Agenda packet — Coachella City Council, October 7, 2026 (part 1 of 11)

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

OFA REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
October 7, 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:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT 09 Or One tap mobile : +16694449171,,84544257915#,,,,*380084# Or Telephone:

US: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
 Public comments may be received 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 Planning Commission electronically via email to [email protected]. Transmittal must be completed by 12:00 pm on the day of the meeting is required. All written comments received will be forwarded to the Planning Commission and entered into the record.
o If you wish, you may leave a message at (760) 398-3102 Ext. 122 before 12:00 p.m. on the day of the meeting.  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 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 – July 15, 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. A Public Hearing to Consider Resolution No. PC2026-26, Resolution No. PC2026-27, Resolution No.

PC2026-28, Resolution No. PC2026-29, Resolution No. PC2026-30, Resolution No. PC2026-31, and Resolution No. PC2026-32 of the Planning Commission of the City of Coachella for a recommendation to conditionally approve: (1) Tentative Tract Map No. 39330; (2) Zoning Ordinance Amendment No. 26-02 to allow single-family residential uses in conjunction with a resort use as a conditional use within the Regional Commercial zone; (3) Zoning Ordinance Amendment No. 26-03 to modify the Short Term Rental Ordinance; (4) Conditional Use Permit No. 396 to approve the proposed bars and cocktail lounges, liquor sales, and special event establishment uses (5) Conditional Use Permit No. 407 to approve the proposed single-family residential use in conjunction with a resort use; (6) Architectural Review No. 25-07 to approve the site plan, architecture, associated structures and improvements, (7) Development Agreement No. 25-01 to approve a Development Agreement, for the “COVA” project proposing the development of a hotel, resort, residential, and commercial public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780-060-001, and 780-060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street, and finding that the Project is exempt from further environmental review pursuant to Public Resources Code section 21083.3 and State CEQA Guidelines section 15183Applicant: Relevant Coachella Owner, LLC
INFORMATIONAL:

ADJOURNMENT:
2 THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 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.
3 City Council Chamber
1515 6
th Street, Coachella,
(760) 398-3502 
www.coachella.org
AGENDA
DE UNA REUNIÓN DE LA
COMISIÓN DE PLANIFICACIÓN

PLANNING COMMISSION
7 de Octubre de 2026
6:00 PM
Lugar de la reunión en
persona:

Cámara del
Ayuntamiento
1515 6th Street,
Coachella, CA
Si desea asistir a la reunión a través de Zoom, aquí está el enlace:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0z QT09
O one tap mobile: Us: +16699006833,, 84544257915#,,,,* 380084# US O teléfono:

Us: +1 669 900 6833
ID del webinar: 845 4425 7915
Código de acceso: 380084
Español: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
 Los comentarios públicos se pueden recibir por correo electrónico, por teléfono o por zoom con un límite de 250 palabras o tres minutos:
o En vivo:

Si participa en vivo a través de zoom o teléfono, durante el período de comentarios públicos, use la función "levantar la mano" en su computadora, o cuando use un teléfono, los participantes pueden levantar la mano presionando *9 en el teclado.
o Por escrito:

Los comentarios escritos pueden enviarse a la comisión electrónicamente por correo electrónico a [email protected]. El envío debe completarse a más tardar a las 12:00 p.m. del día de la reunión.

Todos los comentarios escritos recibidos se remitirán a la Comisión de Planificación y se incorporarán al registro. Ya incorporé esta traducción en la agenda y estoy terminando la revisión del formato. o Si Lo Desea, puede dejar un mensaje en el (760) 398-3102, extensión 122, antes de las 12:00 p.m. del día de la reunió.
 La transmisión en vivo de la reunión podrá verse en línea accediendo al sitio web de la Ciudad en www.coachella.org, haciendo clic en la pestaña “Watch Council Meetings” ubicada en la página principal y, posteriormente, haciendo clic en el botón “Live”. 4
LLAMADO AL ORDEN:

JURAMENTO A LA BANDERA:

PASE DE LISTA:

APROBACIÓN DE LA
AGENDA:
“En este momento, la Comisión puede anunciar cualquier punto que está siendo retirado de la agenda o continuado a otra fecha o solicitar el traslado de un punto de la agenda”.

APROBACION DE LAS ACTAS:

1. Minutos de la Comisión de Planificación – 15 de Julio de 2026.

COMUNICACIONES ESCRITAS:

COMENTARIOS DEL PÚBLICO (PUNTOS QUE NO ESTÁN EN LA AGENDA):
“El público puede dirigirse a la Comisión sobre cualquier tema de interés para el público que no esté en la agenda, pero que esté dentro de la jurisdicción de la materia de la misma. Por favor limite sus comentarios a tres (3) minutos”.

INFORMES Y SOLICITUDES:

SESIÓN DE ESTUDIO
PUNTOS QUE NO SON DE AUDIENCIA:

CALENDARIO DE AUDIENCIAS PÚBLICAS (CUASI-JUDICIAL):

2. Audiencia pública para considerar las Resoluciones Nos. PC2026-26, PC2026-27, PC2026-28, PC2026-29, PC2026-30, PC2026-31 y PC2026-32 de la Comisión de Planificación de la Ciudad de Coachella, con el fin de recomendar la aprobación condicionada de: (1) Mapa Tentativo de Subdivisión No. 39330; (2) Enmienda a la Ordenanza de Zonificación No. 26-02 para permitir usos residenciales unifamiliares en conjunto con un complejo turístico como uso condicional dentro de la zona Comercial Regional; (3) Enmienda a la Ordenanza de Zonificación No. 26-03 para modificar la Ordenanza de Alquileres a Corto Plazo; (4) Permiso de Uso Condicional No. 396 para aprobar los usos propuestos de bares y salones de cócteles, venta de bebidas alcohólicas y establecimientos para eventos especiales; (5) Permiso de Uso Condicional No. 407 para aprobar el uso residencial unifamiliar propuesto en conjunto con un complejo turístico; (6) Revisión Arquitectónica No. 25-07 para aprobar el plano del sitio, la arquitectura, las estructuras y las mejoras asociadas; y (7) Acuerdo de Desarrollo No. 25-01 para aprobar un acuerdo de desarrollo para el proyecto «COVA», que propone el desarrollo de un hotel, un complejo turístico, usos residenciales y un club de playa comercial abierto al público, ubicado en aproximadamente 87 acres en cuatro parcelas contiguas (APNs 780-040-001, 780-040- 003, 780-060-001 y 780-060-002), al sur de Avenue 52, al oeste de Van Buren Street y al este de Calhoun Street, y determinar que el Proyecto está exento de revisión ambiental adicional de conformidad con la sección 21083.3 del Código de Recursos Públicos y la sección 15183 de las Directrices Estatales de la CEQA.

3. Solicitante: Relevant Coachella Owner, LLC
INFORMATIVO:
5 SE SUSPENDE LA SESIÓN:

ESTA REUNIÓN ES ACCESIBLE PARA PERSONAS CON DISCAPACIDAD Los paquetes completos de la agenda están disponibles para inspección pública en el Departamento de Servicios de Desarrollo en 53-990 Enterprise Way, Coachella, California, y en el sitio web de la ciudad www.coachella.org.
6 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
July 15, 2026
6:00 PM
In-Person Meeting
Location:

US: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
• 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:

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.
7 Item 1.

Minutes Planning Commission July 15, 2026

Page 2 ends

CALL TO ORDER:

Chairperson Lara called the meeting to order at 6:00 P.M.

PLEDGE OF ALLEGIANCE:

Chairperson Lara leg the Pledge of Allegiance.

ROLL CALL:

Present: Commissioner Ordorica, Commissioner Fonseca, Vice Chairperson Torres and Chairperson Lara

Absent: Alternate Commissioner Ambriz and Commissioner Murillo 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: To approve the agenda.

Made by: Vice Chairperson Torres
Seconded by: Commissioner Fonseca
Approved: 4-0
AYES: Commissioner Ordorica, Commissioner Fonseca, Vice Chairperson Torres and Chairperson Lara NOES: None
ABSTAIN: None
ABSENT: Commissioner Murillo
APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes - July 1, 2026
Motion: To approve the Planning Commission Meeting Minutes - July 1, 2026 Made by: Chairperson Lara
Seconded by: Vice Chairperson Torres
Approved: 4-0
AYES: Commissioner Ordorica, Commissioner Fonseca, Vice Chairperson Torres and Chairperson Lara NOES: None
ABSTAIN: None
ABSENT: Commissioner Murillo
8 Item 1.

Minutes Planning Commission July 15, 2026

Page 3 ends

WRITTEN COMMUNICATIONS:

1. Riley Maddox

2. Caitlan Womack

3. James Rodriguez

4. America Noriega

5. Celeste Villanueva

6. Mindy Lee Ramos

7. Deanna

8. Alexus Ambriz

9. Juan Vargas

10. Consuelo Vargas

11. Andy

12. Leslie Lemus

13. Noel Medina

14. Asher Isquierdo

15. Alma Bautista

16. Brianna Diaz

17. Citlalli Haro

18. Gianna Zarco

19. Ma Eugenia Ramirez

20. Sophia Tarallo

21. Jazlin Prieto

22. Ariana Granillo

23. Odalys Rangel

24. Riley Maddox

25. Caitlin Womack

26. Sandra Andrade

27. Olivia Rodriguez

28. Jamilet Felix-Cardenas

29. Maria Torres

30. Clementina Barragan

31. Samme Chittum

32. Kate Santos-Patron

33. F-Alexei Espinoza Caro

34. Esmeralda Chicas

35. Lorraine Salas

36. Roman Lopez

37. Georgina Villanueva, Victor Villanueva and George Villanueva

38. Judith and Daniel Tamburrino

39. Juliana Taboada

40. Sandy Garcia-Cuevas

41. Barbara Boyer-Hoffman

42. JoAnne Lamas

43. Camilla Iribe

44. Consuelo Marquez

45. Emile Lee

46. Diana Castellanos
9 Item 1.

Minutes Planning Commission July 15, 2026

Page 4 ends

47. Katie Arias

48. Rebecca Zaragoza

49. Kaylee De Anda

50. Brenda Ortiz

51. Jazmin Ibarra

52. Alondra Beltran

53. Vicki Jaime

54. Eloisa Jaime

55. Gustavo Leon

56. Patrick Lucero

57. Vanessa Becerra

58. Edith Cabreros

59. Cynthia Cardenas

60. Kathleen Becerra

61. Renelle Palmer

62. Rubyd Olvera

63. Trevor Dakskov

64. Cecilia L

65. Carla Rocha

66. Arturo Castallanos

67. Karina Villalpando
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.”

1. Ash B.

2. Francisco Molina
REPORTS AND REQUESTS:

None
NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. Resolution No. PC 2026-23 Recommending that City Council Adopt an Ordinance Adding Chapter 17.92 to Title XVII of the Coachella Municipal Code to Prohibit Data Centers Uses Within the City of Coachella Public Comments:

1. America Noriega

2. Jazmin Ibarra

3. Krystal Otworth

4. Ash B

5. Francisco Molina

6. Loretta Perez
10 Item 1.

Minutes Planning Commission July 15, 2026

Page 5 ends

7. Sandra Andrade

8. Violeta

9. Katie Arias

10. Rene Rivera
Motion: To approve Resolution No. PC 2026-23 Recommending that City Council Adopt an Ordinance Adding Chapter 17.92 to Title XVII of the Coachella Municipal Code to Prohibit Data Centers Uses Within the City of Coachella with the recommendation to further define the definitions of all four exemptions and have staff research how to include this in the ballot for voters to vote for the ban
Made by: Chairperson Lara
Seconded by: Vice Chairperson Torres
Approved: 4-0
AYES: Commissioner Ordorica, Commissioner Fonseca, Vice Chairperson Torres and Chairperson Lara NOES: None
ABSTAIN: None
ABSENT: Commissioner Murillo
INFORMATIONAL:

Item #2 along with the recommendations will be going before the City Council on the 8/12/2026 Meeting.

ADJOURNMENT:

Chairperson Lara adjourns the meeting at 6:58 p.m.
____________________________________
Adrian Moreno
Planning Commission Secretary
11 Item 1.

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STAFF REPORT
10/7/2026
TO: Planning Commission Chair and Commissioners
FROM: Kendra Reif, Community Development Director
Adrian Moreno, Senior Planner
SUBJECT: A Public Hearing to Consider Resolution No. PC2026-26, Resolution No.

PC2026-27, Resolution No. PC2026-28, Resolution No. PC2026-29, Resolution No. PC2026-30, Resolution No. PC2026-31, and Resolution No. PC2026-32 of the Planning Commission of the City of Coachella for a recommendation to conditionally approve: (1) Tentative Tract Map No. 39330; (2) Zoning Ordinance Amendment No. 26-02 to allow single-family residential uses in conjunction with a resort use as a conditional use within the Regional Commercial zone; (3) Zoning Ordinance Amendment No. 26-03 to modify the Short Term Rental Ordinance; (4) Conditional Use Permit No. 396 to approve the proposed bars and cocktail lounges, liquor sales, and special event establishment uses (5) Conditional Use Permit No. 407 to approve the proposed single-family residential use in conjunction with a resort use; (6) Architectural Review No. 25- 07 to approve the site plan, architecture, associated structures and improvements, (7) Development Agreement No. 25-01 to approve a Development Agreement, for the “COVA” project proposing the development of a hotel, resort, residential, and commercial public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780-060-001, and 780- 060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street, and finding that the Project is exempt from further environmental review pursuant to Public Resources Code section 21083.3 and State CEQA Guidelines section 15183Applicant: Relevant Coachella Owner, LLC

PROJECT DESCRIPTION
12 Item 2.

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The Applicant is proposing a hospitality focused, mixed-use development on the 87-acre site. The project will feature two primary components: a private sector and public sector. The private sector will consist of 240 condo cottages, 162 singlefamily residential units comprised of estate lots, zero lot line lots, bungalow condominiums, and VIP suites (collectively, the “SFR Units”). Of the 240 condo cottages approximately 120 will be owned by a single entity and operated as short term rentals by a hotel operator/hotel flag (“Hotel Condo Units”).

The SFR Units and approximately 120 condo cottages other than the Hotel Condo Units will operate under fractional ownership, timeshare, second homes, and/or short-term rental models that will function together with the Hotel Condo Units as an integrated hospitality-oriented resort community
organized around a central lagoon. These accommodations will be complemented by on-site resort amenities (i.e., recreation center, courts, spa/pool, beaches, bar and entertainment, library, restaurant), which will be used by guests/owners of this sector. The public sector will consist of an 11,950-square-foot beach club, 7,690-square-foot restaurant, and a 6,048-square-foot sports bar. These sub-areas are anticipated to operate with an assumed typical weekday capacity of 500 persons and an assumed weekend capacity of 1,500.

Development of the project would also include landscaping, street improvements, drive aisles, and parking. Access to the project will be provided from two entry points on Avenue 52, two access points on Calhoun Street, and two access points on Van Buren Street. The project proposes 951 parking spaces and 193 cart spaces onsite.

The project proposes a mixed-use development, consisting of a total of 402 units on approximately 28 acres (14.4 du/acre), which is consistent with the General Plan residential density range of 10 – 15 dwelling units per acre. The private sector also includes complimentary resort features including water amenities, club amenities, health and wellness spaces, sports and recreational amenities, additional areas for events and restaurants, roadways, and open space on the remainder of the site.

The private sector will consist of:
- 162 single-family residential units comprised of estate lots, zero lot line lots, bungalow lots, and VIP suites
- 240 condo hotel cottages
- On-site resort amenities: recreational courts, spa/pool, lagoon and water features, bar and entertainment, library, restaurant
The public sector is situated on approximately six acres in the northwest corner of the site and will consist of a:
- 11,950-square-foot beach club
- 28,800-square-foot beach club lounging area
- 7,690-square-foot restaurant
Figure 1 - Vicinity Map
13 Item 2.

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- 6,048-square-foot sports bar
- 11,907-square-foot back-of-house area
- 103,297-square-foot parking garage
The public sector uses have a combined FAR of approximately 0.65 and will require a future City-approved CUP and Entertainment permit, which will be sought once the plans and details for these uses are further defined during project implementation.

To facilitate the intended hospitality focus, the proposed SFR Units and condo cottages not under a single ownership will operate under fractional ownership, timeshare, second homes, and/or short-term rental models. The on-site resort amenities (i.e., recreational courts, spa/pool, lagoon and water features, bar and entertainment, library, restaurant) will be used by guests/owners of the private sector. Exhibit 4 shows the illustrative site plan and Exhibits 5 through 7 illustrate the general areas of the resort, residential and beach club uses. To avoid any conflicts with the City’s short-term rental ordinance (CMC Section 5.80), the Developer is seeking an amendment to that ordinance to provide that projects with an approved Development Agreement are exempt from the provisions of that ordinance limiting the number of units that can be owned by one owner and limiting the percent of units that can be permitted for short-term rentals, as well as any other provisions of the ordinance specifically modified in the approved Development Agreement.

The project proposes a 9.4-acre main lagoon (“Hotel Lagoon”), which will provide waterfront properties and beach uses shared between the single-family residential and resort uses. A 2.5- acre lake will be situated in the southern portion of the site. The lake will act as a detention basin and collect onsite runoff. No water contact sports will be permitted in the lake. The table below indicates the proposed sizes of the water amenities. A 0.4-acre lagoon is proposed in the public sector (“Beach Club Lagoon”) and similar to the Hotel Lagoon, will allow swimming and recreational uses.

Table 1 – Water Amenities
Acres
Hotel Lagoon 9.4
Lake (no contact) 2.5
Beach Club Lagoon 0.4
Total 12.3
As discussed above and indicated in Table 2, the project proposes a 9.4-acre lagoon and a 0.4- acre beach club lagoon. The proposed lagoons will be developed with Crystal Lagoon® technology. The Crystal Lagoon technology utilizes a patented solution consisting of the application of controlled pulses of small amounts of oxidants/microbicides, such as chlorine, into water in specific patterns and cycles to maintain water quality. The application cycles are determined by the system’s algorithms according to the growth cycles of algae and bacteria, as well as ambient conditions and the weather. This avoids the need for maintaining a significant residual chemical level in the water. The application of additives is coordinated remotely by sensors and injectors/nozzles strategically located throughout the Hotel Lagoon and Beach Club Lagoon. The applied additives comply with National Sanitation Foundation (NSF) 60 Standards for drinking water treatment. NSF 60 Standards establish minimum health-effects requirements 14 Item 2.

