 118. All service lines shall be copper tubing per the approved list of materials. 119. All materials shall be per the approved list of materials provided by the Engineering Department or the Utilities Department.
120. No new water connections shall be shown on landscaping plans, all connections shall be in the water improvement plans.
121. Trees must have a minimum of 7’ separation distance from the Utilities water/sewer laterals.

Or minimum 7’ separation distance from water/sewer laterals with root barrier. 122. Please note that the City will not accept the 1st water and sewer improvement plans submittal without the hydraulic analysis having been first complete Fire
123. The maximum distance from any point on the street to a hydrant shall be 250ft. 124. The maximum spacing between hydrants is 500ft.
125. Minimum street width is 24ft as measured from flow line to flow line. Shall add 8ft of street width for each side where parking is requested with the other side marked for no parking.

Currently the street details are showing the measurement taken from the sidewalk side of the curb, not from the flow line. Shall increase street width to meet the minimum requirements. 126. Fire flow letter required.
127. Shall provide details for emergency access gate being proposed. Gates and barriers shall be located a minimum of 46 feet from any street.
128. General Fire Department Advisory Comments – Commercial. With respect to the planning conditions for the referenced project, the fire department requires the following fire protection measures to be provided in accordance with Coachella City Ordinances, the current edition of California Fire Code (CFC) as adopted and amended by the City of Coachella and/or recognized fire protection standards. These conditions are preliminary, and further review will be conducted upon receipt of additional entitlement and/or construction submittals. Additional requirements may be required based upon the adopted codes at the time of submittal. 129. Fire Department Advisory Comments – Residential Tracts. With respect to the planning conditions for the referenced project, the fire department requires the following fire protection measures to be provided in accordance with Coachella City Ordinance, the current edition of California Fire Code (CFC) as adopted and amended by the City of Coachella and/or recognized fire protection standards. These conditions are preliminary, and further review will be conducted upon receipt of additional entitlement and/or construction submittals. Additional requirements may be required based upon the adopted codes at the time of submittal. 37 Item 2.

Resolution No. PC2025-18 EXHIBIT A
130. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Reference CFC as amended. Will Serve Letters from the responsible water purveyor are required prior to a map recordation. 131. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards.

The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review. Reference CFC as amended.
132. Tract Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.
133. Fire Department Access - Fire apparatus access roads shall be provided within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC as amended and Riverside County Fire Department Policies and Standards.
134. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards. 135. Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable, provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.
38 Item 2.

Resolution No. PC2025-18 EXHIBIT A
136. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on the California Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal. 137. Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed 1,320 feet. Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.
138. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC. 139. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended. 140. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and reviewed by the Fire Code Official. Reference CFC as amended.
141. Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts. Questions for Fire Planning can be addressed to:

[email protected]
142. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Reference CFC as amended. a. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.
143. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended 39 Item 2.

Resolution No. PC2025-18 EXHIBIT A
along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards.

The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 24 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC as amended and Riverside County Fire Department Policies and Standards. a. a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards. 146. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on the California Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal. 147. Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed 1,320 feet. Secondary access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards. 148. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC. 40 Item 2.

Resolution No. PC2025-18 EXHIBIT A
149. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended. 150. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.
151. Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts.
41 Item 2.

Resolution No. 2024-10 EXHIBIT C
Exhibit C - Resolution No. 2024-10

CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 38429, CONDITIONAL USE PERMIT NO. 376, ARCHITECTURAL REVIEW NO. 22-11

ENCANTO PROJECT
General Conditions

1. Tentative Tract Map 38429, CUP 376 and AR 21-11 are approved for a 111-lot subdivision with a minimum lot size of 4,500 square feet; a CUP that utilizes the provisions of Section

17.38 of the Coachella Municipal Code (Planned Unit Development); and an Architectural Review that includes a total of 3 floorplans and 9 elevations. (3 elevations per floorplan).

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

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

4. The applicant shall be subject to further requirements that it participate in the Community Facilities District for residential lots within Tentative Tract Map 38429 that the City proposed to establish under the Mello-Roos Community Facilities Act of 1982, Section 13311 of the California Government Cod, as amended, for all undeveloped property within the boundaries of the City, including the subject property subject to this development approval (Architectural Review No. 22-11 and Tentative Tract Map No. 38429), to finance police and fire services for such property. The applicant shall do everything necessary for inclusion of the property subject to this development approval within such District upon its establishment. This development approval is subject to such requirement as a condition, unless such District is established prior to the effectiveness of this development approval in which case, it shall be a condition precedent. The Community Facilities District shall be established before issuance of the first certificate of occupancy.

5. The owner shall agree to the formation of a Landscape and Lighting Maintenance District(LLMD) for the maintenance of the lighting, perimeter wall, landscaping and irrigation.

The owner shall prepare the improvement plans, Engineer's Report, Estimated Costs, and submit to the City Engineer as required for the formation of the LLMD. The funds to be deposited shall be a minimum of $1,000. Costs over $1,000 shall be billed by the City to the owner for payment prior to the recordation of the Final Map. The LLMD shall be formed before issuance of the first certificate of occupancy.
42 Item 2.

Resolution No. 2024-10 EXHIBIT C

6. The final map, grading and landscape plans shall be modified to provide a perimeter landscaped setback at a minimum 26’ and improvements consistent with the equestrian theme approved for the Sevilla II TTM No. 38557 project, which includes a compacted decomposed granite trail of 10 feet wide, equestrian fencing and minimum 6 foot concrete non-contiguous sidewalk.

7. Landscape median improvements on Van Buren Street shall be modified for consistency with the City’s 2008 Landscape Median Design Guidelines upon final landscape plan submittal.

8. Prior to the recordation of the final map the applicant shall submit detailed landscaping irrigation plans and sign plans for review, including plans for the neighborhood park and retention basin for approval by the City Engineer and Development Services Director. The applicant shall improve the retention basin and neighborhood park of Tentative Tract Map 38429 in accordance with the conceptual landscape plans contained in the Design Guidelines, subject to review by the Development Services Director and City Engineer.

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

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

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

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

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

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

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

15. The application shall coordinate with City staff to determine feasibility of accommodating a class 1 bike along the northern boundary of the project that can connect to a potential future class 1 bike lane easterly from Van Buren Street to Fredrick Street, while maintaining existing residential lot counts consistent with Regional Retail District general plan policies to establish 43 Item 2.

Resolution No. 2024-10 EXHIBIT C
pedestrian, bicycle, and multi-use paths every 400 to 500 feet. Accommodation of such a path may require modification of residential lots 33-42.

Coachella Valley Water District

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

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

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

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

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

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

Tentative Map

21. 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.

22. 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.

23. 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 44 Item 2.

Resolution No. 2024-10 EXHIBIT C
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 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.

24. Identify and clearly show all necessary drainage easements to implement the project in accordance with drainage law.

25. 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.

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

Final Map

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

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

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

30. Prior to approval of the Final Map, the applicant shall resolve CVWD issues related to existing tile drains or irrigation mains located within the tract boundary or along the streets adjacent to the tract. If necessary, tile drains and irrigation lines shall be relocated and easement documents prepared for the new location of any such lines. The easement shall be shown on the final map. Plans for the tile drain or irrigation relocation shall be submitted to CVWD for approval and a copy of the plans shall be submitted to the City for evaluation regarding possible conflict with City facilities. The applicant shall submit to the City approved copies of any such relocation plans.
45 Item 2.

Resolution No. 2024-10 EXHIBIT C

31. All Primary streets, including Van Buren Street and Frida Way shall be completed prior to final occupancy for the first structure at the Tract.

32. Prepare and record necessary drainage easements, access easements and utility easements to implement the project in accordance with drainage law and site conditions to the satisfaction of the City Engineer prior to approval of the Final Maps.

33. Full Street Improvements plans, Street Improvements Bonds and Monument Bonds shall be approved prior to Approval of the Final Maps.

34. Internal roads shall be complete prior to final occupancy of any adjacent house.

GENERAL:

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

36. 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.

37. 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.

38. 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.

39. 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.

40. 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.

41. 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:
46 Item 2.

Resolution No. 2024-10 EXHIBIT C

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

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

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

PRECISE GRADING:

45. 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.

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

47. 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.

48. If applicant is planning to build a wall, separate permits shall be required for wall construction.

The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.

STREET IMPROVEMENTS:

49. 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 %.

50. 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.

51. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) Van Buren Street- Public Roadway as shown on the RAC and per these comments shall include the following:
47 Item 2.

Resolution No. 2024-10 EXHIBIT C
a. Dedication of land along southbound lane within project limits is required. This street is classified as Primary Arterial with Bicycle Lanes with 94 feet of right-of-way as per City of Coachella General Plan.
b. Street measured at Center line to westerly curb shall have a width of 37-foot c. Applicant shall construct street along Encanto project’s Van Buren Street frontage to the satisfaction of the City Engineer prior to the issuance of the first COO. d. Applicant shall construct half width street improvements on Van Buren Street such as, but not limited to: curb median, landscape and remove and replace westerly half Street pavement starting from Frida Way to the southernmost project limits. e. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights, landscape and all other appurtenances as required to the satisfaction of the City Engineer. f. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer.
g. Applicant shall construct transition street lane from property limits going South as required to the satisfaction of the City Engineer
h. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities
1) Frida Way- Roadway as shown on the RAC and per these comments shall include the following:
a. Frida Way is a non-dedicated roadway located on the private property of the Coral Mountain Academy. Owner shall identify and confirm all easements and access rights to the roadway.
b. Additional 10-foot wide Easement along southerly curb within project limits is required.
c. Street measured at Center line to southerly curb shall have a width of 20-foot d. Applicant shall install within the Easement; sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights, landscape and all other appurtenances as required to the satisfaction of the City Engineer.
e. Applicant shall construct within the Easement; all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Landscape, 48 Item 2.

Resolution No. 2024-10 EXHIBIT C
Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer.
f. Applicant shall underground all proposed dry utilities at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
2) Residential Streets- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along within project limits is required. These streets are classified as Urban Residential Streets with 54 feet of right-of-way as per City of Coachella General Plan.
b. Street measured from curb to curb shall have a width of 34-foot c. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drain, wells, streetlights, landscape and all other appurtenances as required to the satisfaction of the City Engineer. d. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer.
e. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry
f. Applicant shall underground all existing dry utilities at southbound lane within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities to the satisfaction of the City Engineer.

SEWER AND WATER IMPROVEMENTS:

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

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

PRIOR TO ISSUANCE OF BUILDING PERMITS:

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

55. 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 49 Item 2.

Resolution No. 2024-10 EXHIBIT C
private landscaping, Van Buren Street median, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity. The project is proposed a private community with private streets and the City shall be listed as a thirdparty beneficiary to the CC&Rs.

56. 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.

57. 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:

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

Utilities Department – Water and Wastewater:

59. The applicant shall submit water and sewer plans for approval. The proposed project shall be required to connect to the City’s public water and sewer system.

60. The Project shall install 4G AMI master meters.

61. A separate AMI 4-G metering system for each building shall be installed.

62. A separate AMI 4-G water service meter for the irrigation system shall be installed.

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

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

65. All new water service connections must be shown on water improvement plans.

66. The project must implement the State’s drought mandate which prohibits irrigation with potable water 50 Item 2.

Resolution No. 2024-10 EXHIBIT C
outside newly constructed homes and buildings that is not delivered by drip or microspray systems.

67. The project will require a Water Quality Management Plan (WQMP).

68. All water service lines shall be copper.

69. Water and sewer service to the projects is subject to the findings of the water and sewer hydraulic model, additional infrastructure may be required to supply the project, including supply wells.

Conditions of approval specific to Architectural Review No. 22-11 and CUP No. 376

70. This architectural review is granted to approve common area landscaping and fencing improvements for the “Encanto” community and to approve new exterior architectural theming, materials, and color schemes for new production homes within Tentative Tract Map No. 38429 (“Encanto”), consistent with the Planned Unit Development guidelines with varying roof tile and color schemes, as shown on submitted plans. The applicant shall submit construction drawings through the Building Division for plan check and approval prior to obtaining building permits. The applicant shall pay any fees necessary to secure permits and any special investigation inspections and reports, subject to review and approval by the Building Official, including a soils report and related structural recommendations. The owner shall secure Fire Department approval for the proposed production homes prior to the issuance of any building permits.

71. Accessory Dwelling Units (ADUs) shall be constructed on the 81 lots within the development in order to achieve the residential density requirements for the Regional Retail District land use designation unless it is determined by the Development Services Director that the density is achieved with less ADUs.

72. Prior to the issuance of a building permit for new single-family residences, the applicant shall submit a landscape and irrigation plan showing typical front yard landscaping and irrigation for the typical front yards and corner lots, for review and approval by the Development Services Director. Typical front yard landscaping shall include shade trees in the parkway between curb and sidewalk to achieve General Plan objectives. All landscaping shall be planted and maintained with a permanent underground irrigation system to be operational prior to the issuance of the Certificate of Occupancy. Landscaping in the front yard shall comply with the City’s front yard landscaping regulations, unless otherwise approved by the Development Services Director. All landscape materials shall be identified on a legend and identified graphically on a landscape plan including planting counts, tree caliper, and planted tree heights.

Native plants shall be included in the landscape legends that support butterflies, birds, reptiles, amphibians, small mammals, bees and other pollinators that evolved with these plants.

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

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

75. The retention basin landscape plan shall include a meandering cluster of large rock from north 51 Item 2.

Resolution No. 2024-10 EXHIBIT C
to south.

76. Project entry parkways shall include shade trees in addition to the proposed date palms.

77. Date palms shall be planted in the Van Buren Street public realm area and include shade trees planted in parkways to reduce heat island effect an increase tree canopy.

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

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

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

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

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

83. 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.

84. The internal open space landscape plan shall incorporate native and edible landscaping for both groundcover, shrubs, and trees.

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

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

87. The proposed residences shall incorporate decorative enhancements such as window trims and window shutter details on side and rear elevations as used on the front building elevations, for those home sites that have second-floor windows oriented towards a corner street line. 52 Item 2.

Resolution No. 2024-10 EXHIBIT C

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

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

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

91. Incorporate energy efficient building and site design strategies for the desert environment that include appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading (General Plan Policy 2.2).

92. Incorporate heat island reduction strategies in new development such as light colored cool roofs, light-colored paving, permeable paving, substantial tree coverage, and shaded asphalt paving (General Plan Policy 4.5).

93. Proposed residences shall include covered patios that do not extend into the proposed 10 minimum rear yard setbacks.

94. The applicant shall secure the presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plans for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. (This shall be included as a note on the rough grading plans)

95. In the event that contaminants or hazards are encountered the applicant shall contact the Department of Toxic Substances Control or the Riverside County Department of Environmental Health.

96. The tentative tract map, architectural plans, landscape plans, planned unit development document shall be revised as modified by the project conditions of approval.

97. No owner shall be permitted to rent or lease such Owner’s Lot for transient or hotel purposes, or for a period of less than thirty (30) days unless permitted by the City two years after the final occupancy permit is issued for Tract 32429, CUP No. 376 and AR No. 22-11.
53 Item 2.

FRIDA WAY
VAN BUREN STREET 60 61 62 63 64 59 65 66 2 1 12 11 3 6 5 4 7 9 8 10 73 72 71 70 69 68 6788 87 85 86 84 82 83 95 94 93 92 91 90 89 110 109 106 107 108 105 104 117 116 115 114 113 112 111 132 131 129 130 128 127 126 WXX I L N O S U Y

VAN BUREN STREET
The Altum Group
Engineering Planning Environmental t. 760.346.4750 TheAltumGroup.com f. 760.340.0089 44-600 Village Court, Suite 100, Palm Desert, CA 92260 Survey GENERAL NOTES LEGEND EASEMENT NOTES STREET SECTION VICINITY MAP SEE SHEET 2 SEE ABOVE RIGHTSEE BELOW LEFT 54
Item 2.

FRIDA WAY CORAL MOUNTAIN ACADEMY 60 61 53 54 55 56 57 58 59 40 414235 3637 3839293031 323334 18 17 16 15 14 13 12 11 10 28 27 26 25 24 23 22 21 20 19 43 44 45 46 47 48 49 50 51 52 77 76 75 74 73 72 71 70 142 143 141 144 145 140 139 146 147 138 136 135 133 149 150 151 152 148 162 163 164 161 160 165 166 159 167 158 157 137 168 134 156 169 155 170 154 171 172 153 182 181 180 179 178 177 176 175 174 173 192 190 191 189 188 187 186 184 185 183 85 84 82 83 81 78 79 80 99 98 97 96 95 94 93 92 106 107 105 104 103 100 101 102 121 120 119 118 117 116 115 114 129 128 127 126 125 122 123 124 D E F GH J K L M N P Q R T U V A B C The Altum GroupEngineering Planning Environmental t. 760.346.4750 TheAltumGroup.com f. 760.340.0089 44-600 Village Court, Suite 100, Palm Desert, CA 92260 Survey LEGEND LOT AREA SEE SHEET 1
55 Item 2.

ENCANTO

SINGLE FAMILY RESIDENTIAL

PLANNED UNIT DEVELOPMENT

PREPARED FOR

THE CITY OF COACHELLA
November 6, 2025
56 Item 2.

ENCANTO SINGLE FAMILY RESIDENTIAL i OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Prepared for:

Global Investment & Development, LLC
3470 Wilshire Boulevard, Suite 1020
Los Angeles, CA 90010
Prepared by:

Rich Malacoff, AICP
760.346.4750
[email protected]
Madeline Luke
760.346.4750
[email protected]
57 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL ii OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Table of Contents

1. INTRODUCTION............................................................................................................................................................................. 1

1.1 Purpose and lntent............................................................................................................................... 1

1.2 Project Location................................................................................................................................... 1

1.3 Project Summary ................................................................................................................................. 1

2. MODIFICATIONS TO THE PLANNED UNIT DEVELOPMENT ..........................................................................................................5

3.ADMINISTRATION......................................................................................................................................................................... 5

3.1 Planned Unit Development.................................................................................................................. 5

4. PROJECT SETTING.........................................................................................................................................................................6

4.1 Existing Site Characteristics ................................................................................................................. 6

4.2 Surrounding Land Use.......................................................................................................................... 6

4.3 Existing General Plan and Zoning ........................................................................................................ 7

4.4 Proposed Zoning .................................................................................................................................. 7

5. PROJECTDESCRIPTION...............................................................................................................................................................12

6.DEVELOPMENT REGULATIONS...................................................................................................................................................13

6.1 Purpose and lntent............................................................................................................................. 13

6.2 Permitted Uses................................................................................................................................... 13

6.3 Accessory Uses................................................................................................................................... 14

6.4 Conditional Uses................................................................................................................................ 14

6.5 Prohibited Uses.................................................................................................................................. 14

6.6 Site Development Standards.............................................................................................................. 15

7.DESIGN GUIDELINES...................................................................................................................................................................18

7.1 Circulation and Streets Plan............................................................................................................... 18

7.2 Open Space Plan ................................................................................................................................ 24

7.3 Building and Façade Design Standards............................................................................................. 27

7.4 Signs .................................................................................................................................................. 32

8.OPERATIONAL GUIDELINES........................................................................................................................................................33

8.1 Maintenance...................................................................................................................................... 33

8.2 Other Rules and Guidelines................................................................................................................ 33

9. LIST OF PREPARERS ....................................................................................................................................................................34 58 Item 2.

CITY OF COACHELLA
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PLANNED UNIT DEVELOPMENT
List of Exhibits
Exhibit 1 - Regional Location Map
Exhibit 2 - Vicinity Map
Exhibit 3 - Site Plan
Exhibit 4 - Existing Land Uses
Exhibit 5 - Existing General Plan
Exhibit 6 - Existing Zoning
Exhibit 7 - Proposed Zoning
Exhibit 8 - Street Frontage Architecture
Exhibit 9 - Building Materials Board
Exhibit 10 - Preliminary Landscape
Exhibit 11 - Wall, Fencing, and Shade Structure
Exhibit 12 - Conceptual Planting List
List of Tables
Table 1 – Site Development Standards
Table 2 – Street Classifications & Standards
Table 3 – Exterior Finish Materials
59 Item 2.

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List of Figures
Figure 1 Decorative Cap Example................................................................................................................ 17 Figure 2 Van Buren Street Section (F-F)....................................................................................................... 20 Figure 3 Lot ‘G’ Retention Basin Section ..................................................................................................... 20 Figure 4 Lot ‘G’ East & West Bound Section ............................................................................................... 21 Figure 5 ot ‘G’ North & South Bound and Lots ‘D’ through ‘F’ Section....................................................... 21 Figure 6 Lot ‘C’ Section................................................................................................................................ 22 List of Appendices
Appendix A City of Coachella Zoning Code Section 17.13 Suburban Residential Zone Appendix B City of Coachella Zoning Code Section 17.38 Residential – Planned Unit Development Zone
Appendix C Full Set of Architectural Plans
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1. INTRODUCTION

1.1 Purpose and Intent
The purpose of this Planned Unit Development (PUD) document is to set the use regulations, development standards, and design guidelines for the Encanto Housing Development Project, applicable to the respective underlying Residential Suburban (R-S) Zoning District. The PUD will provide the necessary development criteria to guide the developer and homebuilders in the design and construction of the residential structures, open space, and associated amenities and the City of Coachella with the review criteria for the approval of entitlements and permits.

The Encanto Housing Development is a private, residential community encompassing 192 residential lots, pedestrian walkways, and 2 open spaces on approximately 19.2 acres. The PUD serves to implement the City of Coachella’s General Plan and Zoning by specifying specific land uses, intensity of use, and development standards which are consistent with General Plan goals, objectives, and policies and achieve their protocols of the City of Coachella.

The proposed development plan has been derived from studies prepared by the applicant’s civil engineer, architect, traffic engineer, land planners, and other consultants; and has been reviewed by the City of Coachella. As a result, the plan addresses development related to issues in the form of proposed physical improvements, guidelines for future development, technical data, and implementation procedures and regulations.

Pulte will partner with the City of Coachella to meet the demand for attainable housing with new and tailored floor plans along with mindful neighborhood amenities to encourage homeownership.

Progressive Spanish, Desert Contemporary, and Desert Ranch architectural stylings will provide aesthetic diversity while aligning with the city of Coachella. The incorporated design elements create a modern interpretation that respects traditional architecture. The homes and neighborhood design encompass environmentally responsive, culturally relevant, and functional elements that benefit both the immediate and greater community.

1.2 Project Location
From a regional perspective, the project area is located in the Coachella Valley within the incorporated City Limits of Coachella as shown in Exhibit 1, Regional Location Map. Locally, the project site is bounded by vacant, undeveloped land to the west and south, an elementary school (Coral Mountain Academy) to the north, and Van Buren Street to the east, with agricultural land uses just beyond the roadway. The project site is shown in Exhibit 2, Vicinity Map. The 19.2 acre site consists of APN 779-360-001.

1.3 Project Summary
The project consists of a 192-lot residential development on an approximately 19.2 acre undeveloped site at the southwest corner of Van Buren Street and Frida Way in the City of Coachella. The development proposes 2,500 square foot minimum lot sizes and includes a common park, internal roads, on-site landscaping and retention, and common open space.
62 Item 2.

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Encanto Housing Development
Exhibit
1 63
Item 2.
64 Item 2.

