Item 19.
Appendix G: DWR Checklist of Compliance with 2025 Guidebook G 6-11
Retail Wholesale Order
2025
Guidebook
Location
Water Code
Section Summary as Applies to UWMP Subject
Relevant
Submittal
Table
2025
UWMP
Location
X n/a 10 Chapter 10 10608.26(a) Retail Suppliers shall conduct a public hearing to discuss adoption, implementation, and economic impact of water
use targets (recommended to discuss compliance).
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.2 X n/a 10.2 Section 10.2.1 10621(b) Notify, at least 60 days prior to the public hearing, any city or county within which the Supplier provides water that the Supplier will be reviewing the UWMP and considering amendments or changes to the plan.
Plan
adoption,
submittal,
and
implementat
ion
10-1 Section
9.10.1 X n/a 10.4 Section 10.4 10621(f) Each urban water Supplier shall update and submit its 2025 plan to DWR by July 1, 2026.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.4 X n/a 10.2 Sections
10.2.2, 10.3,
and 10.5
10642 Provide supporting documentation that the Supplier made the UWMP and WSCP available for public inspection,
published notice of the public hearing, and held a public hearing about the UWMP and WSCP.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.4 X n/a 10.2 Section 10.2.2 10642 The Supplier is to provide the time and place of the hearing to any city or county within which the Supplier provides water.
Plan
adoption,
submittal,
and
implementat
ion
10-1 Section
9.10.2
Item 19.
Coachella Valley Regional Urban Water Management Plan
Myoma Dunes Mutual Water Company
2025 Urban Water Management Plan
G 6-12
Retail Wholesale Order
2025
Guidebook
Location
Water Code
Section Summary as Applies to UWMP Subject
Relevant
Submittal
Table
2025
UWMP
Location
X n/a 10.3 Section 10.3.2 10642 Provide supporting documentation that the UWMP and WSCP has been adopted as prepared or modified.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.2 X n/a 10.4 Section 10.4 10644(a) Provide supporting documentation that the Supplier has submitted their UWMP to the California State Library.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.3 X n/a 10.4 Section 10.4 10644(a)(1) Provide supporting documentation that the Supplier has submitted their UWMP to any city or county within which the Supplier provides water no later than 30 days after adoption.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.3 X n/a 10.4 Sections 10.4.
1 and 10.4.2
10644(a)(2) The UWMP, or amendments to the UWMP, submitted to DWR shall be submitted electronically.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.4 x n/a
10.7 Section 10.7.2 10644(b) If revised, submit a copy of the WSCP to DWR within 30 days of adoption.
Plan
adoption,
submittal,
and
implementat
ion
n/a
Section
9.10.5
Item 19.
Appendix G: DWR Checklist of Compliance with 2025 Guidebook G 6-13
Retail Wholesale Order
2025
Guidebook
Location
Water Code
Section Summary as Applies to UWMP Subject
Relevant
Submittal
Table
2025
UWMP
Location
x n/a 10.5 Section 10.5 10645(a) Provide supporting documentation that, not later than 30 days after filing a copy of its UWMP with DWR, the
Supplier has or will make the plan available for public review during normal business hours.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.4 x n/a 10.5 Section 10.5 10645(b) Provide supporting documentation that, not later than 30 days after filing a copy of its WSCP with DWR, the Supplier has or will make the plan available for public review
during normal business hours.
Plan
adoption,
submittal,
and
implementat
ion
n/a Section
9.10.3 x n/a
10.6 Section 10.6 10621(c)
If Supplier is regulated by the Public Utilities Commission, include its plan and contingency plan as part of its general rate case filings.
Plan
adoption,
submittal,
and
implementat
ion
n/a
Section
9.10.2
Item 19.
2025 Coachella Valley
Regional Urban Water
Management Plan
Coachella Water Authority
June 10, 2026 Page 1071
Item 19.
2025 UWMP
• Urban Water Management Plan (UWMP)
Act Requirements
• Region Overview
• Water Demands and Conservation
• Water Supply Portfolio
• Water Supply Reliability
• Water Shortage Contingency Plan (WSCP)
• Timeline
Item 19.
UWMP Act Requirements
Assembly Bill (AB) 797 - UWMP Act (1984) Requires:
• Every urban water supplier providing water for municipal purposes, either directly or indirectly, to more than 3,000 customers or supplying more than 3,000 acre-feet per year (AFY) must adopt and submit a UWMP.
• UWMPs must be updated, submitted and adopted every five years and sent to DWR by July 1. • Multiple agencies can collaborate to prepare a Regional UWMP.
Core requirements for the UWMP include:
• Description of the water service area
• Estimates of past, present, and projected water use
• Estimates of existing and planned supply sources
• Description of demand management and other conservation measures • Dry year supply estimates, including 5-year drought risk assessment • Water Shortage Contingency Plan
3
Item 19.
Region Overview
• Provides potable water to
183,600+ urban
connections
• 196,000+ AFY potable
water supply
• 4 groundwater
replenishment facilities
(GRFs) with 616,000+ AF
recharge capacity
• 9 wastewater
treatment/reclamation
facilities
• 3,300+ estimated miles of
pipeline
4
Item 19.
Water Demands and Conservation
5 • Demand forecast based on
population, housing, and
employment growth projections
by Southern California
Association of Governments
(SCAG)
• Demand is anticipated to
increase over next 25 years
• Can be reliably met with supply
from the Indio and Mission
Creek Subbasins, which is
supplemented by replenishment
of imported water
• Increased recycled water and
surface water use will offset
some groundwater use
Item 19.
Water Demands and Conservation- CWA
• 109% increase in baseline water demand
due to population growth over 25 years
• With water use efficiency and
conservation programs, only 29% increase
in total demand over 25 years
• Potable demand is offset by conservation
efforts
6
Item 19.
Water Demands and Conservation
7 Demand Management Measures
1 Water waste prevention ordinances
2 Metering
3 Conservation pricing
4 Public education and outreach
5 Programs to assess and manage distribution system
real loss
6 Water conservation program coordination and
staffing support
7 Other demand management measures
Residential Rebate Turf Conservation Programs
• Demand forecast included passive
conservation from plumbing code changes
over time and active conservation from
regional water conservation programs
Item 19.
Water Supply Portfolio
Urban water demands served by:
• Groundwater
• Local Surface Water
• Imported Colorado River
Water
• Recycled Water
Regional supplies used for
replenishment:
• Imported Colorado River
Water
• Exchanged State Water
Project Water
Item 19.
Regional Water Service Reliability
9 • Indio and Mission Creek
Subbasins are collectively
managed by water agencies to
ensure sustainability
• Imported water supplies are
used to replenish groundwater
used for urban demands
• Evaluated ability to meet
forecast demands in single dry
and multiple-dry year (drought)
conditions
• The agencies do not anticipate
any supply shortages through
year 2050 based on current
planning assumptions
Thomas E. Levy Groundwater Recharge Facility Page 1079
Item 19.
Water Shortage
Contingency Plan
Describes how CWA intends to predict
and respond to foreseeable and
unforeseeable water shortages.
10 Core components of the WSCP include: • Six standard shortage stages • Shortage response actions • Communication protocols • Compliance and enforcement • Monitoring and reporting Individual agency WSCPs can be found in Appendix D of the final RUWMP and at https://www.cvrwmg.org/uwmp/ Page 1080 Item 19.
2025 UWMP & WSCP Timeline
• Final Draft RUWMP: available on May 12th
• RUWMP and WSCPs are available online: https://www.cvrwmg.org/uwmp/ 11 May 3,
2026
May 27,
2026
June 2,
2026
June 3,
2026
June 10,
2026
June 11,
2026
June 17,
2026
July 1,
2026
Item 19.
Thank you!
Castulo Estrada, Utilities Director
[email protected]
(760) 501-8100 Page 1082
Item 19.
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STAFF REPORT
6/10/2026
TO: Honorable Mayor and City Council Members
FROM: Kendra Reif, Community Development Director
Adrian Moreno, Associate Planner
SUBJECT: A Public Hearing to Consider Resolution No. 2026-34 of the City Council of the City of Coachella for the recommendation of conditional approval of Tentative Tract Map No. 38943 for condominium purposes to allow the sale of individual storage units for the Coachella Vault project located on an approximately 11-acre parcel at APN: 603-290-005. Applicant: Steve Myers, Coachella Vault LLC.