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to ensure that chemicals used in drinking water treatment do not introduce contaminants or impurities that could pose a risk to public health. The pulse-based disinfectants in the water achieve consistent quality and avoid water contamination from external agents, such as swimmers.

Development of the site would also include landscaping, street improvements, drive aisles, and parking.

STAFF RECOMMENDATION
Staff recommends that the Planning Commission open the public hearing, receive public testimony, and conditionally approve Resolution No. PC2026-26, Resolution No. PC2026-27, Resolution No. PC2026-28, Resolution No. PC2026-29, Resolution No. PC2026-30, Resolution No. PC2026-31, and Resolution No. PC2026-32 of the Planning Commission of the City of Coachella for a recommendation to conditionally approve: (1) Tentative Tract Map No. 39330; (2) Zoning Ordinance Amendment No. 26-02 to allow single-family residential uses in conjunction with a resort use as a conditional use within the Regional Commercial zone; (3) Zoning Ordinance Amendment No. 26-03 to modify the Short Term Rental Ordinance; (4) Conditional Use Permit No. 396 to approve the proposed bars and cocktail lounges, liquor sales, and special event establishment uses (5) Conditional Use Permit No. 407 to approve the proposed single-family residential use in conjunction with a resort use; (6) Architectural Review No. 25-07 to approve the site plan, architecture, associated structures and improvements, (7) Development Agreement No. 25-01 to approve a Development Agreement, for the “COVA” project proposing the development of a hotel, resort, residential, and commercial public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780-060-001, and 780-060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street, and finding that the project is exempt from further environmental review pursuant to Public Resources Code Section 21083.3 and State CEQA Guidelines Section 15183.

FISCAL IMPACT:

The applicant submitted a market study prepared by HVS Consulting & Valuation for the proposed COVA project, transmitted November 14, 2025. The study evaluates the market potential and financial performance of the proposed lodging, whole-ownership, fractionalownership, and membership components. It provides information relevant to potential City revenues but does not calculate the project’s net fiscal impact on the city.

The study assumes phased development beginning March 1, 2030, with stabilized lodging operations in 2033/34. It projects lodging occupancy increasing from 61 percent in the first operating year to 69 percent at stabilization, with the projected average daily rate increasing from approximately $1,532 to $1,860. Applying a 13 percent transient occupancy tax (TOT) rate to the study’s projected room revenues produces the following illustrative gross revenue estimates:

Table 2 – HVS Market Study
HVS operating year Projected room revenue Illustrative gross TOT at 13% 15 Item 2.

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2030/31 $81.52 million $10.60 million
2031/32 $122.71 million $15.95 million
2032/33 $141.44 million $18.39 million
2033/34 — stabilized year $148.97 million $19.37 million 2034/35 $153.44 million $19.95 million
Source: HVS Market Study, Figures 7-5 and 7-23. TOT estimates are calculated for this staff report and are not projections prepared by HVS. The operating years begin March 1 and do not correspond to the City’s fiscal year.

These estimates represent gross potential TOT before the proposed rebate and other adjustments.

They assume all projected room revenue constitutes taxable rent and that the 13 percent rate remains applicable. Actual receipts would depend on taxable rental activity, owner occupancy, tax-exempt stays, collection performance, and other applicable adjustments. Additional taxable charges not included in the room revenue forecast are excluded.

Proposed Transient Occupancy Tax Incentive
Section 4.5 of the proposed Development Agreement provides for a rebate of 50 percent of eligible annual TOT collections exceeding the applicable City retention threshold during the first 15 years following resort opening at Phase 1 buildout. The cumulative rebate would not exceed $25 million.

The proposed annual retention thresholds are:

Table 3 – Annual Retention Thresholds
Development milestone Total units at milestone Annual TOT retained by City before rebate
Phase 1 buildout 167 First $1,000,000 of actual
collections
Phase 2 completion 273 First $1,500,000 of actual
collections
Full resort buildout 402 First $2,000,000 of actual
collections
The City would retain the applicable threshold from actual annual collections, together with 50 percent of eligible collections above that threshold. Once the 15-year incentive period expires or the $25 million rebate cap is reached, the City would retain all project TOT, subject to applicable tax requirements.

Other Revenues and Financial Obligations
The HVS study projects food and beverage revenue of approximately $41.62 million in the first operating year and $63.13 million in the stabilized year. Taxable commercial transactions may generate additional sales and transactions tax revenue. City receipts would depend on the taxable portion of sales and applicable allocation rules.
16 Item 2.

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Development may also generate the City’s allocated share of property taxes, applicable business taxes, permit and processing fees, and development impact fees. The proposed agreement establishes a 15-year freeze on specified development impact fees, subject to annual inflation adjustments tied to the Construction Cost Index. Applicable development fees would be payable at issuance of the certificate of occupancy for the applicable unit or structure.

The developer would construct required public improvements, extend water and sewer facilities, participate in necessary electrical infrastructure, and maintain enhanced frontage landscaping.

The agreement also requires construction or funding of a portion of off-site sewer main upsizing serving other planned housing developments. These obligations may offset certain public costs, subject to the final improvement specifications, financing arrangements, credits, and reimbursement provisions.

EXECUTIVE SUMMARY:

The applicant, Relevant Coachella Owner, LLC requests that the Planning Commission recommend to the City Council the conditional approval of TTM No. 39330, Conditional Use Permit No. 396, Conditional Use Permit No. 407, Architectural Review No. 25-07, Development Agreement No. 25-01, Zoning Ordinance Amendment No. 26-02, and Zoning Ordinance Amendment No. 26-03:
 Resolution No. PC2026-26 - Tentative Tract Map (TTM) No. 39330 proposes a hospitality focused, mixed-use development on the 87-acre site. The project will feature two primary components: a private sector and public sector. The private sector will consist of 240 condo cottages, 162 single-family residential units comprised of estate lots, zero lot line lots, bungalow condominiums, and VIP suites (“SFR Units”). The public sector will consist of an 11,950-square-foot beach club, 7,690-square-foot restaurant, and a 6,048-square-foot sports bar. Development of the project would also include landscaping, street improvements, drive aisles, and parking. Access to the project will be provided from two entry points on Avenue 52, two access points on Calhoun Street, and two access points on Van Buren Street. The project proposes 951 parking spaces and 193 cart spaces onsite.  Resolution No. PC2026-27 – Zoning Ordinance Amendment No. 26-02 would amend Chapter 17.28 – R-C Regional Commercial Zone of the Zoning Ordinance to allow singlefamily residential uses in conjunction with a resort use as a conditional use within the R-C zoning district.
 Resolution No. PC2026-28 – Zoning Ordinance Amendment No. 26-03 would amend Chapter 5.80 - Regulation of Short-Term Vacation Rentals of the Business Licenses and Regulations Ordinance. The amendment would allow projects with an approved Development Agreement to be exempt from the provisions of Chapter 5.80 - Regulation of Short-Term Vacation Rentals limiting the number of units that can be owned by one owner and limiting the percent of units that can be permitted for short-term rentals, as well as any 17 Item 2.

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other provisions of the ordinance specifically modified in the approved Development Agreement.
 Resolution No. PC2026-29 – Conditional Use Permit No. 396 to approve the proposed bars and cocktail lounges, liquor sales, and special event establishment uses for the project.

The special event establishment uses would include the event spaces within the private-sector hotel and resort, including the event barn and outdoor DJ island, as well as the public-sector beach club. The single-family residential uses would include  Resolution No. PC2026-30 – Conditional Use Permit No. 407 to approve the residential uses for the project. The private sector component of the project will consist of 240 condo cottages, 162 single-family residential units comprised of estate lots, zero lot line lots, bungalow condominiums, and VIP suites (“SFR Units”). The public sector will consist of an 11,950-square-foot beach club, 7,690-square-foot restaurant, and a 6,048-square-foot sports bar.
 Resolution No. PC2026-31 – Architectural Review No. 25-07 to approve the 240 condo cottages, 162 single-family residential units comprised of estate lots, zero lot line lots, bungalow condominiums, VIP suites (“SFR Units”), 11,950-square-foot beach club, 7,690- square-foot restaurant, 6,048-square-foot sports bar, site plan, and associated structures and improvements.
 Resolution No. PC2026-32 – Development Agreement No. 25-01 to approve the Development Agreement for the project.
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Figure 2 - Vicinity Map
BACKGROUND:

The project site is located in the southwest portion of the City of Coachella and currently includes agricultural fields with date palm trees and grape vines. The project site also contains an irrigation pond in the central-northern area of the site, with nearby pump housing and approximately three existing support structures. These are dilapidated and uninhabitable structures with a combined estimated building footprint of approximately 6,143 square feet, and they appear to have been used in connection with past agricultural operations.

On July 7, 2025, applicant Relevant Coachella Owner, LLC submitted an application for a Tentative Tract Map, Architectural Review, Conditional Use Permit, Environmental Assessment, and Development Agreement. The applicant subsequently submitted an application for a Zoning Ordinance Amendment Application. The “COVA” project, proposes the development of a hotel, resort, residential, and commercial public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780-060-001, and 780-060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street.

Table 4 – General Plan, Zoning, and Surrounding Existing Uses Location General Plan Zoning Surrounding Existing
Uses
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Site: Regional Retail District (R-C) Regional
Commercial
Agriculture
North: Regional Retail District (R-C) Regional
Commercial
Single-Family Residences
(Navarra Community)
South: Riverside County Riverside County Residential, Agriculture East: Regional Retail
District, General
Neighborhood
(R-C) Regional
Commercial, (G-N)
General Neighborhood
Residential, Agriculture
(Leja Dates)
West: Riverside County Riverside County Ranch

DISCUSSION/ANALYSIS
ARCHITECTURE:

The project will feature two primary components: a private sector and public sector. The private sector will consist of 240 condo cottages, 162 single-family residential units comprised of estate lots, zero lot line lots, bungalow condominiums, and VIP suites (“SFR Units”). The public sector will consist of an 11,950-square-foot beach club, 7,690-square-foot restaurant, and a 6,048-squarefoot sports bar. The private-sector architectural design reflects a contemporary modern style characterized by an earth-tone color palette, wood siding, dark metal-framed windows, and metal roofing. The public-sector architectural design reflects a contemporary modern style that is consistent with the overall architectural character of the public-sector buildings. The public beach club incorporates a distinctive agave flower-inspired design, providing a unique architectural feature that contributes to the overall visual identity of the development.

Private Sector - Hotel/Residential
Hotel Cottages Hotel Village
Bungalow Single Family Residence + ADU
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Grand Estate Villa
Public Sector - Beach Club
Beach Club VIP Villas
Public Beach Club
LANDSCAPE COMMON AREA AND FENCE:

The project common area includes a separated sidewalk design that includes a 4-foot curb adjacent landscape buffer, 6-foot sidewalk, equestrian fence, 10-foot d.g. equestrian trail, and additional landscaping that provides a total 30-foot landscape and sidewalk common area along the entire project frontage along Calhoun Street, Avenue 52, and Van Buren Street. The Calhoun and Van 21 Item 2.

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Buren Street common areas are characterized by two rows of palm trees, while Avenue 52 features a combination of palm trees and shade trees. The project includes decorative landscape lighting throughout the common areas, including tree uplighting, palm-ring lighting, and entry sign illumination. The Van Buren Street median includes tree uplighting and light poles. The common areas feature a desert native inspired landscape design incorporating drought-tolerant plant species, along with decorative gravel and boulders of varying sizes. The proposed project will provide a stucco face block wall design for fencing visible from perimeter streets with a decorative cap.

Figure 3 - Desert Native Theme - Calhoun, Avenue 52, and Van Buren Streets Figure 4 - Avenue 52 Common Area
Figure 5 - Perimeter Wall Elevation
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CIRCULATION:

The project will feature two primary components: a private sector and public sector. The primary entrance to the private sector is located on Avenue 52, and a secondary site entrance is located on Van Buren Street. There is a separate entrance on Van Buren Street for back of house. The public Center includes a primary entrance on Calhoun Street, and separate vehicular access points on Calhoun Street and Avenue 52.

Figure 6 - COVA Circulation
PARKING:

The project provides a total of 951 parking spaces, including 202 spaces for residential uses, 428 spaces for the hotel, and 321 spaces for the beach club. Residential parking will be provided through a combination of enclosed garage spaces and off-street parking spaces. Hotel parking will be provided through a combination of surface parking, employee parking, and a 2-level underground parking structure. Beach Club parking will be provided through a two story above ground parking structure. Staff creating a parking analysis that found that there was a total of 183 missing parking spaces for the public sector, and 48 missing spaces for the private sector. As required by the conditions of approval of this project, prior to issuance of a Certificate of Occupancy for the Beach Club commercial area the applicant shall execute a signed and notarized off-site parking agreement, complete required off-site parking improvements, or implement other equivalent measures, to the satisfaction of the Community Development Director and City Engineer. As allowed by the conditions of approval of the project, The applicant may request approval of a reduced number of parking spaces by submitting a parking 23 Item 2.

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analysis or other documentation to the satisfaction of city staff that demonstrates that fewer parking spaces will adequately serve the proposed use and operational characteristics of the project.

As required by the conditions of approval for this project, the city may require additional parking measures during the duration of this active use, if it is determined by the Community Development Director or City Engineer that the Beach Club Commercial or resort area traffic impacts are significant and not sufficiently mitigated with existing parking measures for the site.

Additional parking measures may include the requirement of additional off-site parking, or the implementation of other equivalent measures as determined by the Community Development Director and the City Engineer. These parking measures required by staff determination shall be implemented by the property owner.

ALCOHOL USE:

As a condition of approval of this project, the project shall comply with all applicable provisions of the City of Coachella Alcohol Ordinance and the requirements of the California Department of Alcoholic Beverage Control (ABC). The applicant shall demonstrate compliance with all applicable alcohol-related zoning requirements to the satisfaction of the Community Development Director. The applicant, property owner, or operator shall submit an application for a modification to the Conditional Use Permit or, as applicable, a separate Conditional Use Permit to establish or clarify alcohol-related uses proposed by specific vendors or operators.

DEVELOPMENT AGREEMENT:

Development Agreement No. 25-01 would establish the terms governing development and operation of the COVA project, including vested development rights, infrastructure obligations, development fees, fiscal incentives, and community benefits. The proposed agreement has a 50- year term, with a 20-year period for project buildout.

The developer would be responsible for required public improvements, including streets, sidewalks, drainage, water and sewer facilities, and necessary electrical infrastructure, subject to the agreement’s financing, credit, and reimbursement provisions. Improvements necessary to serve each phase would generally be completed before issuance of the first certificate of occupancy within that phase. The agreement also requires maintenance of enhanced frontage landscaping and construction or funding of a portion of off-site sewer main upsizing serving other planned housing developments.

The agreement proposes a 15-year transient occupancy tax incentive consisting of a rebate of 50 percent of eligible TOT collections above specified annual City retention thresholds, subject to a cumulative rebate cap of $25 million. The City would retain the first $1 million of actual annual collections at Phase 1 buildout, $1.5 million upon Phase 2 completion, and $2 million at full buildout. These thresholds are not guaranteed payments, and the developer would not be required to cover a collection shortfall.
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The agreement also proposes a 15-year freeze on specified development impact fees, subject to annual inflation adjustments, payment of applicable development fees at certificate of occupancy, and credits for qualifying public improvements. It establishes proposed treatment of the private resort’s short-term rental operations, subject to the related ordinance amendment and final agreement requirements.

Annual compliance review would provide a mechanism for monitoring the developer’s performance. The final agreement, exhibits, and related approvals must establish consistent infrastructure, operational, mitigation, and continuing maintenance requirements. The agreement’s fiscal implications are discussed in the Fiscal Impact section below.

CONSISTENCY WITH GENERAL PLAN:

The Project site is within the Regional Retail land use designation of the City’s General Plan 2035 Update (General Plan). This designation provides opportunities for a wide range of shopping and entertainment in a variety of urban and suburban formats. These include regional shopping centers, mixed destination centers or similar uses. The uses allowed in this designation will cater to regional clientele and provide a unique amenity to all residents of the Coachella Valley and an important revenue source for the City. The primary purpose of the District is to provide for commercial opportunities, with residential uses supporting the retail environment. Like the other Centers and Districts of Coachella, the Regional Retail District is organized into blocks by a combination of public and private streets that provide addresses for the businesses and organize access and parking for them. The blocks of this District may be the largest in Coachella, with buildings, landscape and signage similarly scaled up in size, but not neglecting the importance of creating a comfortable and attractive pedestrian environment for shoppers.

Allowed land uses retail, lodging, entertainment and residential uses. The allowed development intensity is 10-15 DU/AC and a FAR of .35 and 2.0. The general plan also includes standards for network and connectivity, street design, parks and open space and urban form guidelines. The project proposes a mixed-use development, consisting of a total of 402 units on approximately 28 acres (14.4 du/ac), which is consistent with the General Plan residential density range of 10 to 15 dwelling units per acre. The public sector uses have a combined FAR of approximately 0.65, which is consistent with the Regional Retail standard of 0.35 to 2.0. The project meets the intent and purpose, intended physical character, allowed land uses, and development intensity allowed in the Regional Retail District 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 Regional Retail District general plan designation.

The project is within Subarea 3 – Van Buren Corridor. The Van Buren Corridor extends from approximately 50th to 53rd Avenues along Van Buren. Existing uses along the corridor include single-family, retail, schools and vacant land. The Van Buren Corridor is at a key location between Indio, Coachella, and La Quinta and much of the land through the corridor is still available for quality development, providing Coachella with a great opportunity to create a strong neighborhood center and regional shopping district. The Van Buren Corridor will transform into a major subregional retail destination that will provide a wide variety of goods and services for Coachella residents, as well as neighboring communities. The large format, regional-serving retail will be 25 Item 2.

