Agenda packet — Coachella City Council, July 1, 2026

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

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
July 01, 2026
6:00 PM
In-Person Meeting
Location:

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

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

Written comments may be submitted to the City Council electronically via email to [email protected]. Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the City Council and entered into the record.  The live stream of the meeting may be viewed online by accessing the city's website at www.coachella.org, and clicking on the "Watch Council Meetings" tab located on the home page, and then clicking on the "live" button.
1 Agenda Planning Commission July 01, 2026

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CALL TO ORDER:

PLEDGE OF ALLEGIANCE:

ROLL CALL:

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

1. Planning Commission Meeting Minutes June 17, 2026
WRITTEN COMMUNICATIONS:

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

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. Request for Continuance to a Date and Time Uncertain - KPC Project: General Plan Amendment (GPA) No. 22-03, Specific Plan (SP) No. 22-01, Change of Zone (CZ) No. 22-04, and Certification of Environmental Impact Report (EA 22-06) located in the eastern portion of Coachella near Interstate 10 (I10). Applicant: The KPC Group.

3. A Public Hearing to Consider Resolution No. PC2026-21 and Resolution No. PC2026-22 of the Planning Commission of the City of Coachella for the recommendation of conditional approval of Conditional Use Permit (CUP) No. 402 and Architectural Review (AR) No. 26-03 for the construction of a new 910 square foot drive-thru coffee shop (7 Brew) within an existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054), and determining that the proposed project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15303 (Class 3 – New Construction or Conversion of Small Structures). Applicant: LeAnne Scott INFORMATIONAL:

ADJOURNMENT:

Complete Agenda Packets are available for public inspection at the City Clerk’s Office at 53-462 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
2 Agenda Planning Commission July 01, 2026

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

MINUTES

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
June 17, 2026
6:00 PM
CALL TO ORDER: 6:01 P.M.

PLEDGE OF ALLEGIANCE:

Commissioner Fonseca.

ROLL CALL:

Commissioners Present: X Chairperson Lara
Vice Chairperson Torres
X Commissioner Fonseca
X Commissioner Ordorica
Commissioner Murillo

Staff Present: *Kendra Reif, Community Development Director. *Adrian Moreno, Associate Planner.
*Vanessa Sanchez-Meza, Planning Technician.
*Jesus Medina, Information Technology Tech.
*Jason Stevens, Information Technology Manager.

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

MOTION MOVED BY COMMISSIONER FONSECA SECONDED BY VICE CHAIPERSON TORRES TO APPROVE THE AGENDA.

Approved by the following roll call vote:

AYES: Commissioner Ordorica, Commissioner Fonseca, Chairperson Lara.

NOES: None
ABSTAIN: None
ABSENT: Vice Chairperson Torres, Commissioner Murillo.
4 Item 1.

APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes May 20, 2026.

MOTION MOVED BY COMMISSIONER FONSECA SECONDED BY CHAIRPERSON LARA TO APPROVE THE MINUTES.

Approved by the following roll call vote:

AYES: Commissioner Ordorica, Commissioner Fonseca, Chairperson Lara.

NOES: None
ABSTAIN: None
ABSENT: Vice Chairperson Torres, Commissioner Murillo.

WRITTEN COMMUNICATIONS:

THERE WERE NO WRITTEN COMMENTS RECEIVED.

Public Comments Closed at 6:04 PM by Chairperson Lara.

REPORTS AND REQUESTS:

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. A Public Hearing to Consider Resolution No. PC2026-17 of the Planning Commission of the City of Coachella for the recommendation of conditional approval of AR No. 25-13 for the construction of a new 3,360-square-foot repair and maintenance accessory building to serve the existing business (Eberhard Equipment) located at 86100 Avenue 54 (APN 763-141-007 and 763-141-009), and determining that the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15303 (Class 3 – New Construction or Conversion of Small Structures).

Applicant: Steve Eberhard
Vanessa Sanchez-Meza, Planning Technician, gave a brief presentation for the item. A copy of the presentation is on file with the Planning Division.

Public Comments Opened at 6:09 PM by Chairperson Lara.

Public Comments Closed at 6:10 PM by Chairperson Lara.

After the opening and closing of the public comment period Chairperson Lara invited the applicant team up to provide comment. The applicant, Steve Eberhard, provided comment. 5 Item 1.

IT WAS MOVED BY CHAIRPERSON LARA AND SECOND BY COMMISSIONER ORDORICA TO APPROVE RESOLUTION NO. PC 2026-17 AS RECOMMENDED BY STAFF WITH THE ADDITION OF A CONDITION TO REQUIRE LANDSCAPE IMPROVEMENTS ON AVENUE 54 WITHIN ONE YEAR AND A HALF AFTER IMPROVEMENTS HAVE BEEN INSTALLED.

Approved by the following roll call vote:

AYES: Commissioner Ordorica, Commissioner Fonseca, Chairperson Lara.

NOES: None.

ABSTAIN: None
ABSENT: Vice Chairperson Torres, Commissioner Murillo.

INFORMATIONAL:
* New city manager Gus Romo started Monday June 15th. The new city manager plans to attend a future planning commission meeting.
*Alternate Planning Commissioner Stephanie Ambriz was selected at the 6/10/26 city council meeting.

The Alternate Commissioner is planned to be sworn in at the upcoming July 1st planning commission meeting.
*The next planning commission meeting is scheduled for July 1st. *The City Attorney Daniel Trevino mentioned he is open to scheduling one on one meetings with the commissioners in case they have questions, such as the Brown Act or other questions.

ADJOURNMENT: 6:25 P.M.

RESPECTFULLY SUBMITTED BY,

KENDRA REIF

PLANNING COMMISSION SECRETARY
Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
6 Item 1.

STAFF REPORT
7/01/26
TO: Planning Commission
FROM: Ron Goldman Project Consultant
Kendra Reif, Community Development Director
SUBJECT: The KPC Project includes the following applications:

1. General Plan Amendment No. 22-03: The general plan amendment proposes to amend the existing Coachella General Plan 2035 land use designation from Resort District to a Specific Plan General Plan Land Use Designation and to amend the current general plan text as it relates to the KPC Project site.

2. Specific Plan No. 22-01: The specific plan proposes the following land uses: a maximum of 9538 dwelling units; 2,040,518 square feet of mixed use development including a 375 room hotel; 71 acres for 3 elementary schools and 1 middle school; 379 acres for parks, greenways and amenity corridors; 68 acres for new agricultural production; 723 acres for drainage and other open space and 170 acres for right of way including the new I-10/Avenue 50 interchange.

3. Change of Zone No. 22-04: The change of zone proposes to change the current City zoning designation on the project site from Resort District to Specific Plan (SP).

6. Environmental Impact Report 22-06: Pursuant to the California Environmental Quality Act (CEQA) guidelines, a Program Environmental Impact Report (EIR 22-06) has been prepared for the proposed project to inform decision makers and the public of the potential significant environmental effects associated with the proposed project.

STAFF RECOMMENDATION
At the Applicant’s request, Staff is recommending that the Planning Commission continue the above referenced items to a date uncertain, to be re-advertised for a future Planning Commission meeting with the KPC Development Agreement and Tentative Tract Map. 7 Item 2.
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1 STAFF REPORT
7/1/2026
TO: Planning Commission Chair and Commissioners
FROM: Vanessa Sanchez-Meza, Planning Technician
SUBJECT:

A Public Hearing to Consider Resolution No. PC2026-21 and Resolution No.

PC2026-22 of the Planning Commission of the City of Coachella for the recommendation of conditional approval of Conditional Use Permit (CUP) No. 402 and Architectural Revie (AR) No. 26-03 for the construction of a new 910 square foot drive-thru coffee shop (7 Brew) within an existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054), and determining that the proposed project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15303 (Class 3 – New Construction or Conversion of Small Structures). Applicant: LeAnne Scott

STAFF RECOMMENDATION
Staff recommends that the Planning Commission open the public hearing, receive public testimony, and adopt resolutions No. PC 2026-21 and No. PC 2026-22 conditionally approving
Conditional Use Permit (CUP) No. 402 and Architectural Review (AR) No. 26-03 for a 910-square-foot drive-thru coffee shop within the existing shopping center located at 49723 Cesar Chavez Street (APNs 603-281-053 and 603-281-054), and determine that the project is categorically exempt from CEQA pursuant to Guidelines Section 15303 (Class 3 – New Construction or Conversion of Small Structures). Applicant: LeAnne Scott.

EXECUTIVE SUMMARY
Applicant LeAnne Scott requests Planning Commission approval of the following entitlements for the construction of a new 910- square-foot 7 brew drive-thru coffee shop within the existing shopping center located at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054):

Figure 1 - Vicinity Map
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2  Architectural Review No. 26-03- To construct a new 910 square foot drive-thru coffee shop 7 Brew on a previously developed 10.5 – acre site. The project does not include indoor dining, but instead provides a walk-up ordering window at the exterior of the building.  Conditional Use Permit No. 402- To allow a drive-thru retail use, which is permitted subject to approval of a Conditional Use Permit pursuant to Section 17.24.020(C)(17) of the Coachella Municipal Code within the Commercial Neighborhood (C-N) zoning district.

Figure 2 – Ariel Map
BACKGROUND:

On December 7, 2010, the Planning Commission conditionally approved CUP No. 245, CUP No. 246, and AR No. 10-05 for the construction of a 2,203-square-foot self-service car wash, a smallscale recycling facility, and a 192-square-foot ice vending kiosk within the existing Coachella Shopping Center. As identified in the Notice of Action dated December 7, 2010, those approvals have since expired and were never developed.

On April 17, 2026, applicant LeAnne Scott submitted applications for Architectural Review No. 26-03 and Conditional Use Permit No. 402 to construct a new 910-square-foot 7 Brew drive-thru coffee shop within the existing Coachella Shopping Center located at 49723 Cesar Chavez Street (APNs 603-281-053 and 603-281-054).
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3 The proposed project would be developed on a vacant pad site within the existing 10.5-acre portion of the shopping center. Improvements include a new commercial building, dual-lane drive-thru facilities, a walk-up ordering window, landscaping, parking and circulation improvements, lighting, and associated utility connections. No indoor customer seating is proposed.

The project site is designated Neighborhood Center by the General Plan and zoned Neighborhood Commercial (C-N). Drive-thru retail uses are permitted in the C-N zone subject to approval of a Conditional Use Permit pursuant to Section 17.24.020(C)(17) of the Coachella Municipal Code. Architectural Review approval is required for the construction of new commercial structures.

Existing land uses surrounding the project site are identified in Table 1 below.

Table 1
General Plan, Zoning, and Surrounding Existing Uses
General Plan Zoning Surrounding Existing Uses
Site: Neighborhood Center (C-N) Neighborhood
Commercial
Coachella Shopping
Center
North: Neighborhood Center
and General
Neighborhood
(C-N) Neighborhood
Commercial and (R-MH)
Mobile Home
Commercial Center and
Coachella Mobile Home
Park
South: Neighborhood Center (C-N) Neighborhood
Commercial
Commercial Center
East: Downtown Center (DT-PV) Downtown Commercial Center West: Suburban
Neighborhood
(S-N) Suburban
Neighborhood
Single-Family Dwellings
and Coachella Mobile
Home Park

ARCHITECTURE
The proposed project consists of a 910-square-foot drive-thru building. The proposed project is 19’ 2” in height, constructed with a white board and batten façade design with “black onyx” brick.

The roof and canopy structure provide a “bristol blue” metal design. The project will include an LED flex light on the roof and canopy of the structure that will provide an LED light strip that will be visible at night. The proposed trash enclosure provides a brick design that is compatible with the proposed 7 Brew building.
10 Item 3.
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4 Figure 2 - South and West Elevations
Figure 3 - North and East Elevations
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5 Figure 4 - Conceptual Night-time Lighting Exhibit
LANDSCAPE DESIGN:

The conceptual landscape plan for the 7 Brew project includes landscape improvements to replace missing and dried up landscaping at existing on-site parking areas, and new landscape areas that serve the proposed project. The project also includes new drought tolerant landscape improvements for the project frontage along Cesar Chavez Street. All landscape areas will include a ¾ inch landscape design and drought tolerant landscaping. The project frontage will also include 2”-4” decorative rock, landscape boulders, shrubs, and Mexican Fan Palms.

Figure 5 - Landscape Palette
PARKING/MINOR MODIFICATION:

The proposed 7 Brew building is required to provide 5 parking spaces to accommodate the proposed building use, in accordance with the City Parking Ordinance. Per Section

17.54.010(C)(4)(m) of the Coachella Municipal Code, a drinking establishment that is required to provide one space for each forty-five (45) square feet of customer area, plus one space for each 12 Item 3.
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6 two hundred (200) square feet of noncustomer area. The project provides 7 new parking spaces.

As a result, the project is compliant with the City Parking Ordinance.

The proposed 7 Brew building is constructed over 47 existing parking spaces for the existing shopping center. Staff found that the existing shopping center is required to provide 492 required parking spaces, pursuant to Section 17.54.010(C)(1), the existing commercial building would be required to provide one (1) parking space per two hundred fifty (250) square feet of gross floor area. The existing commercial center has an existing 501 available parking spaces, and the construction of the project would reduce parking below the minimum required parking spaces for the center. The applicant requests a minor modification in accordance with Section 17.70.120 of the Coachella Municipal Code. If a minor modification is approved to reduce parking by 10%, the shopping center is required to provide a minimum of 443 parking spaces. The project would reduce overall parking for the center to 454 parking spaces, 11 spaces more than the minimum of 443 parking spaces required with the approval of a 10% minor modification approval. As a result, if the minor modification of a 10% reduction of the site parking is approved by the Planning Commission for the project, the project would provide sufficient parking. Staff recommends approval of a 10% reduction of parking and recommends the findings as listed below. Attached to this report is a parking analysis.

The scope of work for the project includes slurry seal improvements of the parking lot surrounding the proposed project. The project will also remove two existing driveways within project limits and replace them with new ADA compliance commercial driveways to the satisfaction of the City Engineer, as required by conditions of approval for the project.

Coachella Shopping Center (Today)
Minimum Required Parking Spaces (Municipal Code) 492 Spaces Existing Available Parking Spaces 501 Spaces (Compliant) Coachella Shopping Center (After Construction of 7 Brew Project) Minimum Required Parking Spaces (Municipal Code) 492 Spaces Available Parking Spaces (After Construction) 454 Spaces (Non-Compliant) Coachella Shopping Center (Approval of 10% Minor Modification) Minimum Required Parking Spaces (10% Minor Modification) 443 Spaces Existing Available Parking Spaces 454 Spaces (Compliant)

CONSISTENCY WITH GENERAL PLAN
The project site is within the Neighborhood Center land use designation of the City’s General Plan 2035 Update (General Plan). This designation creates a concentration of commercial businesses and civic amenities—often mixed with multi-family housing—within convenient walking or biking distance of nearby neighborhoods. Centers provide gathering places for the residents of 13 Item 3.
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7 surrounding neighborhoods and are ideal locations for high-quality transit stops. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms,, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

Allowed land uses include primarily neighborhood-serving retail and services, with residential uses on upper floors of mixed-use buildings and in multi-family buildings at the edge of the center where it transitions to the adjoining neighborhood. The allowed development intensity is 15-40 du/ac, and a FAR of 0.5 and 1.5. The proposed project does not propose residential development, and does not exceed the maximum FAR of the Neighborhood Center general plan designation. The project meets the intent and purpose, intended physical character, allowed land uses, and development intensity allowed in the Neighborhood Center general plan designation. The project is compatible with the design standards for network connectivity, street design, parks and open space, and urban form guidelines of the Neighborhood Center general plan designation.

The project is within Subarea 4 – Harrison Street Corridor. The Harrison Street corridor extends from approximately 54th Avenue north to the intersection of Harrison Street and SR111 (at approximately 49th Avenue). Presently, the corridor is an automobile oriented roadway with shopping centers, large surface parking lots and limited pedestrian facilities. Over time, the Harrison Street Corridor will become a pedestrian-oriented mixed-use corridor with a diverse mix of retail, commercial and residential uses. New development will be more urban in design with buildings that frame the street and parking located back of the buildings. While transformed over time, the corridor will continue to serve as a major thoroughfare and a major retail street for the City, focusing on goods and services that meet the daily needs of residents. The project proposes a drive-thru retail use that is consistent with the uses and policy direction envisioned by Subarea 4 – Harrison Street Corridor.

CONSISTENCY WITH ZONING
The Project site is within the Neighborhood Commercial (C-N) zone, which implements the Neighborhood Center land use designation. The Project is subject to the Zoning Ordinance of the City of Coachella which includes Chapter 17.24 – C-N Neighborhood Commercial Zone. The Project proposes a drive-thru retail use, which is a permitted land use subject to obtaining a conditional use permit within the C-N zone. The project is compliant with the permitted uses and property development standards of Chapter 17.24 C-N Neighborhood Commercial Zone, as indicated in Table 1 below.

Table 1 – (C-N) Property Development Standards Compliance Zoning Ordinance Complies with Code?
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8 Residential Density.
15-40 du/ac
N/A.

No residential development proposed.

Lot Area Requirements.

Minimum Lot Area: 5,000 SF
Minimum Lot Width: 50 SF
Minimum Lot Depth: None.

Maximum Lot Coverage: No Limit.

Yes.

The project uses an existing lot, and does not
propose to subdivide the lot.

Yard Requirements
Front Yard: Where one or both adjoining zones
are residential, a yard shall be provided which
is equal in depth to the average of the required
front yards of the adjoining zones
Side Yard: Where a C-N (Neighborhood
Commercial) zone adjoins a street or a
residential zone, there shall be a side yard of
not less than ten (10) feet on the side or sides
adjoining such street or residential zone. In the
case of a reversed corner lot, the side yard
adjoining the street shall be not less than the
required front yard of the adjoining key lot to
the rear.