STAFF RECOMMENDATION
Staff recommends that the City Council open the public hearing, receive public testimony, and conditionally approve the conditional approval of Tentative Tract Map No. 38943 for condominium purposes to allow the sale of individual storage units for the Coachella Vault project located on an approximately 11-acre parcel at APN: 603- 290-005.
EXECUTIVE SUMMARY:
The applicant, Steve Myers on behalf of Coachella Vault, LLC., requests that the City Council conditionally approve:
TTM No. 38943 for condominium purposes to allow the sale of individual storage units.
Figure 1 -Vicinity Map
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Figure 2 - Vicinity Map
BACKGROUND:
On March 4, 2024, applicant Steve Myers on behalf of Coachella Vault, LLC., submitted an application for a Tentative Tract Map, Conditional Use Permit, Architectural Review, and Environmental Assessment for the Coachella Vault project located on an approximately 11-acre parcel at APN: 603-290-005.
The 11-acre property is currently vacant and undeveloped. At buildout, the project will consist of an office/clubhouse, nine storage buildings, and an industrial lease space. The office/clubhouse will be two stories and 3,970 square feet (1,230 square feet first floor, 2,740 square feet second floor). The industrial space for lease will be 3,140 square feet. The storage buildings will range in size between 17,750 square feet and 34,650 square feet each, for a total building area of 225,230 square feet of storage space. In addition to the proposed buildings, development of the site would also include landscaping, street improvements, drive aisles, and parking. Access to the project will be provided from two entry points on Harrison Street. The project proposes a total of 272 parking spaces (3 ADA spaces, 64 surface parking spaces, and 205 spaces within the storage units). The project will also develop roof-top solar panels and associated electrical equipment (batteries and generator) to support the solar facilities.
On May 20, 2026, the Planning Commission conditionally approved the Conditional Use Permit, Architectural Review, and Environmental Assessment for the Coachella Vault project located on an approximately 11-acre parcel at APN: 603-290-005. The Planning Commission recommended the city council to conditional approve Tentative Tract Map No. 38943.
Item 20.
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Figure 3 - Site Plan Coachella Vault
Table 1
General Plan, Zoning, and Surrounding Existing Uses
General Plan Zoning Surrounding Existing Uses
Site: Industrial District (M-W) Wrecking Yard Vacant Lot North: Industrial District (M-W) Wrecking Yard Duran’s Lock and Key Locksmith
South: Industrial District (M-S) Manufacturing
Service
Agricultural Date Palms
East: Suburban
Neighborhood (Tribal
Land)
Suburban Neighborhood
(Tribal Land)
Vacant Lot
West: Industrial District (M-W) Wrecking Yard Desert Truck and Auto Parts and ABC Towing
LANDSCAPE DESIGN:
The preliminary landscape plan for the Coachella Vault project addresses the landscaping along Harrison Street, project entries, and the overall interior landscape areas for the project.
The project entry includes an approximately 15-foot landscape area between the sidewalk and parking areas. The front landscape area includes date palms, an assortment of shrubs that include ‘weber agave’ and ‘new gold lantana’, and include ¾” crushed rock groundcover. The project interior landscaping includes a minimum of ¾” crush rock in all landscape areas, an assortment of shade trees, and shrubs.
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Figure 4 - Harrison Street Entry Landscaping
Figure 5 - Landscape List
WALL AND FENCE PLAN:
A copy of the proposed wall and fence plan is illustrated in Figure 6 below. A ten-foot tilt-up concrete wall will be constructed along the perimeter of the property. The majority of the project perimeter will be screened by the rear wall of the proposed storage buildings.
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Figure 6 - Perimeter Wall
MONUMENT SIGN
The project proposes a 6-foot height and12-foot-wide monument sign that includes deep reverse channel letters on a Corten steel background element. The sign face is 35 sq. ft. The base of the monument sign provides a concrete base & vertical return with board foam pattern that is compatible with the building architecture of the site. The monument sign is visible from the public right-of-way. The size of the sign monument meets the size requirements of the Signage Ordinance Chapter 17.56, as the size of the sign is less than 10 square feet per acre and is less than 6 feet in height. The sign provides channel letters as requested by staff, and provides a design that include Corten Steel and concrete design that incorporates the design and materials accenting the architectural them of the main building as required by the Signage Ordinance.
Figure 7 - Monument Sign
ARCHITECTURE:
The building elevations on Harrison Street include a stucco design with expansion joints that provide horizontal articulation, and a tilt-up concrete wall design that provides vertical articulation.
Red-toned steel overhangs are an additional architectural feature, enhancing the building’s visual interest. The building features a color palette composed of white, gray, and red tones. The interior storage buildings continue the architectural design by providing a white wilt-up concrete wall panel design with red-tone steel overhangs. As required by the conditions of approval for the project, the trash enclosure shall be designed to be compatible with the main building architecture.
Item 20.
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Figure 8 - Office/Clubhouse West Elevation (visible from Harrison Street)
Figure 8 - Building A and Building B West Elevation (visible from Harrison Street) Figure 9 - Store Building Elevations
CONSISTENCY WITH GENERAL PLAN
The project site is within the Industrial District land use designation. Industrial District are intended to accommodate a range of light and heavy commercial and industrial businesses that provide employment and generate more noise, light, odors or truck traffic than would be appropriate in the Urban Employment District.
Coachella’s Industrial District is characterized by larger blocks, lots and buildings that would be incompatible with the scale and character of Coachella’s neighborhoods and centers. This District accommodates higher concentrations of heavy business activity. Nonetheless, the streetscapes of this District are well landscaped and include good quality pedestrian and bicycle routes so employees and visitors may conveniently arrive by bicycle or transit, while safely and comfortably walk to restaurants and service businesses in the course of their workday.
Allowed land uses include industrial and research and development uses, with support retail and office uses. The project proposes recreational vehicle storage, mini-storage, and office uses that are consistent with the allowed land uses within the Industrial District.
Item 20.
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The project is within Subarea 10 – North Employment District of the 2035 Coachella General Plan.
While much of this area is under tribal governance and subject to their land use and development decisions, the North Employment District is intended to become an employment center with industrial and, to a lesser degree, office jobs and residential uses. The North Employment district allows for a mixture of office and light fabrication in a block structure and building fabric compatible with a mixture of urban commercial and residential uses, becoming a jobs center that hosts a wide variety of employment opportunities. Limited residential uses could be near the Whitewater River on the east and multi-family residential is also found on the south of the area, in a mixed-use configuration that supports the Downtown Expansion Subarea with nearby residents.
The project proposes recreational vehicle storage, mini-storage, and office uses that are consistent with the employment center with industrial and office uses envisioned by Subarea 10 – North Employment District.
CONSISTENCY WITH ZONING
The project site is currently zoned Wrecking Yard (M-W) which implements the Industrial District land use designation of the General Plan. The M-W zone allows for those conditional uses allowed by Section 17.32.020(C) of the M-H (Heavy Industrial) zone. Those conditional use allowed in the M-H zone include “recreational vehicle storage such that standalone uses shall not exceed fifteen (15) percent of the M-H Zone”, and “all conditional uses permitted by Section 17.30.020 of the M-S (Manufacturing Service) zone”. In the M-S zone, “mini-storage warehouse” is allowed as a conditional use. At the time of writing of this staff report, there are no recreational vehicle storage uses currently in use or approved in the M-H zone. The proposed recreational vehicle storage use proposed by this project would not be in conflict with the 15 percent maximum requirement for recreational vehicle storage uses. For these reasons, recreational vehicle storage and mini-storage uses are allowed land uses subject to a conditional use permit in the M-W Wrecking Yard zone. Coachella’s Industrial District is characterized by larger blocks, lots and buildings that would be incompatible with the scale and character of Coachella’s neighborhoods and centers. This District accommodates higher concentrations of heavy business activity.
Nonetheless, the streetscapes of this District are well landscaped and include good quality pedestrian and bicycle routes so employees and visitors may conveniently arrive by bicycle or transit, while safely and comfortably walk to restaurants and service businesses in the course of their workday.