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built in a fashion so it coexists with existing and future neighborhood development in and around the Van Buren Corridor. The new commercial development will promote walkability with a mix of appropriately scaled buildings fronting the streets and large, blockscale buildings throughout.

While walkable, the retail area will also provide ample parking for visitors. The commercial development will be connected to the surrounding new and existing residential areas, allowing a high degree of access and balancing the impact of traffic on the community. The project proposes a hotel, resort, residential, and commercial public beach club that is consistent with the uses and policy direction envisioned in Subarea 3 – Van Buren Corridor.

The project is consistent with the following General Plan policies.

Table 5 – General Plan Land Use and Community Character Policies Goal Policy Project Consistency Analysis
Goal 2. Growth and
Development. The
successful
transformation of
Coachella from a small
town into a mediumsized, full-service City
that is a major economic
center for the Coachella
Valley.

2.5 - High quality construction and
architecture. Require high-quality
and long-lasting building materials on
all new development projects in the
City. Encourage innovative and quality
architecture in the City with all new
public and private projects.

The proposed contemporary
architecture incorporates an earthtone palette, wood siding, dark metal-framed windows, and metal
roofing.

2.6 - Architectural diversity. A
diversity of architectural styles is
encouraged, particularly those that
have their roots in the heritage of
Southern California and the Desert
Southwest.

The project contributes
architectural diversity through
contemporary resort buildings and
an agave-inspired beach club that
draws on the plant forms
associated with the Desert
Southwest. The resort landscaping
will also reintegrate existing date
palms from the property,
maintaining a connection to the
site’s agricultural history and the
Coachella Valley’s landscape
character. Together, these features
establish a distinctive resort
identity connected to its regional
setting.

Goal 3. Healthy
Community Design.

Development patterns
and urban design
comprised of complete,
walkable, attractive,

3.7 - Culture and entertainment hub.

Create opportunities for
leisure/cultural activities in Coachella
such as a movie theater, music and
dancing venue, museum/gallery, cafe,
or bowling alley, among many other
The proposed dining, music,
entertainment, and recreational
facilities contribute to the policy’s
leisure and entertainment
objectives.
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family-friendly
neighborhoods, districts
and corridors that
support healthy and
active lifestyles.
facilities to ensure teens and young
adults have safe ways to enrich their
social lives.

Goal 7. Districts. A
series of unique,
destination-oriented
districts throughout
Coachella that provide
space for large-format
retail, industrial and
resort uses in order to
increase access to jobs,
provide amenities for
residents and improve
the fiscal stability of the
City.

7.8 - Regional retail districts.

Establish major regional serving
commercial centers that provide a mix
of uses in a pedestrian oriented format
and become vibrant destinations for
people to live, work, shop and
congregate. Allow a wide variety of
uses to locate in Regional Retail
Districts including destination retail
centers, mixed use town centers, theme
parks, sports venues, entertainment
complexes and hotels, among other
uses.

The project creates a regional
destination combining lodging,
dining, entertainment, recreation,
and supporting residential uses.

The publicly accessible beach
club and commercial facilities
provide gathering opportunities,
while frontage sidewalks and
required pedestrian connections
support the pedestrian-oriented
mix of uses.

7.10 Resorts. Actively pursue the
establishment of multiple resort
complexes in Coachella. Locate resorts
in areas of the City where city-wide
connectivity will not be negatively
affected by the design of the project.

Such locations include adjacent to
hillsides, on the edge of the Sphere of
Influence and city limit where
additional annexation is not expected
to occur and adjacent to rivers and
canals.

The project advances the objective
of attracting resort development.

The proposed project will be
making infrastructure
improvements that are consistent
with what is required per the
Mobility Element of the General
Plan.

Goal 9. Corridors and
Connectivity. A network
of transportation and
open space corridors
throughout the City that
provides a high level of
connectivity for vehicles,
cyclists and pedestrians.

9.4 - Transportation corridors. Plan
and reserve transportation corridors in
coordination with land use.
- Van Buren Corridor.

Facilitate the development of
the Van Buren Corridor into a
beautiful, shaded, pedestrianfriendly avenue that provides regional retail commercial and
serves to repair the edges of
existing neighborhoods of the
surrounding area.
- Avenues 50 and 52. Establish
Avenues 50 and 52 as
Separated sidewalks, bicycle
lanes, and landscaped frontage
improvements support corridor
enhancement. Shade, crossings,
and connections to destinations
are documented in the proposed
landscape and circulation plans.
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important cross-town corridors
that connect Coachella, serve
as transitions between
neighborhoods, provide
opportunities for local-serving
retail and balance the needs of
multiple transport modes.

Goal 11. Economic
Development. A broadbased and long-term
economic development
environment for
Coachella that is
supportive of existing
businesses and will
attract new business and
tourism.

11.2 Regional presence. Encourage
economic development strategies that
will cause Coachella to become a
major city in the Coachella Valley and
a driving force behind the area’s
economy.

The proposed lodging, resort,
commercial, and entertainment
facilities would broaden the City’s
regional visitor offerings.

11.5 Jobs-housing balance. Strive to
improve the jobs-housing balance in
the City by actively pursuing
employment uses to the City.

Resort operations, restaurants,
commercial facilities, and
maintenance activities would
create additional employment
opportunities.

11.7 Job training. Expand job training
opportunities for Coachella residents.

The Development Agreement will
require the project to establish
internships with the local high
school and colleges and
universities in the area. These
partnerships will provide students
with practical work experience
and exposure to career
opportunities associated with
resort operations, supporting
expanded employment training
opportunities for Coachella
residents.

11.15 Creative Economy. Prioritize
strategies that will create an economy
full of diverse talents, trades and goods
for the City. For long lasting economic
success, a range of services, arts,
music, entertainment and retail should
be supported on all scales of the City’s
economy.

The project supports a diverse
creative economy through
proposed farmers markets and
vending opportunities for local
artists within the publicly
accessible amenity areas. These
activities provide opportunities
for local vendors to showcase
their products and artwork while
complementing the project’s
dining, entertainment, and
recreational uses.
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Goal 12. Diversity of
uses for economic
development. Nonresidential uses that
creates a complete city
and diversifies the local
economy.

12.7 Hospitality. Expand the number
and variety of hospitality options with
Coachella as a means of providing jobs
for residents and expanding the local
tax base.

The project expands Coachella’s
hospitality offerings through
integrated hotel and resort
accommodations, dining, and
recreational amenities, creating
employment opportunities and
additional tax revenue.

12.9 Retail base. Encourage economic
development of all scales of retail
development within Coachella in order
to create a stronger tax base and
increase the City’s tax revenue.

Taxable food, beverage, and other
commercial sales may expand the
City’s revenue base. The proposed
project will also host special event
farmers markets and vending
opportunities for local artists
within the publicly accessible
amenity areas.

Goal 13. Fiscal
Stability. A City with
thorough economic
development strategies
and reasoned decisions
based on sound fiscal
policies.

13.4 Diverse tax base. Provide a
fiscally sound City with a sustainable
tax base and user fees including
property tax, sales tax, transient
occupancy tax, utilities user tax and
user fees that pay for cost of services.

Taxable lodging and commercial
activity provide opportunities to
diversify City revenues.

General Plan – Mobility Element
Goals 3. Pedestrian
Network. A safe
pedestrian network that
provides direct
connections between
residences, employment,
shopping and civic uses.

3.1 Pedestrian network. Improve
health outcomes by creating a safe and
convenient circulation system for
pedestrians that focuses on crosswalks,
improves the connections between
neighborhoods and commercial areas,
provides places to sit or gather,
pedestrian-scaled street lighting,
buffers from moving vehicle traffic,
and includes amenities that attract
people of all ages and abilities.

The proposed separated frontage
sidewalks and landscaped buffers
support safe and convenient
pedestrian circulation. Required
pedestrian routes, driveway
crossings, lighting, and
connections to publicly accessible
amenities are incorporated into the
proposed plans and conditions of
approval. The proposed project
will also be conditioned to
complete a decomposed granite
equestrian trail on the property
frontages to help ensure safe
pedestrian access.

3.4 Pedestrian connections for
development. Require that all
development or redevelopment
projects provide pedestrian
connections to the external pedestrian
network.

The project shall provide direct
pedestrian connections from the
external sidewalk network to
publicly accessible commercial
and recreational facilities. The
proposed project will also be
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conditioned to complete separated
sidewalks and a decomposed
granite equestrian trail on the
property frontages to help ensure
safe pedestrian access.

General Plan – Community Health + Wellness Element
Goal 4. Public Safety
and Social Support.

Close-knit and safe
communities.

4.2 Community programs. Work
with community partners to create
programs that provide opportunities for
volunteerism and multi-generational
interaction.

Proposed farmers markets and
vending opportunities for local
artists within the publicly
accessible amenity areas will
provide settings for community
gathering and interaction among
different generations.

Goal 4. Public Safety
and Social Support.

Close-knit and safe
communities.

Goal 7. Jobs, Prosperity
and Economic
Development. Improved
economic prosperity and
vibrancy of households
and businesses.

4.6 Collaboration for youth. Explore
opportunities to collaborate with
Coachella Valley Unified School
District along with faith-based and
non-profit organizations to better serve
youth.

The Development Agreement will
require an internship partnership
with Coachella Valley Unified
School District, providing local
high-school students with
practical work experience and
exposure to hospitality careers.

7.2 Targeted employment training.

Work with local schools, colleges,
trade schools and non-profit
scholarship organizations to ensure a
trained and qualified workforce is
available to meet the needs of projected
growing industries that provide living
wages for persons most in need.

The required internship
partnerships will connect local
educational institutions with the
project’s employment
opportunities and provide
practical experience relevant to
the hospitality industry.

CONSISTENCY WITH ZONING:

The Project site is within the Regional Commercial (R-C) zoning designation of the city’s Official Zoning Map. The Project is subject to the Zoning Ordinance of the City of Coachella which includes Chapter 17.28 R-C Regional Commercial Zone and Chapter 17.19 Supplemental Standards for Single-Family Residential of the Coachella Municipal Code (CMC). The project proposes a hotel, resort, residential, and commercial public beach club is consistent with the permitted uses of the R-C zone, including Hotel, Resort, Restaurant, and Private Swimming Pool uses. The project requires approval of a Conditional Use Permit (CUP) to allow bars and cocktail lounges, liquor sales, and a special event establishment. The project requires approval of a CUP to allow single-family residential uses on the project site. The project includes a Zoning Ordinance Amendment to establish single-family residential uses as a conditionally permitted use in the R-C zone. The project proposes a mixed-use development, consisting of a total of 402 units on approximately 28 acres (14.4 du/ac), which is consistent with the R-C zoning residential density 30 Item 2.

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range of 10 to 15 dwelling units per acre. The project is complaint with Chapter 17.28 R-C Regional Commercial Zone and Chapter 17.19 Supplemental Standards for Single Family Residential of the CMC, except for certain development standards that comply with the standards allowed pursuant to the project Development Agreement in accordance with Chapter 17.100 – Development Agreements of the CMC.

Table 1 – (R-C) Property Development Standards Compliance Zoning Ordinance Complies with Code?
Residential Density.
10-15 du/ac
Yes.

14.4 du/ac
Design Standards.

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

Yes.

The private-sector architectural design reflects
a contemporary modern style characterized by
an earth-tone color palette, wood siding, dark
metal-framed windows, and metal roofing.

The single-family residential architecture
incorporates varied façade designs with
building modulation and architectural
articulation, contributing to a cohesive, highquality contemporary modern aesthetic.

Lot Requirements.

1.Minimum Lot Size. (20,000) square feet for
commercial uses.

2.Minimum Lot Width. None.

3.Minimum Lot Depth. None.

4.Maximum Lot Coverage. None.

Yes.

The public club and associated parking are
located at the southwest corner of Avenue 52
and Calhoun Street and consist of Lots 58 and
59 of the Tentative Tract Map. Lot 59 is
approximately 4.2 acres, and Lot 58 is
approximately 1.8 acres. As a result, the
minimum lot size of the commercial public
beach club is in compliance with the minimum
lot size requirements of the Regional
Commercial property development standards.

Yard Requirements
Front Yard. 15 feet, except where one or both
adjoining zones are residential, in which case
the required yard shall be increased to equal
the average of the required front yards of the
adjoining zones
Side Yard. There shall be no side yard
requirement except where a R-C (Regional
Commercial) zone adjoins a street or a
Yes.

The project does not immediately abut any
residentially zoned properties within the City
of Coachella’s jurisdiction. The western
property frontage abuts Calhoun Street, the
northern property frontage abuts Avenue 52,
and the eastern property frontage abuts Van
Buren Street. To the east of the project is the
General Neighborhood property; however,
Van Buren Street, a major arterial roadway
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residential zone, in which case there shall be a
side yard of not less than ten (10) feet on the
side or sides adjoining said street or residential
zones
Rear Yard. There shall be no rear yard
requirement except where the R-C (Regional
Commercial) zone adjoins a residential zone,
in which case there shall be a rear yard of not
less than ten (10) feet adjoining that residential
zone.

Permitted Encroachments in Required Yards.

All landscape areas shall be maintained
consistent with approved landscape plans.

Landscape modifications shall be approved by
the planning director and referred to the
planning commission for review at the
director's discretion
with associated bicycle facilities, provides a
separation and sufficient buffer between the
project and the adjacent use. The project
provides a minimum 30-foot landscape
common area along all project frontage
abutting perimeter streets.

The southern property line abuts existing
residential uses located within Riverside
County and outside the City of Coachella’s
jurisdiction. However, the project provides a
minimum 20-foot-wide landscaped setback
along the southern property line, which
provides additional separation and a sufficient
buffer between the project and the adjacent
residential uses.

There are no applicable encroachments on the
subject property. The landscape areas are
required to be maintained in accordance with
the approved landscape plans. Failure to
maintain the landscaping as required by the
approved landscape plans may result in code
enforcement action to ensure compliance.

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

Yes.

The project meets height standards allowed per
the Development Agreement.

Landscape Setback.

The minimum perimeter landscape setback for
residential or hotel projects without frontage of
buildings along perimeter street shall equal at
minimum ten (10) feet at any point and have
an average perimeter landscape setback of
twenty (20) feet for the entire frontage.

Equestrian and agricultural themed
improvements including equestrian rail
fencing, agrarian lighting, agrarian signage,
10-foot-wide decomposed granite multipurpose trail and date palms planted twenty (20) feet on center shall be installed along
Avenue 52, Van Buren Street, and Calhoun
Street.

Yes.

The project provides a minimum 30-foot
landscape common area frontage along all
perimeter streets. The landscape common area
includes 6-foot separated sidewalk, 10-foot
decomposed granite equestrian trail, landscape
lighting, equally spaced palm trees along all
perimeter streets which includes Avenue 52,
Van Buren Street, and Calhoun Street.
32 Item 2.

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Energy Efficient Design and Heat Island
Reduction Strategies.

Yes.

The project conditions of approval require the
applicant to submit an energy efficient design
and heat island reduction plan. At the direction
of the Community Development Director, may
require substitutions in trees, paving, or other
items to address the energy efficient design
and heat reduction plan strategies, and as
described in this condition of approval.

Distance Between Buildings.

No requirements, except that buildings not
actually adjoining shall be determined through
site plan review.

Yes.

The project site plan was reviewed by City
staff and the Riverside County Fire
Department, and no issues were identified
regarding the building separation distances
shown on the site plan. As indicated above, the
project complies with the applicable minimum
yard setback requirements and therefore
provides sufficient separation and buffering
between the project and adjacent uses.

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.

The project conditions of approval will ensure
parking requirements are met.

Screening. Where the R-C zone abuts upon a
residential zone, there shall be provided
screening not less than six feet, or more than
eight feet in height on the zone boundary line.

Said screening shall be reduced to forty-two
(42) inches in height within a required yard
adjacent to a street or highway.

Yes.

The subject property does not directly abut
adjacent properties within the Coachella
Jurisdiction Boundary.

The subject property provides an eight-foot
perimeter wall along Van Buren Street and
Avenue 52. The subject property provides an
8-foot combination wall along the southern
property line. There is an approximately 10-
foot-wide vegetation swale along the southern
property line which assists with reducing
potential project impacts on southern adjacent
properties.

Other Property Development Standards.

1.All uses shall be conducted entirely within a
completely enclosed building, except for offstreet parking and loading facilities, those Yes.

The project incorporates a Conditional Use
Permit (CUP) for the special event
establishment use. As required by the project’s
33 Item 2.

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outdoor uses permitted by Section

17.28.020(A)(7), and certain uses permitted
subject to a conditional use permit by Section

17.28.020(D).

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

Conditions of Approval, prior to issuance of a
Certificate of Occupancy, the applicant shall
submit an Entertainment Permit application
for review and approval by the City Council.

This requirement ensures that outdoor
activities are conducted in accordance with the
development standards applicable to the
Regional Commercial (R-C) Zone and that the
proposed operation is subject to public review
and approval through the Entertainment
Permit process prior to occupancy.

The project does not incorporate sheet metal as
an exterior wall finish.

Architectural Review. All development in the
R-C (Regional Commercial) zone, is subject to
architectural review as set forth in Section

17.72.010 of this title.

Yes.

The project will feature two primary
components: a private sector and public sector.

The private sector will consist of 240 condo
cottages, 162 single-family residential units
comprised of estate lots, zero lot line lots,
bungalow condominiums, and VIP suites
(“SFR Units”). The public sector will consist
of an 11,950-square-foot beach club, 7,690-
square-foot restaurant, and a 6,048-square-foot
sports bar. The private-sector architectural
design reflects a contemporary modern style
characterized by an earth-tone color palette,
wood siding, dark metal-framed windows, and
metal roofing. The public-sector architectural
design reflects a contemporary modern style
that is consistent with the overall architectural
character of the public-sector buildings. The
public beach club incorporates a distinctive
agave flower-inspired design, providing a
unique architectural feature that contributes to
the overall visual identity of the development.