Site Plan
Encanto Housing Development
Exhibit
3 Not to Scale
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PLANNED UNIT DEVELOPMENT

2.MODIFICATIONS TO THE PLANNED UNIT DEVELOPMENT
Development within Encanto Housing Development is required to substantially conform to the physical characteristics and design concepts set forth in this Planned Unit Development (PUD). The City has the discretion to determine if implementing actions substantially conform to the development standards in this document. If an implementing action does not substantially conform, a formal modification to this PUD may be required. The process required to modify the PUD will require a modification to the Conditional Use Permit (CUP) associated with the PUD. The process to modify a CUP is outlined in Section

17.74.020 of the City of Coachella Development Code.

3.ADMINISTRATION

3.1 Planned Unit Development
Upon its approval/adoption, the Encanto Housing Development, as approved by the City of Coachella City Council, will become the primary document governing land use regulations. The Encanto Housing Development PUD has development standards and land use regulations that will replace the corresponding standards in the City of Coachella’s Municipal Code. Where the Planned Unit Development does not address a standard or subject, the applicable City code and/or ordinance shall apply. The Corresponding Conditional Use Permit for the Encanto Housing Development shall run with the property once the project is built and is transferrable to future owners of the property.

Per section 17.74.050, the Conditional Use Permit shall expire and shall become void one year following the date on which the conditional use became effective, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion, or a certificate of occupancy is issued.

Per section 17.74.050, prior to the expiration of the Conditional Use Permit, the property owner may renew the CUP for three one-year time extensions only if an application stating reasons for renewal is filed prior to one year after the effective date of the conditional use approval by the planning commission.

In the event that the planning commission actsto approve a time extension for the conditional use permit, the planning commission may impose any reasonable conditions on the conditional use permit as a condition of the time extension, provided a modification to the conditional use permit is processed. In the event that such additional conditions are not acceptable to the applicant and/or owner, the planning commission shall deny the time extension request.

3.2 lnterpretation
Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the Encanto Housing Development PUD, said ambiguities shall be resolved by the Development Services Director or equivalent of the City of Coachella or their designee, in a manner most consistent with the intent, goals and policies set forth in the Encanto Housing Development PUD and the City’s General Plan as outlined in Section 17.70.080. The Director’s decision is appealable to the Design and Development Director and or Planning Commission in accordance with City of Coachella Municipal Code.

3.3 lmplementation Program
According to Government Code 65451 of the California Planning Law, the Encanto Housing Development PUD shall include a program for implementation including regulations, conditions, programs, and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program is the PUD and Mitigated Negative Declaration. 66 Item 2.

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3.4 Environmental Review and Mitigation Monitoring Program The Planned Unit Development has been subjected to Environmental Review pursuant to the provisions of CEQA for a Mitigated Negative Declaration.

The Mitigation Measures adopted for this projectshall comply during allstages and phases of the project’s construction and operation of the facility.

3.5 Adoption of the Encanto Housing Development and Approval of the Planned Unit Development
The Encanto Housing Development PUD shall be approved by Ordinance which includes a first reading, second reading, and then take effect 30 days after the second reading. The Conditional Use Permit will be processed concurrently with the PUD Overlay change of zone and shall take effect after the 30-days have expired.

4. PROJECT SETTING

4.1 Existing Site Characteristics
The subject property is currently undeveloped, consisting of semi-disturbed natural desert areas. The property is generally flat with a gentle eastern slope from approximately 59 feet below sea level at the eastern end of the property to 53 feet below sea level in the west. Scattered, low lying desert scrub vegetation islocated throughout the site. Information regarding soil type, groundwater levels, earthquake faultsin the region and other pertinent environmental conditions are evaluated in the project Initial Study.

Environmentalstudiesthat have been prepared for this plan include:
• Air Quality, Greenhouse Gas and Energy Impact Study
• Biological Resources Assessment
• Cultural Resource Investigation
• Geotechnical Engineering Report
• Noise Impact Study
• Paleontological Resource Assessment
• Preliminary Hydrology Report
• Preliminary Water Quality Management Plan
• Traffic Analysis

4.2 Surrounding Land Use
Asshown in Exhibit 4, Existing Land Uses, the Coral Mountain Academy elementary school islocated along the northern border of the project site. Access to the school is taken from Frida Way, which borders the project’s northern boundary. We have proposed to provide a sidewalk on the southern side of Frida Way, that will abut the northern parcels of Encanto Housing Development.

To the south and west, the project site is bordered by vacant, undeveloped land. Beyond the southern bordering parcel are three (3)single-family homes. To the west, the parcel is bordered by Van Buren Street and then agricultural uses beyond the street.
67 Item 2.

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PLANNED UNIT DEVELOPMENT

4.3 Existing General Plan and Zoning
The project site is currently zoned Neighborhood Suburban (S-N) District. The Residential Suburban District 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.

The project site is designated as Regional Retail District in the City of Coachella General Plan. The Regional Retail District is intended to provide commercial opportunities, with residential uses supporting the retail environment with a residential density of 10-15 units per acre.

The project site is located within the Van Buren Corridor Subarea 3 in the City of Coachella General Plan.

This subarea is intended to transform the areas along Van Buren Street from Avenue 50 to 53 into an area of diverse mix of pedestrian oriented retail and services along the Van Buren Corridor to serve neighboring residential neighborhoods. The proposed project will provide a residential buffer between the existing school and any future commercial uses. Once this subarea has been fully built out, residents of Encanto Housing Development will be within walking distance of retail and public services.

4.4 Proposed Zoning
The entitlements for this project include Planned Unit Development Overlay (PD-Overlay) (see Exhibit 7) to the Residential Suburban (R-S) District (see Exhibit 5). The Planned Unit Development Overlay (PD-Overlay) will allow for the development of Encanto Housing Development to provide higher standards of development, operation, light, air, safety, convenience, and aesthetics, than if developed under the underlying Suburban Neighborhood (S-N) District. 68 Item 2.

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69 Item 2.

Project Site
Regional Retail District School Urban NeighborhoodSuburban NeighborhoodGeneral Neighborhood Sphere of Influence Land Use Designation
70 Item 2.
6 C-G, General CommercialR-M, Residential Multiple FamilyS-N, Suburban NeighborhoodSphere of Influence Zoning Designation
Project Site
71 Item 2.

Regional Retail District
School Urban NeighborhoodSuburban NeighborhoodGeneral Neighborhood Sphere of Influence Land Use Designation
Project Site Project Site roject Site
72 Item 2.

R-C, Regional Commercial
R-MH, Mobile Home
S-N Suburban Residential
PD-Overlay, Planned Unit Development OverlaySphere of Influence Zoning Designation
Project Site
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PLANNED UNIT DEVELOPMENT

5. PROJECT DESCRIPTION
The proposed Project (Encanto) will consist of approximately 192 single-family homes and associated site improvements on a currently vacant 19.2 acre property (APN 779-360-001) located in the City of Coachella, Riverside County, California. The project site is located west of Van Buren Street and between 51st Avenue and 52nd Avenue. (See Exhibit 3, Site Plan). The development proposes 2,500 square foot minimum lot sizes and includes a common park, internal roads, on-site landscaping and retention, and common open space. The development proposes 192-lots each to have single family homes. However, future owners can have accessory dwelling units (ADU) as allowed by state and local requirements. Pulte homes is looking to partner with the Cty of Coachella to meet the demand in affordable housing in alignment with their adopted 2035 General Plan. The State of California has declared, “the availability of housing is of vital statewide importance and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order.” In addition, the government and private sector should make an effort to provide a diversity of housing opportunities and accommodate regional housing needs through a cooperative effort, while maintaining a responsibility toward economic, environmental, fiscal factors, and community goals within the General Plan.

PURPOSE - The State of California has declared, “the availability of housing is of vital statewide importance and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order.” In addition, the government and private sector should make an effort to:

Provide a diversity of housing opportunities and accommodate regional housing needs through a cooperative effort, while maintaining a responsibility toward economic, environmental, fiscal factors, and community goals within the General Plan.
• Incorporated the city’s desire for homes with three or more bedrooms which are suitable to house large households.
• Development of housing suitable for families with children, with family members requiring assistance, and multigenerational families.
• Encourage and where feasible incentivize developers to construct new units that include a full bathroom and bedroom on the first floor.

Pulte has developed customized floor plans and elevations specifically for this site to meet the goals above and provide attractive and affordable homes to the future residents of Coachella. The City of Coachella fits this demographic since they have many intergenerational families. Beyond customized home designs, Pulte Homes incorporated the use of innovative land use techniques and construction methods to maintain homeownership affordability while promoting basic health, safety, and aesthetic considerations.

The homes provide three or more bedrooms, suitable to house large households. We carefully considered housing suitable for families with children, with family members requiring assistance, and multigenerational families. Housing to meet the needs of all economic segments of the community. Plans range from 2,165 to 2,466 square feet including garages . They start at 3 bedrooms with 2 1/2 baths and go up to 5 bedrooms with 3 baths. Two of the three plans were designed with bedrooms and full baths on the first floor.

To provide aesthetic diversity we have selected 3 unique and transitional elevation styles -Progressive Spanish, Desert Contemporary, and Desert Ranch with 3 separate color pallets for each series with 3 color selections for each – totaling 27 different home configurations for this community. Many design elements that were considered to create a modern interpretation that respects traditional aesthetics. Outlined below are some key design guidelines elements for each style.

The Project is in the Regional Retail District of the General Plan which allows a mix of residential and commercial land uses. This District allows high-density residential with commercial uses. The residential 74 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 13 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
density requirement is 10-15 units per acre and the project proposed 192 units on 19.2 acres which has 10- units to the acre which is consistent with the General Plan. (City of Coachella General Plan 2035; April 2015).

See Exhibits 5, Existing General Plan, and Exhibit 7, Proposed Zoning.

The site is zoned Residential Suburban (R-S); the Applicant intendsto keep the existing R-S designation while implementing a Planned Unit Development (PUD) overlay. See Exhibit 7, Proposed Zoning.

Associated site improvements will include landscaping, utility infrastructure and on-site retention and Primary Project access will be provided along the site’s eastern frontage along Van Buren Street. A roadway network will be constructed throughout the site to provide circulation. This roadway will be designed for adequate fire and access and turn radii. See Exhibit 3, Proposed Site Plan. Project construction is expected to take approximately 1.5 years.

6.DEVELOPMENT REGULATIONS

6.1 Purpose and lntent
The development regulations contained herein provide specific standards relative to permitted land use in addition to site design and construction regulations to be applied within the developed area. They are intended to protect the public health, safety and welfare and to create a harmonious relationship with the surrounding land. In general, the proposed development is consistent with the development standards of the City’s Planned Unit Development Overlay (PD-Overlay) and R-S (Residential Suburban) zoning districts unless a different standard is identified below (the City’s PUD and R-S Zoning Regulations are attached as Appendix A and B respectively). Should a development standard contained in this PUD conflict with an equivalent standard contained in the City of Coachella City Zoning Code, the provisions of the PUD shall take precedence. In instances where the PUD is silent, the applicable portion of the City of Coachella Zoning Code shall govern. The Development Services Director shall have the authority to approve minor adjustments during the Development Permit Review, so long as it’s determined such adjustments are consistent with the PUD Land Use Plan. Any decision of the Development Services Director can be appealed, subject to the procedures outlined in City of Coachella Municipal Code Section 17.70.080.

6.2 Permitted Uses
The following identifies specific uses which are permitted in the underlying R-S (Residential Suburban) zoning district as prescribed in Section 17.16.020 of the City of Coachella Municipal Code and are considered appropriate uses within the Planned Unit Development.

1. Single-family detached dwelling;

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;

6. Licensed day care or family care centers for five or less clients;

7. Congregate Care Facilities are only permitted subject to the rules and regulations of the State of California;

8. Community Gardens per any applicable City of Coachella Ordinance;

9. Such other similar uses as are approved by the planning commission 75 Item 2.

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6.3 Accessory Uses
The following identifies specific uses which are permitted accessory uses in the underlying R-S (Residential Suburban) zoning district as prescribed in Section 17.16.020 of the City of Coachella Municipal Code and are considered appropriate incidental uses within the Planned Unit Development.

1. Accessory Dwelling Units or Junior Dwelling Units Subject to Section 17.60.010 of the City of Coachella Municipal Code or applicable changes in State Law;

2. 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;

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

4. Outdoor play courts with lighting up to ten (10) feet in height;

5. Greenhouses, date orchards, and other fruit and vegetable gardensfor private use;

6. Home occupations, and cottage food operations, subject to the provisions of Section 17.58.010 of the City of Coachella Municipal Code;

6.4 Conditional Uses
The following identifies specific uses which are conditional uses in the underlying R-S (Residential Suburban) zoning district as prescribed in Section 17.16.020 of the City of Coachella Municipal Code and are considered appropriate uses within the Planned Unit Development. Conditional uses are subject to the issuance of a Conditional Use Permit by the City of Coachella in accordance with the procedures established by the City.

1. Single-family detached residential subdivisions;

2. Parks, playgrounds, court games and community centers;

3. Public utility distribution substations and public service facilities;

4. Private lighted or unlighted tennis courts and such other similar uses not to include swimming pools and spas;

6.5 Prohibited Uses
The following identifies specific uses which are prohibited uses in the underlying R-S (Residential Suburban zoning district as prescribed in Section 17.16.020 of the City of Coachella Municipal Code, and are considered inappropriate uses within the Planned Unit Development.

1. Outdoor advertising displays and billboards;

2. Storage, Parking, Maintenance of recreation vehicles or Mobile Homes;

3. Carports;

4. Maintenance of Autos and Trucks;

5. Kennels1 and Catteries;

6. Keeping of barnyard, wild, exotic2, and dangerous animals;

7. Agricultural Uses except for Community Gardens;

8. Multiple family units except when allowed by state law;

9. Cell Towers and Antennas except as allowed by federal law; and

10. All other uses not specifically listed within this Planned Unit Development are prohibited. 1 "Kennel" means any lot orstructure whereon or wherein four or more dogs are kept or maintained for any purposes. 2 “Exotic” animal is defined as any animal which is not normally domesticated in the United States including, but not limited to any lion,tiger, bear, non-human primate (monkey, chimpanzee, etc.), wolf, coyote, cougar, bobcat, ocelot, wildcat, skunk, boa, python, reptile, amphibian, bird, or venomous snake, irrespective of its actual or asserted state of docility, tameness or domesticity. 76 Item 2.

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6.6 Site Development Standards
The Encanto Housing Development PUD is intended to provide a high-quality residential environment. The character of the area shall be determined by the quality and consistency of the development standards.

To create a successful mix of diverse land uses requires that the land planning, architecture, and landscaping be fully integrated so that the buildings complement on another, and the landscaping creates necessary buffers, open space and recreational amenities.

The following Site Development Standards are intended to be guidelines. Since all projects must be submitted and reviewed through the Architectural Review process, consistent with the requirements of this PUD, creative planning and design is encouraged. The City’s Development Services Director shall determine if final plans are in general conformance with these guidelines and shall have the authority to allow deviations at their discretion for proposed developments that are in conformance with the City of Coachella Vision Plan Guidelines for Community Design. Modification to or deviations from these standards may be granted by the City through the procedures described in Section 2 of this PUD. Any development standard not covered by the Planned Unit Development shall use the standards of the Residential Suburban (R-S) Zone, which is Chapter 17.16 of the City of Coachella Municipal Code.

Minimum Off-Street Parking
Each dwelling unit will be required to provide a 2-car garage with dimensions 19’x19’. 1 Lot width of knuckle lots shall be measured from 5-5-foot front yard setback line. Definition of lot width can be found in City of Coachella Municipal Code Section 17.06.130.
2 Lot depth of knuckle lots shall be measured by taking the average of both the lots depths and must be a minimum of 60 feet. 3 Calculated by adding building and garage area and excluding all porches, outdoor rooms, covered patios and trellis areas divided by the lot area.
4 A porch or trellis must have one open side
Table 1. Site Development Standards
Minimum Lot Size 2,500 square feet
Minimum Lot Width 44 feet 1
Minimum Lot Depth 60 feet2
MaximumHeight 28 feet above grade at any point.

Maximum Number of Stories 2 stories
Maximum Lot Coverage3 80 % (All first floor Buildings and garage area divided by the lot area). This calculation excludes all open porches, outdoor rooms, covered patios that have at least one open side. and
trellis areas.

Minimum Front Setbacks
18’ to garage
7’ to livable area or porch
No second Story Setback
Average of 10 foot setback but no less than 8-feet.

Minimum Side Setback 4 ft. (interior and streetside)
Garage Size Min 19’ x 19’ interior garage space 361 square feet Second Story Setback Requirement
Alternate Front yard Setback (Averaging)
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PUD Flexibility
The PUD Ordinance
The purpose of a PUD is to provide for an attractive planned zoning districts in accordance with the general plan and to encourage more imaginative and innovative design of projects; to promote more desirable living environments that would not be possible through the strict application of zoning standards to create a greater variety of zoning. In order to achieve this the project will comply with the following standards as presented in the attached architectural plans:

1. Articulation:

Pursuant to Section 17.19.020(D)(2)(B) the project is only required to meet the articulation elements per the attached elevations.

2. Window Trim or Recess:

Pursuant to Section 17.19.020(D)(3) the project is only required to meet the window trim or recess elements per the attached elevations.

3. Building Entry:

Pursuant to Section 17.19.020(D)(4) the project is only required to meet the building entry elements per the attached elevations.

4. Building Roofs:

Pursuant to Section 17.19.020(D)(5)(c) and (e) the project is only required to meet the gable overhang and roof vents per the attached elevations.

5. Siding Materials:

Pursuant to Section 17.19.020(D)(6)(b) the project is only required to meet the colors and materials elements per the attached elevations.

6. Window Placement:

Pursuant to Section 17.19.020(D)(7)(a) the project is only required to meet the window placement elements per the attached elevations.

7. Perimeter Landscape Setback:

Pursuant to Section 17.14.030(K) the project is only required to meet the landscape elements per the attached development plan set.

8. Equestrian and Agricultural Theme Improvements:

Pursuant to Section 17.14.030(M) the project is only required to meet the landscape elements per the attached development plan set.

9. Street and Pathway Landscaping:

Pursuant to Section 17.14.020(C)(2) the project is only required to meet the landscape elements per the attached development plan set.

10. Circulation:

Pursuant to Section 17.14.030(O) the project is only required to meet the circulation design per the attached development plan set.
78 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 17 OCTOBER 2025

PLANNED UNIT DEVELOPMENT

11. Energy Efficient Design and Heat Island Reduction Plan:

Pursuant to Section 17.14.030(J) the project is only required to meet the design per the attached development plan set.

Accessory Dwelling Units and Junior Accessory Dwelling Units The architectural character is to be consistent with the primary dwelling unit. Development of Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to Section 17.60.010 of the City of Coachella Municipal Code or applicable changes in State Law. Accessory Dwelling Units and Junior Accessory Dwelling Units: Allowed per State and/or City regulations. The architectural character is to be consistent with the primary dwelling unit.

Fencing
The function of walls and/or fences in the Encanto Housing Development will be to provide safety, security, and privacy to all the tenants. All fencing needs to complement the architecture and landscaping on site. Block walls and fencing in the Encanto Housing Development shall comply with Section 17.16.030 of the City of Coachella Municipal Code and the following:

1. All walls/fences shall start at the 20-foot front setback line.

2. Maximum height of 6-feet

3. Block Walls are the preferred barrier along the perimeter of the Planned Unit Development Area, however
wrought iron or tubular steel fencing is also appropriate.

For purposes of this Planned Unit Development, tubular
steel and wrought iron shall be considered the same.

4. Block walls shall be composed of masonry block with a decorative cap and matching grout as shown in Figure 1.

Rolled concrete is specifically prohibited.

5. Gates shall be aesthetically pleasing and be automatic as opposed to manual and have a Knox Box or other means
of access for Police and Fire emergencies as approved by the Riverside County Fire Department.

6. The use of wrought iron, wood, mesh, wire, chain link, serpentine, and barbed wire fences are strictly prohibited and shall not be used anywhere on within the Planned
Unit Development.

The walls proposed for Encanto will be a 6 foot split face block with an earth tone color of tan and a decorative cap. There will be decorative pilasters in a darker tan with a corresponding band near the top of the wall. This is shown in Exhibit 11.

Figure 1 Decorative Cap Example
79 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 18 OCTOBER 2025

PLANNED UNIT DEVELOPMENT

7.DESIGN GUIDELINES
The Design Guidelines for the Encanto Housing Development have been developed as a method of achieving a high quality, cohesive design character for the proposed development. They provide specific design criteria for the development of the project, as well as encouraging creativity, imagination, and a high level of harmony and consistency within the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project’s overall value.

These guidelines will govern the design quality for implementation of the project in the following ways:
• To comply with SB-330 we will maintain the 1o units per acre. Thus is required by the General Plan Designation of Regional Retail District with a density of 10-15 du/acre. • To provide the City of Coachella with the necessary assurance that the PUD area will develop in accordance with the quality and character proposed;
• To provide guidance to developers, builders, engineers, architects, landscape architects, and other professionals in order to maintain the desired design quality; • To provide for adequate recreational open space, circulation, off-street parking, and other pertinent amenities as related to the intended use and intensity of the development; • To provide common areas which shall be located so as to be readily accessible to all of the residences within the PUD;
• To provide overall development which shall be compatible with existing and planned land uses and with circulation pattern of adjoining properties;
• To provide guidance to City staff, the Planning Commission, and the City Council in the review of construction plans for the PUD area;
• To provide guidance in the formulation of Covenants, Conditions and Restrictions for the use of land in the PUD area.

7.1 Circulation and Streets Plan
The internalstreetsto the Encanto Project will be public. The main entry will be accessed via the proposed southern entrance from Van Buren Street along the project’s’ eastern boundary. A second entryway on the northern entrance from Van Buren Street along the project’s eastern boundary will be gated and use for emergency access only due to its proximity to the Coral Mountain Academy’s main access road. Both the primary and secondary access paths as well as pedestrians’ paths are within the PD Overlay and accessible to all future residents. The following guidelines have been developed to maintain the variation and accessibility related to circulation:
• Provide landscaping on both sides of the internal project roadways where appropriate and feasible, consistent with the overall project theme and plant palette. • Provide a 6-foot-wide pedestrian walkway along Van Buren Street for public use with landscape planner between.
• Promote pedestrian circulation through the community by linking the common open space with a combination of pedestrian walkways and sidewalks.

1. Street Standards
Figures 4 through 8 provide cross section profiles of the affected public and private streets, while Table 2 describesthe associated design characteristics of these affected roadways. Thisshall conform with the conditions of approval set by engineering. This does not include the landscape median. 80 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 19 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Table 2. Street Classifications and Standards
Classification/Location Right of Way Width
Van Buren Street (Primary Arterial with Bicycle
Facility; Public)
94’ ROW with 11’ to 12’ travel lane widths, 6’
sidewalk, and a 5’ bike lane. See Figure 4.

Lot ‘G’ (Main and Emergency Access, Private) 50’ ROW including two 15’ travel lane widths. 6’ streetscape on one (1) side. 5’ streetscape
and 5’ sidewalk on other side. See Figure 6.