PROPOSED FINDINGS:
Tentative Map
Pursuant to Coachella Municipal Guidelines Chapter 16.12, Tentative Map, subject to the provisions of this chapter, the Planning Commission must make the following findings for the recommendation of Tentative Map approval to the City Council:
The Planning Commission shall recommend denial of a tentative map, as required by the Subdivision Map Act, if it makes the following findings:
Item 20.
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1. That the proposed map is not consistent with applicable general and specific plans; The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The proposed tentative tract map does not subdivide the property, and instead is for condominium purposes to allow the sale of individual storage units. The development intensity allowed under the Industrial District is a floor-area-ratio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-arearatio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. For the foregoing reasons, the Tentative Map is consistent with the General Plan and is not inconsistent with any element of its General Plan designation.
2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-area-ratio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. The proposed project provides two vehicular access points on Harrison Street and would provide access to the project that has been determined suitable by the City Engineer/ Public Works Director and the Riverside County Office of the Fire Marshal. The proposed project is not within an existing or proposed specific plan boundary. For the foregoing reasons, the design or improvement of the proposed Tentative Map is consistent with the applicable general and specific plans.
3. That the site is not physically suitable for the type of development; The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-area-ratio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. The proposed project provides two vehicular access points on Harrison Street and would provide access to the project that has been determined suitable by the City Engineer/ Public Works Director and the Riverside County Office of the Fire Marshal. Infrastructure to serve the proposed parcels have been assessed and determined to be available from the water and electrical utilities.
Furthermore, the site has no topographical constraints and the proposed uses are consistent with that has been analyzed in the General Plan, and the Coachella Municipal Code. Therefore, it can
Item 20.
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be determined that the proposed subdivision is physically suitable for the site.
4. That the site is not physically suitable for the proposed density of development; The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-area-ratio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. For the foregoing reasons, the design of the Tract Map is physically suitable for the proposed density of 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;
An Initial Study with Mitigated Negative Declaration (IS/MND) was completed to address the potential impacts from the implementation of the project. The environmental analysis includes but is not limited to the analysis of environmentally sensitive areas, potential impacts to natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community. The proposed project will develop currently vacant highly disturbed land in east Coachella. The existing setting does not contain any significant trees, watercourses, or historic buildings or places. The parcel has minimal natural vegetation, and what is there is common to many vacant parcels within the City of Coachella and the greater Coachella Valley.
The scarce natural vegetation will be removed during the preliminary grading phase of the development of the site, and the IS/MND found that with the adoption of mitigation measures, any potential impact will be mitigated to have a less than significant impact. The MMRP includes mitigation measures that ensure protection of environmentally sensitive land uses and species within the project area. For the foregoing reasons, the design of the Tract Map is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; and
The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The proposed tentative map is consistent with the applicable general plan guidelines. The proposed map consists of one parcel, and provides two vehicular access points on Harrison Street. The tentative tract map is not inconsistent with the network and connectivity, and street design guidelines of the Industrial District general plan land use designation. The adjacent properties to the north, south, and west have a general plan designation of Industrial District, while the adjacent property to the east has a
Item 20.
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general plan designation of Suburban Neighborhood. The conditions of approval for the project will ensure that the project improvements are consistent with general plan guidelines of the Industrial District. For this reason, the conditions of approval for the project ensure the proposed tentative map will be developed in accordance with Industrial District general plan guidelines, and will be compatible with the adjacent properties as envisioned by the general plan. For the foregoing reasons, the design of the Tract Map or the type of improvements is not likely to cause serious public health problems.
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.
As proposed, TTM No. 38943 will not conflict with any public easements acquired for access or use by the public at large within the proposed Tract Map. The Riverside County Office of the Fire Marshal and Engineering Department/Public Works Department have reviewed and approved the access points to the site. Additional battery storage and generators will be developed with the future buildings to accommodate the solar facilities. The project is intended to be 100 percent solar-operated. Although the project is designed to operate on solar power due to the current lack of available Imperial Irrigation District (IID) electrical capacity in the area, it will connect to the IID electrical system once adequate capacity becomes available The Tract Map will not conflict with easements for access through or use of property and as such, the Tract Map’s design is confirmed to be in harmony with existing public easements.
Conclusion:
Staff concludes that the findings set forth in Government Code Section 66474 and Coachella Municipal Code Chapter 17.14.030 can affirmatively be made for the proposed Tentative Tract Map No. 38943. The proposed parcel subdivision is consistent with the City of Coachella General Plan and the Coachella Municipal Code. The parcel subdivision will not conflict with easements acquired by the public at large, for access through or use of property within the proposed parcel subdivision, and it will not cause substantial environmental damage or substantially avoidably injure fish, wildlife, or their habitat. The required conditions of approval ensure the Project will not be detrimental to the public health, safety, or welfare, and the conditions prevent material injury to properties or improvements in the vicinity.
PUBLIC HEARING NOTICE:
A notice of public hearing to consider the Project was published in the Desert Sun, the newspaper of record, on May 31, 2026, and a public hearing notice was mailed to property owners within a radius of 300- feet of the subject property on May 21, 2026, pursuant to Section
17.74.010G of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.
Item 20.
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ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the City is the lead agency for purposes of CEQA for this Project. The City prepared an Initial Study/Mitigated Negative Declaration (IS/MND) (SCH# 2026010502) to evaluate the potential environmental impacts of the proposed Project.
The IS/MND concluded that the Project would result in less than significant impacts to Aesthetics, Agriculture and Forestry Resources, Air Quality, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire. The IS/MND determined that the project would have less than significant impacts with implementation of mitigation measures for Biological Resources, Cultural Resources, Tribal Resources, and Geology and Soils, the Project would not have a significant environmental impact. As a result, the City also prepared a Mitigation Monitoring and Reporting Program (MMRP) in compliance with CEQA.
These mitigation measures (MMM BIO-1, CUL-1, CUL-2, GEO-1) have been included in the MMRP. The MMRP is included in Exhibit B of Resolution No. 2026-13.
The City circulated the IS/MND for a 20-day public review period from January 20, 2026, to February 9, 2026. The City also filed a Notice of Intent to adopt the IS/MND with the State Clearinghouse and the County Clerk and posted in accordance with CEQA requirements. The City received 3 comments during the public review period. Responses to comments have been prepared for the comments received and are included in Exhibit C of Resolution No. PC2026-13.
Staff recommended that the Planning Commission adopt the IS/MND and MMRP based on the findings set forth in the accompanying resolution. The IS/MND reflects the City’s independent judgment and analysis and provides a complete and adequate assessment of the Project's potential environmental impacts, as required by CEQA.
On May 20, 2026, the Planning Commission conditionally approved the Environmental Assessment No. 24-01 for the Coachella Vault project located on an approximately 11-acre parcel at APN: 603-290-005, and adopted the IS/MND and MMRP based on the findings set forth in the accompanying Resolution No. PC2026-13.
A Notice of Determination was filed with the County Clerk and the State Clearinghouse within five days of the May 20th Planning Commission date of Project approval.
TTM NO. 38943 ALTERNATIVES:
1) Approve Resolution No. 2026-34 to conditionally approve TTM No. 38943 with the findings and conditions as recommended by Staff.
Item 20.
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2) Approve Resolution No. 2026-34 to conditionally approve TTM No. 38943 with the findings and conditions as recommended by Staff, with modifications as proposed by City Council.
3) Deny Resolution No. 2026-34.
4) Continue this item and provide staff and the applicant with direction.
RECOMMENDED ALTERNATIVE(S):
Staff recommends Alternative #1 for TTM No. 38943.
Attachments:
1. Resolution No. 2026-34 (TTM)
a. Exhibit A – Conditions of Approval
b. Exhibit B – Tentative Tract Map
2. Development Plan Set
3. Preliminary Grading Exhibit
4. Published Copy of the Notice of Public Hearing
5. Site Photos
Item 20.
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Resolution No. 2026-34
RESOLUTION NO. 2026-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COACHELLA APPROVING THE CONDITIONAL APPROVAL OF
TENTATIVE TRACT MAP NO. 38943 FOR CONDOMINIUM
PURPOSES TO ALLOW THE SALE OF INDIVIDUAL STORAGE UNITS
FOR THE COACHELLA VAULT PROJECT LOCATED ON AN
APPROXIMATELY 11 ACRE PARCEL AT APN: 603-290-005
APPLICANT: STEVE MYERS, COACHELLA VAULT LLC.