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

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

Landscape. Maintain Landscape and Weekly
Pressure Washing Schedule
Yes.

Front Yard. The proposed is located at APN
603-281-053, the northern and southern parcel
are the same C-N zone and not a residential
zone. Therefore, N/A.

Side Yard. Same as above, N/A
Rear Yard. Same as above, N/A
Permitted Encroachments in Required Rear
Yard. Same as above, N/A
Landscape. Compliant, per Condition of
Approval.
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9 Height Limit.

Four stories or fifty (50) feet, whichever is less
Yes.

The project height is 19’2”
Distance Between Buildings
Buildings not actually adjoining shall be
provided with a minimum eight-foot
separation.

Yes.

Off-Street Parking and Loading.

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

Yes, upon approval of a 10% minor
modification
The project is required to provide 5 parking
spaces, the project provides 7 parking spaces.

The commercial center requires a minimum of
492 parking spaces. A 10% minor
modification would allow a minimum of 443
parking spaces. The construction of the project
would modify the center to leave a remaining
454 parking spaces. Therefore, the project is
compliant with parking requirements with the
approval of a 10% minor modification.

Screening.

Adjacent Neighborhood Screening. Where the
C-N (Neighborhood Commercial) zone abuts
upon any residential zone, there shall be
provided screening not less than six feet or
more than eight feet in height on the zoning
boundary line. Said screening shall be reduced
to forty-two (42) inches in height within a
setback area adjacent to a street or highway.

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

Yes.

Adjacent Neighborhood Screening. N/A
Rooftop Screening. Compliant, per condition
of approval.

Landscape Setback
Residential and Hotel. The minimum
perimeter landscape setback for residential or
hotel projects without buildings frontages
along perimeter streets shall equal at minimum
Yes.

N/A, the project is not a residential or hotel
project. The project is an existing developed
site.
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10 ten (10) feet at any point and have an average
perimeter landscape setback of 20-foot for the
entire frontage. Shade tree plantings shall be
installed to provide shade of twenty (20)
percent of landscape area within ten (10) years.

Shade structures with cool roofing materials
may be permitted in whole or in part in lieu of
shade tree plantings.

Energy Efficient Design and Heat Island
Reduction Strategies
Yes, per condition of approval.

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

Any structure originally designed or intended
for residential purposes may be used for
service businesses, (except clothes cleaning,
etc.) as permitted in this zone, subject to all
provisions of this article, and further subject to
the following conditions.

All uses shall be conducted entirely within a
completely enclosed building, except for offstreet parking and loading facilities, and automobile service stations permitted subject
to Section 17.24.020(C)(3).

Yes.

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

N/A.

The project is an existing developed site with
existing sidewalk and landscape areas.

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

Yes.

The proposed project is proposed to maximize
building frontage at the shopping center. The
project will be the nearest building along Cesar
Chavez Street, compared to the existing
buildings on-site on the subject property.
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11 The proposed project implements a pedestrian
walkway path that leads to the public sidewalk
along Cesar Chavez Street, which provides
pedestrian connectivity compatible with the
guidelines in the Coachella Harrison Street
Corridor Report.
- Harrison Corridor Plan (Page 19).

Improve pedestrian facilities. This
includes placing curb extensions
wherever appropriate (e.g. at
intersections of streets with on-street
parking) to reduce the crossing
distance and exposure, and improve
visibility for both pedestrians and
motorists. Prominently marking and
signing crosswalks, and adding new
mid-block crossing points where
needed.

The proposed project implements drought
tolerant landscape improvements along Cesar
Chavez Street, which improves the pedestrian
public realm for the shopping center.

Landscape improvements are compatible with
the guidelines of the Coachella Harrison Street
Corridor Report.
- Harrison Corridor Plan (Page 19).

Improve the appearance of the street.

This can be done with more trees and
landscaping in planting strips,
medians, and roundabouts.
- Harrison Corridor Plan (Page 55).

Longer term projects include full
landscaping in the corridor.
- Harrison Corridor Plan (Page 57). Use
landscaping and street trees to
enhance the public realm.
- Harrison Corridor Plan (page 60).

Significant new landscaping for the
area.

Multi-Family N/A
Architectural Review
Architectural Review required by the Planning
Commission
Yes.
18 Item 3.
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12 Conditional Use Permit
Pursuant to Coachella Municipal Guidelines Chapter 17.74, Conditional Uses, subject to the provisions of this chapter, the Planning Commission must make the following findings for Conditional Use Permit approval:

1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan.

The project site is within the Neighborhood Center land use designation of the City’s General Plan 2035 Update (General Plan). This designation creates a concentration of commercial businesses and civic amenities—often mixed with multi-family housing—within convenient walking or biking distance of nearby neighborhoods. Centers provide gathering places for the residents of surrounding neighborhoods and are ideal locations for high-quality transit stops. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms,, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

2.The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area.

The proposed project is compatible with the intended physical character guidelines of the Neighborhood Center general plan designation. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms,, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

The proposed project provides a pedestrian walking path to the public sidewalk that helps ensure there is a comfortable, walkable environment for shoppers and diners.

The proposed project is compatible with the network and connectivity, street design, and parks and open space guidelines of the Neighborhood Center general plan designation. The project is proposed on an existing developed site with existing sidewalk, driveways, and internal streets. The project site plan and conditions of approval include improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. The project will not be inconsistent with the network and connectivity, street design, and parks and open space guidelines of the Neighborhood Center general plan designation.

As a result, the proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area.
20 Item 3.
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14 3.Consideration is to be given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development.

The proposed project is physically suitable for the proposed project. The proposed project is compatible with the general plan guidelines of the Neighborhood Center general plan designation.

The project is not in conflict with the density requirements and development intensity of the Neighborhood Center general plan designation.

The project is proposed on an existing developed site with existing sidewalk, driveways, and internal streets. The project site plan and conditions of approval include improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. Infrastructure to serve the proposed parcels have been assessed and determined to be available from the water and electric utilities. Furthermore, the site is an existing developed site therefore there are no topographical constraints and the proposed uses are consistent with that has been analyzed in the General Plan and Coachella Municipal Code. Therefore, it can be determined that the proposed subdivision is physically suitable for the site.

As a result, it can be determined that the proposed project is physically suitable for the site, and that that consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development.

4.Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole.

The proposed development will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties and improvements in the vicinity, as the project consists of a new 910 square foot drive-thru retail use in an existing commercial shopping center. The proposed project design is consistent with applicable General Plan and Zoning Code requirements. The project site plan and conditions of approval include improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. Any future modifications to the site or structure shall obtain all applicable permits and licenses prior to the completion of tenant improvements and operations. For these reasons, the proposed project would be compatible with the surrounding Neighborhood Center, Suburban Neighborhood, Downtown Center general plan designation as envisioned by the General Plan. Therefore, the proposed project is not anticipated to be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, the project is justified by the common public interest as a benefit to the community as a whole. 21 Item 3.
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15 5.The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads.

The project is proposed within an existing shopping center, an existing developed site that has existing sidewalk, driveways, and internal streets. The project site plan and conditions of approval will require improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. The existing shopping center has five existing vehicular access points which include two located on the south side of the shopping center that provide access to Avenue 50, and three located on the east side of the shopping center that provide access to Cesar Chavez Street.

The existing vehicular access driveways to the property were determined suitable for the proposed use by the City Engineer/Public Works Director and the Riverside County Fire Marshall. As a result, the conditions of approval and the existing vehicular approaches to the property are designed for reasonable minimal interference with traffic on surrounding public streets or roads.

Conclusion:

Staff concludes that the findings set forth in Coachella Municipal Code Chapter 17.74.020 can affirmatively be made for the proposed Conditional Use Permit No. 402, a proposed drive-thru retail use. The proposed conditional use is in harmony with and in accordance with the objectives of the general plan. The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. Consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. It is determined that the project is justified by the common public interest as a benefit to the community as a whole.

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

Architectural Review
Pursuant to Coachella Municipal Guidelines Chapter 17.72, Architectural Review, subject to the provisions of this chapter, the Planning Commission must make the following findings for Architectural Review approval:

1. The proposed project is consistent with the General Plan. 22 Item 3.
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16 The project site is within the Neighborhood Center land use designation of the City’s General Plan 2035 Update (General Plan). This designation creates a concentration of commercial businesses and civic amenities—often mixed with multi-family housing—within convenient walking or biking distance of nearby neighborhoods. Centers provide gathering places for the residents of surrounding neighborhoods and are ideal locations for high-quality transit stops. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms,, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

2. The proposed project complies with zoning regulations.

The Project site is within the Neighborhood Commercial (C-N) zone, which implements the Neighborhood Center land use designation. The Project is subject to the Zoning Ordinance of the City of Coachella which includes Chapter 17.24 – C-N Neighborhood Commercial Zone. The Project proposes a drive-thru retail use, which is a permitted land use subject to obtaining a conditional use permit within the C-N zone. The project is compliant with the intent and purpose, permitted uses, and property development standards of Chapter 17.24 C-N Neighborhood Commercial Zone.

The project would require approval of a minor modification to approve a 10% reduction in parking for the existing shopping center. The project itself meets parking requirements, however the 23 Item 3.
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17 construction of the proposed project will remove parking spaces utilized by the center and would require approval of a minor modification to ensure the shopping center is in compliance with the Parking Ordinance of the Coachella Municipal Code. The proposed 7 Brew building is constructed over 47 existing parking spaces for the existing shopping center. The existing shopping center is required to provide 492 required parking spaces, pursuant to Section 17.54.010(C)(1), the existing commercial building would be required to provide one (1) parking space per two hundred fifty (250) square feet of gross floor area. The existing commercial center has an existing 501 available parking spaces, and the construction of the project would reduce parking below the minimum required parking spaces for the center. The applicant requests a minor modification in accordance with Section 17.70.120 of the Coachella Municipal Code. The approval of a minor modification to reduce parking by 10% would result in a minimum of 443 parking spaces required for the existing shopping center. The project would reduce overall parking for the center to 454 parking spaces, 11 spaces more than the minimum of 443 parking spaces required with the approval of a 10% minor modification approval. As a result, approval of a minor modification for a 10% reduction in required parking for the existing shopping center would ensure the parking for the existing shopping center is consistent with the Coachella Municipal Code requirements. As a result, the proposed project complies with zoning regulations.

3. The proposed project is consistent with the city's design guidelines.

The location of the project site has a General Plan land use designation of Neighborhood Center.

The project is compatible with the design standards for network connectivity, street design, parks and open space, and urban form guidelines of the Neighborhood Center general plan designation.

The proposed project consists of a 910-square-foot drive-thru coffee building. The proposed project is 19’ 2” in height, constructed with a white board and batten façade design with “black onyx” brick. The roof and canopy structure provide a “bristol blue” metal design. The project will include a led flex light on the roof and canopy of the structure that will provide a led light strip that will be visible at night. The proposed trash enclosure provides a brick design that is compatible with the proposed 7 Brew building. The proposed project is consistent with the property development standards of the Neighborhood Commercial (C-N) zone. For the foregoing reasons, the project is consistent with the city’s design guidelines.

4. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity.

The proposed development will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties and improvements in the vicinity, as the project consists of a new 910 square foot drive-thru retail use in an existing commercial shopping center. The proposed project design is consistent with applicable General Plan and Zoning Code requirements. The project site plan and conditions of approval include improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. Any future modifications to the site or structure shall obtain all applicable permits and licenses prior to the completion of tenant 24 Item 3.
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18 improvements and operations. For these reasons, the proposed project would be compatible with the surrounding Neighborhood Center, Suburban Neighborhood, Downtown Center general plan designation as envisioned by the General Plan. Therefore, the proposed project is not anticipated to be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, the project is justified by the common public interest as a benefit to the community as a whole

5. The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area.

The proposed project is compatible with the intended physical character guidelines of the Neighborhood Center general plan designation. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms, patios and signage to passersby. Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

The proposed project provides a pedestrian walking path to the public sidewalk that helps ensure there is a comfortable, walkable environment for shoppers and diners.

Building entrances are direct from the sidewalk, generally via shopfronts. Building heights are generally one to three stories. Vehicular access is provided to parking lots via common drives detailed as small streets and by alleys. Services and trash should be located behind the buildings in alleys. The proposed project provides a high-quality commercial building design that is not incompatible with general plan guidelines. The proposed project does provide a pedestrian walkway path that provides a direct connection to the sidewalk along Cesar Chavez Street. The proposed project is a one-story building that is 19’2” in height. The proposed project will improve existing commercial driveways to be ADA compliant as required by the conditions of approval for the project. The proposed trash enclosure provides a brick design compatible with the main building design and is located behind the building and not facing Cesar Chavez Street. 25 Item 3.
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19 As a result, the proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area6. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act (Minor Modification).

The Project is categorically exempt from the provisions of the California Environmental Quality Act under State CEQA Guidelines section 15303 – Class 3 New Construction or Conversion of Small Structures. Examples of Class 3 exempted projects include stores, restaurants or similar structures that do not involve the use of significant amounts of hazardous substances and do not exceed 2500 square feet in floor area. Here, the Project consists of the construction of a 910- square-foot drive-thru coffee building on a developed 10.5 lot located at 49723 Cesar Chavez Street (APN 603-281-053)on a site zoned for such uses. The Project does not involve the use of significant amounts of hazardous substances, and all necessary public services and facilities are available. Therefore, the Project falls within the Class 3 exemption.

Furthermore, none of the exceptions to the use of categorical exemptions set forth in State CEQA Guidelines Section 15300.2 apply. The Project will not impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies .There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the Project site or the surrounding area. The Project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the Project site that might result in significant impacts. The Project area is developed and does not contain any environmentally sensitive areas. The Project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed Project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed Project such that Project impacts would not have any substantial adverse changes in the significance of a historical resource.

A Notice of Exemption should be prepared and filed a with the County Clerk and the State Clearinghouse within five working days of approval of the Project.

Conclusion:

Staff concludes that the findings set forth in Coachella Municipal Code Chapter 17.72.010 be made for the proposed Architectural Review No. 26-03 for the 7 Brew drive-thru coffee building. Staff concludes that the findings set forth in Coachella Municipal Code Chapter 17.70.120 be made for the proposed minor modification to allow a 10% numeric deviation from the minimum required parking for the existing shopping center. The proposed project is consistent with the general plan.

The proposed project complies with zoning regulations. The proposed project is consistent with the city's design guidelines. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity. The 26 Item 3.
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20 proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The proposed project processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act.

PUBLIC HEARING NOTICE:

A notice of public hearing to consider the Project was published in the Desert Sun, the newspaper of record, on June 21, 2026, and a public hearing notice was mailed to property owners within a radius of 300- feet of the subject property on June 17, 2026, pursuant to Section 17.74.010(G) of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.

ENVIRONMENTAL REVIEW:

The Project is categorically exempt from the provisions of the California Environmental Quality Act under State CEQA Guidelines section 15303 – Class 3 New Construction or Conversion of Small Structures. Examples of Class 3 exempted projects include stores, restaurants or similar structures that do not involve the use of significant amounts of hazardous substances and do not exceed 2500 square feet in floor area. Here, the Project consists of the construction of a 910- square-foot drive-thru coffee building on a developed 10.5 lot located at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054) on a site zoned for such uses. The Project does not involve the use of significant amounts of hazardous substances, and all necessary public services and facilities are available. Therefore, the Project falls within the Class 3 exemption.

A Notice of Exemption should be prepared and filed a with the County Clerk and the State Clearinghouse within five working days of approval of the Project. 27 Item 3.
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21 CUP NO. 402 ALTERNATIVES:
1) Adopt Resolution No. PC2026-21 to conditionally approve CUP No. 402 with the findings and conditions as recommended by Staff.
2) Adopt Resolution No. PC2026-21 to conditionally approve CUP No. 402 with the findings and conditions as recommended by Staff, with modifications as proposed by Planning Commission.
3) Deny Resolution No. PC2026-21.
4) Continue this item and provide staff and the applicant with direction.

AR NO. 26-03 ALTERNATIVES:
1) Adopt Resolution No. PC2026-22 to conditionally approve AR No. 26-03 with the findings and conditions as recommended by Staff.
2) Adopt Resolution No. PC2026-22 to conditionally approve AR No. 26-03 with the findings and conditions as recommended by Staff, with modifications as proposed by Planning Commission.
3) Deny Resolution No. PC2026-22.
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 for CUP No. 402 and AR No. 26-03.

Attachments:

1. Resolution No. PC2026-21 (CUP)
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Plan Set

2. Resolution No. PC2026-21(AR)
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Plan Set

3. 7 Brew Letter - Energy Efficient Design & Heat Island Reduction Compliance

4. Staff Parking Analysis

5. Published Copy of the Notice of Public Hearing

6. Site Photos
28 Item 3.

Resolution No. PC2026-21

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RESOLUTION NO. PC2026-21

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA CONDITIONALLY APPROVING CONDITIONAL USE
PERMIT NO. 402 FOR THE PROPOSED DRIVE-THRU RETAIL USE,
FOR THE CONSTRUCTION OF A NEW 910 SQUARE FOOT DRIVETHRU COFFEE SHOP “7 BREW” ON A DEVELOPED 10.5 - ACRE LOT AT THE EXISTING SHOPPING CENTER AT 49723 CESAR CHAVEZ
STREET (APN 603-281-053 AND 603-281-054), AND DETERMINING

THAT THE PROPOSED PROJECT IS CATEGORICALLY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
UNDER STATE CEQA GUIDELINES SECTION 15303 (CLASS 3 – NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES).