Located adjacent to Lineal Retention:
72’ ROW with two (2) 15’ travel lane widths, 5’
sidewalk and 5’ streetscape area on one (1)
side. 28’ of ROW including a retention basin on
opposite side. See Figure 5.

Lot ‘D’ through Lot ‘F’ and the North/South
directed Lot ‘G’ (Private)
54’ ROW with two (2) 15’ travel lane widths, 5’
streetscape area and 5’ sidewalk on both sides
of the ROW, see Figure 7.

Lot ‘C’ (Private) 54’ ROW with two (2) 15’ travel lane widths, 5’ streetscape and 5’ sidewalk on one side. On the
opposite side, 10’ streetscape with retention
basin beyond the ROW. See Figure 8.
81 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 20 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Figure 2 Van Buren Street Section
Figure 3 Lot ‘G’ Retention Basin Section
82 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 21 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Figure 4 Lot ‘G’ East & West Bound Section
Figure 5 Lot ‘G’ North & South Bound and Lots ‘D’ through ‘F’ Section 83 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 22 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Figure 6 Lot ‘C’ Section

2. Pedestrian Circulation
A public walkway is to be located along the project frontage with Van Buren Street. The proposed project will install the pedestrian streetscape including sidewalk, landscaping, and fencing along Frida Way on the north border of the project site, see Figure 9. This sidewalk will provide additional pedestrian access to the Coral Mountain Academy.

Internal walkways will be located along the proposed roads within the Planned Development Overlay (See Exhibit 10). Lot ‘G’ will serve as the primary public roadway access to the residential community.

This street connects to four main internal roadways (Lot ‘C’ through ‘F’) within the proposed community. Open Space and landscaped areas are located at key locations throughout the development and have been designed to promote safe and convenient pedestrian circulation. 84 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 23 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Figure 9 Frida Way Pedestrian improvements

3. Transit Plan
The SunLine Transit Agency provides bus service to the City of Coachella and throughout the Coachella Valley. There is currently no transit service to the project site. Service nearest to the project site is offered by SunBus Lines 8, 6 and 1, which provide service on Vine Avenue. The nearest busstop to the project site is located to the north of the project site at the intersection of Van Buren Street and Avenue 50. SunBus Line 8 provides service into the City of Indio to the north and the City of Coachella Transfer Point to the east. The developer will be required to coordinate with the SunLine Transit Agency for any new bus stops or upgraded transit facilities required to serve the project.

4. Circulation Design and Processing Requirements
a. The project will comply with the conditions and requirements set forth by the City of Coachella Development Services Department, in accordance with this Planned Development Overlay.
b. All intersection spacing and/or access opening shall be in accordance with the City of Coachella standards and ordinances, or as approved by the Development Services Department.
c. All access points will conform to the traffic analysis with regards to accessspacing. d. Whenever access into private property is controlled through the use of gates, barriers, or similar means, provisions will be made to facilitate access devices that are power operated and will have an approved override system capable of opening the gate when activated by a special key located in emergency vehicles. Devices will be equipped with backup facilities to operate in the event of power failure. The fire department will also approve all controlled access devices that are not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet, 6 inches.
e. Approved illuminated addressed will be provided for all new buildings in such a position as to be plainly visible and legible from the street or road fronting the property. f. Emergency access roads will be designed and maintained to support the imposed loads of fire apparatus and will be provided with a surface so asto provide all-weather driving capabilities, 85 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 24 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
pursuant to the City Engineer. Fire apparatus access roads will have an unobstructed width of not less than 20 feet and an unobstructed clearance of not less than 13 feet, 6 inches. g. Any landscaping within the public road rights-of-way will require approval by the Development Services Department and Engineering Services to assure the continued maintenance through the establishment of a landscape maintenance district, HOA or similar means.
h. Phased areas that are dependent on adjacent phased areas for access will be planned in a manner that demonstrates an ability to provide the necessary infrastructure and access prior to the final tract map approval.
i. Internal project streets will be designed as shown in this PUD to enhance traffic and pedestrian safety, as well as provide a visually interesting streetscape. All turning radii shall be approved by the Fire Department. Plans for all gated entrances and traffic calming designs or devices shall be subject to approval by the Fire Department. j. All proposed streets will be designed and constructed to standards acceptable by the City of Coachella. Half of the ultimate street improvements will be constructed by the developer along the frontage of the property at Van Buren Street. This public road will be entered into the City system of roads and maintenance. The landscape adjacent to this public road will be maintained by the homeowner’s association.
k. The minimum grade on concrete will be 0.35% as may be adjusted by the City Engineer and the minimum grade on asphalt will be 1.0% as may be adjusted by the City Engineer. l. On-street parking will be allowed on streets, except that only emergency vehicles will be allowed to park on the entry roads prior to the gate entrance.

7.2 Open Space Plan
The Planned Development Overlay will provide 19.2 acres and will include open space for the residents.

The development shall have two open space areas, both on the east side of the subject property. The open space areas will provide outdoor recreational amenities that will enhance the health and quality of life for all residents.

These open space areas will consist of a turf open space, picnic tables, shade structures, shaded seating areas, a meandering sidewalk and desert landscaping. Adjacent to these open space areas, there will be a retention basin with a landscaped area along the perimeter, see Exhibits 10 and 11. The aforementioned covered seating area’s details are shown on Exhibit 12. Together, these open space areas will serve as a community amenity and a landscaped buffer from Van Buren Street.

Open space areas will be landscaped with desert plant materials that comply with state and the City of Coachella’s Landscape Development Standards. The conceptual planting list (see Exhibit 13) contained herein are intended to ensure that landscaping within the Planned Unit Development will be complementary within the development, the environment, and surroundings. 86 Item 2.

A B A B AB A B BA A BA B A B B A A B A B A A BB BAA C C 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L187 Item 2.

A B A BAB A B BA BAA C C ABC 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L288 Item 2.

FENCING DETAIL SCALE: 1/2"=1' PRECISION CAP WITH REVEAL COLOR: TAN PRECISION BLOCK WALL COLOR: TAN 6' HT. TUBULAR STEEL FENCE COLOR: BLACK 6'-6" HT. SPLIT FACE BLOCK PILASTER. COLOR: TAN SPLIT FACE BLOCK BAND COLOR: TAN 6' HT. BLOCK WALL 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L389 Item 2.
77-899 WOLF RD. PH. (760) 777-9131
FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211
HERMANN COACHELLA, CA 92236 ENCANTO-2
DESIGN
GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L4 IMAGE BOARD 90 Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 27 OCTOBER 2025

PLANNED UNIT DEVELOPMENT

7.3 Building and Façade Design Standards
Encanto will have three types of architecture as described below and referenced Exhibit 10.

Progressive Spanish
• Utilize traditional materials like tiles, decorative accents, and stucco to ensure a harmonious blend of old and new materials to create visual interest.
• Maintaining the iconic sloped S tile roofs, but experiment with modern shapes, textures, and profiles. The addition of score lines and roof eave details create visual interest • Rectangular windows utilize large glass panels to invite natural light and blur indoor-outdoor boundaries.

Our goal was to create elevations that are progressive yet respectful of Spain's rich architectural heritage, ensuring that modern designs enhance rather than overshadow traditional aesthetics.

Desert Contemporary
• Embrace modern, clean lines with simple geometric shapes, avoiding overly ornate elements. Low pitched roofs to complement the aesthetic.
• Utilize materials like flat tiles, scored stucco accents painted different than the body colors, and stucco to ensure a to create visual interest.
• Integrated local l elements and architectural styles into the design. Drawing from regional influences can create a sense of place and identity.

Our goal was to create desert contemporary structures that are not only visually striking but also environmentally responsive and culturally relevant, providing comfort and functionality in challenging climates.

Desert Ranch
• Desert Ranch architectural style incorporates elements that harmonize with the arid landscape while ensuring functionality and comfort. Here are some key design guidelines:
• Utilization of natural weather-resistant materials that can withstand extreme temperatures like stacked stone, stucco, cementitious board and batt siding, and corbels that blend with the surroundings.
• stucco accents painted different body colors to provide more visual diversity Our goal was to create designs that enhance the aesthetic appeal and functionality of desert ranch architecture while respecting the unique environment.

Garage Design
A fully enclosed two-car garage with a clear and free minimum interior dimension of nineteen feet in width 91 Item 2.

SCHEME 1
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
SHUTTERS @

ENHANCED

LOTS ONLY
FRONT
DOOR
STUCCO
STUCCO
TRIM
GARAGE
DOOR
PREFAB
PIPES
‘A’ Elevations Only
Progressive Spanish
92 Item 2.

SCHEME 2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
SHUTTERS @

ENHANCED

LOTS ONLY
FRONT
DOOR
STUCCO
STUCCO
TRIM
GARAGE
DOOR
PREFAB
PIPES
‘A’ Elevations Only
Progressive Spanish
93 Item 2.

SCHEME 3
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
SHUTTERS @

ENHANCED

LOTS ONLY
FRONT
DOOR
STUCCO
STUCCO
TRIM
GARAGE
DOOR
PREFAB
PIPES
‘A’ Elevations Only
Progressive Spanish
94 Item 2.

SCHEME 4
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
STUCCO
‘B’ Elevations Only
Desert Contemporary
FRONT
DOOR
GARAGE
DOOR
SCORED
STUCCO
SHUTTERS @

ENHANCED

LOTS ONLY
95 Item 2.

SCHEME 5
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
FRONT
DOOR
TRIM
SCORED
STUCCO
GARAGE
DOOR
STUCCO
‘B’ Elevations Only
Desert Contemporary
SHUTTERS @

ENHANCED

LOTS ONLY
96 Item 2.

SCHEME 6
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
FRONT
DOOR
TRIM
SCORED
STUCCO
GARAGE
DOOR
STUCCO
‘B’ Elevations Only
Desert Contemporary
SHUTTERS @

ENHANCED

LOTS ONLY
97 Item 2.

SCHEME 7
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
STUCCO
FRONT
DOOR
SHUTTERS @

ENHANCED

LOTS ONLY
GABLE
BOARD
& BATTENS
GARAGE
DOOR
TRIM
STONE
‘C’ Elevations Only
Desert Ranch
98 Item 2.

SCHEME 8
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
STUCCO
FRONT
DOOR
SHUTTERS @

ENHANCED

LOTS ONLY
GABLE
BOARD
& BATTENS
GARAGE
DOOR
TRIM
STONE
‘C’ Elevations Only
Desert Ranch
99 Item 2.

SCHEME 9
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ENCANTO
Coachella, California

PULTE HOMES
May 16, 2025 | 2025143
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
STUCCO
FRONT
DOOR
SHUTTERS @

ENHANCED

LOTS ONLY
GABLE
BOARD
& BATTENS
GARAGE
DOOR
TRIM
STONE
‘C’ Elevations Only
Desert Ranch
100
Item 2.

Sheet Index
Cover
Streetscene SS
Plan 1 3017-1 A Floor Plan - Progressive Spanish 1
Plan 1 3017-1 Front Elevations 2
Plan 1 3017-1 A Elevations - Progressive Spanish 3
Plan 1 3017-1 B Floor Plan - Desert Contemporary 4
Plan 1 3017-1 B Elevations - Desert Contemporary 5
Plan 1 3017-1 C Floor Plan - Desert Ranch 6
Plan 1 3017-1 C Elevations - Desert Ranch 7
Plan 2 3018-1 A Floor Plan - Progressive Spanish 8
Plan 2 3018-1 Front Elevations 9
Plan 2 3018-1 A Elevations - Progressive Spanish 10
Plan 2 3018-1 B Floor Plan - Desert Contemporary 11
Plan 2 3018-1 B Elevations - Desert Contemporary 12
Plan 2 3018-1 C Floor Plan - Desert Ranch 13
Plan 2 3018-1 C Elevations - Desert Ranch 14
Plan 3 3020-1 A Floor Plan - Progressive Spanish 15
Plan 3 3020-1 Front Elevations 16
Plan 3 3020-1 A Elevations - Progressive Spanish 17
Plan 3 3020-1 B Floor Plan - Desert Contemporary 18
Plan 3 3020-1 B Elevations - Desert Contemporary 19
Plan 3 3020-1 C Floor Plan - Desert Ranch 20
Plan 3 3020-1 C Elevations - Desert Ranch 21
Design Review Date: June 20, 2025

ENCANTO
3500 Series
Coachella, CA
101
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. STREETSCENE SS PLAN 3C | 3520-1
DESERT RANCH | SCHEME 7
PLAN 2B | 3518-1
DESERT CONTEMPORARY | SCHEME 5
PLAN 1A | 3517-1
PROGRESSIVE SPANISH | SCHEME 1
102
Item 2.
1 103
Item 2.

FRONT ELEVATIONS FRONT ELEVATIONS

C - DESERT RANCH
Color Scheme 9

B - DESERT CONTEMPORARY
Color Scheme 6

A - PROGRESSIVE SPANISH
Color Scheme 1
Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 2 104
Item 2.
3 Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 105
Item 2.
4 106
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 5 107
Item 2.
6 108
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Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 7 109
Item 2.
8 110
Item 2.

FRONT ELEVATIONS

C - DESERT RANCH
Color Scheme 8

B - DESERT CONTEMPORARY
Color Scheme 5

A - PROGRESSIVE SPANISH
Color Scheme 2
Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 9 111
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 10 112
Item 2.
11 113
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 12 114
Item 2.
13 115
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 14 116
Item 2.
15 117
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. FRONT ELEVATIONS

C - DESERT RANCH
Color Scheme 7

B - DESERT CONTEMPORARY
Color Scheme 4

A - PROGRESSIVE SPANISH
Color Scheme 3
16 118
Item 2.
17 Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 119
Item 2.
18 120
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19 Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 121
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20 122
Item 2.

Note: Colors in this rendering may not be accurately represented due to printing. Please refer to the actual paint chips in the DR package. 21 123
Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 32 OCTOBER 2025

PLANNED UNIT DEVELOPMENT
Roof Form
Primary roof forms shall be gable, hipped, or shed. All residential structures shall have eave and gable overhangs of not less than twenty (12) inches measured from the vertical side of the residential structure, varied roof forms, including changes in roof height, offsets, change in direction of roof slope Entryways
Dwelling units that abut a public right-of-way shall orient the primary entryway toward the public street Articulation and Façade Modulation.

All building elevations that face a street shall employ varied façade articulation of wall surfaces and design interest. Plans incorporated a minimum setback of 18’ to garage from property line. The livable portion of the homes varies from 7 feet to livable up to 11 feet. This will provide visual interest and layering to the front facade.

Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling. Each home shall incorporate diverse style of facades. This encompasses unique front door, garage doors and coach lights per architectural style. Architectural Variability. For all developments involving five or more contiguous lots, there shall be multiple "distinctly different" front façade designs. No more than two houses shall be of the same front façade design as any other house directly adjacent along the same block face and side of the street. Mirror images of the same configuration do not meet the intent of "distinctly different." "Distinctly different" shall mean that a singlefamily dwelling's elevation must differ from other house elevations.

7.4 Signs
Signage will be submitted to the Community Development Director or their designee for final approval and will provide the specifics to include the following:

Signage should be designed with appropriate scale and proportion and should relate visually to buildings and surroundings.
• Signs colors, materials, and lighting should be restrained and harmonious with the building and site to which it principally relates.
• The number of graphic elements on a sign should be limited to the necessary minimum and should be composed in proportion to the area of the sign face. • Each sign should be compatible with signs on adjoining premises and should not compete for attention.
• The type, location, height and size of signs shall be determined as a part of the permit and shall relate to the location and design of the PUD.
8 A low slope or flat roof consisting of single-ply material. 124
Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 33 OCTOBER 2025

PLANNED UNIT DEVELOPMENT

8.OPERATIONAL GUIDELINES

8.1 Maintenance
Open space and retention basin areas shall be maintained by the community’s Homeowners Association (HOA). The Streets will be public and maintained by the city.

8.2 Other Rules and Guidelines
Asphalt and artificial turf: Use of asphalt or artificial turf will not be permitted for the purpose of surfacing driveways, sidewalks or other walkways.

Codes, Covenants, and Restrictions: To be submitted to the City prior to recordation of the final map.

Clothes Lines: Must be located in rear or side yards, not more than 5-feet high and screened from view from neighboring lots and from any abutting streets, alleys, sidewalks, and walkways.

Patio Storage: There shall no storage on patios of appliances, clothing, or boxes. Only items related to patios such as a chase lounge or grill, et.

Fire Sprinklers: In accordance with City of Coachella Code Section 15.08.030, one- and two-family dwellings shall have an automatic fire sprinkler system regardless of square footage in accordance with the California Residential Code. Fire sprinkler systems shall be installed in mobile homes, manufactured homes and multifamily manufactured homes with two dwelling units in accordance with Title 25 of the California Code of Regulations.
125
Item 2.

CITY OF COACHELLA
ENCANTO SINGLE FAMILY RESIDENTIAL 34 OCTOBER 2025

PLANNED UNIT DEVELOPMENT

9. LIST OF PREPARERS
Madeline Luke
Associate Planner
The Altum Group
Rich Malacoff, AICP
Principal Planner
The Altum Group
126
Item 2.

A B A B AB A B BA A BA B A B B A A B A B A A BB BAA C C 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L1127 Item 2.

A B A BAB A B BA BAA C C ABC 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L2128 Item 2.

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211 HERMANN COACHELLA, CA 92236 ENCANTO-2 DESIGN GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L3129 Item 2.
77-899 WOLF RD. PH. (760) 777-9131
FAX (760) 777-9132

PALM DESERT, CA
LIC# 2754, EXP 04/30/26 92211
HERMANN COACHELLA, CA 92236 ENCANTO-2
DESIGN
GROUP SUITE 102 PRELIMINARY LANDSCAPE PLAN SHEET: L4 IMAGE BOARD 130 Item 2.

FRIDA WAY CORAL MOUNTAIN ACADEMY
VAN BUREN STREET 60 61 62 63 64 53 54 65 66 55 56 57 58 59 40 414235 3637 3839293031 323334 2 1 18 17 16 15 14 13 12 11 3 6 5 4 7 9 8 10 28 27 26 25 24 23 22 21 20 19 43 44 45 46 47 48 49 50 51 52 77 76 75 74 73 72 71 70 69 68 67 142 143 141 144 145 140 139 146 147 138 136 135 133 149 150 151 152 148 162 163 164 161 160 165 166 159 167 158 157 137 168 134 156 169 155 170 154 171 172 153 182 181 180 179 178 177 176 175 174 173 192 190 191 189 188 187 186 184 185 183 88 87 85 86 84 82 83 81 78 79 80 99 98 97 96 95 94 93 92 91 90 89 110 109 106 107 108 105 104 103 100 101 102 121 120 119 118 117 116 115 114 113 112 111 132 131 129 130 128 127 126 125 122 123 124 VAN BUREN STREET AVENUE 52 (NOT FOR CONSTRUCTION) SP-01 1 PRELIMINARY SITE PLAN PRELIMINARY SITE PLAN LEGEND IN THE CITY OF COACHELLA, STATE OF CALIFORNIA ENGINEERING | PLANNING | SURVEY | ENVIRONMENTAL 44-600 Village Court, Suite 100 Palm Desert, CA 92260 t.760.346.4750 f. 760.340.0089 TheAltumGroup.com SITE VICINITY MAP UTILITIES TYPICAL EAST-WEST INTERIOR STREET SECTION SEE ABOVE RIGHT SEE BELOW LEFT TYPICAL NORTH-SOUTH INTERIOR CONNECTOR STREET SECTION TYPICAL NORTH-SOUTH INTERIOR PARK & BASIN STREET SECTION PARK & BASIN MODIFIED 6" WEDGE CURB (MOUNTABLE) TYPICAL NORTH-SOUTH INTERIOR STREET SECTION DWELLING DWELLING DWELLING DWELLING DWELLING DWELLING DWELLING TYPICAL P.U.E. INTERIOR STREET PLAN VIEW 132 Item 2.

FRIDA WAY CORAL MOUNTAIN ACADEMY
VAN BUREN STREET 60 61 62 63 64 53 54 65 66 55 56 57 58 59 40 414235 3637 3839293031 323334 2 1 18 17 16 15 14 13 12 11 3 6 5 4 7 9 8 10 28 27 26 25 24 23 22 21 20 19 43 44 45 46 47 48 49 50 51 52 77 76 75 74 73 72 71 70 69 68 67 142 143 141 144 145 140 139 146 147 138 136 135 133 149 150 151 152 148 162 163 164 161 160 165 166 159 167 158 157 137 168 134 156 169 155 170 154 171 172 153 182 181 180 179 178 177 176 175 174 173 192 190 191 189 188 187 186 184 185 183 88 87 85 86 84 82 83 81 78 79 80 99 98 97 96 95 94 93 92 91 90 89 110 109 106 107 108 105 104 103 100 101 102 121 120 119 118 117 116 115 114 113 112 111 132 131 129 130 128 127 126 125 122 123 124 (NOT FOR CONSTRUCTION) 11 CFD MAINTENANCE SITE PLAN EXHIBIT CFD MAINTENANCE AREA LEGEND ENGINEERING | PLANNING | SURVEY | ENVIRONMENTAL 44-600 Village Court, Suite 100 Palm Desert, CA 92260 t.760.346.4750 f. 760.340.0089 TheAltumGroup.com SITE VICINITY MAP CFD MAINTENANCE SITE PLAN EXHIBIT 134 Item 2.
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Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 1 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring

3.3 Air Quality
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is
non-attainment under an applicable federal or state
ambient air quality standard?
Mitigation Measure:

AQ-1: Paint used for architectural coatings for
the Project shall have a maximum of 24 grams
per liter of VOCs.

Responsibility:

The City of Coachella
Development Services

Timing: During construction
activities
Implementation:

Confirm that the paint
meets regulatory
qualifications.

Initials: Date:

3.4 Biological Resources
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status species in
local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish
and Wildlife Service?
Mitigation Measure:

BIO-1
Regardless of the time of year, nesting bird
surveys shall be performed by a qualified avian
biologist no more than 3 days prior to
vegetation removal or ground-disturbing
activities. Pre-construction surveys shall focus
on both direct and indirect evidence of nesting,
including nest locations and nesting behavior.

The qualified avian biologist will make every
effort to avoid potential nest predation as a
result of survey and monitoring efforts. If
active nests are found during the preconstruction nesting bird surveys, a qualified biologist shall establish an appropriate nest
buffer to be marked on the ground. Nest
buffers are species specific and shall be at least
300 feet for passerines and 500 feet for
raptors. A smaller or larger buffer may be
determined by the qualified biologist familiar
with the nesting phenology of the nesting
species and based on nest and buffer
monitoring results. Construction activities may
not occur inside the established buffers, which
shall remain on site until a qualified biologist
determines the young have fledged or the nest
is no longer active. Active nests and adequacy
Responsibility:

The City of Coachella
Development Services

Timing: Prior to
construction activities
Implementation:

Review and approve the
survey provided and
signed by applicant’s
qualified biologist.

Initials: __ Date: __
212
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 2 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring of the established buffer distance shall be
monitored daily by the qualified biologist until
the qualified biologist has determined the
young have fledged or the Project has been
completed. The qualified biologist has the
authority to stop work if nesting pairs exhibit
signs of disturbance.