WHEREAS, on April 15, 2025, the applicant, Steve Myers, on behalf of Coachella Vault, LLC., submitted a Tentative Tract Map application, Conditional Use Permit, Architectural Review, and Environmental Assessment application, and associated environmental documentation for the proposed Coachella Vault project mini storage and RV storage use that includes the construction of an office clubhouse, nine storage buildings, and associated improvements on an approximately 11 acre parcel at APN: 603- 290-005; and
WHEREAS, the project site is located east of Harrison Street and 1,300 feet south of Avenue 48 (Assessor’s Parcel Number: 603-290-005)(“Property”); and, WHEREAS, the project site has a zoning designation of (M-W) Wrecking Yard and a General Plan 2035 land use designation of Industrial District; and, WHEREAS, the proposed project is consistent with and intended to implement the vision of the Coachella Municipal Code and the General Plan 2035 pertaining to land use patterns, building and site design, and public right-of-way improvements; and WHEREAS, pursuant to section 21067 of the Public Resources Code, and section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City is the lead agency for the proposed Project and has prepared an Initial Study/Mitigated Negative Declaration (SCH#2026010502) (“IS/MND”) and a Mitigation Monitoring and Reporting Program (“MMRP”) for the Project;
WHEREAS, the Subdivision Map Act also requires that, prior to any map approval, the City must find that the proposed subdivision, together with the provisions for its design and improvement of any tentative map or a parcel map, is consistent with the general plan and any applicable specific plan, and that the site is physically suitable for that type of development and the proposed density, and that the design of the subdivision is not likely to cause serious public health problems, conflict with easements, or cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat (Government Code Section 66473.5); and
WHEREAS, the Tentative Tract Map is consistent with the General Plan 2035 and meets the Industrial District land use designation requirements and is consistent with the requirements outlined in the Coachella Municipal Code; and
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WHEREAS, the Tentative Tract Map will not conflict with easements acquired by the public at large, for access through or use of property within the proposed tract map as all such improvements will be constructed to be adequate for the Project, and it will not cause substantial environmental damage or substantially avoidably injure fish, wildlife, or their habitat; and
WHEREAS, the proposed design of the tract map improvements contemplated by the proposed parcel subdivision is not likely to be detrimental to public health, safety, or welfare as adequate sewer and water systems will be available to the tract map. The parcels have the necessary infrastructure to adequately serve the proposed development and all proposed uses as allowed by the zoning ordinances that regulate the Project Site; and WHEREAS, a notice of a public hearing of the Planning Commission to consider Tentative Tract Map No. 38943, Conditional Use Permit No. 379, Architectural Review No. 24-05, and Environmental Assessment 2024-01 was issued in accordance with Coachella Municipal Code Section 17.74.010G, inclusive of the publication on May 10, 2026, of a legal public hearing notice which was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on April 30, 2026; and, WHEREAS, on May 20, 2026, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission approved Resolution No. PC2026-10 recommending the City Council conditionally approve Tentative Tract Map No. 38943 for condominium purposes to allow the sale of individual storage units for the Coachella Vault project as conditioned with the motion vote outcome specified in the meeting minutes for the May 20, 2026, Planning Commission meeting.
WHEREAS, a notice of a public hearing of the City Council to consider Tentative Tract Map No. 38943 was issued in accordance with Coachella Municipal Code Section
17.74.010G, inclusive of the publication on May 31, 2026, of a legal public hearing notice which was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on May 21, 2026; and,
NOW, THEREFORE, BE IT RESOLVED, THE CITY COUNCIL OF THE CITY
OF COACHELLA, CALIFORNIA DOES HEREBY FIND DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The City Council hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this
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Resolution No. 2026-34
Resolution.
SECTION 2. Environmental Findings. Pursuant to the California Environmental Quality Act (Public Resources Code, § 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations, title 14, § 15000 et seq.) (Collectively, “CEQA”), the Planning Commission adopted Resolution No. PC2026-13 determining that there is no substantial evidence that the approval of the Project would result in a significant adverse effect on the environment, provided appropriate mitigation measures, as identified in the MMRP, are imposed on the Project.
SECTION 3. Tentative Tract Map Findings. Based upon the evidence presented at the hearing, including the staff report, the City Council hereby finds and determines the Project complies with the necessary findings as required by Coachella Municipal Code Section 16.12 and the Subdivision Map Act. The Subdivision Map Act, in Government Code Section 66474, sets forth the findings required for tentative maps and are summarized as follows:
1. The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The proposed tentative tract map does not subdivide the property, and instead is for condominium purposes to allow the sale of individual storage units. The development intensity allowed under the Industrial District is a floor-area-ratio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-arearatio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. For the foregoing reasons, the Tentative Map is consistent with the General Plan and is not inconsistent with any element of its General Plan designation.
2. The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-arearatio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. The proposed project provides two vehicular access points on Harrison Street and would provide access to the project that has been determined suitable by the City Engineer/ Public Works Director and the Riverside County Office of the Fire Marshal.
The proposed project is not within an existing or proposed specific plan boundary.
For the foregoing reasons, the design or improvement of the proposed Tentative Map is consistent with the applicable general and specific plans.
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Resolution No. 2026-34
3. The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-arearatio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. The proposed project provides two vehicular access points on Harrison Street and would provide access to the project that has been determined suitable by the City Engineer/ Public Works Director and the Riverside County Office of the Fire Marshal.
Infrastructure to serve the proposed parcels have been assessed and determined to be available from the water and electrical utilities. Furthermore, the site has no topographical constraints and the proposed uses are consistent with that has been analyzed in the General Plan, and the Coachella Municipal Code. Therefore, it can be determined that the proposed subdivision is physically suitable for the site.
4. The location of the project site has a General Plan land use designation of Industrial District which permits the development of industrial and research and development uses. The development intensity allowed under the Industrial District is a floor-arearatio of 0.1 to 2.0. The proposed development includes a total building area of 232,490 SF on an 11-acre parcel, which provides a development intensity consistent with the floor-area-ratio development intensity allowed under the Industrial District. The residential development intensity is classified as non-applicable under the Industrial District. The proposed project does not propose any residential units as part of this project. For the foregoing reasons, the design of the Tract Map is physically suitable for the proposed density of development.
5. An Initial Study with Mitigated Negative Declaration (IS/MND) was completed to address the potential impacts from the implementation of the project. The environmental analysis includes but is not limited to the analysis of environmentally sensitive areas, potential impacts to natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community. The proposed project will develop currently vacant highly disturbed land in east Coachella. The existing setting does not contain any significant trees, watercourses, or historic buildings or places. The parcel has minimal natural vegetation, and what is there is common to many vacant parcels within the City of Coachella and the greater Coachella Valley. The scarce natural vegetation will be removed during the preliminary grading phase of the development of the site, and the IS/MND found that with the adoption of mitigation measures, any potential impact will be mitigated to have a less than significant impact. The MMRP includes mitigation measures that ensure protection of environmentally sensitive land uses and species within the project area. For the foregoing reasons, the design of the Tract Map is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat.
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Resolution No. 2026-34
6. An Initial Study with Mitigated Negative Declaration (IS/MND) was completed to address the potential impacts from the implementation of the project. The environmental analysis includes but is not limited to the analysis of environmentally sensitive areas, potential impacts to natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community. The proposed project will develop currently vacant highly disturbed land in east Coachella. The existing setting does not contain any significant trees, watercourses, or historic buildings or places. The parcel has minimal natural vegetation, and what is there is common to many vacant parcels within the City of Coachella and the greater Coachella Valley. The scarce natural vegetation will be removed during the preliminary grading phase of the development of the site, and the IS/MND found that with the adoption of mitigation measures, any potential impact will be mitigated to have a less than significant impact. The project will adopt a Mitigation and Monitoring Reporting Program (MMRP) that will certify mitigation measures to protect environmentally sensitive land uses and species within the project area. For the foregoing reasons, the design of the Tract Map or the type of improvements is not likely to cause serious public health problems.