Overall, the project’s architectural elements
work together to create a cohesive, distinctive,
and high-quality contemporary modern
aesthetic.

FINDINGS:

Tentative Tract Map
34 Item 2.

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Pursuant to Government Code Section 66474 and Coachella Municipal Code Section Chapter

16.12, subject to the provisions of this chapter, the Planning Commission must make the following findings for the recommendation of Tentative Map approval to the City Council:

The Planning Commission shall recommend denial of a tentative map to the City Council, as required by the Subdivision Map Act, if it makes the following findings:

1. That the proposed map is not consistent with applicable general and specific plans; The Project site is within the Regional Retail District land use designation of the City of Coachella’s General Plan 2035 Update (General Plan). This designation provides opportunities for a wide range of shopping and entertainment in a variety of urban and suburban formats. These include regional shopping centers, mixed destination centers or similar uses. The uses allowed in this designation will cater to regional clientele and provide a unique amenity to all residents of the Coachella Valley and an important revenue source for the City. The primary purpose of the District is to provide for commercial opportunities, with residential uses supporting the retail environment.

Like the other Centers and Districts of Coachella, the Regional Retail District is organized into blocks by a combination of public and private streets that provide addresses for the businesses and organize access and parking for them. The blocks of this District may be the largest in Coachella, with buildings, landscape and signage similarly scaled up in size, but not neglecting the importance of creating a comfortable and attractive pedestrian environment for shoppers.

This designation accommodates retail, lodging, entertainment, and single-family residential uses, with commercial activities serving regional clientele and residential uses supporting the commercial environment. The proposed COVA development integrates hotel and resort accommodations, residential units, recreational amenities, restaurants, and a public beach club within a coordinated development.

The residential component consists of 402 units, including 162 single-family residential units and 240 condominium cottages, within approximately 28 acres. Residential density is calculated using the acreage devoted to these units and excludes the commercial components of the project. The resulting density is approximately 14.4 dwelling units per acre (du/ac). The allowed development intensity in the Regional Retail District density range is 10-15 DU/AC. The Regional Retail District allows for a floor area ratio (FAR) between 0.35 and 2.0. The public sector uses have a combined FAR of approximately 0.65, which is consistent with the Regional Retail District standard of 0.35 to 2.0.

The project meets the intent and purpose, intended physical character, allowed land uses, and development intensity allowed in the Regional Retail District 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 Regional Retail District general plan designation.

Error! Unknown document property name. 25
commercial development with surrounding neighborhoods. The proposed subdivision supports this vision by establishing lots for an integrated hospitality, residential, recreation, dining, and entertainment development. Its consistency with the applicable subarea policies is addressed below.

Subarea Policy 1 — Diversity of Retail and Services
The project would broaden the range of commercial services and visitor amenities available along the corridor through hotel and resort accommodations, restaurants, a public beach club, and recreational and entertainment facilities. These uses would serve visitors and provide additional dining and recreation opportunities for residents of Coachella and surrounding communities. The subdivision accommodates these activities within a coordinated development, supporting the policy’s objective of capitalizing on the corridor’s regional location.

The subdivision provides separate lots for these functions while integrating them through common access and infrastructure. This arrangement supports the policy’s allowance for larger commercial developments along the corridor.

Subarea Policy 3 — Transitions to Adjacent Residential Neighborhoods The project incorporates perimeter landscaping, setbacks, walls, and designated access points to establish a transition between the development and surrounding properties. Proposed frontage improvements include landscaped buffers, sidewalks, and an equestrian trail along Calhoun Street, Avenue 52, and Van Buren Street. These features provide separation from project activities while improving the appearance and function of the adjoining streets.

The proposed conditions of approval will require that the project meet all operational requirements and standards as outlined in the Coachella Municipal Code pertaining to lighting, noise, commercial operations, and special events. Together, the site design and operational requirements are intended to limit conflicts between the resort and commercial activities and nearby residential uses.

Subarea Policy 4 — Connections to Adjacent Areas
The project proposes six vehicular access points distributed along Avenue 52, Calhoun Street, and Van Buren Street. Perimeter sidewalks and trail improvements would provide routes along the project frontage, while the internal circulation system would connect the residential accommodations, resort amenities, and commercial facilities.

These connections, together with the frontage improvements, support access between the development and adjacent areas.
36 Item 2.

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Subarea Policy 5 — Pedestrian Amenities and Access to Commercial Entrances The proposed frontage design includes separated six-foot sidewalks, landscaped buffers, trees, and an equestrian trail. These improvements would provide pedestrian facilities and landscaped separation along the adjoining streets.

With these features incorporated into the approved plans and conditions, the project would support the subarea’s objective of providing a comfortable pedestrian environment and convenient access to commercial services.

Subarea Consistency Conclusion:

The proposed subdivision advances Subarea 3’s commercial development objectives by accommodating regional-serving hospitality, dining, recreation, and entertainment uses. Its perimeter improvements and required compatibility measures support integration with surrounding development. Consistency with the subarea’s connectivity and pedestrian design policies is supported by the public connections, crossing improvements, and entrance-access features identified in the proposed plans and conditions of approval.

The proposed subdivision accommodates an integrated mix of residential, lodging, recreation, dining, and entertainment uses consistent with the Regional Retail District designation. The residential component includes 402 units within approximately 28 acres, resulting in a density of approximately 14.4 dwelling units per acre. Commercial acreage is excluded from this residential density calculation.

As discussed above, the subdivision supports the applicable development objectives of Subarea 3 - Van Buren Corridor through its regional-serving commercial uses, frontage improvements, connections, and measures addressing compatibility with surrounding development. Based on this analysis and the required improvements identified in the conditions of approval, the proposed map is consistent with the General Plan. No applicable specific plan has been identified for the project site.

Implementation of the subdivision’s single-family residential component is contingent upon City Council adoption and effectiveness of Zoning Ordinance Amendment No. 26-02, allowing singlefamily residential uses in conjunction with a resort use within the Regional Commercial (R-C) zone, and approval of Conditional Use Permit No. 407 authorizing those uses. The tentative map and accompanying project approvals shall incorporate this requirement.

2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
The proposed subdivision organizes residential, condominium, commercial, recreational, and open-space uses within an integrated development consistent with the General Plan’s Regional Retail District designation. The subdivision includes internal circulation facilities, common-access 37 Item 2.

Error! Unknown document property name. 27
and emergency-vehicle easements, utility improvements, drainage facilities, and frontage improvements serving the resulting lots.

The Regional Retail District recognizes that block sizes may vary depending on the uses accommodated, while encouraging pedestrian and bicycle connections within larger developments. The project includes frontage improvements along Calhoun Street, Avenue 52, and Van Buren Street consisting of six-foot separated sidewalks, landscaped buffers, an equestrian trail, and associated landscaping. These improvements provide circulation along the project perimeter and access to project entrances. The internal circulation system connects the residential and lodging accommodations with resort amenities and supporting facilities.

The private resort component does not provide connections at every interval suggested by the General Plan. However, the combination of perimeter routes, distributed access points, and internal circulation supports movement around and within the development. Publicly accessible commercial facilities must provide pedestrian access from adjoining public sidewalks, with the applicable access improvements incorporated into the proposed plans and conditions of approval.

The project also supports Subarea 3 — Van Buren Corridor by accommodating regional-serving commercial activities, providing frontage improvements, and incorporating landscaped transitions between the development and surrounding properties. Grading, drainage, utility, and circulation improvements are subject to City review and the applicable conditions of approval.

For these reasons, the proposed subdivision design and required improvements are consistent with the City of Coachella General Plan. No applicable specific plan has been identified for the project site.

3. That the site is not physically suitable for the type of development; The approximately 87-acre site provides land for the proposed residential and condominium development, hotel and resort uses, public beach club, supporting commercial facilities, recreational amenities, internal circulation, and drainage improvements. The proposed project is physically suitable for the proposed development project. The project is compatible with general plan guidelines of the Regional Retail District general plan designation. The project is in compliance with density requirements of the Regional Retail District general plan designation. In addition to meeting the proposed density requirements, the project proposed two access points along Avenue 52, two along Calhoun Street, and two along Van Buren Street to serve its public commercial and private resort components.

The conditions of approval require a comprehensive drainage report, precise grading and improvement plans, water and sewer plans, and compliance with the applicable engineering studies. These requirements address site grading, stormwater management, utility connections, and the improvements necessary to serve the resulting lots. Fire Department requirements address emergency access, fire protection water supply, and required fire flow.

Based on the supporting engineering and geotechnical analyses, and with implementation of the required improvements and applicable conditions of the approval, the site is physically suitable for the proposed type of development.
38 Item 2.

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4. That the site is not physically suitable for the proposed density of development; The site is physically suitable for the proposed density of development. Allowed land uses in the Regional Retail District general plan designation include retail, lodging, entertainment, and residential uses at a development intensity of 10 - 15 DU/AC. The proposed project is for the development of a hotel, resort, residential, and commercial public beach club. The project proposes a mixed-use development, consisting of a total of 402 units on approximately 28 acres (14.4 du/acre), which is consistent with the General Plan residential density range of 10 – 15 dwelling units per acre. The commercial component of the proposed project has a combined FAR of approximately 0.65, which is consistent with the Regional Retail District standard of 0.35 to 2.0.

The residential component is situated within a larger development that provides additional areas for circulation, recreational amenities, open space, drainage, and supporting infrastructure. The proposed subdivision establishes lots and access arrangements to accommodate these functions.

The conditions of approval require the applicant to provide the water, sewer, drainage, circulation, and fire protection improvements necessary to serve the proposed development. The required improvements must accommodate the residential component together with the demands of the commercial and resort uses, consistent with the supporting engineering studies and serviceprovider requirements.

Based on the proposed development arrangement and implementation of the required improvements, the site is physically suitable for the proposed density.

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat;
Pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the City is the lead agency for purposes of CEQA for this Project. The City prepared a Modified Initial Study/ 15183 Checklist (15183 Checklist) to evaluate whether the proposed Project requires further review under the California Environmental Quality Act (CEQA).

The General Plan Update Environment Impact Report (EIR) determined that biological-resource impacts would be less than significant.1 Although growth projected under the GPU could result in the loss of foraging habitat for migratory species, those impacts are expected to be less than significant due to the significant tracts of land that would be set aside as open space as proposed by the GPU Land Use Plan.2
The Project site consists primarily of agricultural development including date palms, grapevines, and other cultivated areas, together with disturbed and developed areas. . An irrigation pond occurs in the central-northern area of the site with nearby pump housing and additional support structures.

Disturbances have eliminated the natural plant communities that historically occurred on the project site. The biological assessment prepared by ELMT Consulting identified no native or

1 City of Coachella, 2035 GPU Draft EIR, Biological Resources, at 4.3-28. 2 Ibid.
39 Item 2.

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special-status natural communities, jurisdictional drainage or wetland features, designated critical habitat, or mapped wildlife corridors or linkages. The irrigation pond is an artificial agricultural feature that does not support fish, riparian habitat, or hydrophytic vegetation. The site is also outside a CVMSHCP Conservation Area, and the CVMSHCP does not identify modeled habitat for a covered species within or adjacent to the site. No special-status species were observed during the field survey, and the assessment found no burrowing owls, owl sign, or suitable burrows.

To ensure no impact occurs to migratory birds, the biological report suggests a pre-construction nesting bird clearance survey which will be conducted prior to ground disturbance if construction occurs between February 1st and August 31st. This recommendation is consistent with the requirements of the MBTA, California Fish and Game Code, and USFWS.

The project would be consistent with the biological-resources analysis within the GPU EIR. The project would not create new impacts or increase impacts, and there is no new information of substantial importance than identified within the GPU EIR.

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; and
The proposed subdivision is subject to conditions requiring approved water and sewer plans, necessary utility connections and improvements, and drainage facilities designed to manage onsite runoff and existing tributary flows. The applicant must construct the improvements necessary to serve the development in accordance with City and applicable service-provider requirements.

The conditions of approval also require stormwater quality management, construction stormwater controls, and dust and erosion control measures. Fire protection requirements address emergency access, adequate fire protection water supply, and required fire flow.

The recreational lagoons must comply with applicable health and sanitation requirements and obtain the necessary agency approvals for their construction and operation. Water treatment, disinfection, and recreational use must meet the requirements of the Riverside County Department of Environmental Health. The proposed stormwater detention lake is separate from the recreational lagoons and is not intended for swimming or other water-contact recreation.

The Section 15183 Checklist determined that construction and operational emissions would remain below applicable South Coast AQMD regional and localized significance thresholds, including at nearby sensitive receptors, and would not result in a peculiar, new, or substantially more severe air-quality impact than analyzed in the General Plan EIR. Compliance with South Coast AQMD Rules 402, 403, and 403.1 and Chapter 8.20 of the Municipal Code would control nuisance emissions and fugitive dust.

With implementation of the required utility, drainage, fire protection, and sanitation requirements, the subdivision design and proposed improvements are not likely to cause serious public health problems.
40 Item 2.

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

The proposed map will not conflict with any public easements acquired for access or use by the public at large within the proposed development project. The Riverside County Office of the Fire Marshal, City of Coachella Engineering Department/Public Works Department, Coachella Water Authority, and the County of Riverside have reviewed the proposed project and no concerns pertaining to easements were identified. The subdivision of land will not conflict with easements for access through or use of property and as such, the development project’s design is confirmed to be in harmony with existing public easements.

Conclusion:

Staff concludes, based on the foregoing analysis and supporting project documentation, that the proposed subdivision and its required improvements are consistent with the City of Coachella General Plan and that the grounds for denial identified in Government Code Section 66474 and Coachella Municipal Code Chapter 17.28.030 do not apply to Tentative Tract Map No. 39330.

The proposed parcel subdivision is consistent with the City of Coachella General Plan and the Coachella Municipal Code. The parcel subdivision will not conflict with easements acquired by the public at large, for access through or use of property within the proposed parcel subdivision, and it will not cause substantial environmental damage or substantially avoidably injure fish, wildlife, or their habitat. The required conditions of approval ensure the Project will not be detrimental to the public health, safety, or welfare, and the conditions prevent material injury to properties or improvements in the vicinity.

Implementation of the single-family residential component is contingent upon City Council adoption and effectiveness of Zoning Ordinance Amendment No. 26-02 and approval of Conditional Use Permit No. 407. This requirement shall be incorporated into the tentative map resolution and conditions of approval.

FINDINGS:

Zoning Ordinance Amendment No. 26-02 – Single-Family Residential Uses in the Regional Commercial (R-C) Zone.

Pursuant to Coachella Municipal Code Section 17.80.010 and Government Code Section 65860, staff recommends that the Planning Commission recommend City Council adoption of Zoning Ordinance Amendment No. 26-02 based on the following findings:

1. The amendment is consistent with and implements the General Plan’s purposes, objectives, and land use provisions.

The General Plan’s Regional Retail District designation allows residential uses at a density of 10 to 15 dwelling units per acre, with residential uses supporting the district’s commercial 41 Item 2.

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environment. The existing Regional Commercial (R-C) zoning provisions accommodate multifamily residential uses subject to a Conditional Use Permit but do not expressly provide a corresponding approval pathway for single-family residential uses.

This difference prompted the proposed amendment, which would allow single-family residential uses in conjunction with a resort, subject to a Conditional Use Permit. The amendment brings the zoning code into closer alignment with the residential uses contemplated by the General Plan while preserving the commercial purpose of the R-C zone.

For the COVA project, the amendment would provide a land use approval pathway for singlefamily units intended to accommodate fractional ownership within an integrated resort development. The ownership arrangement does not replace the requirement to demonstrate compliance with applicable density requirements, General Plan policies, and project approval conditions.

2. The amendment is justified by public necessity and convenience.

The amendment establishes a defined approval process for single-family residential uses associated with resort development. It responds to the difference between the General Plan’s broader allowance for residential uses and the zoning code’s existing conditional allowance for multi-family residential uses.

Requiring a Conditional Use Permit for single-family residential uses provides comparable discretionary review of both residential building types. Applicants may propose a residential configuration suited to an integrated resort, while the City retains the ability to evaluate whether the proposed uses are appropriate for the site and consistent with applicable policies and standards.

The amendment therefore serves public necessity and convenience by providing regulatory clarity and a consistent review mechanism for residential uses within the R-C zone.

3. The amendment promotes the general welfare.

The amendment balances flexibility for resort development with the preservation of land for regional-serving commercial activities. Requiring single-family residential uses to occur in conjunction with a resort limits the proposed allowance to integrated resort developments rather than establishing a general allowance for independent single-family subdivisions throughout the R-C zone.

The Conditional Use Permit process allows the City to evaluate whether the residential component supports the resort and maintains the development’s commercial function. Review also addresses compatibility, circulation, parking, infrastructure, noise, lighting, and other relevant development and operational characteristics.
42 Item 2.

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This approach promotes the general welfare by accommodating residential uses contemplated by the General Plan while retaining commercial development opportunities and review of potential conflicts with surrounding properties.

4. The amendment constitutes good zoning practice.

The amendment establishes a conditional approval pathway for single-family residential uses that is comparable to the existing Conditional Use Permit requirement for multi-family residential uses. This approach allows consideration of different residential building types while maintaining discretionary review.

Limiting the allowance to single-family residential uses in conjunction with a resort preserves the R-C zone’s primary commercial purpose and reduces the potential for commercial properties to be developed as independent single-family subdivisions under this amendment. Each proposal must demonstrate an integrated relationship between its residential and resort components and satisfy the applicable Conditional Use Permit findings.

The amendment authorizes a land use category rather than independently approving fractional ownership arrangements, short-term rental operations, or a particular development. Those matters remain subject to applicable regulations and project approvals. Accordingly, the amendment provides flexibility and regulatory clarity while protecting the intended function of the commercial zone.

Conclusion
Staff concludes that Zoning Ordinance Amendment No. 26-02 brings the Regional Commercial zoning provisions into closer alignment with the General Plan’s allowance for residential uses while preserving the zone’s commercial purpose. The amendment provides comparable Conditional Use Permit review for single-family and multi-family residential uses and limits the proposed single-family allowance to uses developed in conjunction with a resort.