APPLICANT: LEANNE SCOTT
WHEREAS, on April 17, 2026, the applicant, LeAnne Scott, submitted an application for Architectural Review and Conditional Use Permit for the proposed drive thru retail use, for the construction of a new 910 square foot drive-thru coffee shop on a developed 10.5 - acre lot at the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054) (“Project”); and,
WHEREAS, the site is located at APN 603-281-053 and 603-281-054 at the southwest corner of Park Lane and Cesar Chavez Street (“Property”); and, WHEREAS, the site has a zoning designation of C-N (Neighborhood Commercial) and a General Plan 2035 land use designation of the Neighborhood Center; and, WHEREAS, the 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, a notice of a public hearing to consider Conditional Use Permit No. 402 and Architectural Review No. 26-03 was issued in accordance with Coachella Municipal Code Section 17.72.010, inclusive of the publication on June 21, 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 June 17, 2026; and, WHEREAS, on July 1, 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 this Resolution No. PC2026-21 to conditionally approve Conditional Use Permit No. 402 for the proposed drive-thru retail use, for the construction of a new 910 square foot drive-thru coffee shop “7 Brew” on a developed 10.5 - acre lot at 29 Item 3.

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the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603- 281-054 as conditioned with the motion vote outcome specified in the meeting minutes for the July 1, 2026, Planning Commission meeting.

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

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

SECTION 1. Incorporation of Recitals. The Planning Commission 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 Resolution.

SECTION 2. Compliance with the California Environmental Quality Act.

10.5 lot located at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054) on a site zoned for such uses. The Project does not involve the use of significant amounts of hazardous substances, and all necessary public services and facilities are available.

Therefore, the Project falls within the Class 3 exemption.

Furthermore, none of the exceptions to the use of categorical exemptions set forth in State CEQA Guidelines Section 15300.2 apply. The Project will not impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the Project site or the surrounding area. The Project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the Project site that might result in significant impacts. The Project area is developed and does not contain any environmentally sensitive areas. The Project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed Project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed Project such that Project impacts would not have any substantial adverse changes in the significance of a historical resource.

Staff is hereby authorized and directed to prepare, execute, and file a Notice of Exemption 30 Item 3.

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with the County Clerk and the State Clearinghouse within five working days of approval of the Project.

SECTION 3. Conditional Use Permit Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the Planning Commission hereby finds that:

1. The project site is within the Neighborhood Center land use designation of the City’s General Plan 2035 Update (General Plan). This designation creates a concentration of commercial businesses and civic amenities—often mixed with multi-family housing—within convenient walking or biking distance of nearby neighborhoods.

Centers provide gathering places for the residents of surrounding neighborhoods and are ideal locations for high-quality transit stops. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms, patios and signage to passersby.

Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

The project is compatible with the design standards for network connectivity, street design, parks and open space, and urban form guidelines of the Neighborhood Center general plan designation.

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As a result, the proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan.

2. The proposed project is compatible with the intended physical character guidelines of the Neighborhood Center general plan designation. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms, patios and signage to passersby.

Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit. The proposed project provides a pedestrian walking path to the public sidewalk that helps ensure there is a comfortable, walkable environment for shoppers and diners.

The proposed project is compatible with the urban form guidelines of the Neighborhood Center general plan designation. In the Neighborhood Center general plan designation, a variety of building types are allowed, ranging from Rowhouse/Townhouse to Main Street/Mixed-Use. Building entrances are direct from the sidewalk, generally via shopfronts. Building heights are generally one to three stories. Vehicular access is provided to parking lots via common drives detailed as small streets and by alleys. Services and trash should be located behind the buildings in alleys. The proposed project provides a high-quality commercial building design that is not incompatible with general plan guidelines. The proposed project does provide a pedestrian walkway path that provides a direct connection to the sidewalk along Cesar Chavez Street. The proposed project is a one-story building that is 19’2” in height. The proposed project will improve existing commercial driveways to be ADA compliant as required by the conditions of approval for the project. The proposed trash enclosure provides a brick design compatible with the main building design and is located behind the building and not facing Cesar Chavez Street.

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3. The proposed project is physically suitable for the proposed project. The proposed project is compatible with the general plan guidelines of the Neighborhood Center general plan designation. The project is not in conflict with the density requirements and development intensity of the Neighborhood Center general plan designation.

As a result, it can be determined that the proposed project is physically suitable for the site, and that consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development.

4. The proposed development will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties and improvements in the vicinity, as the project consists of a new 910 square foot drive-thru retail use in an existing commercial shopping center. The proposed project design is consistent with applicable General Plan and Zoning Code requirements. The project site plan and conditions of approval include improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. Any future modifications to the site or structure shall obtain all applicable permits and licenses prior to the completion of tenant improvements and operations. For these reasons, the proposed project would be compatible with the surrounding Neighborhood Center, Suburban Neighborhood, Downtown Center general plan designation as envisioned by the General Plan. Therefore, the proposed project is not anticipated to be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, the project is justified by the common public interest as a benefit to the community as a whole.

5. The project is proposed within an existing shopping center, an existing developed site that has existing sidewalk, driveways, and internal streets. The project site plan and conditions of approval will require improvements to ensure ADA compliant commercial driveways and improvements to the existing on-site landscape areas and existing landscape common area frontage along Cesar Chavez Street. The existing shopping center has five existing vehicular access points which include two located 33 Item 3.

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on the south side of the shopping center that provide access to Avenue 50, and three located on the east side of the shopping center that provide access to Cesar Chavez Street. The existing vehicular access driveways to the property were determined suitable for the proposed use by the City Engineer/Public Works Director and the Riverside County Fire Marshall. As a result, the conditions of approval and the existing vehicular approaches to the property are designed for reasonable minimal interference with traffic on surrounding public streets or roads.

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 Chairperson shall sign this Resolution and the Planning Commission Secretary shall attest and certify to the passage and adoption thereof.

SECTION 6. Planning Commission Approval. Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission conditionally approves Conditional Use Permit No. 402 for the proposed drive-thru retail use, for the construction of a new 910 square foot drivethru coffee shop “7 Brew” on a developed 10.5 - acre lot at the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054), and determining that the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15303 (Class 3 – New Construction Or Conversion Of Small Structures). The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, and Development Plan Set 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. 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 Planning Commission 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.
34 Item 3.

Resolution No. PC2026-21

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PASSED APPROVED and ADOPTED this 1
st day of July 2026.

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________
Eva Lara, Chairperson
City of Coachella
ATTEST:
___________________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Best Best & Krieger
City Attorney

35 Item 3.

Resolution No. PC2026-21 EXHIBIT A
Exhibit B – Resolution No. PC2026-21
CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 402 General Conditions

1. Conditional Use Permit 402 is approved for 12 months from the effective date of approval unless an extension of time is requested by the applicant and granted by the Planning Commission. Issuance of building permits and pursuit of construction will vest the Conditional Use Permit as well as Architectural Review 26-03 approval on the site. Conditional Use Permit 402 is approved for the use of a drive-thru restaurant aisle as part of a restaurant use only, and it is contingent upon Planning Commission approval of Architectural Review 26-03.

2. The construction shall be in conformance with the plans submitted and conditions imposed herein for Conditional Use Permit. This shall include the materials and colors as shown on the approved plans and the material sample board submitted as part of this application.

3. All plans, as shown, are considered “conceptual,” subject to revisions as called out by the conditions of this resolution. The plans shall not be stamp-approved until all conditions requesting revisions have been satisfied during the building plan check process. Any substantial changes to the plans, including changes shown on future building permit plans deemed by staff to not be within substantial conformance with this approval, will require an amendment to the approval of Conditional Use Permit No. 402 or Architectural Review No. 26-03, including architectural features, materials, and site layout.

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

5. If it is observed by the City Engineer that the drive through lane capacity is consistently exceeded so as to create a conflict with on-site circulation, the applicant upon notice by the City Engineer shall propose measures to reduce such impacts such as placement of employees to expedite drive through orders, reconfiguration of the existing drive through lane to improve capacity, or other measures that best mitigate such conflicts.

6. Trash Enclosure shall be constructed. Trash enclosure shall be designed to be compatible with the primary building, and shall include overhead enclosure. The trash enclosure shall be of masonry construction with metal gates and shall be architecturally compatible with main commercial center. Trash enclosure shall be sufficient in size to fit trash bins. Applicant shall submit trash enclosure plans to be approved and installed prior to Certificate of Occupancy.

7. Burrtec. Applicant shall coordinate with Burrtec and meet their requirements for the project.

This business may require the (3) waste program which include trash, recycling and organic recycling services.
36 Item 3.

Resolution No. PC2026-21 EXHIBIT A

8. Rooftop Equipment. Screening of rooftop equipment is required. 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 Community Development Director.

9. Landscape. Property Owner shall rehabilitate existing landscape and irrigation areas.

Landscape areas shall be rehabilitated along per the conceptual landscape plan, project frontage along Cesar Chavez Street, and all on-site parking lot landscape areas, to the satisfaction of the Community Development Director. The property owner shall submit a final landscape exhibit to be approved by the Community Development Director prior to Certificate of Occupancy. The following improvements shall be included on the required landscape plans:
a) Replace missing, dead, or decaying landscaping.
b) Add complete ¾ inch gravel California Gold in all on-site parking lot landscape areas to the satisfaction of the Community Development Director to ensure compatibility with proposed project landscape design.
c) Shall provide varieties of flowering and shrubs, including high quality desert landscape plants to be approved by the Community Development Director. d) Shall ensure new and existing on-site and off-site irrigation is in functional condition. e) Landscape areas shall include shade trees, varieties of flowering and shrubs. f) Repair all concrete curb of existing parking lot landscape areas where landscape and gravel improvements will be made, to the satisfaction of the Community Development Director and City Engineer.
g) Applicant shall install a weed fabric below gravel to prevent weeds for landscape areas to the satisfaction of the Community Development Director. h) The Community Development Director may require modifications to the landscape plans to ensure project complies drought tolerant landscaping requirements. i) All landscape areas shall be maintained consistent with approved landscape plans and commercial building frontage hardscape areas shall establish a weekly pressure washing schedule. Landscape modifications shall be approved by the Community Development Director and referred to the planning commission for review at the director's discretion.

10. Lighting. Applicant shall repair all damaged lighting in their project area to a functional condition.

11. All on-site and off-site requirements for the project shall be completed prior to Certificate of Occupancy to the satisfaction of the Community Development Director.

12. Maintenance Agreement. Applicant or property owner shall enter into a Maintenance 37 Item 3.

Resolution No. PC2026-21 EXHIBIT A
Agreement with the City of Coachella for all commercial center on-site and off-site landscape areas, parking lot asphalt pavement, the establishment of a weekly sidewalk power washing schedule, and site lighting on the subject property. Maintenance Agreement shall ensure commercial irrigation and landscaping is maintained in a first-class condition. Asphalt pavement shall be improved clear of cracks and other visible deterioration. Parking lot and site lighting shall be in a functional condition. Landscape Maintenance Agreement shall include approved landscape and irrigation plan, and a detailed list of maintenance standards. The Maintenance Agreement shall be reviewed by the City Engineer, Community Development Director, and Code Enforcement Manager.

13. Parking Lot. Applicant shall repair the on-site parking lot, curb, driveway, and driveway approach pavement to a high quality and safe condition in conformance with the standards of the City Municipal Code to the satisfaction of the City Engineer. Parking lot parking spaces to be slurry and restriped to the satisfaction of the City Engineer and Community Development Director. Parking Lot repairs shall be submitted to the engineering department, approved, and installed prior to the Certificate of Occupancy.

14. Signs. Any exterior wall signs shall consist of internally illuminated channel lettering and shall require a City building permit. Signage shall not provide flat signage backing. Signage shall be in compliance with Coachella Shopping Center sign program to the satisfaction of the Community Development Director.

15. Allowable signs affixed to windows shall in no case exceed 20% of the occupancy frontage window area per the requirements of the City of Coachella Signage Ordinance.

Building Division Conditions

16. Applicant should show required bicycle parking. (CGBSC 5.016.4) Utilities Department Conditions

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

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

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

20. Complete Utilities Department’s wastewater discharge survey and submit to Development Services.

21. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart.
a. 750 gal minimum
b. Clean outs and vents before and after pretreatment equipment c. Sample box immediately downstream of the pretreatment equipment d. Multi suite buildings requesting pretreatment installation require separate sewer lateral connection per pretreatment device
e. Made from precast concrete form
38 Item 3.

Resolution No. PC2026-21 EXHIBIT A

22. 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.

Riverside County Fire Department Conditions

23. Fire Department Fire Protection Water Supply and Access Review – The Fire Department will require a submittal of a site plan, building information and other supporting documentation for the review of required fire protection water supply and access. Reference CFC as amended.

24. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B or other approved method. 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. Reference CFC as amended.

25. Fire Protection Water Supplies/Hydrants - Fire hydrants shall be located no more than 400 feet from all portions of the exterior of all buildings, or 600 feet from all portions of the exterior of the building equipped with an approved fire sprinkler system, along an approved route on a fire apparatus access road/driveway, unless otherwise approved by the Fire Department. The maximum distance to a fire hydrant can be increased utilizing direction from the Riverside County Office of the Fire Marshal Policies and Standards. Reference CFC as amended.

26. These conditions are preliminary and further review will occur upon receipt of construction plans. Additional requirements may be required based upon the adopted codes at the time of submittal.

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

GENERAL:

27. 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.

28. 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.

29. 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 39 Item 3.

Resolution No. PC2026-21 EXHIBIT A
plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.

30. 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 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.

31. 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.

32. 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.

33. 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.

PRECISE GRADING:

34. 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.

35. 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.

36. 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 40 Item 3.

Resolution No. PC2026-21 EXHIBIT A
from an average of the ground elevations on either side.

37. 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.

STREET IMPROVEMENTS:

38. 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 %.

39. 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.

40. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan requirements.
1) Cesar Chavez Street Public Roadway as shown on the RAC and per these comments shall include the following:
a. This street is classified as Major Arterial with Bicycle Lanes with 118 feet of right-of-way as per City of Coachella General Plan. b. Applicant shall re-construct all appurtenant roadway components within project limits such as, but not limited to: damage sidewalk, deteriorated curb and gutter, Traffic control striping, legends, to the satisfaction of the City Engineer.
c. Applicant shall remove two existing driveways within project limits and replace them with new ADA compliance commercial driveways to the satisfaction of the City Engineer.
d. Applicant shall underground all existing dry utilities if existing within project limits such as, but not limited to: power poles, telecommunication poles and all other existing dry utilities.

SEWER and WATER IMPROVEMENTS:
41 Item 3.

Resolution No. PC2026-21 EXHIBIT A

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

42. 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 RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:

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

44. 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.

45. The applicant’s Civil Engineer shall field verify and certify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP. 42 Item 3.

Label contains broken reference

ASPHALT ASPHALT

ASPHALT

ASPHALT
S
S
S IRR

UGE UGE UGE UGE

UGE UGE UGE UGE IRR IRR
IRR
IRR

GAS GAS

GAS GAS GAS GAS GAS IRR IRR IRR IRR
ICV
W
IRR

IRR IRR IRR IRR IRR IRR IRR UGE UGE UGE
W
S
15''SS
15''SS
15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS SS SS SS SS SS SS SS TBM#1
TBM#2
IRR
UGE
UGE
UGE
UGE

UGE UGE UGE UGE UGE
10' PUBLIC UTILITY EASEMENT
INST. NO. 18154
20' SEWER EASEMENT

TO THE CITY OF COACHELLA
INST. NO. 75002
10' SEWER EASEMENT TO THE CITY

OF COACHELLA
INST. NO. 29489
201' ± 380' ± 369' ±
FOUND 1" IRON PIPE & TAG STAMPED
"LS 3035"
(HELD PER PARCEL MAP NO. 5, P.M.B.
13 / 81)
12''W
12''W
12''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
-57.020

IRR IRR IRR IRR

TRASH STOP STOP
LANE 2 LANE 1
VAN
10' BUILDING SETBACK 10' BUILDING SETBACK
10' BUILDING SETBACK 10' BUILDING SETBACK
N89° 55' 42"E 199.80'
N89° 55' 42"E 201.89'
L=84.11, R=1670.00 Δ=2.89 TYP 18' 30' 12.5' 2' 12.5' 9.98'

12.5' 33.08'
2'

13.91' 6.27' 12.5' 58.68'

9.54'

24.59' 20.08'

5.24'
9'
TYP
02E 18.67'

15.19' 4.41' 14.39' 90'
200' 85'
R10'
R10'
R29.5'
R42'
R27.5'
R15'
R2'
TYP

6.27' 7.34'

15.42'

13.67'
R3' R3' 9' TYP
20'
09B
TYP
90°
09U
TYP 09F
08B
01B 01B
01B
01B
01B
01B
01B
03M
02A
TYP
03M 03M

2.9'
09B
TYP TYP 18'
10'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

10.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

10.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A 9' TYP
20'
09B
TYP
70B
70B
70B
3 2 1
4 5
6 10 9 8 7
11 12
13 14
20'
70C
70C 65.11'

6.63'

6.74' 37.73'
5' 16.41' 32.25' 16.44'

8.31'
R20'
R20' 63.91' 17.95' 28.77' 17.15'

6.59'

6.74' 35.4'
R20'
R20'
5' 11.2'

9.8'
01A
01B
01A
01A
01A
01B
01A
01A
01A
70B
70B
70B
70B
70B

9.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

EXISTING CONCRETE PAVING

NOT TO BE SLURRY SEALED

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
C2.0

SITE PLAN
REV-1
6/12/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_SP.DWG -- SAVED BY - JCUEVAS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA

SITE DETAILS

PARKING TABLE

SPACES REQUIRED SPACES PROVIDED
STANDARD CAR PARKING 4 SPACES 13 SPACES
ACCESSIBLE PARKING 1 SPACE 1 SPACE
TOTAL CAR PARKING 5 SPACE 14 SPACES

ACREAGE SUMMARY TABLE
PARCEL ± 17,105 SF (0.39 AC)
PERVIOUS AREA ± 2,955 SF (0.07AC)
IMPERVIOUS AREA ± 14,150 SF (0.32 AC)

SITE INFORMATION

ZONING NEIGHBORHOOD COMMERCIAL (C-N)

BUILDING FOOTPRINT
(TOTAL, 1 STRUCTURE) 910 SF
BUILDING HEIGHT 19'

SETBACKS
NORTH 10' BUILDING; 10' LANDSCAPE
SOUTH 10' BUILDING; 10' LANDSCAPE
EAST 10' BUILDING; 10' LANDSCAPE
WEST 10' BUILDING; 10' LANDSCAPE

SITE NOTES

VICINITY MAP

NOT TO SCALE
OLD CALIFORNIA 86

SITE CESAR CHAVEZ ST
AVENUE 50

GRAPEFRUIT BLVD
HWY 86

EXISTING LEGEND
LEGEND
S
W
HYD

COMPUTED POINT

UNDERGROUND WATER LINE

RIGHT-OF-WAY LINE

EASEMENT LINE

PROPERTY LINE

POINT OF COMMENCEMENT

TOP OF ASPHALT

EDGE OF ASPHALT

EDGE OF CONCRETE

TOP OF CONCRETE

FLOW LINE

BOC BACK OF CURB
POC

PS PARKING SPACES

N/F NOW OR FORMERLY

RECORD DIMENSION

MEASURED/CALCULATED DIMENSION

SANITARY MANHOLE (SMH)
LIGHT

FIRE HYDRANT

FOUND MONUMENT AS NOTED
SIGN

NG NATURAL GROUND

RECORD DIMENSION PER
PARCEL MAP NO. 5, P.M.B. 13 / 81

TEMPORARY BENCHMARK (TBM)

POB POINT OF BEGINNING
EA
TA
EC
TC
FL

UGE UNDERGROUND ELECTRIC LINE

IRR UNDERGROUND IRRIGATION LINE

SS UNDERGROUND SANITARY SEWER LINE

GAS UNDERGROUND GAS LINE

W WATER METER

BACK FLOW PREVENTER

IRRIGATION CONTROL VALVE
(M)
(R)
(R1)

CC CONCRETE

SITE BENCHMARK
TBM#1

SET CUT SQUARE ON LIGHT POST CONCRETE BASE
ELEVATION:-53.00'
NORTHING: 2193878.33
EASTING: 6582374.52
TBM#2
SET CUT "X" IN CURB
ELEVATION:-55.71'
NORTHING: 2193750.46
EASTING: 6582342.00
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow.

Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

ADJACENT ZONING

INFORMATION

NORTH NEIGHBORHOOD COMMERCIAL (C-N)

SOUTH NEIGHBORHOOD COMMERCIAL (C-N)

EAST DOWNTOWN (DT-PV)

WEST SUBURBAN NEIGHBORHOOD (S-N)

PROPOSED LEGEND

GENERAL SITE NOTES
A. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.

B. ALL CURB RETURN RADII SHALL BE 3', AS SHOWN TYPICAL ON THIS PLAN, UNLESS OTHERWISE NOTED.

C. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS: ALL CURB AND GUTTER ADJACENT TO ASPHALT PAVING SHALL BE INSTALLED PER DETAIL 01A. ALL CURBING ADJACENT TO CONCRETE PAVING SHALL BE INSTALLED PER DETAIL 01B. PAVEMENT SHALL BE INSTALLED IN ACCORDANCE WITH DETAIL 08A OVER THE ENTIRE PARKING LOT AREA AND ALL APPROACH DRIVES. ALL PARKING LOT STRIPING INCLUDING ACCESSIBLE AND VAN ACCESSIBLE SPACES SHALL BE PAINTED PER DETAIL: 09N.

D. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F.

E. ALL ACCESSIBLE PARKING STALLS SHALL HAVE SIGNAGE INSTALLED PER DETAIL 09S.

F. PRIOR TO ANY CONSTRUCTION IN RIGHT-OF-WAY, CONTRACTOR SHALL INSTALL TRAFFIC CONTROL IN ACCORDANCE WITH MUTCD.

PROPERTY LINE/RIGHT OF WAY LINE

CURB INLET

BUILDING CONTROL POINT

PROPOSED PARKING SPACES

LIMITS OF SIDEWALKS AND CONCRETE APRONS (PER ARCHITECTURAL PLANS) CONCRETE CURB AND GUTTER. SEE DETAIL PAVING PLAN
#
7 4
5 01B LANDSCAPE AREA. SEE LANDSCAPE PLAN.
02E TRASH DUMPSTER ENCLOSURE (PER ARCH. PLANS).
08B OVERHEAD CANOPY - (TYP.-PER ARCH. PLANS).
70A DOUBLE 4" SOLID WHITE LINE, 12" O.C.
70B LIMITS OF WORK FOR SLURRY SEAL AND PARKING STALL STRIPING. 01A TYPE A CONCRETE CURB AND GUTTER
01B TYPE B CONCRETE INTEGRAL CURB AND GUTTER
02A PRECAST CONCRETE WHEEL STOP
03M WHEELCHAIR RAMP IN SIDEWALK
09B NINETY DEGREE PARKING SPACE STRIPING
09F 90 DEGREE ACCESSIBLE PARKING SPACE STRIPING
09U ACCESSIBLE PARKING SYMBOL
70C COMMERCIAL DRIVE APPROACH (WITH SIDEWALK AT CURB) PER COUNTY OF RIVERSIDE STANDARD NO. 207A 14 8
23 1
43 Item 3.

S
S IRR

UGE UGE UGE UGE

UGE UGE UGE UGE IRR IRR
IRR
IRR

GAS GAS

GAS GAS GAS GAS GAS IRR IRR IRR IRR
ICV
W
IRR

IRR IRR IRR IRR IRR IRR IRR UGE UGE UGE
W
SMH#2
SMH#5
15''SS
15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS SS SS SS SS SS SS SS IRR
UGE
UGE
UGE
UGE

UGE UGE UGE UGE UGE
10' PUBLIC UTILITY EASEMENT
INST. NO. 18154
20' SEWER EASEMENT

TO THE CITY OF COACHELLA
INST. NO. 75002
10' SEWER EASEMENT TO THE CITY

OF COACHELLA
INST. NO. 29489 380' ± 369' ±
FOUND 1" IRON PIPE & TAG STAMPED
"LS 3035"
(HELD PER PARCEL MAP NO. 5, P.M.B.
13 / 81)
12''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
-57.020

IRR IRR IRR IRR
TRASH
4''SS
1''W

UGE&T UGE&T
E
3/4''W 3/4''W 3/4''W 3/4''W
4''SS
1''W
1''W
3/4''W
3/4''W
3/4''W
50A
50B
50Q
50Q

TYP CESAR CHAVEZ STREET
50Q
50Q
TYP

EXISTING LANDSCAPE TO REMAIN

UNDISTURBED IN THIS AREA
EXISTING LANDSCAPE TO REMAIN IN THESE AREAS. CONTRACTOR

SHALL REPLACE ANY DEAD OR MISSING PLANT MATERIAL

EXISTING PALM (TYP)

EXISTING SHADE TREE (TYP)

EXISTING LANDSCAPE TO REMAIN

UNDISTURBED IN THIS AREA
50Q

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L1.0

LANDSCAPE PLAN
REV-1
6/11/2026
34748
MMP
MAS
SAB DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA LEGEND
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.5-10-11 50.5

EXISTING LEGEND
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EAST OR ELECTRIC
NORTH

OVERHEAD

SOUTH OR SEWER

TELEPHONE

UNDERGROUND

WEST OR WATER

PROPERTY LINE

RIGHT OF WAY LINE

STORM DRAIN
GAS

OVERHEAD ELECTRIC

OVERHEAD ELECTRIC AND TELEPHONE

OVERHEAD TELEPHONE

OVERHEAD TV

SANITARY SEWER

UNDERGROUND ELECTRIC

UNDERGROUND ELECTRIC AND TELEPHONE

UNDERGROUND TELEPHONE

UNDERGROUND TV
WATER

TREE INFO
.5 = DIAMETER OF TRUNK IN FEET
10 = HEIGHT OF TREE IN FEET
11 = CANOPY DIAMETER IN FEET

50.5 = ELEVATION AT BASE OF TREE
LEGEND
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow. Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

LANDSCAPE DETAILS
50A TREE PLANTING
50B SHRUB PLANTING
50Q STEEL EDGING, COLOR: BLACK. INSTALL AT GRADE

GENERAL LANDSCAPE NOTES
A. REFER TO LANDSCAPE NOTES SHEET FOR NOTES AND DETAILS

BOUNDARY LINE

RIGHT OF WAY LINE

STORM DRAIN

PROPOSED LEGEND
NOTE: BOTH INSTALL HEIGHT AND CALIPER
SHALL BE MET AT TIME OF PLANTING.

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

LANDSCAPE REQUIREMENTS

AREA REQUIREMENT REQUIRED PROVIDED

PARKING AREA
A MIN OF 5% OF THE PARKING AREA

SHALL BE LANDSCAPED
11,767 SF OF PARKING LOT x 5% =
588 SF REQUIRED
632 SF PROVIDED
A MIN OF 50% OF THE PARKING AREA
SHALL BE SHADED WITHIN 15 YEARS
11,767 SF OF PARKING LOT x 50% =
5,883 SF OF SHADE REQUIRED
6 SHADE TREES x
1200 SF PER TREE
= 7,200 SF

PROVIDED
SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL CAL.

TREES
3 PARKINSONIA FLORIDA / BLUE PALO VERDE 24" BOX 50A 2.00" CAL. 3 PROSOPIS X 'AZT' / AZT THORNLESS MESQUITE 24" BOX 50A 2.00" CAL. 5 WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 24" BOX 50A 2.00" CAL.

SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL
SHRUBS
18 DASYLIRION WHEELERI / GREY DESERT SPOON 5 GAL 50B
42 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL 50B
17 JUNIPERUS CHINENSIS 'SAN JOSE' / SAN JOSE JUNIPER 5 GAL 50B 44 LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 5 GAL 50B
7 LEUCOPHYLLUM FRUTESCENS 'SILVERADO' / SILVERADO TEXAS SAGE 5 GAL 50B 5 SALVIA GREGGII 'ALBA' / WHITE TEXAS SAGE 5 GAL 50B
29 SALVIA GREGGII 'SIERRA LINDA' / SIERRA LINDA AUTUMN SAGE 5 GAL 50B 2026-06-11 10:59

PLANT SCHEDULE

SYMBOL DESCRIPTION QTY DETAIL
3/4" DECORATIVE ROCK. COLOR: DESERT GOLD DEPTH: 4" DEPTH 2,338 SF 2'-3' DIA. LANDSCAPE BOULDER COLOR: BROWN/TAN 37
3/4" DIA. CRUSHED GRANITE WASHED. COLOR: CALIFORNIA GOLD DEPTH: 4" 3,232 SF 2"-4" DIA. DECORATIVE ROCK. COLOR: HONEY QUARTZ DEPTH: 4" 201 SF 2026-06-16 12:55

LANDSCAPE ROCK SCHEDULE

SITE BENCHMARK
TBM#1

SET CUT SQUARE ON LIGHT POST CONCRETE BASE
ELEVATION:-53.00'
NORTHING: 2193878.33
EASTING: 6582374.52
TBM#2
SET CUT "X" IN CURB
ELEVATION:-55.71'
NORTHING: 2193750.46
EASTING: 6582342.00
NOTE TO CONTRACTOR:

ANY PROPOSED LANDSCAPE AREAS SHOWN OUTSIDE OF THE LIMITS OF THE SEVEN BREW PROPERTY SHALL BE IRRIGATED SEPARATELY. IRRIGATION SHALL BE PROVIDED BY EXPANSION/REHABILITATION OF EXISTING IRRIGATION SYSTEM. IF NO EXISTING

SYSTEM IS PRESENT LANDSCAPE CONTRACTOR SHALL PROVIDE A FULLY AUTOMATIC

UNDERGROUND IRRIGATION SYSTEM PROVIDING FULL COVERAGE TO ALL PLANT MATERIAL IN COORDINATION WITH THE SHOPPING CENTER OWNER/MANAGEMENT. 44 Item 3.

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L1.1

LANDSCAPE NOTES
REV-1
6/11/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA

GENERAL NOTES

1. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT ALL PROPOSED LANDSCAPING IS INSTALLED IN

ACCORDANCE WITH PLANS, DETAILS, SPECIFICATIONS (IF APPLICABLE) AND ALL LOCAL CODES AND REQUIREMENTS.

2. CONTRACTOR TO INSPECT SITE AND VERIFY CONDITIONS AND DIMENSIONING PRIOR TO PROCEEDING WITH WORK DESCRIBED HERE IN. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING ANY CONSTRUCTION.

3. QUANTITIES PROVIDED IN THE PLANT LIST ARE FOR GENERAL USE ONLY. CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF ALL PLANT AND LANDSCAPE MATERIAL QUANTITIES. SYMBOL COUNT ON PLAN TAKES PRECEDENCE OVER TABLE QUANTITIES.

4. IMMEDIATELY AFTER AWARD OF CONTRACT, NOTIFY THE OWNER'S REPRESENTATIVE AND/OR THE

LANDSCAPE ARCHITECT OF UNAVAILABILITY OF SPECIFIED PLANT MATERIAL FROM COMMERCIAL NURSERIES. THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT WILL PROVIDE ALTERNATE PLANT MATERIAL SELECTIONS IF UNAVAILABILITY OCCURS. SUCH CHANGES SHALL NOT ALTER THE ORIGINAL BID PRICE UNLESS A CREDIT IS DUE TO THE OWNER.

5. ALL PLANT MATERIALS TO CONFORM TO THE AMERICAN STANDARD FOR NURSERY STOCK ANSI Z60.1.

6. CONTAINER GROWN STOCK SHOULD HAVE GROWN IN A CONTAINER LONG ENOUGH FOR THE ROOT SYSTEM TO HAVE DEVELOPED SUFFICIENTLY TO HOLD ITS SOIL TOGETHER.

7. ANY PLANT SUBSTITUTIONS, RELOCATION, OR REQUIRED CHANGE SHALL REQUIRE THE WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT OR OWNER.

8. THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT RESERVE THE RIGHT TO REFUSE ANY MATERIAL THEY DEEM UNACCEPTABLE.

9. COORDINATE WITH PROJECT REPRESENTATIVE FOR DISTURBED SITE TREATMENTS OUTSIDE LANDSCAPE IMPROVEMENTS. SEE CIVIL PLANS FOR SOIL STABILIZATION FOR EROSION CONTROL.

10. IF REQUIRED, CONTRACTOR TO ENSURE THAT AN AUTOMATED IRRIGATION SYSTEM THAT PROVIDES

COMPLETE COVERAGE OF THE SITE IS INSTALLED PRIOR TO INSTALLING TREES/PALMS (SEE IRRIGATION PLAN SHEET IF PROVIDED). IF NO PLAN IS PROVIDED THE CONTRACTOR SHALL SUBMIT A PROPOSED DESIGN TO THE LANDSCAPE ARCHITECT/ENGINEER FOR APPROVAL PRIOR TO INSTALLATION. THE

PROPOSED DESIGN MUST HAVE AN APPROVED BACKFLOW DEVICE AND RAIN SENSOR INSTALLED TO STOP IRRIGATION DURING RAIN EVENTS. CONTRACTOR SHALL ENSURE THAT THERE IS POSITIVE DRAINAGE AND NO PONDING OF WATER AT ROOT AREA.

11. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND FOUR INCHES OF TOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDE TOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED/SODDED,

FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY RELOCATED TREES SHALL BE MAINTAINED UNTIL SUCH POINT AS TREE IS RE-ESTABLISHED. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECT SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.

12. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL

UNDERGROUND UTILITIES AND SHALL AVOID DAMAGE TO ALL UTILITIES DURING THE COURSE OF THE WORK. LOCATIONS OF EXISTING BURIED UTILITY LINES SHOWN ON THE PLANS ARE BASED UPON BEST AVAILABLE INFORMATION AND ARE TO BE CONSIDERED APPROXIMATE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR 1) TO VERIFY THE LOCATIONS OF UTILITY LINES AND ADJACENT TO THE WORK AREA 2) TO PROTECT OF ALL UTILITY LINES DURING THE CONSTRUCTION PERIOD 3) TO REPAIR ANY AND ALL DAMAGE TO UTILITIES, STRUCTURES, SITE APPURTENANCES, ETC. WHICH OCCURS AS A RESULT OF THE CONSTRUCTION AT NO COST TO THE OWNER.

13. WEED MAT IS REQUIRED IN LANDSCAPED ISLANDS AS SPECIFIED.

14. ALL PLANT MATERIAL QUANTITIES SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN.

15. IF A SWPPP PLAN IS PROVIDED THIS PLAN IS TO BE IMPLEMENTED COOPERATIVELY WITH SWPPP PLAN, AS NEEDED, TO MAXIMIZE THE EFFECTIVENESS OF THE SWPPP PLAN FOR THIS SITE.

16. THE CONTRACTOR IS ENCOURAGED TO COMPLETE TEMPORARY OR PERMANENT SEEDING OR SODDING IN STAGES FOR SOIL STABILIZATION AS AREAS ARE COMPLETED AFTER GRADING.