7. As proposed, TTM No. 38943 will not conflict with any public easements acquired for access or use by the public at large within the proposed Tract Map. The Riverside County Office of the Fire Marshal and Engineering Department/Public Works Department have reviewed and approved the access points to the site. Additional battery storage and generators will be developed with the future buildings to accommodate the solar facilities. The project is intended to be 100 percent solaroperated. Although the project is designed to operate on solar power due to the current lack of available Imperial Irrigation District (IID) electrical capacity in the area, it will connect to the IID electrical system once adequate capacity becomes available. The Tract Map will not conflict with easements for access through or use of property and as such, the Tract Map’s design is confirmed to be in harmony with existing public easements.
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 Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.
SECTION 6. City Council Approval. Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella City Council conditionally approves Tentative Tract Map No. 38943, to allow the sale of individual storage units for the Coachella Vault Project located at APN: 603-290- 005;The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, and Tentative Tract Map in “Exhibit B” of this Resolution. Failure to demonstrate compliance with these conditions of approval may result in the delay of the Proposed Use or the rescinding of the City of Coachella’s conditional use permit approval.
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Resolution No. 2026-34
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.
SECTION 7. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The City Council of the City of Coachella hereby declares that it would have adopted this Resolution and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.
PASSED APPROVED and ADOPTED this 10th day of June 2026. __________________________________
Dr. Frank Figueroa
City of Coachella
ATTEST:
___________________________________
Angela M. Zepeda
City Clerk
APPROVED AS TO FORM:
BEST, BEST & KRIEGER
___________________________________
City Attorney
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Resolution No. 2026-34
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF COACHELLA
)
) ss.
)
I HEREBY CERTIFY that the foregoing Resolution No. 2026-34 was duly adopted by the City Council of the City of Coachella at a regular meeting thereof, held on the 10th day of June 2026, by the following vote of Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Delia Granados
Deputy City Clerk
Item 20.
Resolution No. 2026-34 EXHIBIT A
Exhibit A – Resolution No. 2026-34
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 38943 General Conditions
1. Tentative Tract Map No. 38943 is approved for condominium purposes to allow for the sale of individual storage units for the Coachella Vault Project located on approximately an 11 acre parcel at APN 603-290-005, and the determination 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.
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 project includes a parcel map for condo purposes for the individual storage units to be sold.
A final map shall be recorded with the engineering department in accordance with the Coachella Municipal Code.
5. Landscaping. All landscape areas visible from the public R.O.W shall provide a ¾ inch gravel design. All landscape areas within the project site shall include a mix of shrubs and plant accents. The final landscape design shall be in conformance with the planning commission approved conceptual landscape design to the satisfaction of the Community Development Director.
6. Landscaping. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. Prior to issuance of building permits, a final landscape plan shall be submitted and approved by the Community Development Director or his/her designee.
7. Lighting. A detailed lighting plan shall be submitted that address site lighting for the project site. Prior to issuance of building permits, a detailed lighting plan shall be submitted that address site lighting for the project site and the final design shall be approved by the Community Development Director or his/her designee. Light shall be shielded to prevent light spillover to adjacent properties or the public right-of-way. The site shall provide sufficient lighting to the satisfaction of the Community Development Director.
Item 20.
Resolution No. 2026-34 EXHIBIT A
8. Signage. All new proposed signage shall comply with the guidelines established under Chapter
17.56 of the City of Coachella Municipal Code. Signage shall provide channel lettering or individual lettering casings and logos in lieu of cabinets or painted signs. A detailed sign plan shall be submitted to the Community Development Director and the final design shall be approved by the Community Development Director or his/her designee.
9. Rooftop Equipment. Screening of new rooftop equipment is required. Exposed mechanical equipment shall be visually screened by a seventy-five (75) percent (minimum) opaque or solid, non-reflective visual barrier. The design and materials of the visual barrier shall comply with the following requirements: 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. Mechanical equipment screening shall be to the satisfaction of the Development Services Director.
10. Fencing. All screening shall be of a uniform height in relation to the ground upon which it stands, and shall be a minimum of eight feet and shall not exceed ten (10) feet in height. Where screening exceeds a height of eight feet and is located on street or highway frontages, it shall be set back at least three feet from the lot line. The area between the screening and the lot line shall be fully landscaped. Revisions to the site plan will be required to ensure the site fence screening meets this requirement. Site rear and side perimeter fencing shall be a tilt-up concrete wall design or gray masonry block to be compatible with frontage fencing to the satisfaction of the Community Development Director.
11. Architecture. Architectural finishes and design shall be in conformance with Planning Commission approved plans and shall be submitted for review and approval to the satisfaction of the Community Development Director.
12. Trash Enclosure. Trash enclosure shall be designed to be compatible with the existing structure, and shall include overhead enclosure. The trash enclosure shall be of masonry construction with metal gates and shall be architecturally compatible with main buildings. Trash enclosure shall be sufficient in size to fit trash bins. Please reach out to Cynthia Avalos – Burrtec [email protected] for trash enclosure requirements. Applicant shall submit trash enclosure plans to be approved and installed prior to Certificate of Occupancy.
13. The applicant will be required to comply with the City’s Art in Public Places Ordinance. If the applicant elects to place artwork on the project site, the applicant shall place artwork in outdoor areas of the private property accessible to the public in a manner satisfactory to the Public Arts Commission. If the applicant elects to pay in-lieu art fees, then the fees shall be deposited into the Public Arts Fund at an amount of (1) One-half (1/2) of one percent (1%) for new commercial and industrial construction.
14. The storage units approved under this project shall be used solely for storage purposes and shall not be used, occupied, or converted for human habitation, either temporarily or permanently.
No unit shall be equipped with or contain facilities that would support residential occupancy, including but not limited to sleeping areas, cooking equipment, or bathroom fixtures (beyond those expressly approved for the facility). The property owner and operator shall be responsible
Item 20.
Resolution No. 2026-34 EXHIBIT A
for enforcing this condition at all times. Failure to comply with this condition may result in enforcement, including but not limited to revocation of project approvals.
CEQA
15. The applicant shall comply with all mitigation measures and the mitigation monitoring reporting program of the project Initial Study Mitigated Negative Declaration as adopted and attached to Resolution No. PC2026-13 approval for EA No. 24-01.
Building
16. The project shall be designed to meet all the 2025 California Budging Code Title 24 regulations.
Review the 2025 CALIFORNIA GREEN BUILDING STANDARDS CODE MANDATORY REQUIREMENTS FOR NONRESIDENTIAL as these requirements may have an adverse effect on your project if you do not incorporate these regulations in your initial design.
17. Because of the anticipated demand for building inspections associated with this project and the city’s limited resources for building inspectors, the owner shall compensate the city for an inspector/s of record. The inspector of record will be selected and report to the City Building Official.
Utilities
18. 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.
19. New water and sewer connections are subject to the collection of impact fees.
20. All fire lines require the installation of Double Check Detector Assemblies.
21. Backflow devices are required on all non-residential connections installed within 12” of the meter box.
22. All buildings may require individual meters.
23. Irrigation may require its own meter.
24. All water connections shall install 4G AMI master meters.
25. All service lines shall be copper tubing per the approved list of materials.
26. All materials shall be per the approved list of materials provided by the Engineering Department or the Utilities Department.
27. No new water connections shall be shown on landscaping plans, all connections shall be in the water improvement plans.
28. 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.
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Resolution No. 2026-34 EXHIBIT A
29. Provide plumbing blueprints depicting sanitary, industrial, and/or grease waste line. (all lines that are applicable)
30. Illustrate domestic water and sewer point of connection to the City’s utilities.
31. Provide plumbing code fixture schedule with total DFU’s listed.
32. Complete Utilities Department’s wastewater discharge survey and submit to Development Services.
For tenant improvements, current and proposed plumbing code fixture schedule must be provided.
33. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart. Pretreatment Equipment Minimum Requirements:
1) 750 gal minimum
2) Clean outs and vents before and after pretreatment equipment 3) Sample box immediately downstream of the pretreatment equipment 4) Multi suite buildings requesting pretreatment installation require separate sewer lateral connection per pretreatment device
5) Made from precast concrete form
34. 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.