The amendment is consistent with the General Plan and is justified by public necessity, convenience, general welfare, and good zoning practice. Staff recommends that the Planning Commission adopt Resolution No. PC2026-27 recommending City Council adoption of Zoning Ordinance Amendment No. 26-02. The COVA project’s single-family residential component remains subject to approval of Conditional Use Permit No. 407.

FINDINGS:

Zoning Ordinance Amendment No. 26-03 – Amendments to Chapter 5.80 – Regulation of Short-Term Vacation Rentals of the Business Licenses and Regulations Ordinance.

Zoning Ordinance Amendment No. 26-03 would amend Chapter 5.80 of Title 5, Business Licenses and Regulations, to provide exceptions for projects with approved development agreements to the short-term vacation rental permit limit per owner and the percentage limit on units permitted for short-term rental use. Additional modifications would apply only as expressly 43 Item 2.

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authorized by the amended ordinance and approved development agreement. Staff recommends approval based on the following findings:

1. The amendment is consistent with and supports the General Plan’s purposes and objectives.

The amendment provides flexibility to accommodate integrated hospitality developments containing residential accommodations, resort amenities, dining, recreation, and entertainment.

For the COVA project, this flexibility would support the proposed relationship between residential ownership, including fractional ownership, and short-term rental operations within the resort.

Land Use and Community Character Element Policy 13.4, Diverse Tax Base, calls for a fiscally sound City supported by a sustainable and diversified tax base and user fees, including property tax, sales tax, transient occupancy tax, utilities user tax, and fees supporting the cost of services.

The amendment supports this policy by accommodating visitor-serving developments that may contribute to applicable City tax revenues.

The amendment also supports Policy 13.3, Efficient Growth, by allowing the City to evaluate potential revenues alongside infrastructure obligations, public service demands, and community compatibility through the development agreement and accompanying project approvals.

2. The amendment is justified by public necessity and convenience.

Chapter 5.80 establishes limits on permit ownership and the concentration of short-term vacation rentals. These limitations regulate vacation rental activity within residential areas but may constrain integrated hospitality developments where short-term accommodations are an intended component of the approved development.

The amendment establishes a defined mechanism for accommodating these developments through approved development agreements. It allows the City to coordinate applicable rental provisions with the project’s ownership structure, operating arrangements, and development obligations.

This approach provides regulatory clarity for applicants, property owners, operators, and City staff while retaining City Council review of the development agreement and the project-specific provisions governing rental operations.

3. The amendment promotes the general welfare.

The amendment allows the City to address short-term rental operations in conjunction with negotiated development obligations and enforceable project requirements. Development agreements and accompanying approvals can address management responsibilities, complaint response, security, parking, noise, infrastructure, and applicable tax reporting and payment obligations.
44 Item 2.

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The justification for exceptions must address the characteristics of the qualifying development and how its operating framework protects surrounding properties and community interests.

Requirements of Chapter 5.80 that are not lawfully modified remain applicable.

Accordingly, the amendment provides flexibility for qualifying developments while retaining mechanisms to address public health, safety, neighborhood compatibility, and the demands placed on City services.

4. The amendment constitutes good regulatory practice.

The amendment establishes an express framework for coordinating Chapter 5.80 with Cityapproved development agreements. It clarifies the availability of exceptions to permit ownership and concentration limits and provides a documented basis for administering project-specific requirements.

Each development agreement must clearly identify the property and operations it covers, together with any additional authorized modifications and applicable obligations. The amendment does not independently approve a development, establish compliance with zoning requirements, or authorize rental operations without the applicable permits and project approvals.

This approach accommodates coordinated hospitality developments while maintaining a clear distinction between the exceptions authorized by the ordinance and additional provisions expressly established through a development agreement.

Conclusion
Staff concludes that Zoning Ordinance Amendment No. 26-03 supports the General Plan’s objectives for a diversified tax base and fiscally sustainable growth and is justified by public necessity, convenience, general welfare, and good regulatory practice. The amendment provides flexibility for projects with approved development agreements while retaining applicable regulatory requirements and project-specific review.

Staff recommends that the Planning Commission adopt Resolution No. PC2026-28 recommending City Council adoption of Zoning Ordinance Amendment No. 26-03. Exceptions and operating provisions applicable to the COVA project shall be coordinated with Development Agreement No. 25-01 and the accompanying project approvals.

FINDINGS:

Conditional Use – Special Event Establish Use in the (R-C) Regional Commercial Zone & Conditional Use – Single-Family Residential in conjunction with a Resort Use.

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 approval:

Conditional Use Permit No. 396 — Bar/ Cocktail Lounges, Special Event Establishment Uses 45 Item 2.

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Pursuant to Coachella Municipal Code Section 17.74.020(B), staff recommends conditional approval of the proposed special event establishment uses based on the following findings:

1. The proposed use will be in harmony with and in accordance with the objectives of the General Plan.

The proposed bars and cocktail lounges, liquor sales, and special event establishment uses are consistent with and supportive of the Regional Retail District land use designation applicable to the Project site. The proposed uses are components of the larger COVA resort development and are intended to provide dining, beverage, recreation, entertainment, and visitor-serving amenities in conjunction with the Project's hotel, resort, residential, restaurant, and other commercial uses.

The bars and cocktail lounges and associated liquor sales will complement the hospitality and visitor-serving functions of the Project, while the special event establishments will serve as a principal recreational and visitor-serving amenity within the overall resort. These uses support the development of the Project as an integrated destination rather than as a conventional residential development and are consistent with General Plan objectives encouraging commercial, hospitality, recreational, and visitor-serving development and a diversified local economy.

2. The proposed use will be compatible with the existing or intended character of the general vicinity and will not change its essential character.

The proposed bars and cocktail lounges, liquor sales, and special event establishment uses have been incorporated into the comprehensive design of the COVA resort development and are compatible with the intended hospitality, commercial, recreational, and entertainment character of the Project.

The beach club is proposed as an integral recreational and visitor-serving component of the resort rather than as an independent use unrelated to the overall development. Similarly, the bars and cocktail lounges and liquor sales are intended to operate in conjunction with the Project's hospitality, restaurant, recreational, and visitor-serving uses.

The Project's site planning and prescribed conditions of approval provide mechanisms to address potential operational effects associated with these uses, including noise, lighting, security, parking, circulation, hours of operation, alcohol service, and fire and life safety. Alcohol sales and service will also remain subject to applicable requirements of the California Department of Alcoholic Beverage Control.

With implementation of the conditions of approval and compliance with applicable City and State requirements, the proposed uses will be located, designed, constructed, operated, and maintained in a manner compatible with the intended character of the Project and surrounding area and will not change the essential character of the area.

3. Consideration has been given to scale, bulk, coverage, density, public facilities, utilities, neighborhood character, traffic generation, street capacity, and other relevant impacts.

The scale, bulk, coverage, and intensity of the proposed bars and cocktail lounges, liquor sales, and special event establishment uses have been considered as part of the overall COVA 46 Item 2.

Error! Unknown document property name. 36
development and the associated Architectural Review, Tentative Tract Map, Conditional Use Permits, and other Project entitlements.

The special event establishment uses and food-and-beverage uses are integrated into the overall Project site plan and will be served by the Project's proposed vehicular and pedestrian circulation systems, parking facilities, utilities, water and sewer facilities, drainage improvements, emergency access, landscaping, lighting, and other infrastructure.

The Project is subject to conditions of approval requiring the construction of necessary infrastructure and compliance with applicable requirements of the City and other responsible agencies. Potential effects associated with traffic, parking, noise, lighting, alcohol service, security, and operation of the proposed uses are addressed through the Project design, applicable Municipal Code requirements, and prescribed conditions of approval.

4. Any potentially hazardous or disturbing characteristics are justified by the common public interest as a benefit to the community as a whole.

The proposed bars and cocktail lounges, liquor sales, and special event establishment uses may have the potential to generate operational effects associated with noise, alcohol consumption, security, lighting, parking, traffic, and hours of operation. However, the proposed uses are located within and have been designed as integral components of the larger COVA resort development rather than as stand-alone uses. The proposed Project is consistent with the land use framework established by the City of Coachella General Plan and evaluated in the certified General Plan Environmental Impact Report. The General Plan EIR evaluated and contemplated the potential environmental effects associated with development of the Project area consistent with the General Plan, including potential noise impacts associated with the types and intensity of development anticipated for the area.

Potential operational impacts associated with the proposed uses have been further addressed through the Project design, applicable provisions of the Coachella Municipal Code, applicable requirements of the California Department of Alcoholic Beverage Control, and the conditions of approval imposed on Conditional Use Permit No. 396 and the Project as a whole. These requirements provide mechanisms to address noise, security, lighting, parking, circulation, alcohol service, and other operational considerations and to ensure that the uses operate in a manner compatible with surrounding and reasonably anticipated uses.

The proposed bars and cocktail lounges, liquor sales, and special event establishment uses will provide dining, recreational, entertainment, hospitality, and visitor-serving amenities that support the intended function of the COVA development as an integrated resort destination. The beach club will provide a recreational and visitor-serving amenity, while the bars, cocktail lounges, and associated liquor sales will complement the Project's restaurant, hospitality, recreational, and commercial components.

5. Vehicular approaches are designed to reasonably minimize interference with traffic on surrounding public streets or roads.
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Vehicular access to the proposed bars and cocktail lounges, liquor sales, and special event establishment uses will occur through the access and internal circulation system designed for the overall COVA development. The proposed conditional uses will not rely upon separate uncontrolled access points directly serving the individual uses from surrounding public streets.

The Project provides coordinated vehicular access from the surrounding roadway network and an internal circulation system designed to distribute vehicles among the resort, residential, commercial, recreational, and visitor-serving components of the development. Parking and pedestrian circulation serving the proposed uses are similarly incorporated into the overall Project design.

The Project is subject to conditions of approval requiring compliance with applicable City engineering, circulation, access, fire, and public safety requirements. As designed and conditioned, vehicular approaches serving the proposed conditional uses will provide reasonable access while minimizing interference with traffic on surrounding public streets.

Conclusion
Based on the analysis contained in the staff report, the findings set forth herein, and the conditions of approval, the proposed bars and cocktail lounges, liquor sales, and special event establishment uses are appropriate conditional uses within the COVA development. The uses are consistent with the City of Coachella General Plan and the intended commercial, hospitality, recreational, and visitor-serving character of the Project. The General Plan EIR evaluated and contemplated potential environmental effects associated with development of the Project area consistent with the General Plan, including potential noise and land use compatibility impacts associated with the types and intensity of development anticipated for the area.

The proposed uses have been incorporated into the overall design and operation of the COVA resort development, and potential impacts related to noise, alcohol service, security, lighting, parking, traffic, circulation, and other operational characteristics have addressed through the Project design, applicable provisions of the Coachella Municipal Code, applicable State requirements, and the prescribed conditions of approval.

Conditional Use Permit No. 407 — Single-Family Residential Uses in Conjunction with a Resort
Pursuant to Coachella Municipal Code Section 17.74.020(B), staff recommends conditional approval of the proposed single-family residential uses in conjunction with a resort based on the following findings:

1. The proposed use will be in harmony with and in accordance with the objectives of the General Plan.

The General Plan’s Regional Retail District designation accommodates residential uses supporting a regional-serving commercial environment. The proposed single-family residential component would be integrated with the COVA resort’s lodging, recreational amenities, dining, and other commercial facilities rather than developed as an independent residential subdivision. 48 Item 2.

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The overall residential component includes 162 single-family residential units and 240 condominium cottages, totaling 402 units within approximately 28 residential acres. Commercial acreage is excluded from this calculation. The resulting density is approximately 14.4 dwelling units per acre, within the General Plan’s Regional Retail District range of 10 to 15 dwelling units per acre.

The integrated development supports Policy 7.8’s mix of regional-serving uses and Policy 7.10’s encouragement of resort development, subject to the applicable compatibility and connectivity requirements. It also supports Subarea 3’s objectives for coordinated commercial development and appropriate transitions to surrounding properties.

Authorization of the single-family use is contingent upon adoption and effectiveness of Zoning Ordinance Amendment No. 26-02.

2. The proposed use will be compatible with the existing or intended character of the general vicinity and will not change its essential character.

The single-family units would be developed in conjunction with the resort and would share its circulation system, recreational amenities, infrastructure, and coordinated development framework. This relationship maintains the residential component’s connection to the intended commercial function of the Regional Commercial zone.

Architecture, landscaping, setbacks, perimeter improvements, and applicable operating requirements address compatibility within the development and with surrounding properties. The relationship between residential accommodations and nearby entertainment activities must also be addressed through the project’s noise analysis and approved design and operating controls.

The CUP shall require the single-family component to remain integrated with the resort as authorized by the approved plans and conditions. As conditioned, the use will be compatible with the intended character of the area.

3. Consideration has been given to scale, bulk, coverage, density, public facilities, utilities, neighborhood character, traffic generation, street capacity, and other relevant impacts.

The single-family component is evaluated together with the overall resort development through the tentative map, architectural review, environmental analysis, and infrastructure and circulation review. The overall residential density of approximately 14.4 dwelling units per acre falls within the applicable General Plan range.

The proposed project is compatible with the network and connectivity guidelines of the Regional Retail District general plan designation. The proposed project provides a block length of approximately 600 feet on Calhoun Street, 2,543 feet on Avenue 52, and 1,880 feet on Van Buren Street. In total the block length is approximately 5,023 feet. Although the project has a long block size and perimeter, the project is conditioned to construct 6-foot sidewalks, bicycle paths and multi-use paths along the entire project frontage along Calhoun Street, Avenue 52, and Van Buren Street. The project common area includes a separated sidewalk design that includes a 4-foot curb adjacent landscape buffer, 6-foot sidewalk, equestrian fence, 10-foot d.g. equestrian trail, and 49 Item 2.

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additional landscaping that provides a total 30-foot landscape and sidewalk common area along the entire project frontage along Calhoun Street, Avenue 52, and Van Buren Street.

The Calhoun and Van Buren Street common areas are characterized by two rows of palm trees, while Avenue 52 features a combination of palm trees and shade trees. The project includes decorative landscape lighting throughout the common areas, including tree uplighting, palm-ring lighting, and entry sign illumination. The Van Buren Street median includes tree uplighting and light poles. The common areas feature a desert native inspired landscape design incorporating drought-tolerant plant species, along with decorative gravel and boulders of varying sizes. The proposed project will also reintegrate the existing date palms on the site into the new development design. The proposed project will provide a stucco face block wall design for fencing visible from perimeter streets with a decorative cap. Overall, these common area improvements help offset the longer block lengths by providing enhanced pedestrian connectivity, landscaping, and lighting that contribute to visual interest and enhance the overall design of the common areas along Calhoun Street, Avenue 52, and Van Buren Street.

The project’s public area does provide network connectivity access points within every 400 to 500 feet as envisioned by the general plan network and connectivity guidelines. The project’s public area does not provide “Virtual Blocks” due to the smaller size of the area. The project’s private area does not provide network connectivity access points at 400- to 500-foot intervals. However, the perimeter common-area design and internal street network provide a high-quality circulation system that helps offset the greater spacing between network connectivity access points. The project’s private area does not provide “Virtual Blocks”, as the internal private street network is designed to serve the hotel, residential, and resort uses. The project design provides direct and convenient access to project amenities, and guests and residents are anticipated to navigate the site primarily by walking and golf carts, as evidenced by the 193 golf cart parking spaces planned for the project. Overall, the design of the project internal street network provides a design that serves the specific hotel, residential, resort, and commercial uses of the project. As a result, the project is consistent with the network and connectivity guidelines of the Regional Retail District general plan designation.

The proposed project is compatible with the street design guidelines of the Regional Retail District general plan designation. As indicated above, internal private street network is designed to serve the hotel, residential, and resort uses. The project design provides direct and convenient access to project amenities, and guests and residents are anticipated to navigate the site primarily by walking and golf carts, as evidenced by the 193 golf cart parking spaces planned for the project. Overall, the design of the project internal street network provides a design that serves the specific hotel, residential, resort, and commercial uses of the project. The project internal street design provides substantial palm tree cover along internal streets that are in line with the private area resort, hotel, and residential use. As a result, the project is consistent with the street design guidelines of the Regional Retail District general plan designation.

The proposed project is compatible with the parks and open space guidelines of the Regional Retail District general plan designation. The project public area provides an open space lagoon and water features that serves as an on-site resort amenity for the residents and guests of the public area. 50 Item 2.

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The proposed project is compatible with the urban form guidelines of the Regional Retail District general plan designation. The buildings throughout the project are designed to be high quality and compatible with the retail, lodging, entertainment, and residential uses envisioned by the General Plan. The private-sector architectural design reflects a contemporary modern style, with building heights limited to a maximum of four stories for the proposed hotel uses. The public beach club incorporates a distinctive lotus flower-inspired design and a waterfall feature, providing unique architectural features that contributes to the overall visual identity and character of the development. The development is designed for the comfort and wayfinding of shoppers within the Regional Retail District, as the distinctive lotus flower-inspired design and waterfall feature of the public sector projects a unique and compelling image from the adjoining streets to entice passersby to visit the District. The ground-floor shopfronts are generally located near the sidewalk, creating an active and pedestrian-oriented frontage along the public right-of-way. While some shopfronts incorporate service functions facing the street, these elements do not detract from the development’s architectural character or views from the public right-of-way. Parking for the project is integrated into the overall site design, and provided via private streets. Drainage improvements for the project are required to comply with city engineering conditions of approval to ensure adequate stormwater flow and drainage throughout the site. The project is also required to incorporate drought-tolerant landscaping consistent with city requirements. As a result, the project is consistent with the urban form guidelines of the Regional Retail District.

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.

The required water, sewer, drainage, fire protection, and circulation improvements must accommodate the residential units together with the commercial and resort uses.

The project’s identified parking deficiencies must be resolved through an approved and implemented parking arrangement serving the affected uses.

4. Any potentially hazardous or disturbing characteristics are justified by the common public interest as a benefit to the community as a whole.