BIO-2
Burrowing Owl Survey
Suitable burrowing owl habitat has been
confirmed on the site; therefore, focused
burrowing owl surveys shall be conducted by a
qualified biologist according for to
Burrowing Owl Mitigation prior to vegetation
removal or ground-disturbing activities. If
burrowing owls are detected during the
focused surveys, the qualified biologist and
Project proponent shall prepare a Burrowing
Owl Plan that shall be submitted to CDFW for
review and approval prior to commencing
Project activities. The Burrowing Owl Plan shall
describe proposed avoidance, minimization,
mitigation, and monitoring actions. The
Burrowing Owl Plan shall include the number
and location of occupied burrow sites, acres of
burrowing owl habitat that will be impacted,
details of site monitoring, and details on
proposed buffers and other avoidance
measures if avoidance is proposed. If impacts
to occupied burrowing owl habitat or burrow
cannot be avoided, the Burrowing Owl Plan
shall also describe minimization and relocation
actions that will be implemented. Proposed
implementation of burrow exclusion and
closure should only be considered as a last
Responsibility:

The City of Coachella
Development Services

Timing: Prior to construction
activities
Implementation:

Review and approve the
survey provided and
signed by applicant’s
qualified biologist.

Initials: __ Date: __
213
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 3 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring resort, after all other options have been
evaluated as exclusion is not in itself an
avoidance, minimization, or mitigation method
and has the possibility to result in take. If
impacts to occupied burrows cannot be
avoided, information shall be provided
regarding adjacent or nearby suitable habitat
available to owls along with proposed
relocation actions. The Project proponent shall
implement the Burrowing Owl Plan following
CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be
conducted no less than 14 days prior to the
start of Project-related activities and within 24
hours prior to ground disturbance, in
accordance with the Staff Report on Burrowing
Owl Mitigation (2012 or most recent version).

Preconstruction surveys should be performed
by a qualified biologist following the
recommendations and guidelines provided in
the Staff Report on Burrowing Owl Mitigation.

If the preconstruction surveys confirm
occupied burrowing owl habitat, Project
activities shall be immediately halted. The
qualified biologist shall coordinate with CDFW
and prepare a Burrowing Owl Plan that shall be
submitted to CDFW and USFWS for review and
approval prior to commencing Project
activities.

BIO-3
Artificial Nighttime Lighting
Responsibility:

The City of Coachella
Development Services
Implementation:

Review and approve the
214
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 4 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring Throughout construction and the lifetime
operations of the Project, the City of Coachella
and Project proponent shall eliminate all
nonessential lighting throughout the Project
area and avoid or limit the use of artificial light
at night during the hours of dawn and dusk
when many wildlife species are most active.

The City of Coachella and Project proponent
shall ensure that all lighting for the Project is
fully shielded, cast downward and directed
away from surrounding open-space and
agricultural areas, reduced in intensity to the
greatest extent possible, and does not result in
lighting trespass including glare into
surrounding areas or upward into the night sky
(see the International Dark-Sky Association
standards at http://darksky.org/). The City of
Coachella and Project proponent shall ensure
use of LED lighting with a correlated color
temperature of 3,000 Kelvins or less, proper
disposal of hazardous waste, and recycling of
lighting that contains toxic compounds with a
qualified recycler.

Timing: Prior to construction
activities
survey provided and
signed by applicant’s
qualified biologist.

Initials: __ Date: __

BIO-4
CVMSHPCP Compliance
Prior to construction and issuance of any
grading permit, the City of Coachella shall
ensure compliance with the Coachella Valley
Multiple Species Habitat Conservation Plan
(CVMSHCP) and its associated Implementing
Agreement and shall ensure the collection of
payment of the CVMSHCP Local Development
Mitigation Fee and transfer of revenues to the
Coachella Valley Conservation Commission.

Responsibility:

The City of Coachella
Development Services

Timing: Prior to construction
activities
Implementation:

Review and approve the
survey provided and
signed by applicant’s
qualified biologist.

Initials: __ Date: __
215
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 5 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring

3.5 Cultural Resources
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant to § 15064.5?
c) Disturb any human remains, including those interred
outside of formal cemeteries?
Mitigation Measure:

CUL-1: A qualified archaeologist monitor shall
be present during any ground disturbing
activities during the Project construction
phase. In the case that archaeological materials
are encountered during ground disturbing
activities, work in the area shall cease and any
deposits shall be treated according to federal,
State, and local guidelines. No further grading
is permitted in the area of the discovery until
the City approves the appropriate measure to
protect the discovered resources.

Responsibility:

The City of Coachella
Development Services

Timing:

During construction and
grading activities
Implementation:

Review documentation of
survey methods, findings
and treatment of
archeological resources
discovered.

Initials: __ Date: __
216
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 6 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring Mitigation Measure:

CUL-2: In the event that human remains are
uncovered during ground disturbing activities
on the Project site, no further disturbance shall
occur and all work shall cease until the County
Coroner has made a determination of the
origin and disposition of the remains. Ground
disturbing activities and excavations shall not
resume until the following has been addressed:

The County Coroner has been contacted and
determined that no investigation to the cause
of death is required, and
If the County Coroner determines that the
remains are of Native American decent, the
Coroner must notify Native American Heritage
Commission (NAHC), which will then determine
the Most Likely Descendant (MLD). The MLD
shall complete the inspection of the site within
48 hours of notification and may recommend
means of treating or disposing of, with
appropriate dignity, the human remains, and
any associated grave goods as provided in
Public Resource Code Section 5097.98.

Responsibility:

The City of Coachella
Development Services
Timing:

During construction and grading
activities
Implementation:

Review documentation of
ground disturbing
methods, findings and
treatment of human
remains discovered. The
County Coroner shall
coordinate with the
NAHC, as appropriate.

Initials: __ Date: __

3.7 Geology and Soils
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature
Mitigation Measure:

GEO-1: Prior to the start of the proposed
Project activities, all field personnel will receive
a worker’s environmental awareness training
on paleontological resources. The training will
provide a description of the laws and
ordinances protecting fossil resources, the
types of fossil resources that may be
encountered in the Project area, the role of the
paleontological monitor, outline steps to follow
if a fossil discovery is made, and provide
contact information for the Project
Responsibility:

The City of Coachella
Development Services
Timing:

Prior to all pre-construction
activities
Implementation:

Review documentation of
all training conducted and
approved.

Initials: __ Date: __
217
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 7 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring Paleontologist. The training will be developed
by the Project Paleontologist and can be
delivered concurrent with other training
including cultural, biological, safety, etc.

GEO-2: Prior to the commencement of ground
disturbing activities, a professional
paleontologist will be retained to prepare and
implement a Paleontological Resource
Monitoring and Mitigation Plan (PRMMP) for
the proposed Project. The PRMMP will
describe the monitoring required during
ground disturbing activities. Monitoring will
entail the visual inspection of excavated or
graded areas and trench sidewalls. If the
Project Paleontologist determines full-time
monitoring is no longer warranted based on
the geologic conditions at depth, they may
recommend that monitoring be reduced or
cease entirely.

Responsibility:

The City of Coachella
Development Service
Timing:

Prior to construction and
grading activities
Implementation:

Review documentation of
ground disturbing
methods, findings and
treatment of
paleontological resources.

Review PRMMP findings
and implementation.

Initials: __ Date: __
GEO-3: In the event that a paleontological
resource is discovered, the monitor will have
the authority to temporarily divert the
construction equipment around the find until it
is assessed for scientific significance and, if
appropriate, collected. If the resource is
determined to be of scientific significance, the
Project paleontologist shall complete the
following:

1. Salvage of Fossils. If fossils are
discovered, all work in the immediate vicinity
should be halted to allow the paleontological
monitor, and/or Project paleontologist to
evaluate the discovery and determine if the
fossil may be considered significant. If the
fossils are determined to be potentially
significant, the Project paleontologist (or
Responsibility:

The City of Coachella
Development Services

Timing:

During construction and
grading activities
Implementation:

Review documentation of
ground disturbing
methods, findings and
treatment of
paleontological resources.

Project Paleontologist
shall have authority to
temporarily direct, divert
or halt construction
activity and may only
proceed on approval by
City’s Development
Services. Removal and
delivery of fossil remain
shall be made by
Paleontologist Monitor to
accredited museum or
218
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 8 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring paleontological monitor) should recover them
following standard field procedures for
collecting paleontological as outlined in the
PRMMP prepared for the Project. Typically,
fossils can be safely salvaged quickly by a single
paleontologist and not disrupt construction
activity. In some cases, larger fossils (such as
complete skeletons or large mammal fossils)
require more extensive excavation and longer
salvage periods. In this case the paleontologist
should have the authority to temporarily
direct, divert or halt construction activity to
ensure that the fossil(s) can be removed in a
safe and timely manner.

2. Fossil Preparation and Curation. The
PRMMP will identify the museum that has
agreed to accept fossils that may be discovered
during Project-related excavations. Upon
completion of fieldwork, all significant fossils
collected will be prepared in a properly
equipped laboratory to a point ready for
curation. Preparation may include the removal
of excess matrix from fossil materials and
stabilizing or repairing specimens. During
preparation and inventory, the fossils
specimens will be identified to the lowest
taxonomic level practical prior to curation at an
accredited museum. The fossil specimens must
be delivered to the accredited museum or
repository no later than 90 days after all
fieldwork is completed. The cost of curation
will be assessed by the repository and will be
the responsibility of the client.
repository no later than
90 days after all fieldwork
is completed.

Initials: __ Date: __
219
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 9 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring GEO-4: Upon completion of ground disturbing
activity (and curation of fossils if necessary) the
Project
paleontologist shall prepare a final mitigation
and monitoring report outlining the results of
the mitigation and monitoring program. The
report shall include discussion of the location,
duration and methods of the monitoring,
stratigraphic sections, any recovered fossils,
and the scientific significance of those fossils,
and where fossils were curated.

Responsibility:

The City of Coachella
Development Services

Timing:

After grading and
construction activities
Implementation:
. Review and approve
final mitigation
monitoring and report
prepared by Project
paleontologist
Initials: __ Date: __

3.13 Noise
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
NOI-1: The Project shall achieve a minimum of
25 dBA noise reduction in the residential
building shell design to meet the City’s 45 dBA
CNEL interior residential requirement.

Responsibility:

The City of Coachella
Development Services

Timing:

Prior to issuance of any
grading or building permits
Implementation:

Review and approve noise
control plan, verifying that
it is prepared by a
qualified noise
professional
Initials: __ Date: __
NOI-2: The Project shall consider the
construction of a 6-feet tall wall to cover the
northeast property line to mitigate the traffic
noise impacting Lot 63 (See Exhibit 4, Site
Plan).

Responsibility:

The City of Coachella
Development Services

Timing:

Prior to issuance of any
grading or building permits
Implementation:

Confirm location and
height of noise wall
Initials: __ Date: __

3.18 Tribal Cultural Resources
a) Would the Project cause a substantial adverse
change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as
either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural
value to a California Native American tribe, and that is:

The City of Coachella
Development Services

Timing:

During construction and
grading activities
Implementation:

Review documentation of
ground disturbing
activities, findings and
treatment of
archeological resources
discovered.
220
Item 2.

Mitigation Monitoring and Reporting Program
Encanto Housing Project 10 The Altum Group
MMRP
EnvironmentalImpact MitigationMeasure Responsibility And Timing ImplementationMonitoring i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
ii) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria
set forth in subdivision (c) of Public Resource
Code Section 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.
is permitted in the area of the discovery until
the City approves the appropriate measure to
protect the discovered resources.

Initials: __ Date: __
CUL-2: In the event that human remains are
uncovered during ground disturbing activities
on the Project site, no further disturbance shall
occur and all work shall cease until the County
Coroner has made a determination of the
origin and disposition of the remains. Ground
disturbing activities and excavations shall not
resume until the following has been addressed:

Responsibility:

The City of Coachella
Development Services

Timing:

During construction and
grading activities
Implementation:

Review documentation of
survey methods, findings
and treatment of human
remains discovered. The
County Coroner shall
coordinate with the
NAHC, as appropriate
Initials: __ Date: __
221
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232
Item 2.

The Applicant is also proposing flexibility with the following standards:

1. Articulation:

Pursuant to Section 17.19.020(D)(2)(B) the project is only required to meet the articulation elements per the attached elevations.

Analysis: The applicant does not provide three articulation elements per the above code section requirements. Elevations 1A, 2A, 3A provides decorative window elements, but are missing two other articulation elements per the code. Elevations 1B, 2B, and 3B provide decorative trim elements, but are missing two other articulation elements per the code. Elevations 1C, 2C, and 3C provides variation in texture (stone veneer) and decorative trim elements, but are missing one other articulation element per the code. For this reason, the applicant requests flexible development standards per the code.

2. Window Trim or Recess:

Pursuant to Section 17.19.020(D)(3) the project is only required to meet the window trim or recess elements per the attached elevations.

Analysis: Per the municipal code section above, trim at least two inches in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall. The project does not provide trim around all windows, see below highlighted elevations. For this reason, the applicant requests flexible development standards per the code.
233
Item 2.
234
Item 2.

3. Building Entry:

Pursuant to Section 17.19.020(D)(4) the project is only required to meet the building entry elements per the attached elevations.

Analysis: Per the municipal code section above, building entries shall be 36 SF. The below highlighted building entries range from 22SF – 32.5 SF - 35 SF. For this reason, the applicant requests flexible development standards per the code. 235
Item 2.

4. Building Roofs:

Pursuant to Section 17.19.020(D)(5)(c) and (e) the project is only required to meet the gable overhang and roof vents per the attached elevations.

Analysis: Per the municipal code section above, gable overhangs should be 12 inches. Per the applicant Response to Architectural Comments Letter, this item will be met.

Per the municipal code section above, roof vents shall be flat or similar style. Per the applicant Response to Architectural Comments Letter, this item will be met.

5. Siding Materials:

Pursuant to Section 17.19.020(D)(6)(b) the project is only required to meet the colors and materials elements per the attached elevations.

Analysis: Per the municipal code section above, each home shall incorporate three siding materials. Plan A and Plan B only provide two unique siding materials including metal light fixtures and stucco. For this reason, the applicant requests flexible development standards per the code.

6. Window Placement:

Pursuant to Section 17.19.020(D)(7)(a) the project is only required to meet the window placement elements per the attached elevations.

Analysis: Per the municipal code section above, window placement shall be arranged to avoid direct site lines. While the applicant did provide a Response to Architectural Comments Letter that this will be addressed, staff requested an exhibit to show that this item was being addressed and staff never received this exhibit from the applicant. For this reason, the applicant requests flexible development standards per the code. However, they did state that this will be considered for their site plan. 236
Item 2.

7. Perimeter Landscape Setback:

Pursuant to Section 17.14.030(K) the project is only required to meet the landscape elements per the attached development plan set.

Analysis: Per the municipal code section above, the applicant is required to provide a 20- foot landscape setback for the entire frontage, 30% shade tree coverage over 10 years for the common area, and to provide native plants in 40% of landscape areas . This is provided by the applicant when including the portion behind the landscape common area which include landscape buffers, the retention basin area, and the public park. The applicant does not provide a calculation that shows that shade will provide 30% shade coverage, however ample shade is shown in the common area. Condition #84 of the project includes the requirement to incorporate native groundcover, shrubs, and trees. For this reason, the applicant requests flexible development standards per the code.

8. Equestrian and Agricultural Theme Improvements:

Pursuant to Section 17.14.030(M) the project is only required to meet the landscape elements per the attached development plan set.

Per the municipal code section above, the applicant is required to provide the following elements: Equestrian and agricultural themed improvements including equestrian rail fencing, agrarian lighting, agrarian signage, 10-foot-wide decomposed granite multipurpose trail and date palms planted twenty (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. The project does provide an equestrian fence design, however does not meet the specific requirements above. The equestrian design provided in the plans provides a 5’ 6” decomposed granite trail instead of a 10-foot granite trail. The project also does not provide date palms. For this reason, the applicant requests flexible development standards per the code.

9. Street and Pathway Landscaping:

Pursuant to Section 17.14.020(C)(2) the project is only required to meet the landscape elements per the attached development plan set.

Per municipal code section 17.19.020 (C)(2), the applicant is required to provide the following elements: All publicly accessible private streets and pathways shall provide a combination of trees, shrubs, and ground cover in a minimum five-foot-wide planting strip. Trees shall be planted at a minimum of one tree for every forty (40) feet of linear street/path. Shrubs and groundcover shall cover at least thirty (30) percent of the planting strip. The project does not provide landscape planters or sidewalk for the entirety 237
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of the site, and only provides them in certain areas. For this reason, the applicant requests flexible development standards per the code.

Yellow highlighted areas are internal sidewalk
Green highlighted areas are internal landscaping

10. Circulation:

Pursuant to Section 17.14.030(O) the project is only required to meet the circulation design per the attached development plan set.

Per the municipal code section above, the applicant is required to provide a circulation design that reduces traffic speeds. The project does not implement street diets, bulb-outs, or other circulation methods that may minimize traffic speed and reduce the need for speed bumps. For this reason, the applicant requests flexible development standards per the code.
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Encanto Development
Response to
Architectural Comments
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44-600 Village Court, Suite 100
Palm Desert, CA 92260
760.346.4750 Tel
760.340.0089 Fax
www.thealtumgroup.com
Project Justification Statement
Encanto Housing Development – Planned Unit Development (PUD) a. How the proposed development is superior to what is permitted by the underlying zone; The underlying General Neighborhood (G-N) zoning designation allows for medium- to high-density residential development. If developed conventionally under base zoning, the site could result in a standard tract subdivision without coordinated open space, setbacks, sidewalks, amenities, or enhanced public improvements.

The PUD provides a superior outcome by:
• Providing Open space along Van Buren Street.
• Providing Parking for guests to prevent clutter in front yards. • Providing needed housing to the City.
• Designing a walkable internal circulation system with sidewalks that connect directly to Coral Mountain Academy and Van Buren Street.
• Providing flexible lot standards that allow for attainable housing while maintaining potential for high-quality architecture, landscaping, and open space. b. How the proposed project conforms to Chapter 17.38 – Planned Unit Developments The project satisfies the intent of Chapter 17.38 by:
• Establishing custom development standards and design guidelines tailored to the site while remaining consistent with the General Plan.
• Demonstrating superior site design and amenities compared to the base zone, including coordinated landscaping, open space, and pedestrian circulation improvements. • Providing defined public benefits as required by Section 17.38.035, including on-site public amenities, off-site infrastructure improvements, and contributions to community livability. • Utilizing the PUD process to achieve flexibility in lot size and setbacks while ensuring compatibility with adjacent neighborhoods through perimeter landscaping, and walls. c. Exceptions to the underlying zoning regulations being requested and why they are necessary; The PUD seeks modest exceptions from the G-N standards to allow for a more efficient and attainable neighborhood design. These include:
• Minimum lot size 2,700 sq. ft. (vs. 4,000 sq. ft. required). • Lot depth: 60 ft. (vs. 90 ft. required).
• Side yard setback: 4 ft. (vs. 10 ft. required).
• Rear yard setback: 10 ft. (vs. 20 ft. required).
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44-600 Village Court, Suite 100
Palm Desert, CA 92260
760.346.4750 Tel
760.340.0089 Fax
www.thealtumgroup.com
These adjustments are necessary in the PUD to:
• Provide a broad range of housing types on smaller lots, consistent with General Plan goals of supporting attainable and diverse housing opportunities. • Achieve a more efficient subdivision layout while preserving required parking, private yard space, and open space.
• Enable the project to contribute additional land and resources toward public benefits (park, landscaping, street and infrastructure improvements).
d. Public benefit provided that justifies exceptions to underlying zoning standards; The project provides multiple, tangible public benefits that offset the requested zoning exceptions:

1. Open Space (1.14 acres) of open space with two gazebos that will be in the preserved open space adjacent to retention basin

2. Van Buren Street Improvements (665 frontage linear feet, Total Improvement length 1,060 feet) – Half-street improvements including new pavement, curb, gutter, undergrounding of existing overhead utilities, full street section striping, new streetlights, and a detached 6-foot sidewalks and landscaped parkway.

3. Provision of four parking areas to prevent front yards from being cluttered.

4. Provision of 10-foot Access Easement to Coral Mountain Academy

5. Stormwater Infrastructure – Construction of an above-ground retention basin adjacent to Van Buren Street to capture and retain 100% of off-site stormwater flows, providing a local benefit that supports future growth beyond the project site.

Collectively, the open space, street improvements, off-site stormwater facilities, and enhanced landscaping exceed the baseline requirements. These improvementsrepresent substantial public benefits that justify the requested deviations from the base zoning and demonstrate compliance with the purpose and intent of the City’s Planned Unit Development ordinance. 247
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STAFF REPORT
11/19/2025
TO: Planning Commission Chair and Commissioners
FROM: Anahi Fernandez, Management Analyst
SUBJECT: Resolution No. PC2025-19: Request for Conditional Approval of the Conditional Use Permit (Modification) application for Las Damas retail cannabis business and lounge to modify the existing use from a retail cannabis microbusiness with an indoor lounge to cannabis retail only with an indoor consumption lounge at 85995 Grapefruit Blvd. and determining that the proposed project is categorically exempt from environmental review pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines.

Applicant: Las Damas, LLC.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission approve Resolution No. PC2025-19 approving Conditional Use Permit (CUP) No. 298 Modification modifying the existing use from a retail cannabis microbusiness and indoor cannabis lounge to a cannabis retail business and indoor cannabis lounge, removing cannabis manufacturing and distribution.

BACKGROUND:

The above referenced application is proposed in an
existing commercial building at the NW corner of
Grapefruit Blvd and 7th Street as illustrated on the aerial photograph.

On November 13, 2019, the City Council approved CUP
No. 298 to convert an existing commercial tenant space
into a retail cannabis microbusiness that included
storefront retail, distribution, manufacturing, and an
indoor cannabis lounge. The tenant space has been
unoccupied since March 6, 2025. The new tenant is
modifying the current use of the site to only include
cannabis retail and an indoor cannabis lounge, removing manufacturing and distribution uses.
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The photograph below is the existing building from Grapefruit Blvd. The cannabis retail business will be on the left side of the building and the existing Coachella Bar is located on the right side.

There is no interior or exterior access between the two uses.

The photograph below is looking at the side of the building from 7th Street.

Overview of the Las Damas, LLC Retail Cannabis Business (CUP 298 MOD) The project proposes a retail cannabis business consisting of the following uses as shown on the floor plan below:
• Approximately 400 square feet of retail cannabis showroom display. • Approximately 455 square feet as an indoor cannabis lounge that includes on-site consumption of cannabis products.
• Approximately 265 square feet for office and receiving space. 249
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DISCUSSION/ANALYSIS:

Conditions of approval for Conditional Use Permit No. 298 require new awnings above the windows and new signage satisfactory to the Development Services Director. These requirements will remain as part of CUP No. 298 modification.