Fire
35. General Advisory Conditions. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings and project is required per CFC Appendix B. Will Serve Letters from the responsible water purveyor with capabilities of water in the public street along the property line is required prior to a map recordation. 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 the required fire flow.
36. 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. 37. Fire Department Access and Fire Lanes Marking - 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 exceeding150 feet in length shall provide an approved turn
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Resolution No. 2026-34 EXHIBIT A
around. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 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: Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.
38. Fire Hydrant Street Blue Reflective Markers - Fire hydrant location shall be visually indicated with blue reflective markers. Any hydrant marker damaged or removed during street construction or repair shall be immediately replaced.
39. 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 17 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.
40. Fire 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 possible 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.
41. 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.
42. Loading Zone - On private properties, where fire apparatus access roads are utilized for loading and unloading or utilized for passenger drop-off or pick-up, an additional eight (8) feet of width shall be added to the minimum required width for the fire apparatus access road.
43. Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended
44. 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 California Fire Code, California
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Resolution No. 2026-34 EXHIBIT A
Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.
45. Prior to Grading - Water Plans. The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by the local water company, the originals shall be presented to the Fire Department for review.
46. Prior to Grading - Fire Access Road Improvements. The applicant shall submit Precise Grading Plans identifying on-parcel Fire Access Road improvements to all structures in compliance with Fire Department Standards.
47. Prior to Permit - 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. Contact our office for submittal instructions.
48. Prior to Permit Issuance – Fire Department Access. Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code and Riverside County Fire Department Standards. Plans must be submitted to the Fire Marshal office for review and approval prior to building permit issuance.
49. Prior to Final – Fire Department Final Inspections. Prior to issuance of a Building Certificate of Occupancy, the Fire Department shall perform all fire final inspections within the Building, fire suppression systems and other related fire permits.
Engineering
GENERAL:
50. 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.
51. A comprehensive drainage report, prepared by California Registered Civil Engineer, shall be submitted for review and approval by the City Engineer prior to issuance of any permits. The report shall contain pre- and post-development hydrology maps showing on-site and off-site tributary drainage areas and shall be prepared in accordance with the 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
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Resolution No. 2026-34 EXHIBIT A
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.
52. Prepare and record necessary drainage easements to implement the project in accordance with drainage law.
53. 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.
54. 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.
55. 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.
56. 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.
57. 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.
58. Applicant shall obtain approval of site access and circulation from Fire Marshall.
59. 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.
60. 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.
Item 20.
Resolution No. 2026-34 EXHIBIT A
ROUGH GRADING:
61. Prepare and submit rough grading and erosion control plans for the project.
62. The project’s soils engineer shall certify to the adequacy of the grading plan.
63. 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:
64. 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.
65. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.
66. 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.
67. 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:
68. 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 %.
69. 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.
70. Applicant shall construct and the following street and street improvements to conform to the General Plan and/or requirements of Traffic Study.
1) Harrison Street- Public Roadway as shown on the RAC and per these comments shall include the following:
Item 20.
Resolution No. 2026-34 EXHIBIT A
a.Dedication of land along northbound lane within project limits is required. This street is classified as a Local Industrial with 74 feet of right-of-way minimum as per City of Coachella General Plan.
b.Street measured at Center line to easterly curb shall have a width of 27-foot c.Applicant shall construct street widening and improvements along Coachella RV Storage Project’s Harrison Street frontage to the Satisfaction of the City Engineer prior to the issuance of the first COO.
d.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.
e.Applicant is responsible for the construction of all appurtenant roadway components within project limits such as, but not limited to: curb and gutter, sidewalk, ADA ramps, Traffic control striping, legends, and signage to the City Engineer.
f. Applicant shall underground all existing dry utilities at northbound 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, with the exception of high voltage Electrical Distribution lines.
71. Should some required aspects of the Major Arterial Road be deemed to be not yet feasible for construction, then the applicant shall enter into a cash-in-lieu of construction agreement to meet the obligation of the project. The cash in-lieu of construction payment shall be for a sum of 150% of the value of the remaining construction obligations and shall be recorded prior to COO. The City shall reserve the right to spend this money on any similar projects within the City limits and at the point of feasibility, the City will build all remaining right-of-way construction obligations at no additional cost to the applicant.
SEWER and WATER IMPROVEMENTS:
72. Sewer & Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check and City Engineer approval.
73. 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:
74. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.
75. 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
Item 20.
Resolution No. 2026-34 EXHIBIT A
respect to various facilities including, but not limited to, right-of-way and private landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.
76. 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.
77. 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:
78. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed to the satisfaction of the City Engineer. An engineering final inspection is required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
Item 20.
HARRISON STREET
A
6'
26' 11'
37' A N 00°24'00" W 356.31'
N 89°36'23" E 1331.60' N 00°02'52" W 365.25'
N 89°59'28" E 1329.39'
EX. UNDERGROUND TELEPHONE
EX. PROJECT BOUNDARY & CL
EX. SEWER
EX. WATER
PROP. CURB & GUTTER
PROP. RIGHT OF WAY
6'
5'
LOT 1
466,502 SF
10.71 AC.
PROP. BUILDING
SETBACK 30'
37'
11'
A.C. PAVEMENT
OVER A.B.
26' 26'
R/W
FUTURE CURB & SECTION A-A
GUTTER
PROP. CURB &
GUTTER
11'
FUTURE
R/W
PROP.
HARRISON STREET
(LOCAL INDUSTRIAL STREET / PUBLIC STREET)
(PER CITY OF COACHELLA GENERAL PLAN)
PROP.
SIDEWALK
74' (ULTIMATE R/W)
FUTURE
SIDEWALK
2%
37' (FUTURE BY OTHERS)
N.T.S.
7' 12' 7' 7' 12' 7' 5' 6'
PARKING TRAVEL LANE PAINTED MEDIAN TRAVEL LANE PARKING
LANE LANE
6' 5' HARRISON STREET 10
BUILDING 'C' BUILDING 'F' BUILDING 'I'
OFFICE / CLUBHOUSE
INDUSTRIAL
LEASE
SPACE
BUILDING 'H'
BUILDING 'D' BUILDING 'G'
BUILDING 'B' BUILDING 'E'
BUILDING 'A'
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
FLOWLINE
HIGH POINT
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
FL
HP
NO.
PROP.
R/W
TYP.
ABBREVIATIONS
P.U.E. PUBLIC UTILITY EASEMENT
AC ACREAGE
C&G CURB AND GUTTER
APN ASSESSORS PARCEL NUMBER
E/P EDGE OF PAVEMENT
GB GRADE BREAK
G.N.V. GROUND NATIVE VEGETATION
LLMD LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT
PE PAD ELEVATION
PIG POINT OF INTERSECTION, GUTTER FL
SF SQUARE FEET
R RADIUS
STD. STANDARD
TOE BOTTOM OF SLOPE
TOP TOP OF SLOPE
TP TOP OF PAVEMENT
A.C. ASPHALT CONCRETE
P/L PROPERTY LINE
N.T.S. NOT TO SCALE
MIN. MINIMUM
MAX. MAXIMUM
EXISTING OVERHEAD TELEPHONE
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING TELEPHONE
LP LOW POINT
CFD COMMUNITY FACILITIES DISTRICT
MSA CONSULTING ,INC.
Civil Engineering LandSurveying Landscape Architecture
Planning Environmental Services DryUtilityCoordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc TENTATIVE TRACT MAP NO. 38943
DATA TABLE
ASSESSOR'S PARCEL NUMBERS: 603-290-005
EXHIBIT DATE: FEBRUARY 28, 2024
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY: OCTOBER 23, 2021 TELEPHONE: (951) 687-4252
APPLICANT /
ADDRESS:
CONTACT:
78206 VARNER ROAD, SUITE D152
PALM DESERT, CALIFORNIA 92211
STEVE MYERS
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT: PAUL DEPALATIS TELEPHONE: (760) 320-9811
REVISIONS
NO. DATE
IN THE CITY OF COACHELLA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:
DESCRIPTION
A PORTION OF THE NORTHWEST 1/4, SECTION 32, TOWNSHIP 5 SOUTH, RANGE 8, EAST, LAND OWNER:
MYERS CONCRETE CORPORATION
DATA TABLE CONTINUED
PUBLIC UTILITY PURVEYORS:
IMPERIAL IRRIGATION DISTRICT
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
COACHELLA WATER AUTHORITY
SPECTRUM
COACHELLA SANITARY DISTRICT
UNDERGROUND SERVICE ALERT
EXISTING GROSS ACREAGE
LAND USE DESCRIPTION:
1 EXISTING EASEMENT NOTES:
ZONE "X": AREAS OF MINIMAL FLOOD HAZARD
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER 06065C2260H / EFFECTIVE DATE: MARCH 6, 2018 FEMA FLOOD ZONE DESIGNATION:
LIQUEFACTION: HIGH LIQUEFACTION ZONE
NOTES: 1.