17. SEEDING ON SLOPES: HYDROSEED WITH GRASS SEED AS INDICATED ON PLANS. SEE LEGEND FOR SPECIFIC GRASS SEED TYPE. SEEDING SHALL BE ACCOMPLISHED IMMEDIATELY AFTER BED PREPARATION.

HYDROSEED MIXTURE SHALL CONTAIN CELLULOSE MULCH APPLIED AT A RATE OF 2,000 LBS./ACRE, WITH A MAXIMUM OF 50 LBS./100 GAL. OF WATER. IF SEEDING IS DELAYED AFTER MIXING 1/2 - 2 HOURS ADD AN ADDITIONAL 50% OF SEED MIX, IF DELAY IS LONGER THAN 2 HOURS, BEGIN WITH NEW MIXTURE. ALL SLOPES 2:1 OR GREATER SHALL BE COVERED WITH EROSION CONTROL BLANKET AS SHOWN IN THE EROSION CONTROL BLANKET DETAIL. SEE SPECIFICATIONS FOR SEED ESTABLISHMENT REQUIREMENTS.

18. ALL PLANT MATERIAL IN TREE HOLDING AREAS SHALL BE MANUALLY WATERED/IRRIGATED TO KEEP MOIST UNTIL PLANTED.

1. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PREPARING ALL PLANTED AREAS. ALL DELETERIOUS MATERIALS SUCH AS ROCK, TRASH, CONSTRUCTION DEBRIS, AGGREGATE BASE MATERIAL, ASPHALT, ETC. SHALL BE REMOVED PRIOR TO ANY FILL OPERATIONS. FILL ALL PLANTING AREAS WITH CLEAN EARTHEN FILL. SOIL SHALL BE FREE OF HEAVY, STIFF CLAY AND ANY DELETERIOUS MATERIAL OVER ONE INCH IN SIZE. THE TOP SIX INCHES OF FILL

MATERIAL STRIPPED FROM SITE MAY BE UTILIZED FOR PLANTER OR TOPSOIL FILL IF PRIOR APPROVAL HAS BEEN OBTAINED FROM THE OWNER'S REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT.

2. FINISH GRADE OF LANDSCAPE AREAS (TOP OF TURF AND MULCH) MUST BE GRADED TO 1 1/2" BELOW ADJACENT PAVEMENT SURFACES.

3. LOCATE SHRUBS A DISTANCE OF HALF OF THEIR AVERAGE MATURE SPREAD AWAY FROM WALKS, STRUCTURES, CONCRETE PADS, ETC. LOCATE GROUND COVER PLANTINGS A MINIMUM OF 2' FROM WALKS, STRUCTURES, CONCRETE PADS, ETC.

4. ALL LAWN AREAS NOT OTHERWISE BORDERED BY WALKS, OR OTHER STRUCTURES, SHALL HAVE MANUFACTURED EDGING AS REQUIRED.

5. TREES PLANTED ADJACENT TO PUBLIC ROADS AND PEDESTRIAN SIDEWALKS SHALL BE PRUNED SUFFICIENTLY TO AVOID VISUAL BLOCKS TO INTERSECTING VEHICULAR ACCESS OR INTERFERENCE WITH PEDESTRIAN WALKWAYS.

TREES WITH A 4" OR LARGER CALIPER SHALL BE PRUNED UP TO 6'-0" ABOVE PAVEMENTS.

6. ALL TREES WITHIN 4' OF PAVED SURFACES (SUCH AS CURBS, WALLS, BUILDINGS AND SIDEWALKS) SHALL BE PROVIDED WITH A DEEP ROOT BARRIER CONTROL DEVICE OR EQUAL. INSTALL PER MFR'S SPECIFICATIONS.

7. TOPSOIL DEPTH SHALL BE AS FOLLOWS :

PLANTER BEDS - 12" MINIMUM
GRASS/SOD AREAS - 4" MINIMUM (AFTER COMPACTION)

8. BACKFILL ALL TREES, SHRUBS, GROUNDCOVER WITH A MIXTURE OF 2 PARTS NATIVE SOIL AND 1 PART SOIL CONDITIONING WITH WOOD MULCH.

9. THE LANDSCAPE CONTRACTOR SHALL WATER TEST ALL PLANTING HOLE PRIOR TO PLANTING. IF HOLES DO NOT DRAIN PROPERLY, EXCAVATE FURTHER UNTIL IMPERMEABLE LAYER IS BREACHED. EXCAVATED PLANT PITS SHALL HAVE POSITIVE DRAINAGE. PLANT PITS (WHEN FULLY FLOODED WITH WATER) SHALL DRAIN WITHIN 1 HOUR OF FILLING.

ENSURE THAT ALL PLANT PITS HAVE POSITIVE DRAINAGE.

10. ALL PLANTING BEDS SHALL BE TREATED WITH A PRE-EMERGENT HERBICIDE. PRE-EMERGENT HERBICIDE SHALL BE

APPLIED PER MANUFACTURE'S RECOMMENDATIONS AND SHALL OCCUR AFTER TOPSOIL PLACEMENT AND PRIOR TO INSTALLATION OF PLANT MATERIALS AND MULCH.

11. FERTILIZE ALL PLANTS AT THE TIME OF PLANTING WITH A TIME RELEASE FERTILIZER PER BRAND'S SPECIFIED APPLICATION RATES.

12. ALL PLANTING BED SOILS SHALL BE AMENDED WITH 2" OF ORGANIC COMPOST

13. ALL TREES AND SHRUBS SHALL BE PLANTED IN SUCH A MANNER AS TO ENSURE THEIR SURVIVAL.

14. ANY ROPE OR WIRE BINDING THE BALL SHALL BE CUT PRIOR TO PREVENT GIRDLING OF THE TREE. REMOVE WIRE, TWINE, AND BURLAP FROM THE TOP HALF OF ALL B&B PLANT MATERIAL.

15. IF A NON-BIODEGRADABLE MATERIAL IS USED AROUND THE BALL, IT SHALL BE COMPLETELY REMOVED PRIOR TO BACKFILLING.

16. PRIOR TO INSTALLATION, THE ROOTS OF CONTAINER GROWN STOCK SHALL BE SEPARATED OR SPLIT TO ENSURE PROPER ROOT DEVELOPMENT.

17. CONTRACTOR SHALL BE RESPONSIBLE FOR DELIVERY SCHEDULE AND PROTECTION BETWEEN DELIVERY AND PLANTING TO MAINTAIN HEALTHY PLANT CONDITIONS.

18. ANY PLANT MATERIAL WHICH IS DISEASED, DISTRESSED, DEAD, OR REJECTED (PRIOR TO SUBSTANTIAL

COMPLETION) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL PLANT LIST SPECIFICATIONS. TREES & SHRUBS SHALL BE PLANTED AS SOON AS POSSIBLE AFTER DELIVERY.

19. ALL TREES MUST BE STRAIGHT-TRUNKED, FULL-HEADED AND MEET ALL REQUIREMENTS SPECIFIED.

20. ALL TREES MUST BE STAKED AS SHOWN IN THE DETAILS.

21. NO SUBSTITUTIONS OR ALTERNATIVES WILL BE ALLOWED FOR GROUND SURFACE MATERIALS UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT OR OWNER.

22. MAINTAIN 5' MIN. HORIZONTAL SEPARATION BETWEEN TREE PLANTINGS AND ALL UTILITIES UNLESS OTHERWISE SPECIFIED.

23. A FOUR INCH (4") TOP DRESSING/MULCHING OF 1" - 2" DIA. CRUSHED ROCK SHALL BE PLACED IN ALL PLANT BEDS AND AROUND ALL TREES. SINGLE TREES OR SHRUBS SHALL HAVE TOP DRESSING TO THE OUTSIDE EDGE OF THE MANUFACTURED EDGING OR LANDSCAPE ISLAND. (SEE PLANTING DETAILS) TOP DRESSING CAN BE WOOD MULCH, ROCK, OR ANY OTHER DECORATIVE MATERIAL SPECIFIED ON PLANS. SEE LANDSCAPE PLAN FOR TYPE.

24. THE FOLLOWING PLANTING SEASONS ARE RECOMMENDED:

EVERGREEN SHRUBBERY NOVEMBER-MARCH

DECIDUOUS SHRUBBERY & TREES NOVEMBER-MARCH

EVERGREEN TREES NOVEMBER-MARCH

PLANTING NOTES PLANT GUARANTEE, REPLACEMENT AND MAINTENANCE A. GUARANTEE:

ACCEPTANCE OF GRADING AND SEEDING SHALL BE BY LANDSCAPE ARCHITECT AND/OR OWNER. THE CONTRACTOR SHALL ASSUME MAINTENANCE RESPONSIBILITIES UNTIL FINAL ACCEPTANCE. MAINTENANCE SHALL INCLUDE

WATERING, WEEDING, RESEEDING AND OTHER OPERATIONS NECESSARY TO KEEP ALL LAWN AREAS IN A THRIVING CONDITION. UPON FINAL ACCEPTANCE, OWNER SHALL ASSUME ALL MAINTENANCE RESPONSIBILITIES. AFTER LAWN

AREAS HAVE GERIMINATED, AREAS WHICH FAIL TO SHOW A UNIFORM STAND OF GRASS FOR ANY REASON

WHATSOEVER SHALL BE RE-SEEDED REPEATEDLY UNTIL ALL AREAS ARE COVERED WITH A SATISFACTORY STAND OF GRASS. MINIMUM ACCEPTANCE OF SEEDED LAWN AREAS MAY INCLUDE SCATTERED BARE SPOTS, NONE OF WHICH ARE LARGER THAN 1 SQUARE FOOT, AND WHEN COMBINED DO NOT EXCEED 2% OF TOTAL SEEDED LAWN AREA.

B. REPLACEMENT:

ANY PLANT UNDER THIS SPEC WHICH IS DEAD, MISSING, UNHEALTHY, OR OTHERWISE NOT

ACCEPTABLE AND NOT IN SATISFACTORY GROWING CONDITION DURING CONSTRUCTION

MAINTENANCE PERIOD, OR AT THE END OF THE GUARANTEE PERIOD, SHALL BE REMOVED FROM SITE AND REPLACED WITH SUITABLE, ACCEPTABLE PLANT AS SPECIFIED, WITHIN FIVE (5) DAYS.

C. MAINTENANCE:

GENERAL CONTRACTOR SHALL PROVIDE ONE YEAR OF LANDSCAPE MAINTENANCE, FROM THE TIME THE PROJECT RECEIVES THE CERTIFICATE OF OCCUPANCY AND THERE AFTER, FOR ALL NEW LANDSCAPE. IF

EXISTING LANDSCAPE EXISTS ON-SITE, GENERAL CONTRACTOR IS TO PROVIDE THE OPTION OF MAINTENANCE FOR THE OWNER'S REVIEW.

1. APPLICATION OF HERBICIDES SHALL BE IN COMPLIANCE WITH STATE PESTICIDES REGULATIONS. IT IS THE

RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO CONSULT WITH THE REGULATORY AGENCIES FOR LOCAL HERBICIDES APPLICATION REQUIREMENTS.

2. IF THERE IS A DISCREPANCY BETWEEN STATE REGULATIONS AND ADDITIONAL REQUIREMENTS BELOW, MOST

STRINGENT SHALL RULE

3. NO AERIAL APPLICATION OF HERBICIDES IS PERMITTED ON SITE.

4. CARCINOGENS AND EPA TOXIC CATEGORY I AND II ARE PROHIBITED TO USE ON SITE.

HERBICIDES NOTES
12"(MIN.)

FINISHED GRADE, SEE GRADING PLAN

TREE WRAP
4 INCHES OF MULCH
4 INCH DEEP SAUCER
PLANTING PIT TO BE 2X THE DIAMETER OF THE ROOT BALL DUCKBILL UNDERGROUND TREE ANCHOR OR EQUAL. MODEL 40-RBK FOR 2" CALIPER TREES MODEL 68-RBK FOR 3" CALIPER TREES. INSTALL PER MANUFACTURER'S SPECIFICATIONS

DUCKBILL ANCHORS, DRIVE ANCHORS FULL

DEPTH, D-RINGS TO REMAIN EXPOSED

FINISHED GRADE PER GRADING PLAN

BACKFILL MIX PER SPECIFICATIONS UNDISTURBED SUBSOIL

REMOVE BURLAP & ROPE
FROM TOP 1/3 OF THE BALL 2'(MIN.)
12"(MIN.) 2'(MIN.) 6" NOTES: 1. DEPICTION ABOVE IS FOR TREE PLANTING ON A SLOPE. 2. ALL OTHER SPECIFICATIONS SHALL BE AS SHOWN BELOW IN THE TREE PLANTING DETAIL. 3. SEE TREE PLANTING DETAIL BELOW FOR TREE ANCHORING SYSTEM.

N.T.S. TREE PLANTING
50A
DUCKBILL ANCHORS IN TRIANGULAR PATTERN. PASS TENSION STRAPS THROUGH D-RING IN EACH ANCHOR AND BACK TO EACH HAND RATCHET. TIGHTEN AND ADJUST TENSION STRAP FOR BEST FIT. PLAN 6" NOTES: 1. SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. 2. CONTRACTOR TO ENSURE PERCOLATION OF PLANTING PITS PRIOR TO INSTALLATION. 3. CONTRACTOR TO CONTACT LANDSCAPE ARCHITECT IF PERCOLATION CANNOT BE ACHIEVED.

PLANT MIX
4 INCHES MULCH (SEE LANDSCAPE NOTES FOR TYPE OF

MULCH) DO NOT PLACE MULCH UP AROUND TRUNK OR

STEM OF PLANT WEED MAT (ONLY IF SHRUB IS WITHIN A

PLANTING BED)

PITCH PLANTING PIT TO DRAIN

UNDISTURBED SUBGRADE

SCARIFY BOTTOM OF PLANT PIT

IF SHRUB IS B&B, THEN

REMOVE BURLAP & ROPE
FROM TOP 1/3 OF BALL
2X ROOT DIAMETER
NOT LESS THAN 12",

CLEAR ALL SIDES
12" (MIN.)
N.T.S. 2'(MIN.) SEE PLAN FOR SPACING 6"
12" (MIN.) 2'(MIN.) 6" NOTE: 1. DEPICTION ABOVE IS FOR SHRUB PLANTING ON SLOPE. 2. ALL OTHER SPECIFICATIONS SHALL BE SHOWN BELOW IN THE PLANTING DETAIL.

SHRUB PLANTING
50B

1. SOIL TESTING

1.1. THE CONTRACTOR SHALL OBTAIN A SOILS TEST FOR AGRICULTURAL SUITABILITY AND FERTILITY PREPARED BY A CALIFORNIA ASSOCIATION OF AGRICULTURAL LABORATORIES MEMBER. SOIL TESTING SHALL OCCUR AFTER ALL SOIL HAS BEEN IMPORTED TO THE SITE AND ROUGH GRADE ESTABLISHED, BUT PRIOR TO SOIL PREPARATION.

1.2. THE SOILS REPORT SHALL CONTAIN AN ANALYSIS OF SOIL TEXTURE, INFILTRATION RATE, PH, TOTAL SOLUBLE SALTS, SODIUM, AND PERCENT ORGANIC MATTER. THE SOILS REPORT SHALL ALSO CONTAIN RECOMMENDATIONS FOR SOIL PREPARATION, AMENDED SOIL, AND FERTILIZATION.

1.3. A MINIMUM OF TWO LOCATIONS SHALL BE SAMPLED, AND ADDITIONAL SAMPLES REQUIRED AT THE RATE OF ONE PER EVERY 10,000 SF OF LANDSCAPE AREA.

1.4. TWO SAMPLES PER LOCATION SHALL BE TAKEN. ONE AT A DEPTH OF 10" AND ONE AT A DEPTH OF 36". EACH SAMPLE SHALL CONTAIN APPROXIMATELY ONE QUART OF SOIL AND BE LABELED PER LOCATION AND DEPTH.

1.5. THE SOILS REPORT SHALL BE FURNISHED TO THE OWNER AND LANDSCAPE ARCHITECT FOR REVIEW PRIOR TO IMPLEMENTATION.

SOIL MANAGEMENT PLAN NOTES

1. SEE CIVIL PLANS FOR GRADING PLAN.

2. A SOILS REPORT IS REQUIRED PER THE SOIL MANAGEMENT PLAN NOTES ABOVE.

3. PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMEND PLANTING HOLES NEEDED TO MEET THIS REQUIREMENT.

4. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO THE RECOMMENDATIONS OF THE SOILS REPORT.

5. FOR LANDSCAPE INSTALLATIONS, COMPOST AT A RATE OF A MINIMUM OF 4 CU.YDS. PER 1,000 SF OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOILS. SOILS WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP 6" ARE EXEMPT FROM ADDING COMPOST AND TILLING.

6. A MINIMUM OF A THREE INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING

AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. UP TO 5% OF THE LANDSCAPE MAY BE LEFT WITHOUT MULCH FOR INSECT HABITAT AND MUST BE NOTED ON THE PLANS.