GENERAL PLAN, ZONING, AND SURROUNDING EXISTING USE
General Plan 2035 Zoning Existing Use
Site: Downtown Center Downtown (DT-PV) Commercial
North: Urban Employment Urban Employment
(U-E)
Commercial
South: Downtown Center Downtown (DT-PV) Commercial
East: Urban Employment Urban Employment
(U-E)
Commercial
West: Downtown Center Downtown (DT-PV) Commercial
PROPOSED FINDINGS:

Conditional Use Permit (Modification)
Pursuant to Coachella Municipal Code Sections 17.74 and 17.84.030, Conditional Uses and Retail Cannabis Businesses, changes in state license type, business owner, or operation will require an amendment to the approved conditional use permit and must be reviewed and approved by the Planning Commission. The Planning Commission must make the following findings for Conditional Use Permit modification approval:
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1. The Conditional Use Permit is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035.

The proposed project is within the Downtown Center land use designation of the General Plan 2035 Land Use Element. The project is consistent with the development intensity permitted by the Downtown Center land use category. The Downtown Center allows for a mixed use of commercial, civic, and residential uses, providing spaces for gatherings and unique local goods.

2. The project is in compliance with the applicable land use regulations and development standards of the City’s Zoning Code.

The project is consistent with the land use regulations and development standards of the City’s Zoning Code. The site plans proposes a cannabis retail business including an indoor consumption lounge where cannabis products will be sold and consumed. The Project complies with applicable DT-PV (Downtown) zoning standards as proposed.

3. The proposed project is consistent with the City’s Design Guidelines.

The proposed project is 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 project site is within the Downtown Center land use designation of the City’s General Plan. This category provides a broad spectrum of commercial and residential land uses. The proposed uses are compatible with existing adjacent land uses.

4. The 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 no significant changes to the exterior of the building. The building consists of a neutral color palette with variations of tan and white which is consistent with neighboring commercial properties.

ENVIRONMENTAL REVIEW:

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 will not expand the existing use. The site is consistent with the City of Coachella’s General Plan land use and zoning designation, and can be adequately served by existing utilities and public services. Therefore, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301 – Existing Facilities. Further, there is no substantial evidence indicating that any of the exceptions set forth in CEQA Guidelines Section 15300.2 – Exceptions apply to the project. 251
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PUBLIC HEARING NOTICE:

A public hearing notice for the Project was published in the Desert Sun, the newspaper of record, on November 9, 2025, and a public hearing notice was mailed to property owners within a radius of 300 feet of the subject property on November 5, 2025, pursuant to Section 17.70.050(F) of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.

ALTERNATIVES:
1) Approve Resolution No. PC 2025-19 Conditional Use Permit No. 298 (Modification) with the findings and conditions as recommended by Staff.
2) Approve Resolution No. PC 2025-19 Conditional Use Permit No. 298 (Modification) with modification to the proposed findings and conditions as recommended by Staff. 3) Deny Conditional Use Permit No. 298 (Modification).
4) Continue these items and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1.

Attachments:

1. Resolution No. PC 2025-19 for CUP No. 298 (MOD)
Exhibit A: Conditions of Approval for CUP No. 298 (MOD) Exhibit B: Floor Plan

2. Site Photos
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RESOLUTION NO. PC2025-19

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING A MODIFICATION TO
CONDITIONAL USE PERMIT 298 TO CHANGE THE EXISITING USE

FROM A RETAIL CANNABIS MICROBUSINESS WITH AN INDOOR

CONSUMPTION LOUNGE TO A RETAIL CANNABIS BUSINESS WITH

AN INDOOR CONSUMPTION LOUNGE REMOVING CANNABIS
DISTRIBUTION AND MANUFACTURING USES LOCATED AT 85-995
GRAPEFRUIT BLVD, SUITE #1 (APN 778-100-013) AND DETERMINING

THAT THE PROPOSED PROJECT IS CATEGORICALLY EXEMPT
FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301
(EXISITING FACILTIIES) OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) GUIDELINE. LAS DAMAS, LLC (APPLICANT).

WHEREAS, Las Damas, LLC filed an application for Conditional Use Permit No. 298 (CUP 298) modification to amend the existing use from a retail cannabis microbusiness and indoor consumption lounge to a retail cannabis business and indoor consumption lounge, removing cannabis manufacturing and distribution uses located at the northwest corner of Grapefruit Blvd and 7
th Street, 85-995 Grapefruit Blvd, Suite #1; Assessor’s Parcel No. 778-100- 013 (“Project”); and,
WHEREAS, the Planning Commission conducted a duly noticed public hearing on CUP No. 298 modification on November 19, 2025 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 retail cannabis business and indoor consumption lounge; 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 will not expand the existing use and entails the operation, maintenance, leasing, and licensing of an existing facility involving negligible expansion of use beyond that existing at the time of the lead agency’s determination; and,
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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:

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 will not expand the existing use and entails the operation, maintenance, leasing, and licensing of an existing 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) 298 modification, the Planning Commission finds as follows for the proposed retail cannabis business:

1. The Project is consistent with the goals, objectives, policies, and implementation measures of the Coachella General Plan 2035. The site has a Downtown Center land use designation that allows for the proposed development. The proposed uses on the site are in keeping with the policies of the Downtown Center land use classification and the Project is internally consistent with other General Plan policies for this type of development.

2. The project is in compliance with the applicable land use regulations and development standards of the City’s Zoning Code. The site plans propose a cannabis retail business including an indoor lounge where cannabis products will be sold and consumed. The Project complies with applicable (DT-PV) Downtown zoning standards as proposed.

3. Every use, development of land and applicable 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 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. This category provides for a broad spectrum of commercial and residential uses. The proposed uses are compatible with existing adjacent land uses.

4. 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 254
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the operation, maintenance, leasing, and licensing of an existing 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) 298 modification, subject to the Conditions of Approval set forth in “Exhibit A” and floor plan in “Exhibit B” of this resolution.

PASSED APPROVED and ADOPTED this 19th day of November 2025. ___________________________________
Isela Murillo, Chairperson
Coachella Planning Commission
ATTEST:
_________________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________

BEST, BEST, AND KRIEGER
City Attorney
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC2025-19, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 19th day of November 2025, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Kendra Reif
Planning Commission Secretary
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EXHIBIT A

CONDITIONS OF APPROVAL FOR LAS DAMAS, LLC
RETAIL CANNABIS BUSINESS (CUP 298 MOD)
General Conditions:

1. Conditional Use Permit No. 298 Modification hereby approves the establishment of a retail cannabis business including approximately 400 square feet of retail cannabis showroom display, 265 square feet of office and receiving space and 455 square feet as an indoor cannabis lounge including on-site consumption of cannabis products at 85-995 Grapefruit Blvd, Suite #1. The applicant shall secure building permits for tenant improvements for the new retail cannabis business through the City’s Building Division and the Riverside County Fire Marshal’s office prior to the commencement of business activities. Hours of operation for the microbusiness business may be from 6:00 am to 10:00 pm daily, unless otherwise restricted by the State of California. The owner shall procure a City Cannabis Regulatory Permit and a State License prior to commencement of business activities.

2. Conditional Use Permit No. 298 (MOD) shall be valid for 12 months from the effective date of said City Council approvals unless the applicant requests an extension of time and granted by the Planning Commission. Issuance of building permits and pursuit of construction will vest the Conditional Use Permit.

3. The construction of all new structures shall be in conformance with construction drawings and landscaping plans designed in accordance with the Las Damas cannabis retail business and the conditions of approval imposed below:
a. All exterior building materials and colors shall substantially match the exhibits submitted with the original Conditional Use Permit 298 development application. b. All fencing or garden walls shall be subject to issuance of a separate building permit by the City BuildingDivision.
c. All parking lot lighting for the Project shall be consistent with the architectural design exhibits of the Project, as approved by the Development ServicesDirector. d. All masonry/wrought iron perimeter walls and garden walls shall be consistent with the submitted plans, subject to review by the Development Services Director, and subject to the City’s BuildingCodes.

4. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by Staff to not be within substantial conformance with this approval, will require an amendment to the approval of the conditional use permits, including architectural features, materials and site layout.
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5. The project shall comply with all applicable codes, laws and regulations, regardless of whether they are listed in these conditions. This includes conformance with the requirements of the adopted U.B.C., U.P.C., U.M.C., N.E.C., including all requirements of the South Coast Air Quality Management District, the Riverside County Fire Department and any requirements by any other agency having jurisdiction on the project.

6. 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.

7. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval isrequired.

8. Prior to the issuance of building permits, grading or construction, the following mitigation measures shall be implemented:
a) In the event any onsite structures are demolished, an asbestos inspection of onsite structures shall be conducted by a qualified professional in accordance with currently accepted methods and protocols. The inspection shall include, but not be limited to visual inspection, sampling, and laboratory analysis for the presence of asbestos products, including asbestos-containing material (ACM) and asbestos-containing construction material (ACCM). Polarized Light Microscopy and other methods consistent with the US EOA 600 method shall be applied to this investigation. A comprehensive report that documents methods, findings, and appropriate mitigation measures and/or recommendations shall be provided to the City.
b) In the event any onsite structures are demolished, a lead-based paint inspection of onsite structures shall be conducted by a qualified professional in accordance with currently accepted methods and protocols. Inspections shall be carried out in accordance with US Department of Housing and Urban Development (HUD) guidelines, as well as OSHA Lead Exposure in Construction, Code of Federal Regulations, Title 29, Section 1926. The inspection shall include, but not be limited to visual inspection, sampling, and analysis of materials suspected of containing lead paint or other lead-based materials and coatings. A comprehensive report that documents methods, findings, and appropriate mitigation measures and/or recommendations shall be provided to the City. 258
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c) Prior to the start of any activity that might disturb materials potentially containing asbestos, lead, and/or other hazardous or potentially hazardous materials, a qualified and licensed contractor shall be hired to complete necessary abatement procedures. All demolition and other project related actions that might potentially disturb hazardous materials shall be performed by properly trained and qualified personnel. Remediation actions are expected to include but will not be limited to the following:

1. Each part of the building from which asbestos is being removed shall, as appropriate, be sealed off in order to prevent contamination of the other area.

Methods of area containment may include polyethylene film, duct tape, negative air pressure machines and other appropriate means depending on the type of asbestos materials encountered.

2. Specially designed vacuum cleaners that are designed for asbestos containment (class H) can be safely used when cleaning up during and after asbestosremoval.

3. Removed asbestos and materials with embedded or coated with asbestos shall, as appropriate, be double wrapped in plastic and driven to a landfill. d) If surficial or buried materials within the project site are found to contain potentially hazardous materials (such as: asbestos-containing material, lead-based paint, and mercury or PCB-containing material) such materials shall be removed properly prior to any further site disturbance in the affected area, and disposed of at appropriate landfills or recycled, in accordance with the regulatory guidance provided in California Code of Regulation (CCR) and following the requirements of the Universal Waste Rule (40 CFR part 9).
e) During project construction and implementation, the handling, storage, transport, and disposal of all chemicals, including herbicides and pesticides, runoff, hazardous material and waste used on, or at, the project site, shall be in accordance with applicable local, state, and federal regulations.
f) Vapor Encroachment Screening shall be conducted in accordance with the ASTM Standard E2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions to identify the likelihood of migrating vapors to encroach on the subject property, thereby creating a Vapor Encroachment Condition (VEC). A complete report of findings and recommended mitigation measures, if any, shall be provided to the City prior to the issuance of building permits.
g) Vapor Encroachment Screening shall be conducted in accordance with the ASTM Standard E2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions to identify the likelihood of migrating vapors to encroach on the subject property, thereby creating a Vapor Encroachment Condition (VEC). A complete report of findings and recommended mitigation measures, if any, shall be provided to the City prior to the issuance of building permits.
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h) The applicant shall provide the City with copies of permits required by the South Coast Air Quality Management District, or a written confirmation that no permits are necessary.
i) The applicant shall satisfy all requirements of the Fire Department relating to construction, operation, and emergency response. No building permits shall be issued, and no occupancy of the buildings shall be permitted prior to written approvalby the Fire Department.

Engineering – Grading and Drainage:

9. 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.

10. If the 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.

Engineering – Street Improvements:

11. 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.

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

Engineering-Sewer and Water Improvements

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

14. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements.

Engineering – General:

15. Applicant shall take into consideration City’s project titled “Grapefruit Boulevard Urban Greening & Connectivity Project” and match improvements proposed for Grapefruit Blvd.

Engineering department will provide direction on this matter.

16. 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 260
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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.

17. 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.

18. 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.

Engineering – Completion:

19. “As-built" plans shall be submitted to and approved by the City Engineer prior to acceptance of the improvements by the City. All off-site and on-site improvements shall be completed to the City Engineer prior to acceptance of improvements for maintenance by the City.

20. Prior to issuance to 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.

Environmental Compliance:

21. The applicant shall comply with the following items prior to issuance of building permits:
a) Verify that asbestos has been mitigated and submit disposal and closure plan. b) Submit detailed plumbing and mechanical plans.
c) Facility required to submit a source control survey. d) Backflows required on all nonresidential meters, backflow devices would require Reduced Pressure Principle Device (RP) within 12 inches of water service installed to protect water supply from contamination or pollution.
e) Install separate AMI metering system for each building. f) Install separate AMI water service meter for irrigation system. g) The project must implement the State’s drought mandate which prohibits irrigation with 261
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potable water outside newly constructed homes and buildings that is not delivered by drip or microspray systems.

22. 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.

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

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

25. The applicant shall replace the existing windows and doors and add awnings above the windows, on the Grapefruit Boulevard frontage subject to review by the Development Services Director.

26. The owner/operator of the retail cannabis microbusiness shall assign an employee of the retail cannabis microbusiness to act as parking monitor to direct vehicles to parking spaces during business hours to improve traffic safety.

27. The applicant shall obtain separate sign permits for all wall signs. All signs may be channel lettering or logo signs with “halo” lighting and reduced illumination or backlit with gooseneck lamps.

28. The retail cannabis use shall not result in the creation of any odors detectable from anywhere off the property boundaries. The use of carbon filtration systems and other mitigation measures shall be used on all cannabis activities that cause such odors. 262
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EXHIBIT B
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Building Frontage from Grapefruit Blvd.
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Building from 7th Street
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STAFF REPORT
11/19/2025
TO: Planning Commission Chair and Commissioners
FROM: Adrian Moreno, Associate Planner
Kendra Reif, Community Development Director
SUBJECT:

Resolution No. PC2025-20 and Resolution No. PC2025-21: Request for conditional approval of PC2025-20 for the architectural review application AR 25-12, for the 6
th St. Senior Apartments for the development of 4-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a 0.86 acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th St., and for the request for condition of approval of PC2025-21 for the variance application VAR 25-06 from municipal code standards including design requirements, and determining that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 – In-fill Exemption - Applicant: Chelsea Investment Corporation STAFF RECOMMENDATION:

Staff recommends that the Planning Commission approve Resolution No. PC 2025-20 conditionally approving architectural review application AR 25-12 with the modification to include Engineering conditions of approval provide at the time of the meeting for the development of a 4-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a

0.86-acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th St, and recommends that the Planning Commission approve Resolution No. PC 2025-21 conditionally approving a variance from municipal code standards including design requirements.

BACKGROUND:

On May 24, 2024 the 6th Street Senior Apartments project was presented to City Council for preliminary design direction. On August 14, 2025, the applicant, Chelsea Investment Corporation submitted an architectural review application for the development of one 4-story 53 affordable senior apartment unit building with a Figure 1 – Vicinity Map 266
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1,100 square foot community room, 4,375 square feet of ground floor commercial space and associated improvements at the southeast corner of Tripoli Ave. and 6th St.

The subject site is a currently vacant and heavily disturbed property along 6th Street, Tripoli Avenue, and Date Avenue. Historical aerial photographs show the property has been vacant since at least 1996. Chelsea Investment Corporation has recently completed the construction of the neighboring Covalda apartments which are comprised of 108-units and 2 commercial spaces and the Pueblo Viejo Village apartments which are comprised of 105-unit mixed-use development.

The Engineering Department’s conditions of approval will be addressed and discussed during the Planning Commission meeting.

DISCUSSION/ANALYSIS:

The surrounding land uses and zoning designations are as follows:

North: Existing Commercial Development and Pueblo Viejo Villas, (Downtown, DT-PV).

South: Existing Single-Family Homes and Covalda Apartments, (Downtown, DT-PV, and General Neighborhood, G-N).

East: Existing Commercial Development and Single-Family Homes (Downtown, DT-PV, and General Neighborhood, G-N).

West: Existing Commercial Development and Covalda Apartments, (Downtown, DT-PV).

Site: Vacant (Downtown, DT-PV).

Site Plan:

The applicant is proposing to develop a four-story mixed-use development consisting of 53 affordable senior apartment unit building with a 1,100 square foot community room, 4,375 square feet of ground floor commercial space. There will be 46 1-bedroom units and 7 2-bedroom units.

The 1-bedroom units will be 578 square feet in size and the 2-bedroom units will be 733 sq ft in size. 49 on-site parking stalls are provided. The project includes a variance request from covered parking requirements; however, covered parking may be provided by the applicant to meet their funding requirements.

A copy of the site plan is included below:
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Figure 2 Site Plan
FINDINGS:

ARCHITECTURAL REVIEW:

Each determination granting architectural review approval shall be supported by written findings of fact showing how the determination meets the following criteria and requirements:

1. The proposed project is consistent with the general plan; The proposed project is consistent with the general plan. The proposed project is within the Downtown Center land use designation of the General Plan 2035 Land Use and Community Character Element. The Downtown Center is intended to bring the entire community together in a one-of-a-kind Coachella Center, which allows for commercial uses. The General Plan allows for a residential density of 20-65 dwelling units/acre and a Floor Area Ratio of 0.5-3 for commercial uses. The project proposes a density of 62 dwelling units per acre and is thereby consistent with the General Plan. The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies, which recognize that Downtown is the heart of the City where mixed use development is encouraged and creates a new gateway to downtown near intersection of Sixth Street and Cesar Chavez Street.

2.The proposed project complies with zoning regulations; The proposed project complies with zoning regulations. The proposed project complies with the zoning regulations of Chapter 17.18 of the Coachella Municipal Code and the design regulations of Chapter 17.20 Objective Design Standards for Multi-Family Residential. The project is in compliance with Chapter 17.76 Variance Ordinance, for those municipal code and design standards requested as part of this project that include a design variance, open space variance, and covered parking variance.
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3.The proposed project is consistent with the city's design guidelines; The proposed project is consistent with the city's design guidelines. As noted in Architectural Review Finding #2 above, the proposed project is developed in accordance Chapter 17.76 Variance Ordinance in order to provide a design that includes a variance from city’s design guidelines for vertical modulation, horizontal modulation, and roofs.

4.The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity; and The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity as the project, a mixed-use residential development that includes first floor commercial uses is which is consistent with general plan guidelines for the Downtown Center general plan designation that recognizes the area will include mixed-use buildings. Further, the proposed mixed-use is compatible with the existing Pueblo Viejo Villas development to the north and the Covalda Apartments to the west. The proposed use is not known to create detrimental effects to the public health, safety, welfare, or materially injurious to properties and improvements in the vicinity.

The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed use is compatible with the existing Pueblo Viejo Villas development to the north and the Covalda Apartments to the west. The proposed use is also compatible with the existing single-family residential uses to the south, and the existing commercial buildings to the north and east as the project and the adjacent uses are permitted uses in the DT-PV zone.

VARIANCE:

1. That the strict application of the provisions of this chapter would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the chapter;
The applicant requests design variances from design standards in subsections from Section

17.20.015(a) – Vertical Modulation to allow for more than maximum required three building heights and primary facades to comprise of more than 80 percent of the total façade area, Section

17.20.015(c) – Horizontal Modulation to allow for recesses and projection less than the minimum required 10 feet in depth, and Section 17.20.015(d) – Roof to allow for roofs that are not flat, open space variance from private and common open space standards in subsections from Section

17.18.030(a) - Usable Open Space Standards, and a covered parking variance from subsections 269
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from Section 17.54.010(4)(a)(2) – Covered Parking Requirements for covered parking requirements.

The design variances are necessary as the strict application of the provisions of the municipal code would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the chapter to meet both the Pueblo Viejo Design Guidelines as required by Section

17.18.030(F) to meet Section 17.20 Objective Design Standards and to meet the design guidelines of the City of Coachella Multi-Family Objective Design Standards for residential development.

Policies #1 and #2 of Subarea 2 – Downtown include direction to actively facilitate the implementation of the Pueblo Viejo Plan, and to ensure new development does not conflict with the Pueblo Viejo Plan. Land Use and Community Charter Policy 6.2 includes guidance to follow the Pueblo Viejo Revitalization Plan for the Downtown. Per the guidance of the general plan, the project provides massing and articulation elements that include changes in vertical modulation elements and horizontal modulation elements within every 35 feet per the guidance of Section

3.6.3.1 Massing and Articulation of the Pueblo Viejo Plan Design Guidelines. The project also provides gable roof design that is in conformance with the sloped roof design allowed per the guidance of Section 3.3.1.3 – Spanish Colonial Revival Architecture Roofs of the Pueblo Viejo Plan Design Guidelines. The city finds that the project meets the intention of the general plan guidelines for the Downtown Zone.

The open space variance is necessary as the strict application of the provisions of the municipal code would result in practical difficulties or unnecessary hardship inconsistent with the general purpose and intent of the chapter to meet the requirements of Section 17.18.030(a) - Usable Open Space Standards due to the size constraints of a small less than 1 acre lot at .86-acres lot. The practical difficulties that may occur if the applicant were to provide 150 SF of total private open space per unit and 10 feet per unit of common recreational open space would require a total accommodation of 8,480 SF of floor space dedicated to open space for the project to meet municipal code requirements. For comparison, the average floor plan square footage for the project is approximately 12,300 SF. This would require the project to remove required parking spaces, major site plan modifications that may require the construction of a parking structure to accommodate the additional square footage required to accommodate the private open space requirement, or provide an additional building story. This is a major hardship for a small less than one acre parcel. The project is required to provide development impact fees that contribute to park land and park improvement space, and the project is located within a .5 mile of Veteran’s Park, Dateland Park, and the 9th Street Park that is under construction at this time which would provide sufficient open space for the project. This is in compliance with the Parks and Open Space guidelines of the Downtown Center general plan designation, where in limited instances mini parks and neighborhood parks would also be acceptable. The city finds that the several parks within a .5 mile distance of the project provides sufficient open space for the project. 270
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The covered parking variance is necessary as the strict application of the provisions of the municipal code would result in practical difficulties or unnecessary hardship inconsistent with the general purpose and intent of the chapter to provide covered parking due to the constraints in size of the less than one acre site and proposed parking lot to meet municipal code parking requirements. The general plan and Pueblo Viejo Design Guidelines do not provide guidelines on covered parking in the zone.

2.That there are special circumstances applicable to the subject property such as size, shape, topography, location or surroundings, that do not apply generally to other property in the same zone and vicinity;
As indicated in Variance Finding #1, the small less than one acre parcel is a special circumstance for the proposed mixed use senior housing development and due to its size, there is a constraint in meeting open space, design, and covered parking requirements listed above. The small parcel does not allow for the inclusion of open space on the property. However, there are nearby parks that future residents could utilize. The proposed design cannot add additional depth because the building design would need to be expanded and this is not feasible on a parcel that is less than one acre in size. The proposed project is exempt from parking requirements per SB35.