The single-family use provides a residential accommodation type within an integrated resort development while retaining commercial activities and amenities. The CUP framework allows this residential building type to be considered through discretionary review comparable to that required for multi-family residential uses.

The proposed use may accommodate fractional ownership, but ownership arrangements do not replace land use, safety, or operating requirements. Any short-term rental operations remain subject to applicable regulations, authorized development agreement provisions, and project conditions.
51 Item 2.

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Potential conflicts involving residential occupancy, resort entertainment, vehicle activity, and property management must be addressed through approved design and operating requirements. As conditioned, the use supports the community interest in coordinated resort development while maintaining compatibility and protecting surrounding properties.

5. Vehicular approaches are designed to reasonably minimize interference with traffic on surrounding public streets or roads.

The private resort component is served by an entrance on Avenue 52 and two access points on Van Buren Street, including the proposed back-of-house access. Internal circulation connects the residential accommodations with resort amenities and supporting facilities.

Required engineering and Fire Department review addresses driveway design, internal circulation, emergency access, and required improvements. Residential parking, guest arrivals, service activities, and passenger pickup must be accommodated within the approved circulation and parking framework.

Subject to the supporting traffic analysis and implementation of the approved improvements, the vehicular approaches will reasonably minimize interference with surrounding streets.

Conclusion
Staff recommends conditional approval of Conditional Use Permit No. 407 for single-family residential uses in conjunction with the COVA resort. Implementation is contingent upon adoption and effectiveness of Zoning Ordinance Amendment No. 26-02 and compliance with the approved plans, applicable development standards, and conditions of approval.

The approval authorizes single-family residential uses as part of the integrated resort development.

It does not authorize their operation as an independent residential subdivision or independently approve short-term rental operations.

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.

The approximately 87-acre project site is designated Regional Retail District in the City of Coachella General Plan and is located within Subarea 3 – Van Buren Corridor. The project integrates hotel and resort accommodations, residential units, a publicly accessible commercial beach club, restaurants, entertainment uses, and recreational amenities. This combination supports the designation’s intended mix of commercial, lodging, entertainment, and supporting residential development.
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For purposes of the residential density calculation, all 402 units are included within approximately 28 acres allocated to residential development, resulting in approximately 14.4 dwelling units per acre. The commercial components are excluded from this residential acreage calculation. The resulting residential density falls within the General Plan range of 10 to 15 dwelling units per acre. The public sector uses have a combined FAR of approximately 0.65, which is consistent with the Regional Retail standard of 0.35 to 2.0. The project meets the intent and purpose, intended physical character, allowed land uses, and development intensity allowed in the Regional Retail District 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 Regional Retail District general plan designation.

The project supports the Subarea 3 direction for regional commercial destinations that coexist with surrounding neighborhoods. Its proposed landscaped frontage improvements along Avenue 52, Calhoun Street, and Van Buren Street include separated sidewalks, landscaping, and an equestrian trail. The Van Buren Corridor is at a key location between Indio, Coachella, and La Quinta and much of the land through the corridor is still available for quality development, providing Coachella with a great opportunity to create a strong neighborhood center and regional shopping district. The Van Buren Corridor will transform into a major sub-regional retail destination that will provide a wide variety of goods and services for Coachella residents, as well as neighboring communities. The large format, regional-serving retail will be built in a fashion so it coexists with existing and future neighborhood development in and around the Van Buren Corridor. The new commercial development will promote walkability with a mix of appropriately scaled buildings fronting the streets and large, block scale buildings throughout.

These improvements enhance the project’s interface with surrounding streets and contribute to the corridor’s intended pedestrian environment.

Together, the integrated land uses, compliant residential density, architectural treatment, frontage improvements, and documented circulation design support consistency with the applicable General Plan designation and Subarea 3 policies.

2. The proposed project complies with zoning regulations.

The project site is zoned Regional Commercial (R-C). The Project is subject to the Zoning Ordinance of the City of Coachella which includes Chapter 17.28 R-C Regional Commercial Zone and Chapter 17.19 Supplemental Standards for Single-Family Residential of the Coachella Municipal Code (CMC). The project proposes a hotel, resort, residential, and commercial public beach club is consistent with the permitted uses of the R-C zone, including Hotel, Resort, Restaurant, and Private Swimming Pool uses. The project requires approval of a Conditional Use Permit (CUP) to allow bars and cocktail lounges, liquor sales, and a special event establishment.

The project requires approval of a CUP to allow single-family residential uses in conjunction with resort uses on the project site. The project includes a Zoning Ordinance Amendment to establish single-family residential uses in conjunction with resort uses as a conditionally permitted use in the R-C zone. The project proposes a mixed-use development, consisting of a total of 402 units on approximately 28 acres (14.4 du/ac), which is consistent with the R-C zoning residential density range of 10 to 15 dwelling units per acre. The project is complaint with Chapter 17.28 R-C Regional Commercial Zone and Chapter 17.19 Supplemental Standards 53 Item 2.

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for Single Family Residential of the CMC, except for certain development standards that comply with the standards allowed pursuant to the project Development Agreement in accordance with Chapter 17.100 – Development Agreements of the CMC.

The project is compliant with the residential density requirements, supplemental standards for single-family residential, yard requirements, landscape setback requirements, Energy Efficient Design and Heat Island Reduction Strategies, distance between building requirements, off-street parking and loading requirements, screening requirements, other property development standards, and architectural review standards as required by Chapter 17.28 – R-C Regional Commercial Zone. The project height requirements will be allowed flexible standards pursuant to the project Development Agreement in accordance with Chapter 17.100 – Development Agreements of the CMC.

The proposed single-family residential component requires adoption and effectiveness of Zoning Ordinance Amendment No. 26-02 to establish single-family residential uses in conjunction with a resort as a conditionally permitted use within the R-C zone, together with approval of Conditional Use Permit No. 407. Implementation of the single-family residential component shall be contingent upon those approvals.

3. The proposed project is consistent with the City’s design guidelines.

The project provides a coordinated architectural and landscape design for the commercial, residential, and lodging components within both the publicly accessible and private resort areas.

The contemporary architectural character, complementary materials, earth-tone colors, and coordinated landscape treatments establish a cohesive development while distinguishing the buildings according to their functions.

Within the publicly accessible component, the agave-inspired beach club provides an architectural focal point complemented by the restaurants, supporting commercial facilities, lodging and residential buildings, and recreational amenities. Coordinated building placement, pedestrian connections, landscaping, and screening of service areas support compatibility among these uses.

Within the private resort component, the residential and lodging buildings incorporate complementary façade treatments, wood siding, dark metal-framed windows, and metal roofing.

These features establish a consistent architectural character throughout the resort. Incorporation of existing date palms and drought-tolerant landscaping further integrates the public and private components with the surrounding desert environment.

Each commercial, lodging, and residential building shall comply with the City’s applicable design requirements for its approved use and building type, including applicable single-family residential supplemental standards and multifamily objective design standards where applicable.

Final plans shall demonstrate compliance with required building articulation, entry treatments, materials, screening, privacy, lighting, and pedestrian access provisions. Implementation of the single-family residential component remains contingent upon adoption and effectiveness of Zoning Ordinance Amendment No. 26-02 and approval of Conditional Use Permit No. 407. 54 Item 2.

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The project is required to comply with the Supplemental Standards for Single-Family Residential, as required by the Regional Commercial zone. The project is compliant with the access and connectivity, street and pathway landscaping, parking, service and utilities, refuse and recycling, architectural variability, façade modulation and articulation, window trim and recess, building entries, building roofs, colors and materials, transitions and privacy, and accessory structures standards for single-family residential of the Coachella Municipal Code (CMC). As a result, the project is in compliance with the city’s design guidelines.

Based on these design features and subject to the applicable approvals and conditions of approval, the commercial and residential components within both the publicly accessible and private resort areas are consistent with the City’s applicable design guidelines.

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

The project’s site design separates public commercial access from private resort access and includes a separate back-of-house entrance. This arrangement provides a basis for managing visitor, resident, employee, service, and emergency circulation.

The approved plans and conditions shall require accessible pedestrian routes, safe crossings where pedestrian routes intersect vehicular circulation, required emergency access, and compliance with applicable building and fire requirements. Parking and loading shall comply with applicable requirements or an expressly authorized alternative supported by the required analysis.

Exterior lighting shall be designed and directed to control glare and light spill onto adjoining properties and public streets. Refuse areas, loading areas, mechanical equipment, and utility facilities shall receive appropriate screening. Required grading, drainage, utility, and geotechnical improvements shall be incorporated into the final construction plans.

Special event and alcohol-related operations remain subject to their respective CUP requirements, including applicable controls addressing noise, attendance, hours, security, and parking. With implementation of these design requirements and operational conditions, the development will protect public health, safety, and welfare and avoid material injury to surrounding properties.

A comprehensive environmental evaluation has been completed for the project as documented in the attached §15183 Exemption Checklist. This evaluation concludes that the project qualifies for an exemption from additional environmental review because it is consistent with the development density and use characteristics established by the City General Plan, as analyzed by the City GPU EIR (SCH #2009021007), and all required findings can be made.

In accordance with CEQA Guidelines §15183, the project qualifies for an exemption because the following findings can be made:
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1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified.

The project is located within the City’s General Plan Regional Retail District, and Regional Commercial (R-C) zoning designation. Regional Retail Districts and R-C zones allow 10 – 15 dwelling units per acre and a floor area ratio (FAR) of 0.35 – 2.0. The project would be consistent with the Regional Retail District land use designation identified for the site in the GPU. Similarly, the project would be consistent with the Regional Commercial (R-C) zoning designation for the site in the Zoning Map once the application to amend the City’s Zoning Code is approved. The project proposes 14.4 dwelling units per acre and 0.65 FAR, which is consistent with the Regional Retail Districts and R-C zone.

2. There are no project specific effects which are peculiar to the project or its site, and which the GPU EIR failed to analyze as significant effects.

The subject property currently operates as a combination of an active date palm grove and grape vines that have been allowed to go fallow. The site is surrounded by agricultural uses, vacant land, and scattered residential properties. Currently, the subject property operates similarly to the surrounding uses. The project proposes to develop a hospitality project with resort, residential, and recreational uses. The project is consistent with the City’s Regional Retail District land use designation and Regional Commercial zoning designation. The project will not result in projectspecific effects which are peculiar to the project or its site. The project site does not contain any unique or peculiar environmental features that would result in environmental effects beyond those previously identified and analyzed.

In addition, as explained further in the §15183 Exemption Checklist below, all project impacts were adequately analyzed by the GPU EIR. Applicable mitigation measures specified within the GPU EIR have been applied to the project.

3. There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate.

Preparation of the §15183 Exemption Checklist did not identify any significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate.

4. There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR.

As explained in the §15183 Exemption Checklist below, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the GPU EIR.

5. The project will undertake feasible mitigation measures specified in the GPU EIR.

As explained in the §15183 Exemption Checklist, the project will undertake feasible mitigation measures specified in the GPU EIR. These GPU EIR mitigation measures will be undertaken 56 Item 2.

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through project design, compliance with regulations and ordinances, or through the project’s conditions of approval.

5. The project is compatible with the existing or intended character of the surrounding area and will not change its essential character.

The project’s integrated commercial, resort, entertainment, and residential components are compatible with the intended Regional Retail District character of the Van Buren Corridor. The publicly accessible commercial component preserves the site’s role as a regional destination, while the residential component is integrated with the resort.

The coordinated architectural materials and colors, distinctive beach club design, landscaped frontages, and decorative perimeter walls establish a consistent visual character. Required setbacks, building placement, landscape buffers, screening, and privacy treatments shall provide transitions between the project and nearby residential properties.

Compatibility also depends on the approved building heights, pedestrian connections, lighting controls, service-area treatment, and operational restrictions. These requirements shall be maintained throughout the life of the project. With these measures, the development will be compatible with the area’s existing residential context and intended regional commercial character without changing its essential character.

Conclusion
Staff concludes that the findings required by Coachella Municipal Code Section 17.72.010(I) can be made for Architectural Review No. 25-07 based on the approved plans, documented standards analysis, and conditions of approval. Implementation shall be contingent upon the adoption and effectiveness of Zoning Ordinance Amendment No. 26-02, approval of the applicable conditional use permits, and effectiveness of any related approval necessary to authorize the proposed development standards. The project shall be constructed and maintained in accordance with the approved architectural, landscape, lighting, and site plans.

Development Agreement
Pursuant to Coachella Municipal Guidelines Chapter 17.100, Development Agreement, subject to the provisions of this chapter, the Planning Commission must make the following findings for Development Agreement approval:

A. Is consistent with the objectives, policies, general land uses and programs specified in the general plan and any applicable specific plan;
The approximately 87-acre project site is designated Regional Retail District and is located within Subarea 3 – Van Buren Corridor. The Development Agreement establishes a framework for implementing an integrated hotel, resort, residential, dining, entertainment, and recreational development. The publicly accessible Commercial Beach Club Sector provides commercial and recreational opportunities for residents and visitors, while the Private Resort Sector combines lodging and supporting residential accommodations with shared resort amenities. 57 Item 2.

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For General Plan density purposes, all 402 units are included within approximately 28 acres allocated to residential development, resulting in approximately 14.4 dwelling units per acre.

Commercial acreage is excluded from this residential density calculation. The proposed density falls within the applicable range of 10 to 15 dwelling units per acre.

The agreement supports the Regional Retail District’s destination-oriented mix of uses and Subarea 3’s direction for commercial development that is compatible with surrounding neighborhoods. Its obligations for public improvements and frontage landscape maintenance support implementation of the project’s approved site design. The project’s pedestrian connections, external connectivity, commercial intensity, and transitions to adjacent development are addressed through the General Plan consistency analysis and required project improvements.

Together with the related project approvals and documented General Plan consistency analysis, the agreement implements the applicable land use and community character objectives. No specific plan applies to the project site.

B. Is compatible with the uses authorized in and the regulations prescribed for the land use district in which the real property is located;
The project site is zoned Regional Commercial (R-C). The proposed hotel and resort use, beach club, restaurants, and supporting amenities are compatible with the commercial and hospitality uses authorized within the district, subject to applicable development standards and required permits. Special event and alcohol-related uses are subject to Conditional Use Permit No. 396 and any additional required approvals.

The single-family residential component requires adoption and effectiveness of Zoning Ordinance Amendment No. 26-02 and approval of Conditional Use Permit No. 407. These approvals would authorize single-family residential uses in conjunction with the resort while retaining the site’s integrated commercial and hospitality function.

The agreement establishes development rights by reference to the approved project and applicable regulations. Any departure from otherwise applicable development standards shall be specifically identified and lawfully authorized in the final approvals. Short-term rental treatment shall conform to the adopted provisions of Zoning Ordinance Amendment No. 26-03 and the express operational requirements of the final agreement.

With effectiveness of the required amendments and permits, and incorporation of the authorized development standards, the agreement is compatible with the uses and regulations applicable to the R-C district.

C. Is in conformity with the public necessity, public convenience, general welfare and good land use practices;
The agreement coordinates development of the project with the provision of infrastructure and facilities necessary to serve its approved uses. Section 3.8.1 of the Development Agreement requires the developer to design, engineer, and construct required public improvements and 58 Item 2.

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generally complete improvements serving each phase before issuance of the first certificate of occupancy within that phase, unless an earlier deadline applies.

The agreement also requires water and sewer extensions, participation in necessary electrical infrastructure, and construction or funding of a portion of off-site sewer main upsizing serving other planned housing developments. Section 4.6 of the Development Agreement requires maintenance of enhanced landscaping along the project’s public street frontages.

The publicly accessible beach club, restaurants, and entertainment facilities would expand recreational and commercial opportunities. Development and operation would also create construction and permanent employment opportunities.

The agreement’s infrastructure obligations, phased implementation framework, and compliance review provisions support coordinated development and delivery of the identified public benefits. Together with the related project approvals and conditions, these provisions conform to public convenience, general welfare, and good land use practices.

D. Will be detrimental to the health, safety and general welfare; The agreement requires development in accordance with the project approvals and applicable requirements. Section 2.3 of the Development Agreement preserves application of the California Building Standards Code and applicable construction codes. Section 2.4 of the Development Agreement retains City authority to address dangerous or hazardous conditions, subject to the procedures established in the agreement.

Required improvements and conditions address emergency access, fire protection, grading, drainage, geotechnical conditions, utility service, pedestrian safety, and parking. Special event and alcohol-related operations remain subject to applicable permit requirements and approved controls governing noise, attendance, hours, security, and circulation.

The agreement’s environmental provisions require compliance with CEQA, including additional review where legally required for subsequent approvals. Applicable mitigation measures and essential health and safety conditions shall remain enforceable under the final agreement.

With implementation of these requirements and safeguards, the agreement will not be detrimental to public health, safety, or general welfare.

E. Will adversely affect the orderly development of property or the preservation of property values;
The agreement provides a coordinated framework for the project’s land uses, infrastructure, phasing, and continuing operational responsibilities. Required public improvements serving each phase must be completed in accordance with the agreement and project approvals, supporting orderly development and avoiding occupancy before necessary improvements are available. 59 Item 2.

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The approved architectural design, landscape treatments, setbacks, screening, lighting controls, and operational conditions provide transitions between the project and surrounding properties.

The developer’s obligation to maintain enhanced frontage landscaping contributes to the continuing appearance of the development along Avenue 52, Calhoun Street, and Van Buren Street.

Annual compliance review and applicable enforcement procedures provide mechanisms for monitoring performance of agreement obligations. Continuing resort management, maintenance, and operational requirements shall be established in the final agreement and related approvals for the applicable properties and successors.

These provisions support orderly development and maintenance of the site while protecting surrounding properties from incompatible physical and operational effects. Accordingly, the agreement will not adversely affect orderly development or preservation of property values.

F. Will have a positive fiscal impact on the city.

The project would generate potential City revenues through taxable lodging, commercial activity, property taxes, and applicable fees. Section 4.5 of the Development Agreement proposes a rebate of 50 percent of eligible transient occupancy tax revenue exceeding the applicable annual retention threshold for the first 15 years following resort opening at Phase 1 buildout, subject to a cumulative rebate cap of $25 million.