MODEL WATER EFFICIENT LANDSCAPE ORDINANCE REQUIREMENTS:

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE
SEE STEPPING STONE DETAIL FOR DIMENSIONS MULCH TOP DRESSING: SEE LANDSCAPE NOTES FOR MULCH MATERIAL AND

REQUIRED DEPTH

COMPACTED SAND SUB-BASE POLYPROPYLENE MATERIAL WEED

BARRIER AT FINISH GRADE

STEEL STAKE DRIVEN FROM MULCH SIDE OF EDGING WITH TOP OF STAKE BELOW TOP OF HEADER

POLYPROPYLENE MATERIAL WEED

BARRIER AT FINISH GRADE
MULCH TOP DRESSING: SEE LANDSCAPE NOTES FOR MULCH MATERIAL AND

REQUIRED DEPTH
NATURAL STEEL EDGING. NO PAINTED

EDGING SHALL BE USED
FINISH GRADE NATURAL STEEL EDGING. NO PAINTED

STEEL STAKE DRIVEN FROM MULCH SIDE OF EDGING SHALL BE USED

EDGING WITH TOP OF STAKE BELOW TOP OF HEADER

SODDED AREA

POLYPROPYLENE MATERIAL WEED
BARRIER 2/3 BELOW GRADE 1/3 ABOVE GRADE

STEEL EDGING
NOTE: 1. DEPICTION ABOVE IS FOR SODDED AREA WITH MULCH. NOTE: 1. DEPICTION ABOVE IS FOR STEPPING STONE AREA WITH MULCH. N.T.S. 50Q 45 Item 3.

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L1.2

LANDSCAPE IMAGES
REV-1
6/11/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL CAL.

TREES 3 PARKINSONIA FLORIDA / BLUE PALO VERDE 24" BOX 50A 2.00" CAL. 3 PROSOPIS X 'AZT' / AZT THORNLESS MESQUITE 24" BOX 50A 2.00" CAL. 5 WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 24" BOX 50A 2.00" CAL.

SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL
SHRUBS
18 DASYLIRION WHEELERI / GREY DESERT SPOON 5 GAL 50B
42 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL 50B
17 JUNIPERUS CHINENSIS 'SAN JOSE' / SAN JOSE JUNIPER 5 GAL 50B 44 LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 5 GAL 50B 7 LEUCOPHYLLUM FRUTESCENS 'SILVERADO' / SILVERADO TEXAS SAGE 5 GAL 50B 5 SALVIA GREGGII 'ALBA' / WHITE TEXAS SAGE 5 GAL 50B 29 SALVIA GREGGII 'SIERRA LINDA' / SIERRA LINDA AUTUMN SAGE 5 GAL 50B 2026-06-11 10:59

PLANT SCHEDULE

SYMBOL DESCRIPTION QTY DETAIL
3/4" DECORATIVE ROCK. COLOR: DESERT GOLD DEPTH: 4" DEPTH 730 SF 2'-3' DIA. LANDSCAPE BOULDER COLOR: BROWN/TAN 37
3/4" DIA. CRUSHED GRANITE WASHED. COLOR: CALIFORNIA GOLD DEPTH: 4" 3,232 SF 2"-4" DIA. DECORATIVE ROCK. COLOR: HONEY QUARTZ DEPTH: 4" 201 SF 2026-06-11 11:03

LANDSCAPE ROCK SCHEDULE
SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL CAL.

TREES 5 ULMUS PARVIFOLIA 'ALLEE' / ALLEE® LACEBARK ELM 24" BOX 50A 2.00" CAL. 3 WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 24" BOX 50A 2.00" CAL. 1 ZELKOVA SERRATA 'GREEN VASE' / GREEN VASE JAPANESE ZELKOVA 24" BOX 50A 2.00" CAL.

SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL
SHRUBS
14 DASYLIRION WHEELERI / GREY DESERT SPOON 5 GAL 50B
26 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL 50B
12 JUNIPERUS CHINENSIS 'SAN JOSE' / SAN JOSE JUNIPER 5 GAL 50B 5 JUNIPERUS CHINENSIS 'SEA GREEN' / SEA GREEN JUNIPER 5 GAL 50B 32 LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 5 GAL 50B 7 MAHONIA X 'GOLDEN ABUNDANCE' / GOLDEN ABUNDANCE OREGON GRAPE 5 GAL 50B 15 SALVIA GREGGII 'SIERRA LINDA' / SIERRA LINDA AUTUMN SAGE 5 GAL 50B 2026-04-07 09:36

PLANT SCHEDULE

SYMBOL DESCRIPTION QTY DETAIL
DECOMPOSED GRANITE COLOR: BROWN/TAN 4" DEPTH 293 SF
2'-3' DIA. LANDSCAPE BOULDER COLOR: BROWN/TAN 24
3/4" DIA. CRUSHED GRANITE WASHED. COLOR: CALIFORNIA GOLD DEPTH: 4" 2,722 SF 2"-4" DIA. DECORATIVE ROCK. COLOR: HONEY QUARTZ DEPTH: 4" 111 SF 2026-04-07 08:3

LANDSCAPE ROCK SCHEDULE
ALLEE LACEBARK ELM GREEN VASE JAPANESE ZELKOVA MEXICAN FAN PALM OREGON GRAPE SERRA LINDA AUTUMN SAGE NEW GOLD LANTANA RED YUCCA LANDSCAPE BOULDER 2"-4" DIA HONEY QUARTZ ROCK GREY DESERT SPOON SAN JOSE JUNIPER SEA GREEN JUNIPER 3/4" CALIFORNIA GOLD CRUSHED GRANITE 3/4" DESERT GOLD DECORATIVE ROCK BROWN DECOMPOSED GRANITE BLUE PALO VERDE THORNLESS HONEY MESQUITE SAN JOSE JUNIPER SILVERADO TEXAS SAGE 46 Item 3.

IRR
UGE
UGE

UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE IRR IRR IRR IRR IRR IRR
IRR
IRR
IRR

IRR GAS

GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS IRR IRR IRR IRR IRR IRR IRR ICV

IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR UGE UGE UGE IRR 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS

IRR IRR
UGE
UGE

UGE UGE
UGE
UGE
UGE UGE UGE UGE UGE UGE UGE UGE UGE 12''W 12''W IRR IRR TRASH
4''SS 4''SS
1''W 1''W

UGE&T UGE&T UGE&T UGE&T
UGE&T
E
3/4''W 3/4''W 3/4''W 3/4''W 3/4''W 3/4''W 3/4''W 3/4''W 3/4''W UGE&T
4''SS
4''SS
4''SS
1''W
1''W
1''W 1''W
3/4''W
3/4''W
3/4''W
3/4''W
3/4''W
3/4''W

FS MV BF M
78B
78B 78B
2 0.48
1" 3.52 3
1"
C
RF
78A
78A
78A
78A
78A
3 4" 3
4" 0.24 1
1"
3 4" 1"

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L2.0

IRRIGATION PLAN
REV-1
6/11/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

EXISTING LEGEND
e
n
oh
s
t
ug
w

EAST OR ELECTRIC
NORTH

OVERHEAD

SOUTH OR SEWER

TELEPHONE

UNDERGROUND

WEST OR WATER

PROPERTY LINE

RIGHT OF WAY LINE

STORM DRAIN
GAS

OVERHEAD ELECTRIC

OVERHEAD ELECTRIC AND TELEPHONE

OVERHEAD TELEPHONE

OVERHEAD TV

SANITARY SEWER

UNDERGROUND ELECTRIC

UNDERGROUND ELECTRIC AND TELEPHONE

UNDERGROUND TELEPHONE

UNDERGROUND TV
WATER

TREE INFO
.5 = DIAMETER OF TRUNK IN FEET
10 = HEIGHT OF TREE IN FEET
11 = CANOPY DIAMETER IN FEET

50.5 = ELEVATION AT BASE OF TREE
LEGEND
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow. Callbefore you dig.
0 10' 15' 20'

SCALE IN FEET

PROPOSED LEGEND

BOUNDARY LINE/RIGHT OF WAY LINE

STORM DRAIN

IRRIGATION NOTES
78A IRRIGATION SLEEVE; SLEEVES IN NEWLY PAVED AREAS SHALL BE PLACED PRIOR TO PAVEMENT; SLEEVES IN EXISTING PAVEMENT SHALL BE SAWCUT OR BORED UNDER PAVEMENT. ALL DAMAGED PAVEMENT SHALL BE REPAIRED BY LANDSCAPE CONTRACTOR TO MATCH EXISTING.
78B IRRIGATION EQUIPMENT AND LINES SHOWN HERE FOR GRAPHIC PURPOSES. CONTRACTOR SHALL VERIFY FINAL LOCATION OF METER AND PREFERRED PLACEMENT OF ASSOCIATED EQUIPMENT PRIOR TO CONSTRUCTION. ALL EQUIPMENT AND LINES SHALL BE INSTALLED WITHIN THE PROPERTY LINE.

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

GENERAL IRRIGATION NOTES
A. REFER TO IRRIGATION NOTES SHEET FOR NOTES AND DETAILS B. REFER TO MEWLO CALCULATION SHEET FOR WATER EFFICIENCY CALCULATIONS

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
RAIN BIRD XCZ-100-LC 1"
WIDE FLOW DRIP CONTROL KIT, FOR LIGHT COMMERCIAL USES. 1IN. PEB VALVE, WITH 1IN. PRESSURE REGULATING 40PSI BASKET FILTER. 0.3-20 GPM. 3 RAIN BIRD XFS-CV-04-18 DRIP RING 9
RAIN BIRD XBD81-PRS W/XB-10
XERI-BIRD 8 MULTI OUTLET EMISSION DEVICE WITH XERI-BUG EMITTERS AT 1 GPH EACH, WITH BUILT-IN 200 MESH FILTER. PRESSURE REGULATOR IN-STEM. 22 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
BRASS SHUT OFF VALVE 1
RAIN BIRD PESB 1"
1IN., 1-1/2IN., 2IN., 3IN. PLASTIC INDUSTRIAL MASTER VALVES. LOW FLOW OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH SCRUBBER

TECHNOLOGY FOR RELIABLE PERFORMANCE IN DIRTY WATER IRRIGATION APPLICATIONS.
1 WATTS U009 1"

REDUCED PRESSURE BACKFLOW PREVENTER
1 RAIN BIRD ESP4ME3
4 STATION, HYBRID MODULAR OUTDOOR CONTROLLER. FOR RESIDENTIAL OR LIGHT COMMERCIAL USE. LNK WIFI MODULE AND FLOW SENSOR READY. 1 RAIN BIRD WR2-RFS
WIRELESS RAIN/FREEZE SENSOR.
1 RAIN BIRD FS-100-B
1IN. FLOW SENSOR, BRASS MODEL. SUGGESTED OPERATING RANGE 2.0 GPM TO 40.0 GPM. SIZE FOR FLOW NOT ACCORDING TO PIPE SIZE. RAIN BIRD COMPATIBLE CONTROLLERS: ESP-LXIVM(P) | LXD | LXME2(P) | ME3, OR CONTROLLERS ACCEPTING CUSTOM K-FACTOR AND OFFSET. INSTALL IN RAIN BIRD VALVE BOX.
1 WATER METER 3/4" 1
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 3/4" 895.2 LF IRRIGATION MAINLINE: PVC SCHEDULE 40 1" 102.6 LF
PIPE SLEEVE: PVC SCHEDULE 40 275.1 LF
2026-04-07 09:46
360
MV
BF
C
RF
FS
M
Valve Number
Valve Size
Valve Flow
Valve Callout
# #
#"

IRRIGATION SCHEDULE

SITE BENCHMARK
TBM#1

SET CUT SQUARE ON LIGHT POST CONCRETE BASE
ELEVATION:-53.00'
NORTHING: 2193878.33
EASTING: 6582374.52
TBM#2
SET CUT "X" IN CURB
ELEVATION:-55.71'
NORTHING: 2193750.46
EASTING: 6582342.00

CRITICAL ANALYSIS
Generated: 2026-04-07 09:38
P.O.C. NUMBER: 01
Water Source Information:

FLOW AVAILABLE
Water Meter Size: 3/4"
Flow Available 18.2 GPM

PRESSURE AVAILABLE
Static Pressure at POC: 65 PSI
Elevation Change: 0 ft
Service Line Size: 1"
Length of Service Line: 5 ft
Pressure Available: 65 PSI

DESIGN ANALYSIS
Maximum Station Flow: 3.52 GPM
Flow Available at POC: 18.2 GPM
Residual Flow Available: 14.68 GPM
Critical Station: 3
Design Pressure: 30 PSI
Friction Loss: 0.5 PSI
Fittings Loss: 0.05 PSI
Elevation Loss: 0 PSI
Loss through Valve: 7 PSI
Pressure Req. at Critical Station: 37.5 PSI
Loss for Fittings: 0.04 PSI
Loss for Main Line: 0.38 PSI
Loss for POC to Valve Elevation: 0 PSI
Loss for Backflow: 12.5 PSI
Loss for Master Valve: 1.55 PSI
Loss for Water Meter: 0.5 PSI
Critical Station Pressure at POC: 52.5 PSI
Pressure Available: 65 PSI
Residual Pressure Available: 12.5 PSI
NOTE TO CONTRACTOR:

SYSTEM IS PRESENT LANDSCAPE CONTRACTOR SHALL PROVIDE A FULLY AUTOMATIC

UNDERGROUND IRRIGATION SYSTEM PROVIDING FULL COVERAGE TO ALL PLANT MATERIAL IN COORDINATION WITH THE SHOPPING CENTER OWNER/MANAGEMENT. 47 Item 3.

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L2.1

IRRIGATION NOTES
REV-1
6/11/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA BODY
61A

WIRE CONNECTION
N.T.S.

CAP FILL WITH

SEALANT

CRIMP SLEEVE USE

RECOMMENDED TOOL

RUN WIRING BENEATH AND
BESIDE MAINLINE. TAPE AND
BUNDLE AT 10-FOOT INTERVALS.

NOTES:

ALL SOLVENT WELD PLASTIC

PIPING TO BE SNAKED IN
TRENCH AS SHOWN.

TIE A 24-INCH LOOP IN ALL WIRING
AT CHANGES OF DIRECTION OF 30°
OR GREATER. UNTIE AFTER ALL
CONNECTIONS HAVE BEEN MADE.

MAINLINE,

LATERAL, AND

WIRING IN THE

SAME TRENCH

LATERAL
PIPE18" MIN.

SECTION VIEW

MAINLINE
PIPE
PLAN VIEW 24" MIN.

WIRE W/O CONDUIT

CONDUIT
WIRING IN 24" MIN.

1. UNLESS OTHERWISE NOTED ON PLANS ALL LATERAL LINES SHALL BE SDR-13.5 OR SDR-21/CLASS 200 PVC PIPE. ALL MAIN LINES SHALL BE SCHEDULE 40 PVC PIPE.

2. SLEEVES BELOW ALL HARDSCAPE ELEMENTS SHALL BE SCH. 40 PVC AND SHALL BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN.

3. ALL LATERAL LINES SHALL BE BURIED NO LESS THAN 18" DEEP. ALL MAIN LINES AND ELECTRICAL LINES SHALL BE NO LESS THAN 24" DEEP.
64A

IRRIGATION PIPE

AND WIRE TRENCHING
N.T.S.

GENERAL IRRIGATION NOTES

1. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECT SPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS.

2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TO BEGINNING WORK.

3. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR OF ANY DISCREPANCIES IN PLANS OR SPECIFICATIONS PRIOR TO BEGINNING OR CONTINUING WORK.

4. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THE LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR.

5. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT

SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENT REGULATIONS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS.

6. CONTRACTOR IS TO VERIFY ACTUAL AVAILABLE WATER PRESSURE BEFORE BEGINNING INSTALLATION.

CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWER THAN THE DESIGN WATER PRESSURE OF 65 PSI.

7. IRRIGATION SYSTEMS CONNECTED TO POTABLE WATER SUPPLY, SHALL HAVE A BACKFLOW PREVENTER INSTALLED PER LOCAL REQUIREMENTS.

8. ANY EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICAL ROOT ZONE OF ANY TREE.

9. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATION CONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER.

10. IRRIGATION CONTRACTOR SHALL REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERS REPRESENTATIVE.

11. IRRIGATION CONTRACTOR IS RESPONSIBLE FOR INSTALLING MANUAL DRAIN VALVES AT LOWEST

POSSIBLE ELEVATION ON IRRIGATION MAIN SO AS TO PROVIDE POSITIVE DRAINAGE OF IRRIGATION MAIN DURING WINTER MONTHS, OR PROVIDE BLOWOUT ASSEMBLY.

12. ALL LATERAL LINES SHALL BE EQUIPPED WITH AUTOMATIC DRAIN VALVES AT LOW POINTS.

13. IRRIGATION CONTRACTOR SHALL COORDINATE CONTROLLER LOCATION WITH GENERAL CONTRACTOR. GENERAL CONTRACTOR SHALL PROVIDE (2) 1" ELECTRICAL CONDUITS FOR IRRIGATION CONTRACTOR'S POWER/DATA CONNECTION TO CONTROLLER. SEE ARCHITECTURAL ELECTRICAL PLAN FOR ELECTRICAL CONNECTION TO THE IRRIGATION CONTROLLER. IRRIGATION CONTRACTOR SHALL

COORDINATE CONSTRUCTION OF IRRIGATION SYSTEM WITH GENERAL CONTRACTOR AND LANDSCAPE CONTRACTOR PRIOR TO COMMENCEMENT OF CONSTRUCTION.

14. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF

EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO

RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.

15. ALL BELOW GRADE LOW VOLTAGE WIRING CONNECTIONS SHALL BE INSTALLED PER WIRE CONNECTION DETAIL.

16. DO NOT INSTALL IRRIGATION AT PYLON / MONUMENT SIGN LOCATION UNTIL SIGN HAS BEEN INSTALLED.

17. LOCATION FOR IRRIGATION SYSTEM AS SHOWN IS FOR DRAWING PURPOSES ONLY. UNSLEEVED PIPES MAY BE SHOWN IN PAVEMENT AREAS FOR CLARITY ONLY. INSTALL THESE PIPES IN ADJACENT LANDSCAPE AREAS WHERE NECESSARY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OF PROPOSED IRRIGATION SYSTEM. ALL

PROPOSED IRRIGATION LINES AND EQUIPMENT SHALL BE INSTALLED WITHIN THE BOUNDARIES OF THE PROJECT SITE. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE.