3.That such variance is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property in the same zone and vicinity, but which, because of such special circumstances and practical difficulties or unnecessary hardships is denied to the property in question;
As indicated in Variance Finding #1 and Finding #2, the small less than one acre parcel is a special circumstance for the proposed mixed use senior housing development to provide safe, affordable, and healthy housing for every stage of life indicated as a broad goal per the Community Health and Wellness and as indicated by Community Health and Wellness Policy 2.6 to encourage the development of senior housing.

4.That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located, and;
The granting of the variance that includes variance from design standards, open space requirements, and covered parking requirements are not anticipated to be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located.

5.That the granting of the variance will not adversely effect any element of the general plan. 271
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As indicated in Variance Finding #1, the design variance, open space variance, and covered parking variance does not adversely affect any element of the general plan.

Architecture
The applicant proposes a Spanish Colonial Revival design that is similar to the design styles of the existing Pueblo Viejo Villas and Covalda Apartments immediately adjacent to the proposed project. The building roofline design integrates a flat roof line for the 1st floor commercial retail spaces and provides a mix of flat and gable rooflines for the residential floors. The gable roofline has concrete tile roof. The project has six different roof lines that include at the 3rd floor a roof height at approximately 38’ to the flat roofline and 41’ to the gable roof line, and the 4th floor provides a roof height at 49’ to the flat roofline, 51’ to the first gable roof line, 54’ 6” to the 2nd gable roof line, and 58’ to the top roof line. Per the Objective Design Standards Ordinance, gable roof designs are prohibited and a maximum of four roof lines are allowed. The applicant submitted a Variance from these design standards as part of this project, and the design of the roofline is consistent with the Pueblo Viejo Design Guidelines and consistent with the direction city council provided on May 24, 2024.

The project integrates articulation features that include decorative foam tile and a prominent stucco line at the top of the residential gable roof towers. All windows are recessed 2 inches from the façade, and some windows integrate shutters, awnings, stucco trim pop-out, or a Juliet balcony.

Commercial tenant spaces feature a metal awning, and the main entrances on all elevations provide a 5-foot recess that provides a covered entrance design.

The project does provide vertical modulation with two primary heights being the 3rd and 4th floors, and the project does provide horizontal modulation that includes an approximately 6-foot recess between the primary façade and secondary façade elevation. A 10-foot minimum recess is required, however a variance from this standard is included for the project, and the project as designed is in compliance with the general plan.

Per the Objective Design Standards Ordinance, a maximum of four colors are allowed. From the beginning staff has recommend the applicant to provide a distinct and varied color palette for this project that would help this project differentiate from the white and brown color palette of the adjacent buildings. The proposed color design of the project includes white, black, and yellow shades for the primary façade colors and a blue accessory color for awnings and shade structures.

Below are images of the Dolores Huerta Apartments provided to the applicant team as an example of a varied color scheme.
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Figure 3 - Perspective Elevation
Figure 4 - Colored Elevations (Front)
Figure 5 - Rear Elevation
Figure 6 - Side Elevation (East) Figure 7 - Side Elevation (West) 273
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Figure 8 Dolores Huerta Apartments Examples
Site Plan
The project is proposed between Tripoli and Date Avenue on 6th Street. The project site existing off-site improvements, that include the recently constructed separated sidewalk design on 6th street.

As part of this project, the applicant will provide decorative pavers at the driveway entrances on Tripoli Way and Date Avenue. The building provides a lot coverage of 38 percent at 14,360 SF on a .86-acre lot. Per Chapter 17.18 DT-PV Ordinance, the project is required to provide 3 spaces for one 1,000 FT of gross floor area. The project at a total of 49,133 gross floor area would require 147 parking spaces. However, due to SB 35, parking for the project is not required as the project is within ½ mile of public transit hub.

Landscaping
The applicant proposes a drought tolerant landscape design with ¾ California Gold groundcover for the entirety of the landscape design. The proposed landscape palette shows a variety of trees including the “Hong Kong Orchid”, “Desert Willow”, “Texas Ebony”, and “Drake Elm” that provide parking lot shade coverage and some sidewalk shade coverage for internal sidewalks and for sidewalk on Tripoli and Date Avenue. The planters will include water-efficient shrubs including “Oo-La-la Bougainvillea”, “Compact Texas Ranger”, “Mexican Bush Sage.” Succulents will include “Dwarf Century Plant,” “Blue Flame Agave,” “Red Yucca”, and “Toothless Desert Spoon”. The initial submittal proposed a majority of pink and violet flowering varieties, and staff provided recommended a few changes to the plant palette that would provide a consistent pink a and violet plant palette theme.
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Figure 9 - Landscape Plan
Figure 10 - Landscape Palette
Signage
Signs programs are required for multi-tenant buildings and must obtain approval by the Planning Commission. The Planning Commission review of the sign programs includes, but not limited to, sign placement, color, architectural integrity, construction material, legibility, size and scale, and 275
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illumination. The applicant proposes a sign program consisting of illuminated retail blade signs, and illuminated retail wall sign. There is a condition of approval to work with staff to revise the sign program to require individual channel lettering design for retail wall signage. All retail tenant identification signs are required to comply with the approved sign program consisting of “halo” illuminated individual channel letters.

Consistency with General Plan and Zoning
The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The DT-PV zone permits mixed use development. The Downtown Center is intended to bring the entire community together in a one-of-a-kind Coachella Center, which allows for commercial uses. The General Plan allows for a residential density of 20-65 dwelling units/acre and a Floor Area Ratio of 0.5-3 for commercial uses. The project proposes a density of 62 dwelling units per acre and is thereby consistent with the General Plan.

The project is consistent with the policies of the Land Use and Community Character's Sub-Area #2 policies, which recognize that Downtown is the heart of the City where mixed use development is encouraged and creates a new gateway to downtown near intersection of Sixth Street and Cesar Chavez Street. The project is compliant with municipal code standards, and in compliance with Chapter 17.76 – Variances.

CEQA
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 will be constructing a four-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a heavily disturbed and currently vacant 0.86- acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th St. The site does not serve as a viable habitat for wildlife and is consistent with the City of Coachella’s General Plan land use and zoning designation, and can be adequately served by existing utilities and public services. Therefore, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332 –In-fill Exemption. Further, there is no substantial evidence indicating that any of the exceptions set forth in CEQA Guidelines Section 15300.2 – Exceptions apply to the project.

PUBLIC HEARING NOTICE:

A notice of a public hearing to consider the Architectural Review application (AR No. 25-12) and the Variance application (Variance No. 25-06) was issued in accordance with Coachella Municipal Code Section 17.74.010.G, inclusive of the publication on November 9, 2025, of a legal public hearing notice published in the Desert Sun, the City’s newspaper of record, and the mailing of a 276
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public hearing notice to a certified list of property owners within 300 feet of the subject properties on November 5, 2025.

ALTERNATIVES – ARCHITECTURAL REVIEW
1) Adopt Resolution No. PC2025-20 approving Architectural Review No. 25-12 with the findings and modifications as recommended by Staff.
2) Adopt Resolution No. PC2025-20 approving Architectural Review No. 25-12 with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission.
3) Not approve Resolution No. PC 2025-20 and request that staff prepare a Planning Commission Resolution for denial of Architectural Review No. 25-12. 4) Continue this item and provide staff and the applicant with direction.

ALTERNATIVES – VARIANCE
1) Adopt Resolution No. PC2025-21 approving Variance No. 25-06 with the findings as recommended by Staff.
2) Adopt Resolution No. PC2025-21 approving Variance No. 25-06 with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission.
3) Not approve Resolution No. PC 2025-21 and request that staff prepare a Planning Commission Resolution for denial of Variance No. 25-06. 4) Continue this item and provide staff and the applicant with direction.

Attachments:

1. Resolution PC 2025-20
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Plan Set

2. Resolution PC 2025-21

3. Variance Request Letter

4. Site Photos
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Resolution No. PC2025-20

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RESOLUTION NO. PC 2025-20

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING ARCHITECTURAL
REVIEW NO. 25-12 FOR THE SIXTH STREET SENIOR APARTMENTS FOR THE DEVELOPMENT OF 4-STORY 53 AFFORDABLE SENIOR
APARTMENTS UNITS, 4,375 SQUARE FEET OF COMMERCIAL
SPACE, 1,100 SQUARE FOOT COMMUNITY ROOM, AND
ASSOCIATED IMPROVEMENTS ON A 0.86 ACRE LOT (APN #778-113- 001 AND -002) AT THE SOUTHEAST CORNER OF TRIPOLI AVE. AND 6TH STREET, AND DETERMINING THAT THE PROPOSED PROJECT

IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15332 –
IN-FILL EXEMPTION - APPLICANT: CHELSEA INVESTMENT

CORPORATION
WHEREAS, Chelsea Investment Corporation filed application for Architectural Review and a Variance on a vacant 0.86 acre project site located at APN: 778-113-001 and -002 at the southeast corner of Tripoli Ave. and 6th Street; and WHEREAS, the subject properties at APN: 778-113-001 and -002 have a land use designation of Downtown Center pursuant to the City of Coachella General Plan; and WHEREAS, the subject properties at APN: 778-113-001 and -002 have a zoning designation of DT-PV Downtown pursuant to the City of Coachella Zoning Map; and WHEREAS, on November 19, 2025, the Planning Commission conducted a duly noticed public hearing on Architectural Review No. 25-12 and Variance No. 25-06 in the City Council Chambers, 1515 6th Street, Coachella, California; and, WHEREAS, a notice of a public hearing to consider the Architectural Review application (AR No. 25-12) and the Variance application (Variance No. 25-06) was issued in accordance with Coachella Municipal Code Section 17.74.010.G, inclusive of the publication on November 9, 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 November 5, 2025; and WHEREAS, 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 the Coachella Municipal Code, and the attendant applications for Architectural Review and Variance to allow the Project; and,
WHEREAS, the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the 278
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proposed use is to be located; and,
WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed development; and,
WHEREAS, the site for the proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, an initial study was prepared that determined that the project would not have a significant effect on the environment; and,
WHEREAS, the conditions of approval as stipulated by the City are necessary to protect the public health, safety and welfare of the community.

NOW, THEREFORE, BE IT RESOLVED, THE PLANNING COMMISSION OF

THE CITY OF COACHELLA, CALIFORNIA DOES HEREBY FIND
DETERMINE AND RESOLVE AS FOLLOWS:

SECTION 1. Recitals. The above recitals are true and correct and incorporated herein as findings of fact.

SECTION 2. Compliance with the California Environmental Quality Act.

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 will be constructing a four-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a heavily disturbed and currently vacant 0.86-acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th St. The site does not serve as a viable habitat for wildlife and is consistent with the City of Coachella’s General Plan land use and zoning designation, and can be adequately served by existing utilities and public services.

Therefore, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332 –In-fill Exemption. Further, there is no substantial evidence indicating that any of the exceptions set forth in CEQA Guidelines Section 15300.2 – Exceptions apply to the project.

SECTION 3. Architectural Review Findings.

With respect to Architectural Review No. 25-12, the Planning Commission finds as follows for the Sixth Street Senior Apartments, for the development of 4-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a 0.86 acre lot (apn #778-113-001 and -002) at the southeast 279
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corner of Tripoli Ave. and 6th Street.

1. The proposed project is consistent with the general plan. The proposed project is within the Downtown Center land use designation of the General Plan 2035 Land Use and Community Character Element. The Downtown Center is intended to bring the entire community together in a one-of-a-kind Coachella Center, which allows for commercial uses. The General Plan allows for a residential density of 20-65 dwelling units/acre and a Floor Area Ratio of 0.5-3 for commercial uses. The project proposes a density of 62 dwelling units per acre and is thereby consistent with the General Plan.

2. The proposed project complies with zoning regulations. The proposed project complies with the zoning regulations of Chapter 17.18 of the Coachella Municipal Code and the design regulations of Chapter 17.20 Objective Design Standards for Multi-Family Residential. The project is in compliance with Chapter 17.76 Variance Ordinance, for those municipal code and design standards requested as part of this project that include a design variance, open space variance, and covered parking variance.

3. The proposed project is consistent with the city's design guidelines. As noted in Architectural Review Finding #2 above, the proposed project is developed in accordance Chapter 17.76 Variance Ordinance in order to provide a design that includes a variance from city’s design guidelines for vertical modulation, horizontal modulation, and roofs.

4. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity as the project, a mixed-use residential development that includes first floor commercial uses is which is consistent with general plan guidelines for the Downtown Center general plan designation that recognizes the area will include mixed-use buildings. Further, the proposed mixed-use is compatible with the existing Pueblo Viejo Villas development to the north and the Covalda Apartments to the west. The proposed use is not known to create detrimental effects to the public health, safety, welfare, or materially injurious to properties and improvements in the vicinity.

5. The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed use is compatible with the existing Pueblo Viejo Villas development to the north and the Covalda Apartments to the west. The proposed use is also compatible with the existing single-family residential uses to the south, and the existing commercial buildings to the north and east as the project and the adjacent uses are permitted uses in the DTPV zone. 280
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SECTION 4. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center. The Development Services Director is the custodian of the record of proceedings.

SECTION 5. Execution of Resolution. The Chairman shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

SECTION 6. Planning Commission Approval Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission hereby conditionally approves Architectural Review No. 25-12, 6
th Street Senior Apartments, for the development of 4-story 53 affordable senior apartment units, 4,375 square feet of commercial space, 1,100 square foot community room, and associated improvements on a 0.86 acre lot (APN #778-113-001 and -002) at the southeast corner of Tripoli Ave. and 6th Street and determining that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 – In-fill Exemption. The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, and the development plan set Exhibit “B”. 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.

PASSED APPROVED and ADOPTED this 19th day of November 2025. __________________________________
Isela Murillo, Chairperson
Coachella Planning Commission
ATTEST:
_______________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
City Attorney
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Resolution No. PC2025-20

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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC-2025-20, was duly adopted at a regular meeting of the Planning Commission of the City of Coachella, California, held on the 19th day of November, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Kendra Reif
Planning Commission Secretary
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Resolution No. PC2025-20 EXHIBIT A
Exhibit A – Resolution No. PC2025-20
CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 25-12 General Conditions

1. Architectural Review 25-12 is approved for a 53 residential unit mixed-use commercial and residential building located on .86 acres at APN 778-113-001 and -002; and the determination that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15332 – In-fill Development Projects.

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

4. The applicant or successor in interest shall annex the subject property into the City’s Community Facilities District (CFD 2005-1) for City police, fire and paramedic services, prior to issuance of a building permit for construction.

5. The applicant shall submit detailed landscaping irrigation plans and sign plans for review, for approval by the Development Services Director and Utilities Director. Any damaged, dead or decayed landscaping landscape areas shall be replaced per approved landscape plans upon landscape inspection by the Development Services Department and prior to issuance of a certificate of occupancy.

6. 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.

7. Screening Requirements. The project shall be in compliance with the screening requirements of Section 17.20.010 (F) of the Coachella Municipal Code. All exterior mechanical and electrical equipment, which includes, but is not limited to façade mounted or ground mounted Heating, Venting, and Cooling (HVAC) units, gas and electric utility meters, telecommunication equipment, backflow preventions, assemblies, irrigation control valves boxes, and electrical transformers shall be screened. Exterior utility panels and meters shall be located on building side yard or rear yard facades. Exposed mechanical equipment shall be visually screened by a seventy-five (75) percent (minimum) opaque or solid, non-reflective 283
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visual barrier. Walls, landscaping, or the combination of these screens shall have a minimum of seventy-five (75) percent opacity and shall be a equal or exceed the height of the screened utilities. Screening walls shall utilize the same design elements, colors and materials of the building. Screening be comprised of parapets, screen walls, trellis systems, or mechanical penthouses and shall include common design elements and finish materials of the building facades. Screening shall be as high and wide or higher and wider than the equipment it screens.

8. The applicant shall work with staff on revising the sign program to require all retail wall signage to provide an individual channel lettering design to the satisfaction of the Community Development Director.

9. The applicant should consider adding additional parking spaces if feasible at the direction of the Community Development Director and City Engineer. This may include the reduction of some parking lot landscape areas.

10. The applicant shall integrate Juliet balconies on all elevations per the direction of the Community Development Director.

Building

11. Show to highlight required EV charging spaces and accessible EV charging spaces on site plan. CGBSC 4.106.4.2 & 4.106.4.2.2

12. Consider providing the attached trash enclosure clearances to make the trash enclosure accessible.

13. Providing one accessible space for each mobility accessible unit is advisable.

14. CGBSC- 4.303.2 Submeters for Multifamily Buildings and Dwelling Units in Mixed-Use Residential/Commercial Buildings. Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the California Plumbing Code.

15. It is highly recommended to use walk in showers for the seniors safety.

16. Provide waste, recyclables and organic waste bins for waste disposal.

17. Highlight required solar on proposed plan. Will solar be roof mounted or on carports?

18. Consider incorporating architectural window shades to reduce the heat transmittal through glazing on the south elevation.

Fire

19. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease 284
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the required fire flow. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

20. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC as amended and NFPA 24. 3. Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet in length shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC as amended, Coachella City Ordinance, and Riverside County Fire Department Policies and Standards.

21. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

22. Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

23. Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on the California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

24. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended. 285
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25. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review. Reference CFC as amended.

26. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.

27. Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.

28. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended. 11.

Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts. Questions for Fire Planning can be addressed to [email protected].

Utilities

29. The project may be required to connect to the City’s public water and wastewater systems. In the event that new connections are required, the applicant shall submit water and sewer plans for approval.

30. New water and sewer connections are subject to the collection of impact fees.

31. All fire lines require the installation of Double Check Detector Assemblies.

32. Backflow devices are required on all non-residential connections installed within 12” of the meter box.

33. All buildings may require individual meters.

34. Irrigation may require its own meter.

35. All water connections shall install 4G AMI master meters.

36. All service lines shall be copper tubing per the approved list of materials.

37. All materials shall be per the approved list of materials provided by the Engineering Department or the Utilities Department.

38. No new water connections shall be shown on landscaping plans, all connections shall be in the water improvement plans.
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39. Trees/shrubs must have a minimum of 15’ separation distance from the Utilities water/sewer laterals. Or minimum 10’ separation distance from water/sewer laterals with root barrier.

40. Provide plumbing blueprints depicting sanitary, industrial, and/or grease waste line. (all lines that are applicable)

41. Illustrate domestic water and sewer point of connection to the City’s utilities.

42. Provide plumbing code fixture schedule with total DFU’s listed.

43. Provide number of units with bedroom sizes and number of commercial units.

44. Complete Utilities Department’s wastewater discharge survey and submit to Development Services.
a. For tenant improvements, current and proposed plumbing code fixture schedule must be provided

45. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart.
a. Pretreatment Equipment Minimum Requirements:
i. 750 gal minimum
ii. Clean outs and vents before and after pretreatment equipment iii. Sample box immediately downstream of the pretreatment equipment iv. Multi suite buildings requesting pretreatment installation require separate sewer lateral connection per pretreatment device
v. Made from precast concrete form

46. Outside drains connected to the sanitary sewer are prohibited unless drains are protected from rain water by having a permanent berm within a shade structure. Storm water is prohibited from entering the sanitary sewer.

Engineering
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6''SS MH 8''W8''W 1 " DOM. METER 1" DOM. SRV. 1" DOM. SRV. ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W MH W W W W W W W W W W S ELEV 1 ELEV 2
TRASH
TRASH RECYCLE ORGANIC A R UNIT 1 MPOE ELECT IDF FIRE LAUNDRY SOLAR MAINTENANCE W/D W W W W/D W/D D D D OFFICE OFFICE LOUNGE KIT IDF

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION
INDICATES STRUCTURAL COMMERCIAL 1,925 SQ. FT. COMMERCIAL 2,810 SQ. FT. BIKE STORAGE 415 SQ. FT. UNIT 1 UNIT 1 R A R A UNIT 1 UNIT 1 R A R UNIT 1 A R UNIT 2 A R A ELEV EQUIP STAIR 1 UP STAIR 2 UP 10 37 36 31 30 25 24 1 2 3 4 5 6 7 8 9 1 15 20 21 48 5 6 9 14 43 42 1 1 2 2 6TH STREET TRIPOLI AVE.