(760) 398-5844
(800) 427-2200
(800) 921-8101
(760) 501-8100
(877) 719-3278
(760) 398-5744
(800) 227-2600
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.
2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY.
RECORDED DECEMBER 20, 1954 PER BOOK 1668, PAGE 65 OF OFFICIAL RECORDS.
RESERVATIONS CONTAINED IN THE PATENT FROM THE UNITED STATES OF AMERICA,
PUBLIC STREET DEDICATION (HARRISON STREET)
PROPOSED NET ACREAGE & LOT 1 FOR CONDOMINIUM PURPOSES
SAN BERNARDINO MERIDIAN.
(BLANKET IN NATURE, NOT PLOTTABLE)
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED BOUNDARY AND PARCEL LINE
PROPOSED AND EXISTING CENTER LINE
PROPOSED CURB
PROPOSED EASEMENT
EXISTING BOUNDARY
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
EXISTING ZONING:
PROPOSED ZONING:
EXISTING GENERAL PLAN LAND USE:
PROPOSED GENERAL PLAN LAND USE:
WRECKING YARD (M-W)
WRECKING YARD (M-W)
INDUSTRIAL
INDUSTRIAL
ACREAGE
10.71 AC.
0.31 AC.
11.02 AC.
VICINITY MAP
N.T.S. TYLER STREET
AVENUE 45
DILLON RD HARRISON ST
AVENUE 50
CABAZON RD
AVENUE 48
AVENUE 47
AVENUE 48
SITE
STATE HIGHWAY 111
86S
10 10
3. IN MANUFACTURING DISTRICTS, ONE PARKING SPACE SHALL BE PROVIDED FOR EACH 500 SF OF UNIT AREA FOR UP TO 20,000 SF, PLUS ONE SPACE FOR EACH 1,000 SF OF UNIT AREA OVER 20,000 SF.
FOR CONDOMINIUM PURPOSES
TECHNICAL SITE PLAN INDEX
SCALE: 1" = 100' R:\2731\Acad\Planning\Tentative Map\2731 TTM 38943 - CONDO PURPOSES.dwg, 2/28/2024 2:04:30 PM, dgallerani, MSA Consulting, Inc.
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Item 20.
Coachella Vault Preliminary Landscape |
March 12, 2026 | L- 1
Overall Tree Plan
Plant Legend
A Entry
Harrison Street
Building B
Building A
Building C
Building E
Building D
Building F
Building H
Building G
Building J
B Basin
Enlargement Areas
A B
Character Imagery
Item 20.
Coachella Vault Preliminary Landscape |
March 12, 2026 | L- 2
Entry Enlargement
Plant Legend
1 2
3 Entry Sliding Gate
*By Architect
Enhanced Pavers
4 Wash Bay
Trash Enclosure*
Harrison Street
Legend
1 1
2 3
4 Building C
Building B
Building A
Office/
Clubhouse
5 Tilt Up Concrete Wall*
Character Imagery
5 6 Solar Equipment
6 6
6
Item 20.
Coachella Vault Preliminary Landscape |
March 12, 2026 | L- 3
Basin Enlargement
1 2
3 Retention Basin 3:1
Slope
2” - 4” Crushed Rock 4
Wash Bay
Trash Enclosure*
Legend
Character Imagery
Building H
Building G
Building J
Plant Legend
1 2
3 4
4
Item 20.
Coachella Vault Preliminary Landscape |
March 12, 2026 | L- 4
Plant Palette
Acacia stenophylla
Trees
Shoestring Acacia
Phoenix dactylifera
Date Palm
Accents Shrubs
Callistemon v. ‘Little John’
Little John Bottlebrush
Plant Legend
Eremophila g. ‘mingenew gold’
Outback Sunrise Emu Bush
Hesperaloe parviflora
Red Yucca
Agave Weberi
Weber Agave
Dasylirion longissimum
Toothless Desert Spoon
Echinocactus grusonii
Golden Barrel Cactus
Hesperloe parviflora ‘yellow’
Yellow Yucca
Lantana x ‘New Gold’
New Gold Lantana
Russelia equisetiformis
Firecracker Plant
Thevetia peruviana
Yellow Oleander
Hesperaloe funifera
Giant Hesperaloe
Pachycereus marginatus
Mexican Fence Post Cactus
Prosopis chilensis ‘Thornless’
Thornless Chilean Mesquite
Item 20.
PROP. BUILDING B
SELF STORAGE
1-STORY
28,600 SF
447.5 FF
447.0 PE
EX. R/W
PROP. BUILDING E
SELF STORAGE
1-STORY
34,650 SF
446.5 FF
446.0 PE
PROP. BUILDING H
SELF STORAGE
1-STORY
33,550 SF
445.5 FF
445.0 PE
PROP. BUILDING C
SELF STORAGE
1-STORY
19,750 SF
447.5 FF
447.0 PE
PROP. BUILDING F
SELF STORAGE
1-STORY
17,750 SF
446.5 FF
446.0 PE
PROP. BUILDING J
SELF STORAGE
1-STORY
19,000 SF
445.5 FF
445.0 PE
PROP. BUILDING A
SELF STORAGE
1-STORY
27,650 SF
447.5 FF
447.0 PE
PROP. BUILDING D
SELF STORAGE
1-STORY
23,075 SF
446.5 FF
446.0 PE
PROP. BUILDING G
SELF STORAGE
1-STORY
22,800 SF
445.5 FF
445.0 PE
447.5
FS
446.3
FS
445.5
FS
447.5
FS
447.5
FS
448.0 TC
447.5 FS
447.0 TC
446.5 FS
447.0 TC
446.5 FS
446.0 TC
445.5 FS
445.8
FS
(446.8±)
EX. FG
446.5
FS
(447.8±)
EX. FG
447.5
FS
(444.4±)
EX. FG
446.0
FS
(445.7±)
EX. FG
447.5
FS
(446.7±)
EX. FG
447.5
FS
447.5
FS
(446.9±)
EX. FG
(447.0±)
EX. FG
(442.8±)
EX. FG
445.8 TC
445.3 FS
(447.9±)
EX. FG
(447.5±)
EX. FG
446.5
FS
445.5
FS
PROP. ACCESS
(ENTRANCE/EXIT)
PROP. ACCESS
(ENTRANCE/EXIT)
N00°
24'00"W
356.31' N 89°36'23" E 1331.60'
N 00°02'52" W 365.25'
N 89°59'28" E 1329.39'
EX. UNDERGROUND TELEPHONE
EX. PROJECT BOUNDARY & CL
EX. SEWER
EX. WATER
PROP. CURB & GUTTER
PROP. RIGHT OF WAY
EX. PROJECT BOUNDARY
EX. PROJECT BOUNDARY
EX. PROJECT BOUNDARY
447.5
FS
446.7
FL-GB
446.9 TC
446.4 FL
446.1
TOG 446.7 TOG 447.1 FL-HP 446.7 TOG 447.1 FL-HP
1.2% 1.2% 0.5% 0.5% 0.5% 0.5%
2.3% 2.3%
2.3% 2.0%
1.2% 1.2%
2.3% 2.3%
448.0 TC
447.5 FS
447.5 TC
447.0 FS
446.4
FS
446.9 TC
446.4 FL
448.2 TC
447.7 FL
448.2 TC
447.7 FL
448.1 TC
447.6 FS
OFFICE
2-STORY
5,025 SF448.2 FF
447.7 PE
34.4' 35' 70' 110'
446.7
FL
2.2%
0. 5%
1 .