18. MINIMUM COVER FROM TOP OF PIPING TO FINISHED GRADE SHALL BE AS PER DETAIL 64A.

19. IRRIGATION CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH PLANTING PLAN AND SITE CONDITIONS TO PROVIDE COMPLETE COVERAGE WITH MINIMUM OVERSPRAY. THE

IRRIGATION CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS TO ENSURE PROPER COVERAGE AT NO ADDITIONAL COST TO THE OWNER.

20. VALVE BOXES SHALL BE INSTALLED FLUSH WITH GRADE, SUPPORTED BY BRICKS IF NEEDED, WITH 3" OF CLEAN PEA GRAVEL LOCATED BELOW THE VALVE.

21. ALL MAIN LINE PIPING, NON-PRESSURE PIPING AND CONTROL WIRE SLEEVING SHALL BE INSTALLED IN SEPARATE SLEEVES. ALL LATERAL LINE PIPING UNDER PAVING SHALL BE PVC SHEDULE 40 AND SHALL BE INSTALLED PRIOR TO ANY HARDSCAPE MATERIAL. IRRIGATION CONTRACTOR TO PROVIDE SLEEVES BETWEEN 12" AND 15" BELOW GRADE AT ALL DRIVE ENTRANCES AND SIDEWALKS. MAINLINE SLEEVE SIZE SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BE SLEEVED. CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES.

22. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES, LOCATION OF FENCES, RETAINING WALLS, AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMAGED BY HIS WORK. HE SHALL

COORDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES AND LATERALS THROUGH WALLS, UNDER ROADWAYS AND PAVING AND TIMING, ETC. REFER

TO CIVIL ENGINEERING PLANS FOR GRADING, METHODS OF DRAINAGE, IRRIGATION METERS, AND BACKFLOW PREVENTION DEVICE LOCATION.

23. ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED, SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS, DETAILS AND SPECIFICATIONS. ACCEPTABLE

MANUFACTURERS INCLUDE RAINBIRD, HUNTER, OR NETAFIM

24. ANY DRIP SYSTEM PIPING IN PLANTING BEDS IS DIAGRAMMATIC. CONTRACTOR CAN ROUTE PIPING

IN A FREEFORM MANNER (AVOIDING OBJECTS SUCH AS LIGHT POLES, TRANSFORMERS PADS, EQUIPMENT VAULTS, SUBSURFACE ROCK TOO LARGE TO REMOVE, ETC...) AS LONG AS ALL PLANT

MATERIAL RECEIVES THE PROPER NUMBER OF EMITTERS PER SCHEDULE AND THE VINYL

DISTRIBUTION TUBING DOES NOT EXCEED THE MAXIMUM DESIGN LENGTHS PER MANUFACTURER'S RECOMMENDATIONS.

25. UNLESS OTHERWISE REQUIRED, BACKFLOW PREVENTION DEVICES LESS THAN 2" SHALL BE PLACED IN A WIRE MESH BASKET ENCLOSURE AND PAINTED TO MATCH THE PRIMARY BUILDING COLORS. SEE CIVIL PLANS FOR LOCATION.

26. ALL JOINTS AND BENDS 2" OR LARGER SHALL HAVE CONCRETE THRUST BLOCKING. THRUST BLOCKING SHALL BE A MINIMUM OF 1 CUBIC FOOT OF CONCRETE. PIPE SHALL NOT BE ENCASED IN CONCRETE. SEE DETAIL 31C FOR THRUST BLOCKING ON CIVIL PLANS.

27. CONTRACTOR WILL PROVIDE OWNER WITH A COMPLETE AND REPRODUCIBLE DRAWING OR IRRIGATION SYSTEM LAYOUT AS IT WAS INSTALLED. DRAWING SHOULD INCLUDE, BUT NOT BE

LIMITED TO, LOCATIONS OF ZONES VALVES, MAIN, LATERAL AND DISTRIBUTION LINES, SLEEVES, WATER METER, BACKFLOW PREVENTION DEVICE, SENSORS AND CONTROLLER.

28. ALL LATERAL LINE SIZING SHALL REFER TO LABELS AND PIPE SCHEDULE. ALL LATERALS NOT LABELED SHALL BE 3/4" MIN.

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE
48 Item 3.

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L3.0
MEWLO

CALCULATIONS
REV-1
6/11/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81.

Plant Water Use Type Plant Factor
Very Lo
w 0 - 0.1
Low 0.2 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1.0
Hydrozone Select System From
the Dropdown List
click on cell below
Plant Water Use
Type (s) (low,
medium, high)
Plant Factor
(PF)
Hydrozone Area (HA)
(ft
2 ) Without SLA Irrigation
Efficiency
(IE)
(PF x HA (ft
2 ))/IE
Zone 1 Drip Low 0.20 168 0.81 41
Zone 2 Drip Low 0.30 1,776 0.81 658
Zone 3 Drip Low 0.30 84 0.81 31
Zone 4
Zone 5
Zone 6
Zone 7
Zone 8
Zone 9
Zone 10
Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
Zone 21
Zone 22
Zone 23
Zone 24
Zone 25
Zone 26
Zone 27
Zone 28
Zone 29
Zone 30
Zone 31
Zone 32
Zone 33
Zone 34
Zone 35
730
SLA00
Sum 2,028
Results
MAWA = 49,846 ETWU = 39,893 Gallons ETWU complies with MAWA 5,333 Cubic Feet

53.33 HCF

0.12 Acre-fee
t

0.04 Millions of Gallons
Messages and Warnings
Tan Cells Show Results
Click on the blue cell on right to Pick City Name Coachella Name of City ET
o of City from Appendix A 88.10 ETo (inches/year) 0 Overhead Landscape Area (ft 2 )
2028 Drip Landscape Area (ft
2 )
0 SLA (ft
2 )
Total Landscape Area 2,028
Results:
(ET
o) x (0.62) x [(0.45 x LA) + (1.0 - 0.45) X SLA)] 49,846 Gallons 6,663 Cubic Feet
67 HCF 0 Acre-feet 0 Millions of Gallons
MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ET
o of City from Appendix A 88 ETo (inches/year)
Total Landscape Area 2,028 LA (ft
2 )
Special Landscape Area0 SLA (ft
2 )
Total annual precipitiation (inches/year)
Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation) Results:

MAWA = [(ETo - Eppt) x (0.62)] x [(0.45 x LA) + ((1.0 - 0.45) x SLA)] - Gallons - Cubic Feet - HCF - Acre-feet - Millions of Gallons Enter value in Pale Blue Cells
Messages and Warnings
Maximum Applied Water Allowance Calculations for New and Rehabilitated Non-Residential Landscapes 49 Item 3.
18x36 -
18x36 -
18x60 -
18x48 -18x48 -
18x60 - 18x36 - 18x36 - 18x36 - IT RACK
15'-6"
15'-7"
46'-11"
1'-8" 14'-4" 13'-9" 62'-9" 21'-8" 62'-9" 30'-2"
15'-6" 10'-7"
1'-8" 3'-0"

FLOOR PLAN
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

REVISIONS
DATE
SCALE
PROJECT NUMBER PROJECT NAME SHEET NAME THESE DRAWINGS AND THE INFORMATION CONTAINED ON THEM ARE THE SOLE PROPERTY OF KINETIC DESIGN. ANY USE OF THESE DOCUMENTS OR THE INFORMATION CONTAINED HEREIN, CAN ONLY BE USED WITH WRITTEN PERMISSION FROM KINETIC DESIGN. KINETIC DESIGN ASSUMES NO LIABILITY FOR THESE DRAWINGS OR INFORMATION CONTAINED HEREIN. DRAWN CHECKED No. DATE DESCRIPTION
04/29/26
SHEET

CLIENT INFORMATION
A.2
A.2 A.3
A.3
MECH. ACCESS ROOM PLAN
DESCRIPTION: AREA

SERVICE AREA

RESTROOM
COOLER
Building Area Breakdown
TOTAL GROUND FLOOR AREA: 910.00 S.F.

A1 CONCEPTUAL FLOOR PLANS
704.00 SF.

66.00 SF.
140.00 SF.

MECH ACCESS ROOM 164.00 SF.
04/30/26 ELEC SWITCH GEAR
50 Item 3.

X X X

FIXED CENTER PANE W/

SERVING WINDOWS ON EITHER SIDE
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN

LED FLEX LIGHT

LED FLEX LIGHT
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA

THIN BRICK OVER DUROCK
"BLACK ONYX" 1 2 3

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"
T.O. STANDING SEAM ROOF
19' - 2"

SIGNAGE UNDER

SEPARATE PERMIT
PRE-ENGINEERED ALUM.

CANOPY BY OTHERS,

SEE SHOP DRAWINGS
BRISTOL BLUE (C-2)
BRISTOL BLUE (C-2)

CANOPY COLUMN (TYP)
TOP OF FOOTER.

COORDINATE WITH CIVIL.

ADDRESS NUMBERS TO BE
8" TALL x 2" BRUSH STROKE 4
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A2 CONCEPTUAL ELEVATIONS
04/30/26 FACING EAST ELEVATION FACING SOUTH ELEVATION

THIN BRICK OVER DUROCK
"BLACK ONYX"

LED FLEX LIGHT

SIGNAGE UNDER

SEPARATE PERMIT

BERRIDGE CURVED ZEE

LOCK PANEL
"BRISTOL BLUE"
JAMES HARDIE "HARDIPANELS" BOARD

AND BATTEN
JAMES HARDIE "HARDIPANELS" BOARD

AND BATTEN

FINISH FLOOR
0' - 0"
T.O. STANDING SEAM ROOF
19' - 2" J I H G F E D C B A
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA
20 GA SHEET METAL
"BRISTOL BLUE"
51 Item 3.

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"

LED FLEX LIGHT
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN

LED FLEX LIGHT

SIGNAGE UNDER

SEPARATE PERMIT

THIN BRICK OVER DUROCK
"BLACK ONYX"

EXTERIOR

WEATHER-PROOF
OUTLET; SEE MEP

DRIVE THRU COFFEE
T.O. STANDING SEAM ROOF
19' - 2" A B C D E F G H I J
1/4" THK ACRYLIC SIGNAGE

APPLIED TO SIDING WITH

VH DOUBLE SIDE TAPE

BERRIDGE CURVED ZEE

LOCK PANEL
"BRISTOL BLUE"
BRISTOL BLUE (C-2)

BRAKE METAL FASCIA

FIXED WINDOWS

PRE-ENGINEERED ALUMINUM
CANOPY BY OTHERS; SEE

SHOP DRAWINGS
20 GA SHEET METAL
"BRISTOL BLUE"
JAMES HARDIE "HARDIPANELS"

BOARD AND BATTEN
"ARCADE WHITE"

THIN BRICK OVER DUROCK
"BLACK ONYX" 3 2 1

FINISH FLOOR
0' - 0"
B.O. CANOPY
9' - 0"
T.O. STANDING SEAM ROOF
19' - 2"

BERRIDGE CURVED ZEE LOCK
PANEL "BRISTOL BLUE"
BRISTOL BLUE (C-2)

BRAKE METAL CAP

SIGNAGE UNDER

SEPARATE PERMIT

EXTERIOR WEATHER-PROOF
OUTLET; SEE MEP

ELECTRICAL EQUIPMENT

REFER TO
ELECTRICAL 4
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A3 CONCEPTUAL ELEVATIONS
04/30/26

ELECTRICAL SWITCH

GEAR FACING WEST ELEVATION FACING SOUTH ELEVATION

FACING NORTH ELEVATION
52 Item 3.
04/30/26 FACING EAST ELEVATION FACING SOUTH ELEVATION
53 Item 3.
04/30/26

ELECTRICAL SWITCH

GEAR FACING WEST ELEVATION

FACING NORTH ELEVATION
54 Item 3.
55 Item 3.
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION
A6 COLORED ELEVATIONS

FRONT - RIGHT SIDE VIEW FRONT - LEFT SIDE VIEW

LEFT - REAR SIDE VIEW RIGHT -REAR SIDE VIEW
04/30/26
56 Item 3.
29833 Santa Margarita Pkwy., Suite 300
Rancho Santa Margarita, CA 92688
Main. 951.710.6334 Web. kineticdesign.build
Email. [email protected]

NOT FOR CONSTRUCTION

THIS DRAWING IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY.

APPROVAL FROM THE ARCHITECT AND

GOVERNING JURISDICTIONS MUST BE

ATTAINED PRIOR TO THE ISSUANCE
OF CONSTRUCTION DOCUMENTS. THE

ARCHITECT AND HIS CONSULTANTS

ASSUME NO RESPONSIBILITY FOR

CONSTRUCTION BIDS OR

CONSTRUCTION PERFORMED FROM
THESE DRAWINGS.

CLIENT INFORMATION

A MATERIAL COLOR BOARD
7 FIBER CEMENT PANEL
BRAND: NICHIHA - MODERN BRICK
COLOR: MIDNIGHT
FINISH: SMOOTH

BLUE METAL STANDING SEAM
BRAND: KINGSPAN - MORIN
COLOR: REGAL BLUE
FINISH: SMOOTH

CLEAR ANODIZED WINDOW FRAME
BRAND: KAWNEER - TRIFAB II 451
COLOR: CLEAR ANODIZED
FINISH: BRUSHED ALUMINUM

GRAY METAL COPING & FLASHING
BRAND: KINKSPAN - MORIN
COLOR: ZINC GRAY
FINISH: SMOOTH PROJECT NAME
04/30/26
57 Item 3.

Existing damage site lighting lamps within the lease limits that are damaged shall be replaced 58 Item 3.

Resolution No. PC2026-22

Page 1 ends

80237.00820\45088720.1
RESOLUTION NO. PC2026-22

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA CONDITIONALLY APPROVING ARCHITECTURAL
REVIEW NO. 26-03 FOR THE PROPOSED DRIVE-THRU RETAIL USE, FOR THE CONSTRUCTION OF A NEW 910 SQUARE FOOT DRIVETHRU COFFEE SHOP “7 BREW” ON A DEVELOPED 10.5 - ACRE LOT AT THE EXISTING SHOPPING CENTER AT 49723 CESAR CHAVEZ
STREET (APN 603-281-053 AND 603-281-054), AND DETERMINING

THAT THE PROPOSED PROJECT IS CATEGORICALLY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
UNDER STATE CEQA GUIDELINES SECTION 15303 (CLASS 3 – NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES).

APPLICANT: LEANNE SCOTT
WHEREAS, on April 17, 2026, the applicant, LeAnne Scott, submitted an application for Architectural Review and Conditional Use Permit for the proposed drive thru retail use, for the construction of a new 910 square foot drive-thru coffee shop on a developed 10.5 - acre lot at the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054) (“Project”); and,
WHEREAS, the site is located at APN 603-281-053 and 603-281-054 at the southwest corner of Park Lane and Cesar Chavez Street (“Property”); and, WHEREAS, the site has a zoning designation of C-N (Neighborhood Commercial) and a General Plan 2035 land use designation of the Neighborhood Center; and, WHEREAS, the 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, a notice of a public hearing to consider Conditional Use Permit No. 402 and Architectural Review No. 26-03 was issued in accordance with Coachella Municipal Code Section 17.72.010, inclusive of the publication on June 21, 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 June 17, 2026; and, WHEREAS, on July 1, 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 this Resolution No. PC2026-22 to conditionally approve Architectural Review No. 26-03 for the proposed drive-thru retail use, for the construction of a new 910 square foot drive-thru coffee shop “7 Brew” on a developed 10.5 - acre lot at 59 Item 3.

Resolution No. PC2026-22

Page 2 ends

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

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

SECTION 2. Compliance with the California Environmental Quality Act.

10.5 lot located at 49723 Cesar Chavez Street (APN 603-281-053)on a site zoned for such uses. The Project does not involve the use of significant amounts of hazardous substances, and all necessary public services and facilities are available. Therefore, the Project falls within the Class 3 exemption.

Furthermore, none of the exceptions to the use of categorical exemptions set forth in State CEQA Guidelines Section 15300.2 apply. The Project will not impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the Project site or the surrounding area. The Project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the Project site that might result in significant impacts. The Project area is developed and does not contain any environmentally sensitive areas. The Project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed Project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed Project such that Project impacts would not have any substantial adverse changes in the significance of a historical resource.

Staff is hereby authorized and directed to prepare, execute, and file a Notice of Exemption with the County Clerk and the State Clearinghouse within five working days of approval 60 Item 3.

Resolution No. PC2026-22

Page 3 ends

80237.00820\45088720.1
of the Project.

SECTION 3. Architectural Review and Minor Modification Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the Planning Commission hereby finds that:

Streets connect the center to adjacent neighborhoods and to the urban corridor(s), providing convenient access on foot or by bike from residences to retail amenities and to transit.

The project is compatible with the design standards for network connectivity, street design, parks and open space, and urban form guidelines of the Neighborhood Center general plan designation.

Resolution No. PC2026-22

Page 4 ends

80237.00820\45088720.1
the proposed project is consistent with the General Plan.

2. The Project site is within the Neighborhood Commercial (C-N) zone, which implements the Neighborhood Center land use designation. The Project is subject to the Zoning Ordinance of the City of Coachella which includes Chapter 17.24 – C-N Neighborhood Commercial Zone. The Project proposes a drive-thru retail use, which is a permitted land use subject to obtaining a conditional use permit within the C-N zone. The project is compliant with the intent and purpose, permitted uses, and property development standards of Chapter 17.24 C-N Neighborhood Commercial Zone.