The City would retain the first $1 million of actual annual TOT collections at Phase 1 buildout of 167 units, the first $1.5 million upon Phase 2 completion at 273 units, and the first $2 million at full buildout of 402 units. These thresholds establish priority retention of actual collections and do not constitute guaranteed developer payments. The developer is not obligated to cover a shortfall. The City would retain all project TOT after the incentive period expires or the rebate cap is reached, subject to applicable tax requirements.

PUBLIC HEARING NOTICE:

A notice of public hearing to consider the Project was published in the Desert Sun, the newspaper of record, on September 17, 2026, and a public hearing notice was mailed to property owners within a radius of 300- feet of the subject property on September 17, 2026, pursuant to Section

17.74.010G of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.

ENVIRONMENTAL REVIEW:

Pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the City is the lead agency for the Project. Public Resources Code section 21083.3 and State CEQA Guidelines section 15183 provide that a project consistent with the development density established by existing general plan policies for which an environmental impact report (EIR) was certified does not require additional environmental review except as necessary to evaluate certain project-specific environmental effects.
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To determine whether the Project qualifies for streamlined review under State CEQA Guidelines section 15183, the City prepared a Modified Initial Study/Section 15183 Checklist for the Project (the “15183 Checklist”). The 15183 Checklist evaluates whether the Project is consistent with the development density established by the Coachella General Plan Update 2035 (GPU) and whether the Project may result in environmental effects that: (1) are peculiar to the Project or the parcel on which the Project would be located; (2) were not analyzed as significant effects in the GPU EIR; (3) are potentially significant off-site or cumulative impacts that were not discussed in the GPU EIR; or (4) are previously identified significant effects that, as a result of substantial new information not known when the GPU EIR was certified, are determined to have a more severe adverse impact than discussed in the GPU EIR.

The 15183 Consistency Analysis concludes that the Project is consistent with the development density established by the GPU and that none of the environmental effects identified in State CEQA Guidelines section 15183, subdivision (b), would occur. The analysis further concludes that the potential environmental effects associated with the Project were adequately analyzed in the GPU EIR and that all feasible mitigation measures from the GPU EIR applicable to the Project, together with applicable uniformly applied development policies and standards, have been incorporated into or otherwise apply to the Project. Accordingly, the Project is exempt from further environmental review pursuant to Public Resources Code section 21083.3 and State CEQA Guidelines section 15183.

Upon approval of the Project, a Notice of Exemption will be prepared and filed in accordance with CEQA.

TTM NO. 39330 ALTERNATIVES:
1) Approve Resolution No. PC2026-26 recommending that the City Council approve TTM No. 39330 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-26 recommending that the City Council approve TTM No. 39330 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-26.
4) Continue this item and provide staff and the applicant with direction.

ZOA NO. 26-02 ALTERNATIVES (SFR):
1) Approve Resolution No. PC2026-27 recommending that the City Council approve ZOA No. 26-02 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-27 recommending that the City Council approve ZOA No. 26-02 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
61 Item 2.

Error! Unknown document property name. 51
3) Deny Resolution No. PC2026-27.
4) Continue this item and provide staff and the applicant with direction.

ZOA NO. 26-03 ALTERNATIVES (STR):
1) Approve Resolution No. PC2026-28 recommending that the City Council approve ZOA No. 26-03 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-28 recommending that the City Council approve ZOA No. 26-03 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-28.
4) Continue this item and provide staff and the applicant with direction.

CUP NO. 396 ALTERNATIVES (SPECIAL EVENT USE):
1) Approve Resolution No. PC2026-29 recommending that the City Council approve CUP No. 396 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-29 recommending that the City Council approve CUP No. 396 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-29.
4) Continue this item and provide staff and the applicant with direction.

CUP NO. 407 ALTERNATIVES (SFR USE):
1) Approve Resolution No. PC2026-30 recommending that the City Council approve CUP No. 407 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-30 recommending that the City Council approve CUP No. 407 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-30.
4) Continue this item and provide staff and the applicant with direction.

AR NO. 25-07 ALTERNATIVES:
62 Item 2.

Error! Unknown document property name. 52
1) Approve Resolution No. PC2026-31 recommending that the City Council approve AR No. 25-07 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-31 recommending that the City Council approve AR No. 25-07 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-31.
4) Continue this item and provide staff and the applicant with direction.

DA NO. 25-01 ALTERNATIVES:
1) Approve Resolution No. PC2026-32 recommending that the City Council approve AR No. 25-01 with the findings and conditions as recommended by Staff. 2) Approve Resolution No. PC2026-32 recommending that the City Council approve AR No. 25-01 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-32.
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 for TTM No. 39330, ZOA No. 26-02, ZOA No. 26-03, CUP No. 396, CUP No. 407, AR No. 25-07, and DA No. 25-01
Attachments:

1. Resolution No. PC2026-26 (TTM)
a. Exhibit A – Conditions of Approval
b. Exhibit B – Tentative Tract Map
c. Exhibit C – Site Plan
d. Exhibit D – Development Plan Set

2. Resolution No. PC2026-27 (ZOA - SFR)
a. Attachment A – Zoning Ordinance Amendment
b. Exhibit A – Redline Amendment Exhibit

3. Resolution No. PC2026-28 (ZOA – STR)
a. Attachment A – Zoning Ordinance Amendment
b. Exhibit A – Redline Amendment Exhibit

4. Resolution No. PC2026-29 (CUP – Special Event Use)
a. Exhibit A – Conditions of Approval

5. Resolution No. PC2026-30 (CUP – SFR Use)
a. Exhibit A – Conditions of Approval

6. Resolution No. PC2026-31 (AR)
a. Exhibit A – Conditions of Approval
63 Item 2.

Error! Unknown document property name. 53

7. Resolution No. PC2026-32 (DA)
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Agreement

8. Energy Efficient Design and Heat Island Reduction Plan (COVA)

9. Public Improvement Exhibit (COVA)

10. Grading Exhibit

11. Published Copy of the Notice of Public Hearing

12. COVA Coachella Market Study

13. 15183 Checklist and Appendices

14. Civil – COVA Prelim Water-Sewer Exhibit

15. Civil – COVA Prelim WQMP Report

16. COVA Water Supply Assessment

17. Fire – COVA Fire Access and Hose Reach Exhibit
64 Item 2.
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RESOLUTION NO. PC2026-26

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA RECOMMENDING THAT THE CITY COUNCIL
CONDITIONALLY APPROVE TENTATIVE TRACT MAP NO. 39330
FOR THE “COVA” PROJECT PROPOSING THE DEVELOPMENT OF

A HOTEL, RESORT, RESIDENTIAL, AND COMMERCIAL PUBLIC
BEACH CLUB LOCATED ON APPROXIMATELY 87 ACRES ON FOUR
CONTIGUOUS PARCELS (APNS 780-040-001, 780-040-003, 780-060-001, AND 780-060-002) SOUTH OF AVENUE 52, WEST OF VAN BUREN

STREET AND EAST OF CALHOUN STREET, AND DETERMINE,
PURSUANT TO STATE CEQA GUIDELINES SECTION 15183, THAT
NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED.

APPLICANT: RELEVANT COACHELLA OWNER, LLC
WHEREAS, on April 22, 2015, the City approved Resolution No. 2015-03 certifying the Program Environmental Impact Report (“EIR”) (SCH #2009021007) for the City of Coachella General Plan Update 2035 (“General Plan”) and Climate Action Plan; adopting environmental findings, a mitigation monitoring and reporting program, and a statement of overriding considerations; and approving the General Plan and Climate Action Plan pursuant to the California Environmental Quality Act, herein incorporated by reference; and
WHEREAS, on July 7, 2025, Relevant Coachella Owner, LLC (“Applicant”), submitted an application for a Tentative Tract Map, Architectural Review, Conditional Use Permit, Environmental Assessment, and Development Agreement for the proposed “COVA” project, consisting of hotel, resort, residential, and commercial, and public beach club uses on approximately 87 acres comprising four contiguous parcels (APNs 780-040- 001, 780-040-003, 780-060-001, and 780-060-002) located south of Avenue 52, west of Van Buren Street and east of Calhoun Street (“Project”); and WHEREAS, the Applicant subsequently submitted an application for a Zoning Ordinance Amendment related to the Project; and
WHEREAS, Tentative Tract Map No. 39330 proposes the subdivision of the approximately 87-acre Project site to accommodate an integrated hospitality-focused mixeduse development consisting of 240 condominium cottages, 162 single-family residential units, hotel and resort amenities, a public beach club, restaurant and sports bar, together with associated circulation, drainage, utility, landscaping, parking, and other infrastructure improvements; and
WHEREAS, the Project site has a zoning designation of (R-C) Regional Commercial and a General Plan land use designation of Regional Retail District, which allows a residential density of 10 to 15 dwelling units per acre and a floor area ratio of 0.35 to 2.0. The Project proposes a residential density of approximately 14.4 dwelling units per acre and a floor area ratio of approximately 0.65, consistent with the development density 65 Item 2.
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and intensity established by the General Plan; and,
WHEREAS, implementation of the single-family residential component shown on Tentative Tract Map No. 39330 is contingent upon the City Council's adoption and effectiveness of Zoning Ordinance Amendment No. 26-02, allowing single-family residential uses in conjunction with a resort use within the Regional Commercial (R-C) zone, and approval of Conditional Use Permit No. 407 authorizing such uses; and WHEREAS, the proposed Project is consistent with and intended to implement the vision of the Coachella Municipal Code and the General Plan pertaining to land use patterns, building and site design, and public right-of-way improvements; and, WHEREAS, Public Resources Code section 21083.3 and State CEQA Guidelines section 15183 provide that a project consistent with the development density established by an existing general plan for which an EIR was certified does not require additional environmental review except as necessary to examine whether the project would result in project-specific significant effects peculiar to the project or its site; and WHEREAS, the City, as lead agency under the CEQA, prepared a Modified Initial Study/Section 15183 Checklist for the Project (the “15183 Checklist”), to determine whether further environmental review of the Project is required; and WHEREAS, the 15183 Checklist concludes that the Project would not result in any environmental effects that (1) are peculiar to the Project or the parcel on which the Project would be located; (2) were not analyzed as significant effects in the certified General Plan EIR; (3) are potentially significant off-site or cumulative impacts that were not discussed in the General Plan EIR; or (4) are previously identified significant effects that, as a result of substantial new information not known when the General Plan EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan EIR.

The 15183 Checklist further concludes that the potential environmental effects associated with the Project are within the scope of the impacts analyzed in the General Plan EIR and that all feasible mitigation measures from the General Plan EIR applicable to the Project, together with applicable uniformly applied development policies and standards, have been incorporated into or otherwise apply to the Project; and WHEREAS, the Project site is located within Subarea 3 – Van Buren Corridor of the General Plan's Land Use and Community Character Element, and the proposed subdivision supports the Subarea's regional commercial development, connectivity, pedestrian access, and compatibility objectives through its proposed mix of uses, distributed access points, frontage improvements, landscaping, sidewalks, trails, and other required improvements; and
WHEREAS, the Subdivision Map Act also requires that, prior to any map approval, the City must find that the proposed subdivision, together with the provisions for its design and improvement of any tentative map or a parcel map, is consistent with the general plan and any applicable specific plan, and that the site is physically suitable for that type of development and the proposed density, and that the design of the subdivision is not likely 66 Item 2.
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to cause serious public health problems, conflict with easements, or cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat (Government Code Section 66473.5); and
WHEREAS, the Tentative Tract Map is consistent with the General Plan and meets the Regional Retail District land use designation requirements and is consistent with the requirements outlined in the Coachella Municipal Code; and WHEREAS, the Tentative Tract Map will not conflict with easements acquired by the public at large, for access through or use of property within the proposed tract map as all such improvements will be constructed to be adequate for the Project, and it will not cause substantial environmental damage or substantially avoidably injure fish, wildlife, or their habitat; and
WHEREAS, the proposed design of the tract map improvements contemplated by the proposed parcel subdivision is not likely to be detrimental to public health, safety, or welfare as adequate sewer and water systems will be available to the tract map. The parcels have the necessary infrastructure to adequately serve the proposed development and all proposed uses as allowed by the zoning ordinances that regulate the Project Site; and WHEREAS, a notice of a public hearing to consider Tentative Tract Map No. 39330, Zoning Ordinance Amendment No. 26-02, Zoning Ordinance Amendment No. 26- 03, Conditional Use Permit No. 396, Conditional Use Permit No. 407, Architectural Review No. 25-07, and Development Agreement No. 25-01 was issued in accordance with Coachella Municipal Code Section 16.12.110, 17.72.010J, 17.74.010G, 17.80.010E, and

17.100.060 inclusive of the publication on September 17, 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 September 17, 2026; and,
WHEREAS, on October 7, 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, all other legal prerequisites to the adoption of this Resolution have occurred.

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.
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SECTION 2. Compliance with California Environmental Quality Act. The Planning Commission has reviewed and considered the previously certified Coachella General Plan Update 2035 EIR (SCH No. 2009021007), the 15183 Checklist and supporting technical studies prepared for the Project, the staff report, all written and oral comments received, and the entire administrative record. Based on substantial evidence in the record, the Planning Commission recommends that the City Council make the following determinations:
1) The 15183 Checklist was prepared in compliance with CEQA and the State CEQA Guidelines and reflects the City’s independent judgment and analysis. 2) The Project is consistent with the City’s General Plan Update 2035 for which an EIR was certified.
3) The Project would not result in any environmental effects that: (a) are peculiar to the Project or the parcel on which the Project would be located; (b) were not analyzed as significant effects in the certified General Plan EIR; (c) are potentially significant off-site or cumulative impacts that were not discussed in the General Plan EIR; or (d) are previously identified significant effects that, as a result of substantial new information not known at the time the General Plan EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan EIR.
4) All potential environmental effects associated with the Project are within the scope of the impacts analyzed in the General Plan EIR, and all feasible mitigation measures from the General Plan EIR applicable to the Project, together with applicable uniformly applied development policies and standards, have been incorporated into or otherwise apply to the Project.
5) The Project is exempt from further environmental review pursuant to Public Resources Code section 21083.3 and State CEQA Guidelines section 15183.

The applicable mitigation measures adopted in connection with the General Plan Update 2035 EIR shall remain applicable to the Project and shall be incorporated into the Project’s mitigation monitoring and reporting requirements.

SECTION 3. Tentative Tract Map 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 recommends to City Council the below findings and recommends a determination the Project complies with the necessary findings as required by Coachella Municipal Code Section 16.12 and the Subdivision Map Act. The Subdivision Map Act, in Government Code Section 66474, sets forth the findings required for tentative maps and are summarized as follows:

1. That the proposed map is not consistent with applicable general and specific plans; The Project site is within the Regional Retail District land use designation of the City of Coachella’s General Plan 2035 Update (General Plan). This designation provides opportunities for a wide range of shopping and entertainment in a variety of urban and suburban formats. These include regional shopping centers, mixed destination centers or similar uses. The uses allowed in this designation will cater to regional clientele and provide 68 Item 2.
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a unique amenity to all residents of the Coachella Valley and an important revenue source for the City. The primary purpose of the District is to provide for commercial opportunities, with residential uses supporting the retail environment. Like the other Centers and Districts of Coachella, the Regional Retail District is organized into blocks by a combination of public and private streets that provide addresses for the businesses and organize access and parking for them. The blocks of this District may be the largest in Coachella, with buildings, landscape and signage similarly scaled up in size, but not neglecting the importance of creating a comfortable and attractive pedestrian environment for shoppers.

The allowed development intensity in the Regional Retail District density range is 10-15 DU/AC. The Regional Retail District allows for a floor area ratio (FAR) between 0.35 and

2.0. The public sector uses have a combined FAR of approximately 0.65, which is consistent with the Regional Retail District standard of 0.35 to 2.0.

The project site is located within Subarea 3 – Van Buren Corridor of the General Plan’s Land Use and Community Character Element. The subarea envisions a regional commercial destination that serves Coachella and neighboring communities while integrating new commercial development with surrounding neighborhoods. The proposed subdivision supports this vision by establishing lots for an integrated hospitality, residential, recreation, dining, and entertainment development. Its consistency with the applicable subarea policies is addressed below.

Subarea Policy 1 — Diversity of Retail and Services
The project would broaden the range of commercial services and visitor amenities available along the corridor through hotel and resort accommodations, restaurants, a public beach club, and recreational and entertainment facilities. These uses would serve visitors and provide additional dining and recreation opportunities for residents of Coachella and surrounding communities. The subdivision accommodates these activities within a 69 Item 2.
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coordinated development, supporting the policy’s objective of capitalizing on the corridor’s regional location.

Subarea Policy 2 — Larger Commercial Uses
The proposed resort and public beach club are regional-serving commercial uses requiring coordinated areas for accommodations, recreation, parking, circulation, and supporting facilities. The subdivision provides separate lots for these functions while integrating them through common access and infrastructure. This arrangement supports the policy’s allowance for larger commercial developments along the corridor.

Proposed frontage improvements include landscaped buffers, sidewalks, and an equestrian trail along Calhoun Street, Avenue 52, and Van Buren Street. These features provide separation from project activities while improving the appearance and function of the adjoining streets.

These connections, together with the frontage improvements, support access between the development and adjacent areas.

Subarea Policy 5 — Pedestrian Amenities and Access to Commercial Entrances The proposed frontage design includes separated six-foot sidewalks, landscaped buffers, trees, and an equestrian trail. These improvements would provide pedestrian facilities and landscaped separation along the adjoining streets.

Subarea Consistency Conclusion:
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Implementation of the subdivision’s single-family residential component is contingent upon City Council adoption and effectiveness of Zoning Ordinance Amendment No. 26-02, allowing single-family residential uses in conjunction with a resort use within the Regional Commercial (R-C) zone, and approval of Conditional Use Permit No. 407 authorizing those uses. The tentative map and accompanying project approvals shall incorporate this requirement.

Page 8 ends

accessible commercial facilities must provide pedestrian access from adjoining public sidewalks, with the applicable access improvements incorporated into the proposed plans and conditions of approval.