DATE AVE. PP CL CL CL CL CL CL B BB EE EE EE EE EE UD UD UD CL CL B EEUD M M M B UD SYM. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES BAUHINIA X BLAKEANA HONG KONG ORCHID TREE 24"BOX M CHILOPSIS L. `TIMELESS BEAUTY` DESERT WILLOW 24"BOX VL EBENOPSIS EBANO TEXAS EBONY 24" BOX L ULMUS PARVIFOLIA `DRAKE` DRAKE ELM 24"BOX M BOTANICAL NAME COMMON NAME SIZE WUCOLS SHRUBS BOUGAINVILLEA X `OO-LA-LA` OO-LA-LA BOUGAINVILLEA 5 GAL L CISTUS X PULVERULENTUS 'SUNSET' SUNSET ROCK ROSE 5 GAL L LEUCOPHYLLUM F. `COMPACTA` COMPACT TEXAS RANGER 5 GAL L SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL L GRASSES/GRASS-LIKE PLANTS PENNISETUM S. `CUPREUM` FOUNTAIN GRASS 5 GAL L SUCCULENTS AGAVE DESMETTIANA DWARF CENTURY PLANT 5 GAL L AGAVE X `BLUE FLAME` BLUE FLAME AGAVE 5 GAL L CALANDRINIA SPECTABILIS PINK CALANDRINIA 1 GAL L DASYLIRION LONGISSIMUM TOOTHLESS DESERT SPOON 5 GAL VL HESPERALOE 'PINK PARADE' PINK PARADE RED YUCCA 5 GAL VL VINE/ESPALIER MACFADYENA UNGUIS-CATI CAT'S CLAW VINE 5 GAL L SYM. BOTANICAL NAME COMMON NAME SIZE WUCOLS GROUND COVERS 3/4" GRAVEL CALIFORNIA GOLD SQ. FT. BCL EEUD PLANT SCHEDULE M SHEET: L-01 6TH STREET SENIOR APARTMENTS COACHELLA, CALIFORNIA LANDSCAPE CHELSEA INVESTMENT COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 PROJECT#: 23-030 DATE:10/10/2025 CONCEPT PLAN EXISTING 5' SIDEWALK TO REMAIN MAILBOXES PAVING TO MATCH 6TH STREET SIDEWALK NOTE: TREE PLANTING HEIGHT A MIN. OF 7' EXISTING 6TH STREET STREETSCAPE ENHANCED PAVERS AT DRIVE ENTRY EXISTING 5' SIDEWALK TO REMAIN ENHANCED PAVERS AT DRIVE ENTRY PAVING TO MATCH 6TH STREET SIDEWALK TRASH ENCLOSURE, SEE DETAIL ON SHEET L-04 EASEMENT AREA TO RECEIVE DG ONLY, NO PLANTING BIKE RACK (2 BIKES) BIKE RACK (2 BIKES) 299 Item 4.
6''SS MH 8''W8''W 1 " DOM. METER 1" DOM. SRV. 1" DOM. SRV. ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W MH W W W W W W W W W W S ELEV 1 ELEV 2
TRASH
TRASH RECYCLE ORGANIC A R UNIT 1 MPOE ELECT IDF FIRE LAUNDRY SOLAR MAINTENANCE W/D W W W W/D W/D D D D OFFICE OFFICE LOUNGE KIT IDF

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

WALL LOCATION

INDICATES STRUCTURAL

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INDICATES STRUCTURAL

DATE AVE. PP M M M SYM. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES BAUHINIA X BLAKEANA HONG KONG ORCHID TREE 24"BOX M CHILOPSIS L. `TIMELESS BEAUTY` DESERT WILLOW 24"BOX VL EBENOPSIS EBANO TEXAS EBONY 24" BOX L ULMUS PARVIFOLIA `DRAKE` DRAKE ELM 24"BOX M BOTANICAL NAME COMMON NAME SIZE WUCOLS SHRUBS BOUGAINVILLEA X `OO-LA-LA` OO-LA-LA BOUGAINVILLEA 5 GAL L CISTUS X PULVERULENTUS 'SUNSET' SUNSET ROCK ROSE 5 GAL L LEUCOPHYLLUM F. `COMPACTA` COMPACT TEXAS RANGER 5 GAL L SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL L GRASSES/GRASS-LIKE PLANTS PENNISETUM S. `CUPREUM` FOUNTAIN GRASS 5 GAL L SUCCULENTS AGAVE DESMETTIANA DWARF CENTURY PLANT 5 GAL L AGAVE X `BLUE FLAME` BLUE FLAME AGAVE 5 GAL L CALANDRINIA SPECTABILIS PINK CALANDRINIA 1 GAL L DASYLIRION LONGISSIMUM TOOTHLESS DESERT SPOON 5 GAL VL HESPERALOE 'PINK PARADE' PINK PARADE RED YUCCA 5 GAL VL VINE/ESPALIER MACFADYENA UNGUIS-CATI CAT'S CLAW VINE 5 GAL L SYM. BOTANICAL NAME COMMON NAME SIZE WUCOLS GROUND COVERS 3/4" GRAVEL CALIFORNIA GOLD SQ. FT. PLANT SCHEDULE M 6TH STREET SENIOR APARTMENTS COACHELLA, CALIFORNIA LANDSCAPE CHELSEA INVESTMENT COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 PROJECT#: 23-030 DATE:10/10/2025 - ILLUSTRATIVE PLAN SHEET: L-02 NOTE: TREE PLANTING HEIGHT A MIN. OF 7' EXISTING 5' SIDEWALK TO REMAIN MAILBOXES EXISTING 6TH STREET STREETSCAPE ENHANCED PAVERS AT DRIVE ENTRY EXISTING 5' SIDEWALK TO REMAIN ENHANCED PAVERS AT DRIVE ENTRY TRASH ENCLOSURE, SEE DETAIL ON SHEET L-04 EASEMENT AREA TO RECEIVE DG ONLY, NO PLANTING BIKE RACK (2 BIKES) BIKE RACK (2 BIKES) PAVING TO MATCH 6TH STREET SIDEWALK PAVING TO MATCH 6TH STREET SIDEWALK 300 Item 4.
6TH STREET SENIOR APARTMENTS COACHELLA, CALIFORNIA LANDSCAPE CHELSEA INVESTMENT COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 PROJECT#: 23-030 DATE:10/10/2025 - PLANT MATERIAL IMAGES SHEET: L-03 Bauhinia x blackeana Hong Kong Orchid Tree Chilopsis linearis Desert Willow Ulmus parvifolia 'Drake' Drake Evergreen Chinese Elm Bougainvillea 'Oo-la-la' Oo-la-la Bougainvillea Leucophyllum c. `Thunder Cloud` Thunder Cloud Texas Sage Cistus p. 'Sunset' Creeping Rock Rose Salvia leucantha Mexican Sage Macfadyena Unguis-Cati Cat's Claw Creeper Agave desmetiana Smooth Agave Agave 'Blue Flame' Blue Flame Agave Calandrinia spectabilis Pink Calandrinia Ebenopsis ebano Texas Ebony Dasylirion longissimum Mexican Grass Tree Hesperaloe 'Pink Parade' Pink Parade Red Yucca Pennisetum s. `Cupreum` Fountain Grass 301 Item 4.
6TH STREET SENIOR APARTMENTS COACHELLA, CALIFORNIA LANDSCAPE CHELSEA INVESTMENT COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 PROJECT#: 23-030 DATE:10/10/2025 - DETAILS SHEET: L-04 COMPACTED SUBGRADE PER SOILS REPORT (4) #4 REBAR HORIZ. AND VERTICAL CONTINUOUS WITH WALL ADJACENT CURB PER CIVIL 4X8X16 CMU CAP BY RCP BLOCK AND BRICK, COLOR: LA PAZ 8X8X16 CMU SPLIT FACE BLOCK BY RCP BLOCK AND BRICK, COLOR: LA PAZ #4 REBAR VERTICAL (WALL) AT 24" O.C. TYP. #4 REBAR HORIZONTAL (WALL) EVERY OTHER CELL CONCRETE FOOTING (TYP.) CONCRETE APRON PER CIVIL DRAWINGS CONCRETE INTERIOR FLOOR FLUSH WITH 6" CURB 6" HIGH/WIDE CONCRETE CURB (4) DOUBLE 6' HIGH HEAVY-GAUGE METAL FRAME GATES, W/ LAG & STRAP HINGES AND GALVANIZED DROP-PIN - CLADDING TO MATCH PUEBLO VIEJO VILLAS AND COVALDA ENCLOSURES 6X6 GALV. STEEL POST (TYP.) TO ACCEPT GATES PER STRUCTURAL ENGINEER PLANS 6X8 GALV. STEEL POST (TYP.) TO ACCEPT GATES PER STRUCTURAL ENGINEER PLANS DETAIL LEGEND 1 ACCESSIBLE TRASH ENCLOSURE SCALE: 3/8" = 1'-0"234567891011121314 8" 15'-8" 8" 6'-4" 2' 6'-4" 2' 6'-4" 8" 7' ELEVATION
7'
12"
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CLR. 2' 1.5"TYP. WALL SECTION
1 3 11
67 5
4 9
28 5' ADA TURN ABOUT TRASH RECYCLE ORGANIC PLAN VIEW 11 10 9 13
5 4 12 12 12 12 14 14 13
4 5 12 12 13 13 8'-8" 8"
6" 6'
3 13 12 14 12 12 11 13 3
4 5 13 13 10 14 SIDEWALK
5'-2" 6" 8" 6'-4" 6" 1' 6" 6'-4" 6" 1' 6" 6'-4" 8" 8'-8"5' 8'-3" 8'-4" 8'-3" P-2303000-CN-42 302 Item 4.
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RESTRICTIVE NOTICE DATE SIGNED: 10/13/25 © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP PROJECT: ARCHITECT: DEVELOPER: LOCATION: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: NO. DATE DESCRIPTION REVISIONS 66598 6th Street Senior Development Chelsea Investment Corporation The McKinley Assoc., Inc. Architecture & Planing Coachella Riverside CANOT FOR BID OR CONSTRUCTION ISSUED DATE:XX/XX/XX 10/10/25 PLAN CHECK E-1.1 SITE LIGHTING NOTES SITE LIGHTING NOTES GENERAL NOTES PER SECTION 130.0 (C) ALL OUTDOOR LIGHTING SHALL BE HIGH EFFICACY AND CONTROLLED BY MANUAL ON/OFF SWITCH AND ONE OF THE CHOICES BELOW. 1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES ASTRONOMICAL) 2. TIME CLOCK FOR SCHEDULING 3. MOTION SENSING CONTROLS FOR LIGHT LESS THAN OR EQUAL TO 24FIT - CAPABLE OF REDUCING POWER BY 50% - 90%, AND SEPARATELY TURNING OFF - 15 MINUTES MAX OF VACANCY, MUST GO TO DIMMER OR OFF STATE (HIGH / LOW) - EXCEPTIONS: LUMINARIES LESS THAN OR EQUAL TO 40W; BUILDING FACADE, ORNAMENTAL, OUTDOOR DINING, OUTDOOR SALES FRONTAGE LIGHTING EXCEPTIONS: PER SECTION 140.7 LIGHTING FOR PUBLIC STREET. GENERAL NOTES - LIGHTING FIXTURE/SCHEDULE 1. ALL LIGHTING FIXTURES SHALL BE LABELED WITH THE APPROPRIATE UL LABEL (DAMP, WET, ETC) AS REQUIRED BY CODES AND LOCAL ORDINANCES. 2. SHOP DRAWING SUBMITTALS SHALL INCLUDE ALL FIXTURES, LAMPS, AND BALLAST INFORMATION. ANY SHOP DRAWINGS WHICH ARE SUBMITTED. WITHOUT ANY ONE OF THESE ITEMS WILL BE REJECTED AS INCOMPLETE AND WILL BE REQUIRED TO BE RESUBMITTED WITH THE REQUIRED INFORMATION. 3. ALL LIGHTING FIXTURE SPECIFIC INFORMATION (TYPE, CLAMP, BALLAST, COLOR, MOUNTING, ETC.) HAS BEEN SPECIFIED WITH THE CONSIDERATION OF SPECIFIC PERFORMANCE AND AESTHETIC REQUIREMENTS. ANY SUBSTITUTION OF THE SPECIFIED FIXTURES IS SUBJECT TO THE ARCHITECT AND ENGINEER OF RECORD'S FINAL APPROVAL AND ARE SUBJECT TO THE FOLLOWING CRITERIA: a. SUBMIT AN OPERABLE SAMPLE WITH THE SPECIFIED LAMP/BALLAST COMBINATION AND A 120V CORD AND PLUG. b. SITE LIGHTING FIXTURES - PROVIDE A COMPLETE PHOTOMETRIC REPORT WHICH INCLUDES THE FOLLOWING INFORMATION ON THE SITE PLAN, WHICH CLEARLY IDENTIFIES FOOT-CANDLE LEVELS. PLAN IS TO INCLUDE ALL INPUT DATA UTILIZED IN THE CALCULATION (LAMP/BALLAST TYPE, LAMP LUMENS, LIGHT LOSS FACTOR, ETC.). IN SITUATIONS WHERE SUBSTITUTIONS AFFECT FIXTURES EQUIPPED WITH EMERGENCY BATTERY, PACKS, OR OTHER EMERGENCY SOURCES OF POWER, PROVIDE ADDITIONAL PHOTOMETRIC REPORT(S) WHICH CLEARLY IDENTIFY A MINIMUM 1.0 FOOT-CANDLES ALONG THE PATH(S) OF EGRESS - THIS REPORT SHALL ALSO INCLUDE ALL INPUT DATA UTILIZED IN THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). SEE BELOW FOR PHOTOMETRIC PLAN GUIDELINES: 1) POINT BY POINT SPACING IS NOT TO EXCEED 10'-0" IN ANY DIRECTION. 2) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS AND THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD. 3) ASSOCIATED REPORT TO INCLUDE AN ENERGY COST MODEL WHICH IDENTIFIES ADDITIONAL ENERGY OR ENERGY COSTS FOR A 10-YEAR PERIOD AS COMPARED TO THE SPECIFIED ITEM. ALL ADDITIONAL EXPENSES WILL BE SUBTRACTED FROM THE CONTRACT COST. c. INTERIOR LIGHTING FIXTURES - SPECIFIC INTERIOR FIXTURES AS DETERMINED BY THE ENGINEER OF RECORD WILL REQUIRE SUPPLEMENTAL PHOTOMETRIC REPORTS CONFIRMING SUBSTITUTE FIXTURE LIGHT LEVELS EQUAL OR EXCEED DESIGNED LIGHT LEVELS IN SPACES IDENTIFIED. IF THE SUBSTITUTED FIXTURE IS AN EMERGENCY FIXTURE A PHOTOMETRIC REPORT SHALL BE SUBMITTED FOR ALL PATHS OF EGRESS WHICH CLEARLY IDENTIFIES 1.0 MINIMUM FOOT-CANDLES ALONG THE PATH. IN ADDITION, TEST SWITCH MOUNTING (INTEGRAL OR REMOTE) SHALL MATCH THE MOUNTING AS SPECIFIED ON THE DESIGN DOCUMENTS - CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED COVER PLATES, TRIMS, REFLECTORS, ETC NECESSARY FOR THE SPECIFIC TEST SWITCH MOUNTING. ALL REPORTS SHALL INCLUDE INPUT DATA UTILIZED IN THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). 1) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS AND THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD. d. MANUFACTURER'S CATALOG CUT SHEET WHICH INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING INFORMATION: 1) LAMP TYPES AND QUANTITIES; BALLAST OPTIONS; 3) VOLTAGES; 4) EPA RATING (WHERE APPLICABLE); 5) FIXTURE DIMENSIONS; 5) EMERGENCY BATTERY PACK AND TEST SWITCH OPTIONS (WHERE APPLICABLE); AND 6) FIXTURE FINISHES. e. FOR ALL SITE LIGHTING FIXTURES PROVIDE POLE SPECIFICATIONS WITH SUPPLEMENTAL DOCUMENTATION IDENTIFYING POLE SIZE IS RATED ACCORDINGLY BASED ON FIXTURE(S) EPA AND A WIND RATING FOR THE PROJECT ZONE. f. A SIGNED COPY OF THE "SUBSTITUTION COMPLIANCE FORM" LOCATED IN THE DIVISION 1 SPECIFICATION WHICH STATES THAT IF THE PROPOSED SUBSTITUTION IS ACCEPTED, THEN THE PROJECT SCHEDULE WILL NOT BE NEGATIVELY AFFECTED. IF THE COMPLETION OF THE PROJECT IS DELAYED DUE TO THE PROPOSED SUBSTITUTION THEN THE ELECTRICAL CONTRACTOR WILL BE RESPONSIBLE FOR ANY AND ALL ESTABLISHED LIQUIDATED DAMAGES. g. CONTRACTOR TO PROVIDE ARCHITECT AND ENGINEER OF RECORD WITH ALL SUBSTITUTE INFORMATION REFERENCED ABOVE NO LATER THAN TWO WORKING WEEKS PRIOR TO THE BID DEADLINE. 4. CATALOG NUMBERS AS REFERENCED ON THE FIXTURE SCHEDULE PROVIDE GENERAL FIXTURE INFORMATION. CONTRACTOR SHALL REVIEW LIGHTING PLANS AND SPECIFICATIONS TO VERIFY ALL FIXTURE ASSOCIATED DESIGN INFORMATION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY PARTS AND PIECES REQUIRED FOR A COMPLETE AND OPERATIONAL INSTALLATION. ANY DISCREPANCIES BETWEEN DESCRIPTIONS, SPECIFICATIONS, AND CATALOG NUMBERS ARE TO BE PRESENTED TO THE ENGINEER OF RECORD PRIOR TO COMPLETION OF THE BID PROCESS FOR CLARIFICATION. 5. ALL COLOR SPECIFIC INFORMATION WHICH RELATES TO LIGHTING FIXTURES AND/OR THEIR RELATED PARTS ARE TO BE REVIEWED AND COMMENTED ON BY THE ARCHITECT. FIXTURES WHICH REQUIRE A CUSTOM COLOR WILL HAVE A CUSTOM COLOR PAINT WHICH WILL BE INCLUDED IN THE ARCHITECT'S SHOP DRAWING REVIEW COMMENTS. 6. ALL LIGHTING EQUIPMENT LOCATIONS ARE TO BE COORDINATED WITH THE ARCHITECTURAL REFLECTED CEILING PLAN PRIOR TO ORDERING AND INSTALLING. 7. ALL FIXTURES TO BE MOUNTED IN FIRE RATED CEILINGS ARE TO BE PROVIDED AND INSTALLED WITH AN APPROVED FIRE RATED ENCLOSURE. 8. ENSURE COMPATIBILITY OF ALL DIMMING SYSTEM AND INDIVIDUAL LIGHTING CONTROLS WITH LAMPS, BALLASTS, AND FIXTURES. ALL COMPONENTS ARE TO BE FACTORY CERTIFIED COMPATIBLE FOR A FULL RANGE OF DIMMING 9. LIGHTING FIXTURE CLEARANCES FROM COMBUSTIBLE MATERIALS ARE TO BE A MINIMUM OF 1/2" (OTHER THAN AT POINTS OF SUPPORT) AND 3" FROM INSULATION FOR NON-IC RATED RECESSED LIGHTING FIXTURES. 10. ALL LIGHTING FIXTURES TO BE MOUNTED IN A SUSPENDED CEILING ARE TO BE SUPPORTED BY T-BAR CLIPS AND (2)#12 SUPPORT WIRES ATTACHED TO THE BUILDING FRAME. IN ADDITION, LIGHTING FIXTURES ARE TO BE SECURED TO THE CEILING GRID WITH (4) SHEET METAL SCREWS ((1) AT EACH CORNER OF THE FIXTURE) - SCREWS SHALL BE NEITHER VISIBLE NOR IMPEDE THE INSTALLATION OF CEILING TILES. 11. ALL LIGHTING FIXTURES WHICH ARE TO BE MOUNTED IN FOOD SERVICE AREAS SHALL BE PROVIDED WITH THE FOLLOWING CHARACTERISTICS: DOOR TO FRAME GASKETS; LENS TO FRAME GASKETS; INVERTED LENS; AND A FOOD SERVICE RATING. 12. ALL FIXTURES, TRIMS, AND LAMPS SHALL BE CLEANED AND FREE FROM DIRT, DUST, LABEL/ADHESIVE, AND FINGER PRINTS. 13. FIXTURES REFERENCED ON THE PLANS TO BE WIRED IN TANDEM (MASTER/SATELLITE) ARE TO BE INSTALLED FOLLOWING THE GUIDELINES REFERENCED BELOW : a. FIXTURES ARE TO BE PROVIDED WITH MULTIPLE BALLASTS AS REQUIRED. FIXTURES TO BE PROVIDED WITH FACTORY SPECIFIED AND INSTALLED WIRING HARNESS OF LENGTHS SPECIFIED ON THE PLANS. ALL AREAS WITH TANDEM FIXTURES ARE TO BE PROVIDED WITH THE REQUIRED QUANTITY AND TYPE OF CONTROL DEVICES AS INDICATED ON PLANS. b. 3-LAMP FIXTURES TO BE TANDEM WIRED WITH ELECTRONIC BALLAST CONFIGURATIONS AS FOLLOWS: 1) "M" REFERENCES A MASTER FIXTURE WHICH IS TO PROVIDED WITH (1) 4-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 2-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMPS - OF BOTH THE MASTER ("M") AND THE SATELLITE ("S") FIXTURES. 2) "S" REFERENCES A SATELLITE FIXTURE WHICH IS CONNECTED TO THE MASTER ("M") FIXTURE VIA FACTORY PROVIDED WIRING HARNESS OR WHIP. 3) "O" REFERENCES AN ODD FIXTURE WHICH IS TO BE PROVIDED WITH (1) 2-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 1-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMP. 4) FIXTURES DESIGNATED AS "EMERGENCY" ARE TO BE PROVIDED WITH THE APPROPRIATE EMERGENCY BATTERY PACK (SEE EMERGENCY BATTERY PACK SPECS BELOW) AND ARE TO BE FED WITH SPECIFIED SWITCH LEGS, AS WELL AS A CONSTANT HOT CIRCUIT. EM BATTERY PACK IS TO BE MOUNTED IN THE MASTER FIXTURE. 5) CONTRACTOR IS RESPONSIBLE FOR PROVIDING THE APPROPRIATE LAMP AND BALLAST TYPE AND QUANTITY BASED ON THE FIXTURE SPECIFICATION AND SWITCHING CONFIGURATIONS. 14. EMERGENCY LIGHTING FIXTURES AND BATTERY PACKS ARE TO BE PROVIDED BASED ON FOLLOWING THE CRITERIA: a. FIXTURES SPECIFIED WITH INTEGRAL EMERGENCY BATTERY PACKS ARE TO BE FED USING THE FOLLOWING GUIDELINES: 1a,1* - FOR EMERGENCY FIXTURES SPECIFIED WITH AN EMERGENCY BATTERY PACK REPRESENTS A FIXTURE WITH A NORMAL BALLAST TO BE CONNECTED TO SWITCH LEG "a" AND AN EMERGENCY BALLAST TO BE CONNECTED TO A CONSTANT HOT LEG "1" (CONSTANT HOT CIRCUITS ARE TO BE TAPPED AHEAD OF AN TIME CLOCK /PHOTO CELL CONTROLLED DEVICES). 1* - REPRESENTS ONE OF THE FOLLOWING FIXTURE TYPES WHICH ARE TO BE CONNECTED TO A CONSTANT HOT CIRCUIT "1": a) NORMAL FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY TIME-CLOCK/PHOTO-CELL CONTROLLED DEVICES) b. EMERGENCY BATTERY PACKS SHALL BE PROVIDED AND INSTALLED AS FOLLOWS: LED LAMPS: BODINE #BSL23 OR #BSL722 OR EQUAL IF AVAILABLE NOTE: ALL LED FIXTURES EQUIPPED WITH EMERGENCY BATTERY PACKS SHALL HAVE THE BATTERY PACKS FACTORY INSTALLED AND TESTED AT THE FIXTURE MANUFACTURER'S FACILITY TO ENSURE UL LISTING OF THE FIXTURE IS MAINTAINED. FIELD INSTALLATION OF LED EMERGENCY BATTERY PACKS IS STRICTLY PROHIBITED. NOTIFY ENGINEER OF RECORD SHOULD SPECIFIED FIXTURE NOT HAVE ADEQUATE SPACE TO ACCOMMODATE THE EMERGENCY BATTERY PACK. CONTRACTOR TO MODIFY BASE BID TO INCLUDE ALL NECESSARY EQUIPMENT FOR A COMPLETE AND OPERATIONAL, ADEQUATELY SIZED MINIATURE INVERTER SYSTEM TO BE MOUNTED IN NEAREST ELECTRICAL ROOM IN THE EVENT THE BATTERY PACK CAN NOT BE INSTALLED IN THE FIXTURE. NOTE: ALL BATTERY PACKS ARE TO BE FACTORY INSTALLED IN FIXTURE ASSEMBLIES WHEN APPLICABLE. ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR CONTACTING FIXTURE MANUFACTURERS TO VERIFY SPECIFIED (OR APPROVED SUBSTITUTE) FIXTURE HAS ADEQUATE SPACE WITHIN THE FIXTURE TO MOUNT THE EMERGENCY BATTERY PACK. IF IT IS DETERMINED THE BATTERY PACK CANNOT BE MOUNTED IN THE FIXTURE THEN CONTRACTOR SHALL INCLUDE ALL COSTS REQUIRED FOR REMOTE MOUNTING THE EMERGENCY BATTERY PACK ABOVE NEAREST ACCESSIBLE CEILING. ENSURE DISTANCE FROM FIXTURE TO REMOTE BATTERY PACK LOCATION DOES NOT EXCEED THE MANUFACTURER'S RECOMMENDED DISTANCES. COORDINATE ALL ACCESS PANELS WITH ARCHITECT OF \ RECORD PRIOR TO INSTALL. c. ALL LIGHTING FIXTURES WITH EMERGENCY BATTERY PACKS ARE TO BE PROVIDED WITH INTEGRAL TEST SWITCHES AND CHARGE LIGHTS UNLESS OTHERWISE NOTED OR REQUIRED BY THE AUTHORITY HAVING JURISDICTION (AHJ). IN THE EVENT INTEGRAL TEST SWITCHES ARE NOT ALLOWED NOTIFY ENGINEER OF RECORD PRIOR TO INSTALLATION OF REMOTE TEST SWITCHES. TEST SWITCHES TO BE INSTALLED IN FIXTURES WITH A MINIMUM OF 18" OF ADDITIONAL WIRING TO ALLOW FOR GENERAL FIXTURE MAINTENANCE. 15. INSTALL ALL EXIT SIGNS IN ACCORDANCE WITH THE LOCAL AHJ AND FIRE AUTHORITY. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED PARTS, PIECES, AND MOUNTING HARDWARE FOR EXIT SIGNS, AS WELL AS, ENSURING THE EXIT SIGNS ARE MOUNTED IN AN APPROVED VISIBLE LOCATION. VERIFY ALL REQUIRED CHEVRONS, MIRRORS, AND FACES AS REFERENCED ON THE ARCHITECTURAL REFLECTED CEILING PLAN. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL AND ELECTRICAL DRAWINGS PRIOR TO ORDERING OF EQUIPMENT. 16. TRACK LIGHTING FIXTURE SPECIFICATIONS ARE TO BE COORDINATED, VERIFIED AND CONFIRMED WITH EQUIPMENT MANUFACTURER AND/OR DISTRIBUTOR PRIOR TO ORDERING AND INSTALLING CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY PARTS AND PIECES FOR A COMPLETE, FUNCTIONAL AND OPERATIONAL INSTALLATION. TRACK LENGTHS ARE AS SPECIFIED ON THE FIXTURE SCHEDULE. 17. CONTRACTOR SHALL INSTALL ALL LIGHTING FIXTURES PER LOCAL AND NATIONAL BUILDING, ELECTRICAL AND SEISMIC CODES. CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED MOUNTING HARDWARE AND BRACING MATERIALS FOR COMPLETE AND CODE COMPLIANT INSTALLATION. COORDINATE REQUIREMENTS WITH AUTHORITY HAVING JURISDICTION PRIOR TO INSTALLATION. 18. CONTRACTOR SHALL COORDINATE ALL LIGHTING FIXTURE LOCATIONS AND QUANTITIES WITH THE ARCHITECTURAL REFLECTED CEILING PLANS. IN ADDITION, CONTRACTOR SHALL ALSO COORDINATE ANY FIXTURE SPECIFIC DIMENSIONS WITH ARCHITECTURAL RCP. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES PRIOR TO FINALIZING FIXTURE ORDER WITH THE DISTRIBUTOR. 19. CONTRACTOR TO INCLUDE IN BASE BID A MINIMUM OF 2-HOURS FOR A ONE TIME AIMING AND ADJUSTMENT TIME OF ALL MULTI-HEAD AND DIRECTIONAL FIXTURE ASSEMBLIES. AIMING AND ADJUSTMENT TO BE SCHEDULED FOR AT NIGHT AND AFTER HOURS WITH THE ARCHITECT, ENGINEER, AND OWNER PRESENT. CONTRACTOR IS RESPONSIBLE FOR SCHEDULING AN APPROPRIATE TIME PRIOR TO ORDERING THE FINAL PUNCH WALK FOR THE PROJECT. 20. SUPPLEMENTARY OVERCURRENT PROTECTION PANEL FOR TRACK LIGHTING SYSTEMS TO BE PROMINENTLY LABELED AS FOLLOWS: NOTICE: THIS PANEL FOR TRACK LIGHTING ENERGY CODE COMPLIANCE ONLY. THE OVERCURRENT PROTECTION DEVICES IN THIS PANEL SHALL ONLY BE REPLACED WITH THE SAME OR LOWER AMPERAGE. NO OTHER OVERCURRENT PROTECTIVE DEVICE SHALL BE ADDED TO THIS PANEL. ADDING TO, OR REPLACEMENT OF EXISTING OVERCURRENT PROTECTIVE DEVICE(S) WITH HIGHER CONTINUOUS AMPERE RATING, WILL VOID THE PANEL LISTING AND REQUIRE RESUBMITTAL AND RE-CERTIFICATION OF CALIFORNIA TITLE 24, PART 6 COMPLIANCE DOCUMENTATION. LIGHTING CONTROL SYSTEM REQUIREMENTS 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FURNISHING OF ALL MATERIAL, LABOR, EQUIPMENT, AND SERVICES, IN CONNECTION WITH THE INSTALLATION OF A COMPLETE LIGHTING CONTROL SYSTEM AND CODE COMPLIANT INSTALLATION. 2. IT IS THE INTENT OF THE CONTRACT DOCUMENTS, WHICH ARE PRESENTED IN A DIAGRAMMATIC FORMAT, TO PROVIDE CONTRACTOR INFORMATION THAT SUPPLEMENTS AND ENHANCES THE GENERALLY ACCEPTED CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES EMPLOYED IN CONNECTION WITH INSTALLATION OF THIS TYPE OF PRODUCT / SYSTEM. 3. THE CONTRACTOR SHALL ALSO INCORPORATE THE REQUIREMENTS OF THE MANUFACTURER'S INSTALLATION INSTRUCTIONS / WARRANTY REQUIREMENTS AS PART OF THE REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS. IN THE EVENT OF A CONFLICT BETWEEN THE CONTRACT DOCUMENT REQUIREMENTS AND THE MANUFACTURERS INSTALLATION REQUIREMENTS, THE MORE STRINGENT REQUIREMENTS SHALL APPLY - UNLESS THE MORE STRINGENT REQUIREMENT VOIDS APPLICABLE WARRANTIES OR VIOLATES THE REQUIREMENTS OF THE LOCAL AUTHORITY HAVING JURISDICTION. ANY SUCH CONFLICT SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE ENGINEER IN WRITING THROUGH THE FORMAL RFI PROCESS. 4. REFER TO THE ASSOCIATED SCHEDULES, SCHEMATICS, DRAWINGS, AND SPECIFICATIONS FOR DETAILED INFORMATION / REQUIREMENTS ON THIS PRODUCT / SYSTEM. 5. THE LIGHTING CONTROL PANEL (LCP) SYSTEM SHALL BE LEVITON. 6. LIGHTING CONTROL SYSTEM MUST INTEGRATE WITH DISTRICT APPROVED ENERGY MANAGEMENT SYSTEM. ELECTRICAL SHEET INDEX NO. SHEET DESCRIPTION 1 E-1.1 SITE LIGHTING NOTES 2 E-1.2 SITE LIGHTING PLAN 3 E-1.3 PHOTOMETRIC SITE PLAN 4 E-1.4 LIGHTING SPECIFICATIONS 305 Item 4.