The project would require approval of a minor modification to approve a 10% reduction in parking for the existing shopping center. The project itself meets parking requirements, however the construction of the proposed project will remove parking spaces utilized by the center and would require approval of a minor modification to ensure the shopping center is in compliance with the Parking Ordinance of the Coachella Municipal Code. The proposed 7 Brew building is constructed over 47 existing parking spaces for the existing shopping center. The existing shopping center is required to provide 492 required parking spaces, pursuant to Section

17.54.010(C)(1), the existing commercial building would be required to provide one (1) parking space per two hundred fifty (250) square feet of gross floor area. The existing commercial center has an existing 501 available parking spaces, and the construction of the project would reduce parking below the minimum required parking spaces for the center. The applicant requests a minor modification in accordance with Section 17.70.120 of the Coachella Municipal Code. The approval of a minor modification to reduce parking by 10% would result in a minimum of 443 parking spaces required for the existing shopping center. The project would reduce overall parking for the center to 454 parking spaces, 11 spaces more than the minimum of 443 parking spaces required with the approval of a 10% minor modification approval. As a result, approval of a minor modification for a 10% reduction in required parking for the existing shopping center would ensure the parking for the existing shopping center is consistent with the Coachella Municipal Code requirements. As a result, the proposed project complies with zoning regulations.

3. The location of the project site has a General Plan land use designation of Neighborhood Center. The project is compatible with the design standards for network connectivity, street design, parks and open space, and urban form guidelines of the Neighborhood Center general plan designation.

Resolution No. PC2026-22

Page 5 ends

80237.00820\45088720.1
standards of the Neighborhood Commercial (C-N) zone. For the foregoing reasons, the project is consistent with the city’s design guidelines.

5. The proposed project is compatible with the intended physical character guidelines of the Neighborhood Center general plan designation. Generally located at the intersection of two major roadways, Neighborhood Centers balance the need to provide convenient access and parking for passing motorists with the need to provide a comfortable, walkable environment for shoppers and diners. Buildings face public streets (either the primary roadway or new internal streets) with attractive shopfronts designed to display merchandise, dining rooms, patios and signage to passersby.

The proposed project is compatible with the urban form guidelines of the Neighborhood Center general plan designation. In the Neighborhood Center general 63 Item 3.

Resolution No. PC2026-22

Page 6 ends

80237.00820\45088720.1
plan designation, a variety of building types are allowed, ranging from Rowhouse/Townhouse to Main Street/Mixed-Use. Building entrances are direct from the sidewalk, generally via shopfronts. Building heights are generally one to three stories. Vehicular access is provided to parking lots via common drives detailed as small streets and by alleys. Services and trash should be located behind the buildings in alleys. The proposed project provides a high-quality commercial building design that is not incompatible with general plan guidelines. The proposed project does provide a pedestrian walkway path that provides a direct connection to the sidewalk along Cesar Chavez Street. The proposed project is a one-story building that is 19’2” in height. The proposed project will improve existing commercial driveways to be ADA compliant as required by the conditions of approval for the project. The proposed trash enclosure provides a brick design compatible with the main building design and is located behind the building and not facing Cesar Chavez Street.

As a result, the proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area.

6. The Project is categorically exempt from the provisions of the California Environmental Quality Act under State CEQA Guidelines section 15303 – Class 3 New Construction or Conversion of Small Structures. Examples of Class 3 exempted projects include stores, restaurants or similar structures that do not involve the use of significant amounts of hazardous substances and do not exceed 2500 square feet in floor area. Here, the Project consists of the construction of a 910-square-foot drive-thru coffee building on a developed 10.5 lot located at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054)on a site zoned for such uses. The Project does not involve the use of significant amounts of hazardous substances, and all necessary public services and facilities are available. Therefore, the Project falls within the Class 3 exemption.

There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the Project site or the surrounding area. The Project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the Project site that might result in significant impacts. The Project area is developed and does not contain any environmentally sensitive areas. The Project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed Project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed Project 64 Item 3.

Resolution No. PC2026-22

Page 7 ends

80237.00820\45088720.1
such that Project impacts would not have any substantial adverse changes in the significance of a historical resource. A Notice of Exemption should be prepared and filed a with the County Clerk and the State Clearinghouse within five working days of approval of the Project.

SECTION 5. Execution of Resolution. The Chairperson shall sign this Resolution and the Planning Commission Secretary shall attest and certify to the passage and adoption thereof.

SECTION 6. Planning Commission Approval. Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission conditionally approves Architectural Review No. 26-03 for the proposed drive-thru retail use, for the construction of a new 910 square foot drivethru coffee shop “7 Brew” on a developed 10.5 - acre lot at the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054), and determining that the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15303 (Class 3 – New Construction Or Conversion Of Small Structures). The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, and Development Plan Set 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 Architectural Review conditional use permit approval. Where the term “Applicant” is used in any condition of approval, this term shall also apply to the Property Owner, any developer, or any successor in the interest of the Applicant. It is the Applicant’s or Applicant’s successor in interest responsibility to fully comply with the conditions of approval unless subsequently modified in accordance with the City’s required processes and procedures.

PASSED APPROVED and ADOPTED this 1
st day of July 2026.

AYES:
65 Item 3.

Resolution No. PC2026-22

Page 8 ends

80237.00820\45088720.1
NOES:

ABSENT:

66 Item 3.

Resolution No. PC2026-22 EXHIBIT A
Exhibit A – Resolution No. PC2026-22
CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 26-03 General Conditions

1. Architectural Review No. 26-03 is approved for the “7 Brew” for the construction of a new 910 square foot drive-thru coffee shop on a developed 10.5 - acre lot at the existing shopping center at 49723 Cesar Chavez Street (APN 603-281-053 and 603-281-054), and the determination that the project is compliant with Section 15303 of the California Environmental Quality Act (CEQA) Guidelines.

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 applicant shall comply with all requirements and conditions of approval as included in Conditional Use Permit No. 402, Architectural Review No. 26-03, and any modifications or extensions thereof, as listed in those Resolutions for each respective approval, and Resolution No. PC2026-21 unless otherwise modified per the requirements and conditions of approval per this resolution.
67 Item 3.

Label contains broken reference

ASPHALT ASPHALT

ASPHALT

ASPHALT
S
S
S IRR

UGE UGE UGE UGE

UGE UGE UGE UGE IRR IRR
IRR
IRR

GAS GAS

GAS GAS GAS GAS GAS IRR IRR IRR IRR
ICV
W
IRR

IRR IRR IRR IRR IRR IRR IRR UGE UGE UGE
W
S
15''SS
15''SS
15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS SS SS SS SS SS SS SS TBM#1
TBM#2
IRR
UGE
UGE
UGE
UGE

UGE UGE UGE UGE UGE
10' PUBLIC UTILITY EASEMENT
INST. NO. 18154
20' SEWER EASEMENT

TO THE CITY OF COACHELLA
INST. NO. 75002
10' SEWER EASEMENT TO THE CITY

IRR IRR IRR IRR

12.5' 33.08'
2'

13.91' 6.27' 12.5' 58.68'

9.54'

24.59' 20.08'

5.24'
9'
TYP
02E 18.67'

15.19' 4.41' 14.39' 90'
200' 85'
R10'
R10'
R29.5'
R42'
R27.5'
R15'
R2'
TYP

6.27' 7.34'

15.42'

13.67'
R3' R3' 9' TYP
20'
09B
TYP
90°
09U
TYP 09F
08B
01B 01B
01B
01B
01B
01B
01B
03M
02A
TYP
03M 03M

2.9'
09B
TYP TYP 18'
10'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

10.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

10.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A 9' TYP
20'
09B
TYP
70B
70B
70B
3 2 1
4 5
6 10 9 8 7
11 12
13 14
20'
70C
70C 65.11'

6.63'

6.74' 37.73'
5' 16.41' 32.25' 16.44'

8.31'
R20'
R20' 63.91' 17.95' 28.77' 17.15'

6.59'

6.74' 35.4'
R20'
R20'
5' 11.2'

9.8'
01A
01B
01A
01A
01A
01B
01A
01A
01A
70B
70B
70B
70B
70B

9.5'
TYP
09B TYP
90°
1'
TYP TYP 20'
SIM
70A

EXISTING CONCRETE PAVING

NOT TO BE SLURRY SEALED

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
C2.0

SITE PLAN
REV-1
6/12/2026
34748
JAC
MAS
JDG DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_SP.DWG -- SAVED BY - JCUEVAS © 2026 CEI ENGINEERING ASSOCIATES, INC.

FAX: (479) 273-0844
PHONE: (479) 273-9472
BENTONVILLE, AR 72712
2600 NE 11TH ST, SUITE 300 CTAR INC. 49723 CESAR CHAVEZ STREET COACHELLA, CALIFORNIA

SITE DETAILS

PARKING TABLE

SPACES REQUIRED SPACES PROVIDED
STANDARD CAR PARKING 4 SPACES 13 SPACES
ACCESSIBLE PARKING 1 SPACE 1 SPACE
TOTAL CAR PARKING 5 SPACE 14 SPACES

ACREAGE SUMMARY TABLE
PARCEL ± 17,105 SF (0.39 AC)
PERVIOUS AREA ± 2,955 SF (0.07AC)
IMPERVIOUS AREA ± 14,150 SF (0.32 AC)

SITE INFORMATION

ZONING NEIGHBORHOOD COMMERCIAL (C-N)

BUILDING FOOTPRINT
(TOTAL, 1 STRUCTURE) 910 SF
BUILDING HEIGHT 19'

SETBACKS
NORTH 10' BUILDING; 10' LANDSCAPE
SOUTH 10' BUILDING; 10' LANDSCAPE
EAST 10' BUILDING; 10' LANDSCAPE
WEST 10' BUILDING; 10' LANDSCAPE

SITE NOTES

VICINITY MAP

NOT TO SCALE
OLD CALIFORNIA 86

SITE CESAR CHAVEZ ST
AVENUE 50

GRAPEFRUIT BLVD
HWY 86

EXISTING LEGEND
LEGEND
S
W
HYD

COMPUTED POINT

UNDERGROUND WATER LINE

RIGHT-OF-WAY LINE

EASEMENT LINE

PROPERTY LINE

POINT OF COMMENCEMENT

TOP OF ASPHALT

EDGE OF ASPHALT

EDGE OF CONCRETE

TOP OF CONCRETE

FLOW LINE

BOC BACK OF CURB
POC

PS PARKING SPACES

N/F NOW OR FORMERLY

RECORD DIMENSION

MEASURED/CALCULATED DIMENSION

SANITARY MANHOLE (SMH)
LIGHT

FIRE HYDRANT

FOUND MONUMENT AS NOTED
SIGN

NG NATURAL GROUND

RECORD DIMENSION PER
PARCEL MAP NO. 5, P.M.B. 13 / 81

TEMPORARY BENCHMARK (TBM)

POB POINT OF BEGINNING
EA
TA
EC
TC
FL

UGE UNDERGROUND ELECTRIC LINE

IRR UNDERGROUND IRRIGATION LINE

SS UNDERGROUND SANITARY SEWER LINE

GAS UNDERGROUND GAS LINE

W WATER METER

BACK FLOW PREVENTER

IRRIGATION CONTROL VALVE
(M)
(R)
(R1)

CC CONCRETE

SITE BENCHMARK
TBM#1

SET CUT SQUARE ON LIGHT POST CONCRETE BASE
ELEVATION:-53.00'
NORTHING: 2193878.33
EASTING: 6582374.52
TBM#2
SET CUT "X" IN CURB
ELEVATION:-55.71'
NORTHING: 2193750.46
EASTING: 6582342.00
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow.

Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

ADJACENT ZONING

INFORMATION

NORTH NEIGHBORHOOD COMMERCIAL (C-N)

SOUTH NEIGHBORHOOD COMMERCIAL (C-N)

EAST DOWNTOWN (DT-PV)

WEST SUBURBAN NEIGHBORHOOD (S-N)

PROPOSED LEGEND

GENERAL SITE NOTES
A. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.

B. ALL CURB RETURN RADII SHALL BE 3', AS SHOWN TYPICAL ON THIS PLAN, UNLESS OTHERWISE NOTED.

D. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F.

E. ALL ACCESSIBLE PARKING STALLS SHALL HAVE SIGNAGE INSTALLED PER DETAIL 09S.

F. PRIOR TO ANY CONSTRUCTION IN RIGHT-OF-WAY, CONTRACTOR SHALL INSTALL TRAFFIC CONTROL IN ACCORDANCE WITH MUTCD.

PROPERTY LINE/RIGHT OF WAY LINE

CURB INLET

BUILDING CONTROL POINT

PROPOSED PARKING SPACES

S
S IRR

UGE UGE UGE UGE

UGE UGE UGE UGE IRR IRR
IRR
IRR

GAS GAS

GAS GAS GAS GAS GAS IRR IRR IRR IRR
ICV
W
IRR

IRR IRR IRR IRR IRR IRR IRR UGE UGE UGE
W
SMH#2
SMH#5
15''SS
15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS 15''SS SS SS SS SS SS SS SS IRR
UGE
UGE
UGE
UGE

UGE UGE UGE UGE UGE
10' PUBLIC UTILITY EASEMENT
INST. NO. 18154
20' SEWER EASEMENT

TO THE CITY OF COACHELLA
INST. NO. 75002
10' SEWER EASEMENT TO THE CITY

OF COACHELLA
INST. NO. 29489 380' ± 369' ±
FOUND 1" IRON PIPE & TAG STAMPED
"LS 3035"
(HELD PER PARCEL MAP NO. 5, P.M.B.
13 / 81)
12''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
-57.020

IRR IRR IRR IRR
TRASH
4''SS
1''W

UGE&T UGE&T
E
3/4''W 3/4''W 3/4''W 3/4''W
4''SS
1''W
1''W
3/4''W
3/4''W
3/4''W
50A
50B
50Q
50Q

TYP CESAR CHAVEZ STREET
50Q
50Q
TYP

EXISTING LANDSCAPE TO REMAIN

UNDISTURBED IN THIS AREA
EXISTING LANDSCAPE TO REMAIN IN THESE AREAS. CONTRACTOR

SHALL REPLACE ANY DEAD OR MISSING PLANT MATERIAL

EXISTING PALM (TYP)

EXISTING SHADE TREE (TYP)

EXISTING LANDSCAPE TO REMAIN

UNDISTURBED IN THIS AREA
50Q

CEI PROJECT NUMBER
DATE

PROFESSIONAL OF RECORD

PROJECT MANAGER

DESIGNER

REVISION

SHEET NUMBER

SHEET TITLE
CEI ENGINEERING ASSOCIATES, INC.

REVISION
NO. DESCRIPTION DATE

PRELIMINARY NOT

FOR CONSTRUCTION
L1.0

LANDSCAPE PLAN
REV-1
6/11/2026
34748
MMP
MAS
SAB DRAWING LOCATION - P:\34000\34748.0\DRAWINGS\DESIGN\WORKING\34748_LP.DWG -- SAVED BY - MPARKS © 2026 CEI ENGINEERING ASSOCIATES, INC.

EXISTING LEGEND
e
n
oh
s
t
ug
w

EAST OR ELECTRIC
NORTH

OVERHEAD

SOUTH OR SEWER

TELEPHONE

UNDERGROUND

WEST OR WATER

PROPERTY LINE

RIGHT OF WAY LINE

STORM DRAIN
GAS

OVERHEAD ELECTRIC

OVERHEAD ELECTRIC AND TELEPHONE

OVERHEAD TELEPHONE

OVERHEAD TV

SANITARY SEWER

UNDERGROUND ELECTRIC

UNDERGROUND ELECTRIC AND TELEPHONE

UNDERGROUND TELEPHONE

UNDERGROUND TV
WATER

TREE INFO
.5 = DIAMETER OF TRUNK IN FEET
10 = HEIGHT OF TREE IN FEET
11 = CANOPY DIAMETER IN FEET

50.5 = ELEVATION AT BASE OF TREE
LEGEND
NOTE:

SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND

DIMENSIONS OF PORCHES, RAMPS, VESTIBULE, SLOPED

PAVING, TRUCK DOCKS, BUILDING UTILITY ENTRANCE
LOCATIONS AND PRECISE BUILDING DIMENSIONS.

Know what'sbelow. Callbefore you dig.
0 20' 30' 40'

SCALE IN FEET

LANDSCAPE DETAILS
50A TREE PLANTING
50B SHRUB PLANTING
50Q STEEL EDGING, COLOR: BLACK. INSTALL AT GRADE

GENERAL LANDSCAPE NOTES
A. REFER TO LANDSCAPE NOTES SHEET FOR NOTES AND DETAILS

BOUNDARY LINE

RIGHT OF WAY LINE

STORM DRAIN

PROPOSED LEGEND
NOTE: BOTH INSTALL HEIGHT AND CALIPER
SHALL BE MET AT TIME OF PLANTING.

I AGREE TO COMPLY WITH THE REQUIREMENTS FOR THE

PERFORMANCE COMPLIANCE OPTION OF THE MWELO AND
SUBMIT COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

SIGNATURE DATE

LANDSCAPE REQUIREMENTS

AREA REQUIREMENT REQUIRED PROVIDED

PARKING AREA
A MIN OF 5% OF THE PARKING AREA

PROVIDED
SYMBOL QTY BOTANICAL / COMMON NAME SIZE DETAIL CAL.

PLANT SCHEDULE

LANDSCAPE ROCK SCHEDULE

SITE BENCHMARK
TBM#1

SYSTEM IS PRESENT LANDSCAPE CONTRACTOR SHALL PROVIDE A FULLY AUTOMATIC

UNDERGROUND IRRIGATION SYSTEM PROVIDING FULL COVERAGE TO ALL PLANT MATERIAL IN COORDINATION WITH THE SHOPPING CENTER OWNER/MANAGEMENT. 69 Item 3.