2 % 1.0%
3.0%
1.0%
0.5%
446.6
1.8% FL-HP
9" STEP
445.7
TOG
2.3% 2.3% 446.1 FL-HP 0.5%
1.2% 1.2%
446.0
FS
445.1
TOG
445.9 TC
445.4 FL
2.0%
0. 5%
1 .
2 %
2.5%
445.6
FL-HP
1.5%
444.5
TOG
445.1
FL-HP
444.5
FL-HP
445.5
FS
2.8% 2.8%
1.2% 1.2% 0.5% 0.5% 0.5% 0.5%
2.8% 2.8%
444.7 TC
444.2 TOG
444.7 TC
444.2 TOG
445.0 TC
444.5 FL
0.5% 0.5%
0.5%
0.7%
2.5%
2.5%
445.9 TC
445.4 FL
0.5% 0.5%
444.5
FL-HP
3.0% 3.0% 32.3' 32' 50' 445.1 TOG
446.0 TC
445.5 FS 0
.5% 1.2%
444.5
TOG
445.1
FL-HP
3.0% 3.0%
1.2% 1.2% 0.5% 0.5% 0.5%
445.5
FS
445.5
FS
1.8%
2.0%
0.5%
445.7
TOG
2.5%
2.5%
446.1
0.5% FL-HP
1.2%
1.2%
0.5%
1.0%
0 .5%
1 .2
%
1.0%
1.0%
446.4
FS
448.0 TC
447.5 FS
447.5 TC
447.0 FS
3.0%
2 .
3 %
447.5
FS
2.3%
447.1
FL-HP
1.2% 1.2% 446.7 0.5% TOG 0.5%
2.3% 2.3%
447.9 TC
447.4 FS
1.2%
447.9 TC
447.4 FS
447.6 TC
447.1 FS
448.3 TC
447.8 FL
2%
2.0%
448.7 TC
448.2 FS
448.8 TC
448.3 FS
448.1 TC
447.6 FS
448.1 TC
447.6 FS 448.1 TC
447.6 FS
447.9 TC
447.4 FS
1.2%
446.7
TOG
2.0% 2.3% 447.9 TC 447.4 FS
448.2 TC
447.7 FS
448.3 TC
447.8 FL
448.4 TC
447.9 FL
448.4 TC
447.9 FL
2% 448.8 TC
448.3 FS
448.9 TC
448.4 FS
2.0%
447.4 TC
446.9 FS
447.7 TC
447.2 FS
448.4 TC
447.9 FS
447.0
TOG
446.7
TOG
PROP. RETENTION BASIN
PROP. UNDERGROUND RETENTION (4'Ø PERFORATED CMP TYP.)
PROP. CB
PROP. STORM
DRAIN PIPE (TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. UNDERGROUND RETENTION AREA
(4'Ø PERFORATED CMP TYP.)
PROP. UNDERGROUND RETENTION
(4'Ø PERFORATED CMP TYP.)
PROP. UNDERGROUND RETENTION AREA
(4'Ø PERFORATED CMP TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. STORM
DRAIN PIPE (TYP.)
PROP. STORM
DRAIN PIPE (TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB
WASH BAY
WASH BAY
PROP. CB
1.5' H WATERPROOF STEM WALL
1.5' H WATERPROOF STEM WALL
3.2%
1.0%
0.5%
446.1
TOG
0.8%
2.2%
3.2%
445.7
TOG
2.5%
2.5%PROP. CB 0.5%
2.3%
445.7
TOG
2.3% 2.3% PROP. CB 0.5%
2.0%
2.2%
2.2%
PROP. RETENTION BASIN BTM=436.0 / TOP=440 5.
BTM=
439.0/T
OP=443
5 .
HARRISON STREET
446.5
FS
446.3
FS
446.3
FS
446.0
FS
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
0.25' FOOTING STEP
445.8
FS
445.8
FS
445.8
FL-HP
446.5
FS
446.3
FS
1.4% 1.4%
1.4%
2.2%
1.4%
2.2%
1.4%
446.5
FS
446.3
FS
446.5
FS
446.3
FS
1.4%
1.3%
446.3
FS
2.5%
446.3
FS
446.0
FS
445.8
FL-HP
2.5%
1.5%
1.3% 445.5
FS
445.8
FS
1.3% 445.5
FS
445.5
FS
445.5 TC
445.0 FS
446.0 TC
445.5 FS
1.2%
2.2%
1.2%
2.5%
445.8 TC
445.3 FS
445.5 TC
445.0 FS
446.0 TC
445.5 FS
PRELIMINARY GRADING PLAN
DATA TABLE
ASSESSOR'S PARCEL NUMBER: 603-290-005
EXHIBIT DATE: NOVEMBER XX, 2023
SOURCE OF TOPOGRAPHY:ADDRESS:
INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: OCTOBER 23, 2021PUBLIC UTILITY PURVEYORS:ZONE "X": AREA OF MINIMAL FLOOD HAZARDFEMA FLOOD ZONE DESIGNATION:EXHIBIT PREPARER:ADDRESS:
MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270 CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811
REVISIONS
NO. DATE
LIQUEFACTION: HIGH LIQUEFACTION ZONE
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:
DESCRIPTION
ELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:USA:A PORTION OF THE NORTHWEST 1/4, SECTION 32, TOWNSHIP 5 SOUTH, RANGE 8, EAST,SAN BERNARDINO MERIDIAN.
IMPERIAL IRRIGATION DISTRICTSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSCOACHELLA VALLEY WATER DISTRICTSPECTRUMCOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERT (760) 398-5844(800) 427-2200(800) 921-8101(760) 398-2651(877) 719-3278(760) 398-2651(800) 227-2600 TELEPHONE: (951) 687-4252
APPLICANT /ADDRESS:CONTACT:
78206 VARNER ROAD, SUITE D152PALM DESERT, CALIFORNIA 92211STEVE MYERS TELEPHONE:
LAND OWNER:
EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSAC ACREAGEC&G CURB AND GUTTERAPN ASSESSORS PARCEL NUMBERE/P EDGE OF PAVEMENTA.C. ASPHALT CONCRETEMAX. MAXIMUMBNDRY BOUNDARYM.B. MAP BOOK
EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED CURBPROPOSED EASEMENTEXISTING PROJECT BOUNDARYEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINEPROPOSED PROJECT BOUNDARYEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONS LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONE MIN. MINIMUM
NUMBERPROPOSEDRIGHT OF WAYTYPICAL
NO.PROP.R/WTYP.P.U.E. PUBLIC UTILITY EASEMENTSF SQUARE FEETR RADIUSSTD. STANDARDP/L PROPERTY LINEN.T.S. NOT TO SCALER-L LOW DENSITY (RESIDENTIAL)UG UNDERGROUNDO/H OVERHEADOS/PP OPEN SPACE / PARKSPG. PAGE
COACHELLA VAULT
FLOWLINEFINISH SURFACE
FLFSFF FINISH FLOORFG FINISH GRADETC TOP OF CURB
CUTPRELIMINARY EARTHWORKFILLEXPORT
XXXXX CY
XX CY
XXXXX CY*
EARTHWORK ASSUMPTIONS
THE ABOVE EARTHWORK QUANTITIESARE RAW FIGURES WITH NO SHRINKAGE OR SUBSIDENCE FACTORS INCLUDED.* EXPORT MATERIAL WILL BE REMOVED
TO AN OFFSITE LOCATION TO BE
DETERMINED PRIOR TO START OF
GRADING.
PROPOSED ASPHALT PAVEMENTPROPOSED CONCRETE PAVEMENT
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER 06065C2260H / EFFECTIVE DATE: MARCH 6, 2018
TYLER ST
AVENUE 45
DILLON RD
HARRISON ST
AVENUE 50
CABAZON RD
AVENUE 48
AVENUE 47
AVENUE 48
SITE
VICINITY MAP
STATE HIGHWAY
111
86S
10 10
Item 20.
Item 20.
Item 20.
Facing East Towards Subject Property (vacant property)
Item 20.
Item 20.
Item 20.
Item 20.
Facing North (Subject property to the east)
Item 20.