PER SECTION 130.2(C),ALL OUTDOOR LIGHTING SHALL BE CONTROLLED BY: 1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES ASTRONOMICAL) 2. TIME CLOCK 3. MOTION SENSOR FOR POLE LIGHT <= 24' AND LUMINAIRES MORE THAN 40W. PROVIDE (1) 2" CONDUIT SLEEVE UNDER ROADWAY AND INDICATE STUB LOCATION AT GRADE. COORDINATE WITH LANDSCAPE AND DRY UTILITY FOR MORE DETAILS. SHELDED THE POLE SENSOR FROM ANY MOVEMENT OF OF PROPERTY KEYED NOTES 123 10 37 36 31 30 25 24 1 2 3 4 5 6 7 8 9 1 15 20 48 21 T R I P O L I W A Y 6 T H S T R E E T
D A T E 5 6 9 14 43 42 6 T H S T R E E T
D A T EW/D W W W W/D W/D D D D UP UP 1 HOUSE PANEL SB TYP. 1 HOUSE PANEL 2 SA TYP. J 2 SD TYP. HOUSE PANEL J PROPERTY ADDRESS 3 3 3 3 3 3 3 3 3 3 PROPERTY LINE SITE LIGHTING FIXTURE SCHEDULE MARK VOLT MOUNT DESCRIPTION MANUFACTURER MODEL NUMBER NOTES INPUT WATTS LEGEND 120 HEIGHT: 8'-0" SASB 120 WALL 16 POLE LED POLE LIGHT DIMMABLE AND CONTROLED BY SENSOR EXTERNAL 360 FULL VISOR REFER TO MANUFACTURE SPEC SHEET FOR MORE DETAIL LED WALL SCONE LIGHT BROWNLEE LIGHTING 7601-C17-VB1-30K RSX1-LED-P1-30K-R4S-MVOLT EXTERNAL 360 FULL VISOR 51 HEIGHT: 18'-0" REFER TO MANUFACTURE SPEC SHEET FOR MORE DETAIL LITHONIA LIGHTING SD 120 WAL PACK LED WALL PACK LIGHT XWM-FT-LED-3L-30K 22.6 HEIGHT: 6'-6" REFER TO MANUFACTURE SPEC SHEET FOR MORE DETAIL LSI LIGHTING FULLY SHIELDER GLARE RESTRICTION RESTRICTIVE NOTICE DATE SIGNED: 10/13/25 © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP PROJECT: ARCHITECT: DEVELOPER: LOCATION: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: NO. DATE DESCRIPTION REVISIONS 66598 6th Street Senior Development Chelsea Investment Corporation The McKinley Assoc., Inc. Architecture & Planing Coachella Riverside CANOT FOR BID OR CONSTRUCTION ISSUED DATE:XX/XX/XX 10/10/25 PLAN CHECK E-1.2 SITE LIGHTING PLAN CALGREEN MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE(BUG) RATINGS (SEE NOTE A) RATING DESCRIPTIONS FIXTURE LOCATION (MULTIPLES OF HEIGHT FROM PROPERTY LINE) LZ1 LZ2 LZ3 LZ4 NO LIMIT NO LIMIT NO LIMIT NO LIMIT LIGHTING ZONE B2B1B0B0 B3B2B1B0 B4B3B2B1 B4B3B3B2 BLACKLIGHT RATING >2 (SITE FIXTURES) >1 BUT <=2 (SITE FIXTURES) >=0.5 BUT <=1 (SITE FIXTURES) >=0.5 STREET ADJACENT (SITE FIXTURES) (SEE NOTE B) <0.5 (SITE FIXTURES) U1 U2 U3 U4 UPLIGHTING RATING FOR AREA LIGHTING (SEE NOTE D) FOR OTHER OUTDOOR LIGHTING, INCLUDING DECORATIVE U0 U0 U0 U0 GLARE RATING >2 (BUILDING MOUNTED) (SEE NOTE C) G1 G2 G3 G4 >1 BUT <=2 (BUILDING MOUNTED) (SEE NOTE C) >=0.5 BUT <=1 (BUILDING MOUNTED) (SEE NOTE C) <0.5 (BUILDING MOUNTED) (SEE NOTE C) G0 G1 G1 G2 G0 G0 G1 G1 G0 G0 G0 G1 NOTE A: IESNA LIGHTING ZONES LZO AND LZ5 ARE NOT APPLICABLE. NOTE B: CENTERLINE OF PUBLIC ROADWAY / TRANSIT LINE IS ACCEPTABLE. NOTE C: BUILDING MOUNTED LUMINAIRES THAT CANNOT BE MOUNTED WITH THEIR BACKLIGHT TO THE PROPERTY LINE SHALL MEET THE ALLOWED GLARE RATING FOR ALL LUMINAIRES. LIGHT FROM A BUILDING MOUNTED LUMINAIRE SHALL NOT EXCEED THE BACKLIGHT RATING IN THE DIRECTION OF THE PROPERTY LINE. NOTE D: GENERAL LIGHTING LUMINAIRES IN AREAS SUCH AS OUTDOOR PARKING, SALES OR STORAGE LOTS SHALL MEET THESE REDUCED RATINGS. DECORATIVE LUMINAIRES LOCATED IN THESE AREAS SHALL MEET U-VALUE LIMITS FOR "ALL OTHER OUTDOOR LIGHTING DISTANCE 30'-0" HEIGHT 16'-0" RATIO ALLOWED PROPOSED 30:14 N/A U0 G3 B0 U0 G1 B U G THIS ROW INDICATES THE FIXTURES DISTANCE TO PROPERTTY LINE. THIS ROW INDICATES THE FIXTURES MOUNTING HEIGHT. THIS ROW INDICATES THE DISTANCE-TO-HEIGHT RATIO. THIS ROW IS THE CALGREEN ALLOWED BUG RATING FOR THE DISTANCE-TO-HEIGHT RATIO. SEE THE "CALGREEN ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE (BUG) RATING" TABLE ON THIS SHEET FOR MORE INFORMATION. THIS ROW IS THE PROPOSED BUG RATING FOR THE FIXTURE AT THIS LOCATION. SITE LIGHTING PLAN NORTH 1/10" = 1'-0" 0 5' 10' 20' 30' 306 Item 4.

RESULTS GENERATED BY THIS TOOL ARE PROVIDED FOR INFORMATIONAL PURPOSES ONLY, WITHOUT ANY WARRANTY AS TO ACCURACY, COMPLETENESS, RELIABILITY OR OTHERWISE, THE CALCULATED RESULTS MAY BE DEPENDENT ON USER PROVIDED DATA OR DATA PROVIDED FROM PUBLICLY AVAILABLE SOURCES AND DO NOT TAKE INTO ACCOUNT ALL FACTORS AND CIRCUMSTANCES. PHOTOMETRIC VALUES HAVE BEEN CALCULATED USING METHODS RECOMMENDED BY THE ILLUMINATING ENGINEERING SOCIETY OF NORTH AMERICA (IESNA) AND/OR STANDARD INDUSTRY PRACTICE. PHOTOMETRIC CALCULATIONS PERFORMED USING THIS TOOL ARE BASED ON PHOTOMETRIC DATA PROVIDED BY THE MANUFACTURER, AND THE ACCURACY OF THE CALCULATED PHOTOMETRIC PERFORMANCE IS DEPENDENT ON THE ACCURACY OF THE DATA PROVIDED, END-USER ENVIRONMENT AND APPLICATION (INCLUDING, BUT NOT LIMITED TO, VOLTAGE VARIATION AND DIRT ACCUMULATION) CAN CAUSE ACTUAL PHOTOMETRIC PERFORMANCE TO DIFFER FROM THE PERFORMANCE CALCULATED USING THE DATA PROVIDED BY THE MANUFACTURER. PHOTOMETRIC PLAN DISCLAIMER 6 T H S T R E E T 1 2 3 4 5 6 7 8 9 W/D UP W/D W/D W W W D D D UP 1 5 6 9 10 14 15 20 48 43 42 37 36 31 30 25 24 21

T R I P O L I W A Y

D A T E
D A T E SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SAMH: 8 SDMH: 8 SDMH: 8 SDMH: 8 SBMH: 18 SBMH: 18 SBMH: 18 SAMH: 8 SAMH: 8 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SBMH: 18 SDMH: 6.6 1.6 2.0 2.1 2.6 3.0 3.1 2.8 2.6 2.6 2.9 3.1 2.8 2.3 2.3 2.2 1.8 1.8 2.2 2.3 2.3 2.4 2.9 3.5 3.6 3.6 3.7 3.1 2.5 2.9 3.3 3.0 3.0 3.1 3.2 3.3 3.4 3.6 3.7 3.2 2.9 2.6 3.1 3.4 3.6 3.4 3.3 3.0 3.1 2.8 2.4 2.1 2.0 1.4 1.4 1.9 1.9 2.9 3.6 3.6 3.3 3.3 3.2 3.3 3.6 3.1 2.1 2.1 1.9 1.6 1.6 1.8 2.1 2.1 2.2 2.9 3.5 3.6 3.8 4.0 3.4 2.3 3.2 3.8 3.5 3.3 3.4 3.4 3.6 3.8 4.0 3.3 2.7 2.5 3.3 4.0 4.0 3.9 3.4 3.3 3.2 2.6 1.8 1.6 1.1 1.1 1.4 2.4 3.4 3.3 3.3 3.7 3.5 3.3 3.5 3.0 1.7 1.5 1.2 1.0 1.1 1.3 1.5 1.8 2.4 2.9 3.1 3.7 3.7 2.7 2.0 2.8 3.6 3.3 3.1 3.1 2.9 3.2 3.3 3.7 3.8 2.7 2.0 2.0 3.0 3.9 3.7 3.6 4.0 3.5 3.2 3.1 2.3 1.2 1.1 2.4 3.5 3.3 3.1 3.5 3.2 3.2 3.7 3.1 1.5 1.2 1.1 1.6 2.3 2.7 3.1 3.8 3.6 2.0 1.9 2.9 3.8 3.4 2.8 2.7 2.5 2.7 2.8 3.5 3.8 2.6 1.8 1.8 2.9 3.8 3.5 3.3 3.7 3.3 3.2 3.4 2.5 1.1 2.0 2.2 2.3 2.0 1.9 1.9 1.9 2.0 2.0 2.2 2.1 1.7 1.5 1.0 1.0 1.4 1.7 2.1 2.2 2.0 1.5 1.3 1.1 1.4 1.7 2.2 2.3 2.2 1.7 1.7 1.8 2.2 2.5 2.4 2.0 1.7 1.5 1.7 1.8 2.3 2.4 2.3 1.9 1.9 1.8 1.8 2.2 2.2 1.9 1.7 1.5 1.5 1.9 2.3 2.6 3.1 2.6 2.2 1.5 1.5 2.1 2.6 3.1 3.1 3.0 2.4 1.9 1.7 2.0 2.5 3.1 3.2 3.1 2.7 2.5 2.5 2.7 3.1 3.2 3.2 2.8 2.5 2.1 2.4 2.8 3.3 3.5 3.4 2.9 2.8 2.8 2.9 3.2 3.3 3.1 2.6 2.2 2.2 2.6 3.0 3.1 2.9 2.8 2.5 2.0 1.9 2.3 2.7 2.9 2.8 2.7 2.4 2.0 1.8 2.1 2.4 2.8 2.9 2.9 3.0 3.0 3.0 3.1 3.1 3.0 2.8 2.8 2.7 2.5 2.7 2.9 3.3 3.4 3.4 3.2 3.1 2.9 2.9 3.1 3.3 3.2 3.0 2.6 2.5 2.7 2.8 2.7 2.5 3.1 3.4 3.2 3.3 3.7 3.2 2.4 3.5 3.3 3.2 3.5 3.2 3.3 3.8 3.2 2.0 3.2 3.6 3.4 3.6 3.2 3.2 3.7 3.2 1.8 2.7 3.0 3.5 3.9 3.2 3.3 4.0 3.5 2.8 2.6 2.4 2.6 2.8 3.5 3.7 2.1 3.1 3.4 3.3 3.6 3.2 3.4 2.3 2.1 2.7 3.2 3.7 3.8 2.4 3.5 3.4 3.0 2.8 2.5 2.7 2.8 3.3 3.5 2.1 2.9 3.6 3.3 3.3 3.7 3.3 3.5 3.5 2.4 2.6 2.8 3.1 3.1 3.6 3.4 3.5 3.1 2.4 2.4 2.6 3.6 2.2 3.2 3.5 3.0 3.0 3.6 3.6 3.7 3.3 2.0 0.2 0.3 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.4 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.5 0.5 0.4 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.2 0.5 0.7 0.8 0.7 0.5 0.4 0.4 0.4 0.5 0.7 0.8 0.8 0.6 0.4 0.3 0.3 0.4 0.7 0.9 0.9 0.7 0.5 0.5 0.5 0.7 0.9 0.9 0.7 0.6 0.5 0.5 0.6 0.8 1.0 0.9 0.7 0.5 0.4 0.5 0.7 0.9 0.8 0.6 0.5 0.5 0.5 0.7 0.9 0.9 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.6 3.6 3.6 2.4 1.9 1.7 3.0 3.1 3.3 2.3 1.8 1.8 2.2 2.9 2.1 2.7 2.9 3.3 2.6 2.0 2.4 3.0 3.5 3.5 2.3 2.3 3.3 3.1 2.7 2.5 2.4 3.2 3.6 2.1 2.4 2.7 2.5 1.9 1.4 2.1 2.9 3.1 2.9 3.0 3.3 3.2 1.9 3.3 2.0 1.7 1.6 2.0 1.2 1.3 2.0 1.4 1.3 2.0 1.7 1.6 2.0 1.2 1.0 2.0 1.5 1.3 2.0 1.2 1.5 2.0 1.0 1.3 2.0 1.5 1.7 2.0 1.4 1.5 2.0 1.2 1.4 2.0 1.4 1.6 2.0 1.4 2.2 2.5 3.6 3.9 3.6 3.5 3.0 2.1 3.02.5 1.8 1.6 1.9 2.3 3.2 3.6 3.0 1.6 3.0 3.6 3.2 3.2 3.2 2.2 3.9 3.6 PROPERTY LINE Luminaire Schedule Symbol Qty Label Description Tag LLF Luminaire Lumens Luminaire Watts 31 SA 7601-C17-35K Led Wall Scone Light 0.850 1594 16 14 SB RSX1 LED P1 30K R4S HS Led Pole Light 0.850 4427 51 4 SD XWM-FT-LED-03L-30 Led Wall Pack Light 0.850 2825 22.6 Calculation Summary Label Avg Max Min Avg/Min Max/Min Driveway 2.81 4.0 1.0 2.81 4.00 Entry Door 1 2.00 2.0 2.0 1.00 1.00 Entry Door 9 2.25 2.3 2.2 1.02 1.05 Entry Door 10 Entry Door 2 2.00 2.0 2.0 1.00 1.00 Entry Door 3 1.00 1.00 Entry Door 4 1.00 1.00 Entry Door 5 1.00 1.00 Entry Door 6 2.00 2.0 2.0 1.00 1.00 Entry Door 7 1.00 1.00 Entry Door 8 2.20 2.2 2.2 1.00 1.00 Parking Area 1 2.45 3.5 1.0 2.45 3.50 Parking Area 2 3.24 3.8 2.0 1.62 1.90 Parking Area 3 3.07 4.0 1.8 1.71 2.22 Planter Area 0.49 1.0 0.2 2.45 5.00 Property Line 0.00 0.0 0.0 N.A. N.A. Trash Rm 2.63 3.6 1.7 1.55 2.12 Walkway 1 2.68 3.6 1.4 1.91 2.57 Walkway 2 1.59 2.0 1.0 1.59 2.00 Walkway 3 3.05 3.9 2.1 1.45 1.86 Walkway 4 2.49 3.6 1.6 1.56 2.25 Walkway 5 2.30 3.0 1.6 1.44 1.88 2.00 2.0 2.0 1.00 1.00 2.00 2.0 2.0 2.00 2.0 2.0 2.00 2.0 2.0 2.00 2.0 2.0 RESTRICTIVE NOTICE DATE SIGNED: 10/13/25 © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP PROJECT: ARCHITECT: DEVELOPER: LOCATION: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: NO. DATE DESCRIPTION REVISIONS 66598 6th Street Senior Development Chelsea Investment Corporation The McKinley Assoc., Inc. Architecture & Planing Coachella Riverside CANOT FOR BID OR CONSTRUCTION ISSUED DATE:XX/XX/XX 10/10/25 PLAN CHECK E-1.3 PHOTOMETRIC SITE PLAN PHOTOMETRIC SITE PLAN NORTH 1/10" = 1'-0" 0 5' 10' 20' 30' 307 Item 4.

Resolution No. PC2025-21

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Coachella City CouncilNovember 19, 2025

Coachella City Council
November 19, 2025