The project also supports Subarea 3 — Van Buren Corridor by accommodating regionalserving commercial activities, providing frontage improvements, and incorporating landscaped transitions between the development and surrounding properties. Grading, drainage, utility, and circulation improvements are subject to City review and the applicable conditions of approval.

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The conditions of approval require the applicant to provide the water, sewer, drainage, circulation, and fire protection improvements necessary to serve the proposed development.

The required improvements must accommodate the residential component together with the demands of the commercial and resort uses, consistent with the supporting engineering studies and service-provider requirements.

Based on the proposed development arrangement and implementation of the required improvements, the site is physically suitable for the proposed density.

The General Plan Update Environment Impact Report (EIR) determined that biologicalresource impacts would be less than significant.1 Although growth projected under the GPU could result in the loss of foraging habitat for migratory species, those impacts are expected to be less than significant due to the significant tracts of land that would be set aside as open space as proposed by the GPU Land Use Plan.2
The Project site consists primarily of agricultural development including date palms, grapevines, and other cultivated areas, together with disturbed and developed areas. . An irrigation pond occurs in the central-northern area of the site with nearby pump housing and additional support structures. Disturbances have eliminated the natural plant communities that historically occurred on the project site. The biological assessment prepared by ELMT Consulting identified no native or special-status natural communities, jurisdictional drainage or wetland features, designated critical habitat, or mapped wildlife corridors or linkages. The irrigation pond is an artificial agricultural feature that does not support fish, riparian habitat, or hydrophytic vegetation. The site is also outside a CVMSHCP Conservation Area, and the CVMSHCP does not identify modeled habitat for a covered species within or adjacent to the site. No special-status species were observed during the field survey, and the assessment found no burrowing owls, owl sign, or suitable burrows.

1 City of Coachella, 2035 GPU Draft EIR, Biological Resources, at 4.3-28. 2 Ibid.
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To ensure no impact occurs to migratory birds, the biological report suggests a preconstruction nesting bird clearance survey which will be conducted prior to ground disturbance if construction occurs between February 1st and August 31st. This recommendation is consistent with the requirements of the MBTA, California Fish and Game Code, and USFWS.

The project would be consistent with the biological-resources analysis within the GPU EIR.

The project would not create new impacts or increase impacts, and there is no new information of substantial importance than identified within the GPU EIR.

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; and
The proposed subdivision is subject to conditions requiring approved water and sewer plans, necessary utility connections and improvements, and drainage facilities designed to manage on-site runoff and existing tributary flows. The applicant must construct the improvements necessary to serve the development in accordance with City and applicable service-provider requirements.

Compliance with South Coast AQMD Rules 402, 403, and 403.1 and Chapter 8.20 of the Municipal Code would control nuisance emissions and fugitive dust.

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SECTION 4. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center. The Community Development Director is the custodian of the record of proceedings.

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

SECTION 6. Recommendation to City Council. Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission recommends that the City Council conditionally approve Tentative Tract Map No. 39330 for the “COVA” project proposing the development of a hotel, resort, residential, and commercial public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780- 060-001, and 780-060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street (“Project”). The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, Tentative Tract Map in “Exhibit B”, Site Plan “Exhibit C”, and Development Plan Set in “Exhibit D” 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 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.

PASSED APPROVED and ADOPTED this 7
th day of October 2026.
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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

76 Item 2.

Resolution No. PC2026-26 EXHIBIT A
Exhibit A – Resolution No. PC2026-26
CONDITIONS OF APPROVAL FOR TENTATIVE MAP NO. 39330
General Conditions

1. Tentative Tract Map 39330 is approved for the “COVA” project proposing the development of a hotel, resort, residential, and public beach club located on approximately 87 acres on four contiguous parcels (APNs 780-040-001, 780-040-003, 780-060-001, and 780-060-002) south of Avenue 52, west of Van Buren Street and east of Calhoun Street, and finding that the previously certified Environmental Impact Report adequately address all environmental impacts and no further environmental review is necessary pursuant to Public Resources Code section 21166 and CEQA Guidelines section 15183.

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

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

4. CC&R’s. The Project shall adopt Conditions, Covenants and Restrictions (CC&R’s), and act as a liaison to the City for review of the placement, type, architectural style, materials, and landscaping of all units and lots. The proposed CC&R’s shall be submitted for City and Riverside County Fire review prior to recordation of final map and the City shall be a signatory of the CC&R’s. The CC&Rs shall stipulate a restriction on the duration of stay for any Resort patron, to no more than 30 days. The Resort includes the hotel, villas, and residences within the Resort area. The CC&R’s shall stipulate the maintenance of all common area improvements and perimeter walls, or landscape maintenance required may be stipulated through a separate Landscape Maintenance Agreement to be submitted and approved by the city.

5. Prior to the recordation of the final map the applicant shall submit detailed landscaping irrigation plans and sign plans for review and approval by the City Engineer and Development Services Director.

6. Landscape. The landscape plans for the street medians and the common area frontages along Van Buren Street, Avenue 52, and Calhoun Street shall be revised to remove any proposed decomposed granite and replace it with a minimum three-quarter inch (¾-inch) gravel, subject to the discretion, review, and approval of the Community Development Director. This requirement shall not apply to the required 10-foot-wide decomposed granite multi-purpose trail. Landscape medians shall be designed in accordance with the 77 Item 2.

Resolution No. PC2026-26 EXHIBIT A
2008 median design guidelines to the satisfaction of the Community Development Director.

7. Landscape. A landscape weed barrier shall be provided on city-maintained landscape areas, at the discretion of the Community Development Director and Public Works Director.

8. Landscape. The common area landscape frontages along Avenue 52 and Van Buren Street shall include a minimum 10-foot-wide decomposed granite multi-purpose trail with metal landscape edging or concrete mow curb on both edges of the trail and equestrian rail fencing, subject to review and approval by the Community Development Director.

9. Lighting. Final design of the light poles visible from the public right-of-way shall be subject to the discretion, review, and approval of the Community Development Director and Public Works Director.

10. Landscape. Landscaping and irrigation shall be provided in accordance with Section

17.54.010(J) of the Municipal Code and in accordance with the State Model Water Efficient Landscape Ordinance (AB 1881). Water budget calculations, including the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) shall be provided as part of the landscaping and irrigation plan.

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

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

13. Signage. Identification signs for the project shall include high quality and durable design with accent lighting. A detailed sign plan shall be submitted to the Community Development Director and the final design shall be approved by the Community Development Director. The Community Development Director may, at their discretion, elevate the review of the proposed monument signage to the Planning Commission for review as a non-hearing item.

14. Artwork. Installation of artwork visible from the public right-of-way shall be in accordance with the Coachella Municipal Code. Prior to placement of an approved artwork, applicant and the owner of the site shall execute and record a covenant in a form approved by the city for maintenance of the artwork. Review by the Public Arts Commission shall be required per municipal code requirements.
78 Item 2.

Resolution No. PC2026-26 EXHIBIT A

15. Entertainment Permit. Prior to issuance of a Certificate of Occupancy for the project, the applicant shall submit an Entertainment Permit application for review and approval by the City Council.

16. Parking. Applicant shall submit off-site parking agreements or equivalent parking measures to the City for review and approval. Prior to issuance of a Certificate of Occupancy for the Beach Club commercial area the applicant shall execute a signed and notarized off-site parking agreement, complete required off-site parking improvements, or implement other equivalent measures, to the satisfaction of the Community Development Director and City Engineer. If the applicant proposes to satisfy this requirement through the construction of off-site parking improvements, the construction of off-site parking improvements shall be subject to an Architectural Review public hearing in accordance with the requirements of the Municipal Code.

17. Based on the City's parking analysis, the project shall be required to provide up to 183 parking spaces for the Beach Club commercial area and 48 parking spaces for the resort component. The applicant may request approval of a reduced number of parking spaces by submitting a parking analysis or other documentation to the satisfaction of city staff that demonstrates that fewer parking spaces will adequately serve the proposed use and operational characteristics of the project. Approval of a reduction of up to ten percent (10%) of the minimum required parking identified above shall be submitted to the Community Development Director for consideration and approval as a Minor Modification. Approval or denial of the Minor Modification shall be at the discretion of the Community Development Director. If a reduction exceeding ten percent (10%) of the minimum required parking is requested by the applicant, the request shall be considered through a public hearing item as either a Modification to the approved project or Variance request from the applicant. The Planning Commission shall have the discretion to approve, conditionally approve, or deny the request.

18. Parking. The city may require additional parking measures during the duration of this active use, if it is determined by the Community Development Director or City Engineer that the Beach Club Commercial or resort area traffic impacts are significant and not sufficiently mitigated with existing parking measures for the site. Additional parking measures may include the requirement of additional off-site parking, or the implementation of other equivalent measures as determined by the Community Development Director and the City Engineer. These parking measures required by staff determination shall be implemented by the property owner.

19. Phasing. Prior to the first certificate of occupancy for Phase 1, all off-site common areas and median landscape and irrigation improvements shall be completed. This condition shall be met at the discretion of the Community Development Director.

20. Energy Efficient Design and Heat Island Reduction Strategies. New development shall submit an energy efficient design and heat island reduction plan that incorporates heat island reduction strategies such as light-colored cool roofs, light-colored paving, permeable paving, substantial shade tree coverage, shade structures and shaded asphalt paving. Energy efficient building and site design strategies shall be incorporated such as appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and 79 Item 2.

Resolution No. PC2026-26 EXHIBIT A
shading. Shade tree plantings in surface parking areas shall be installed to provide shade over fifty (50) percent of the parking area within ten (10) years. Solar photovoltaic shade structures or shade structures with cool roofing materials shall be permitted in whole or in part in lieu of shade tree plantings. At the direction of the Community Development Director, may require substitutions in trees, paving, or other items to address the energy efficient design and heat reduction plan strategies, and as described in this condition of approval.

21. The project shall comply with all applicable provisions of the City of Coachella Alcohol Ordinance and the requirements of the California Department of Alcoholic Beverage Control (ABC). The applicant shall demonstrate compliance with all applicable alcoholrelated zoning requirements to the satisfaction of the Community Development Director.

The applicant, property owner, or operator shall submit an application for a modification to the Conditional Use Permit or, as applicable, a separate Conditional Use Permit to establish or clarify alcohol-related uses proposed by specific vendors or operators.

22. The project shall implement all mitigation measures as recommended by the Project CEQA 15183 Consistency Analysis Memorandum.

Building

23. All amenities shall be accessible and on an accessible path of travel.

24. Because of the anticipated demand for building inspections associated with this project and the city’s limited resources for building inspectors, the owner shall compensate the city for an inspector/s or record. The inspector of record will be selected and report to the City Building Official.

25. Include required electrical vehicle charging stations and electrical vehicle charging ready spaces in parking demand calculations. (CGBSC-5.106.5)

26. Include bicycle parking in parking demand calculations. (CGBSC 5.106.4) Utilities

27. The project is located within the service area of the City’s Coachella Water Authority and Coachella Sanitary District.

28. The applicant shall submit water and sewer plans for approval.

29. The first submittal shall not be accepted without the completion of the hydraulic model.

30. A $5,000 deposit is required to initiate hydraulic modeling.

31. The City of Coachella may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations and other facilities. The developer may 80 Item 2.

Resolution No. PC2026-26 EXHIBIT A
be required to install these facilities and provide land and/or easements on which some of these facilities will be located.

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

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

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

35. All buildings may require individual meters.

36. Irrigation may require its own meter.

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

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

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

40. No new water connections shall be shown on landscaping plans, all connections shall be in the water improvement plans.

41. Trees/shrubs must have a minimum of 15’ separation distance from the Utilities water/sewer laterals. Or minimum 10’ separation distance from water/sewer laterals with root barrier.

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

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

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

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

46. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart.
a. Pretreatment Equipment Minimum Requirements:
i. 750 gal minimum
ii. Clean outs and vents before and after pretreatment equipment iii. Sample box immediately downstream of the pretreatment equipment iv. Multi suite buildings requesting pretreatment installation require separate sewer lateral connection per pretreatment device
v. Made from precast concrete form
81 Item 2.

Resolution No. PC2026-26 EXHIBIT A

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

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

Tentative Map

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

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

50. 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. 82 Item 2.

Resolution No. PC2026-26 EXHIBIT A

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

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

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

Final Map

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

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

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

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

58. All Primary streets, including 52nd Avenue, Calhoun Street, Van Buren Street and Interior streets shall be completed prior to final occupancy for the first structure at the Tract.

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

60. Full Street Improvements plans, Street Improvements Bonds and Monument Bonds shall be approved prior to Approval of the Final Maps. Street improvement plans shall be in conformance with recommendations outlined in an approved Traffic Impact Analysis and may include off site intersection improvements, engineering analysis of fair share off site improvements and fully executed agreements for phasing of fair share payments if needed per the Traffic Impact analysis.

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

GENERAL:
83 Item 2.

Resolution No. PC2026-26 EXHIBIT A

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

63. 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.

64. 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.

65. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site.

Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one-time cash deposit of $2,000.00 are required to insure compliance with this requirement.

No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.

66. 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.

67. 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.

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

ROUGH GRADING:

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

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

71. 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.
84 Item 2.

Resolution No. PC2026-26 EXHIBIT A
PRECISE GRADING:

72. 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.

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

74. 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.

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

STREET IMPROVEMENTS:

76. 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 %.

77. 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.

78. Applicant shall construct and dedicate the following streets and street improvements to conform to the General Plan and/or requirements of Traffic Study. 1) 52nd Avenue- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land within project limits is required. This street will be required to be dedicated to the ultimate General Plan width as a Primary Arterial with Bicycle Lanes with 94 feet of right-of-way as per City of Coachella General Plan.
b. Street measured at Center line to Southerly curb shall have a width of 37-foot.
c. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, full 85 Item 2.

Resolution No. PC2026-26 EXHIBIT A
improvements for Street median and Traffic signal light, Street Lights and street name signs to the satisfaction of the City Engineer. d. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drains, wells, street lights, any kind of tree and all other appurtenances as required to the satisfaction of the City Engineer. e. Applicant shall improve Intersection at the Southwest corner of 52nd Avenue Van Buren Street including new ADA ramps, Traffic Signal relocation and/or modification (if required), Striping and Landscaping to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
f. 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. g. Additional offsite improvements, such as intersection improvements at 52nd Avenue and Calhoun Street, installation of turning lanes, lane widening, etc. shall be installed to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
2) Calhoun Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along northbound lane within the entire project limits is required. This street is classified as Collector with Bicycle Lanes with 90 feet of right-of-way as per City of Coachella General Plan.
b. Street measured at Center line to Easterly curb shall have a width of 35-foot.
c. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights, street name signs, turn left or right pocket to the satisfaction of the City Engineer.
d. Applicant shall construct transition street lanes south of the property limits as required to the satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
e. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm 86 Item 2.

Resolution No. PC2026-26 EXHIBIT A
drains, wells, street lights, any kind of tree and all other appurtenances as required to the satisfaction of the City Engineer. f. Applicant shall underground all existing dry utilities if existing at northbound lane within project limits such as, but not limited to:
power poles, telecommunication poles and all other existing dry utilities.
g. Applicant shall improve Full intersection of 52nd Avenue and Calhoun Street including new ADA ramps, Traffic Signal), Striping and Landscaping to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
h. Additional offsite improvements, such as intersection improvements, installation of turning lanes, lane widening, etc. shall be installed to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
3) Van Buren Street- Public Roadway as shown on the RAC and per these comments shall include the following:
a. Dedication of land along southbound lane within the entire project limits is required. 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. Street measured at Center line to Westerly curb shall have a width of 49-foot.
c. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights, street name signs, full improvements for Street median and Traffic signal light to the satisfaction of the City Engineer.
d. Applicant shall construct transition street lanes south of the property limits as required to the satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
e. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drains, wells, street lights, any kind of tree and all other appurtenances as required to the satisfaction of the City Engineer. f. Applicant shall underground all existing dry utilities if existing at southbound lane within project limits such as, but not limited to:
power poles, telecommunication poles and all other existing dry utilities.
87 Item 2.

Resolution No. PC2026-26 EXHIBIT A
g. Applicant shall improve Southwest intersection of 52nd Avenue and Van Buren Street including new ADA ramps, relocate or modified Traffic Signal (If require), Striping and Landscaping to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
h. Additional offsite improvements, such as intersection improvements, installation of turning lanes, lane widening, etc. shall be installed to the Satisfaction of the City Engineer and per the requirements of an approved Traffic Impact Analysis.
4) Interior Street - Private Roadway as shown on the RAC and per these comments shall include the following:
a. Interior streets within project limits shall be maintained by Homeowners association and classified as Private Streets. These streets are classified as Suburban Residential with Parking with 56 feet of right-of-way as per City of Coachella General Plan. b. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, Traffic control striping, legends, Traffic control signs, Street Lights and street name signs to the satisfaction of the City Engineer. c. Applicant shall install curb and gutter transitions to uniformly connect to existing adjacent improvements and coordinate installation and/or relocation of fire hydrants, water meters, storm drains, wells, street lights Traffic signal, and all other appurtenances as required to the satisfaction of the City Engineer.

SEWER and WATER IMPROVEMENTS:

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

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

PRIOR TO ISSUANCE OF BUILDING PERMITS:

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

82. 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 88 Item 2.

Resolution No. PC2026-26 EXHIBIT A
Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

83. 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.

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

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

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

Fire

86. 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.

87. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B (, NFPA 1142) 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.

88. 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.
89 Item 2.

Resolution No. PC2026-26 EXHIBIT A

89. Fire Department Access - Fire apparatus access roads/driveways shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Access shall comply with requirements from the Riverside County Fire Department Policies and Standards. Reference CFC as amended.

90. Fire Department Access Turn Around – On-parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 45 feet outside radius and 24 feet inside radius Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

91. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and twofamily dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Ref. CRC.

92. Materials and Construction Methods for Exterior Wildfire Exposure - Projects in the Local Responsibility Area Very High Fire Hazard Severity Zone and State Responsibility Area Very High, High, and Moderate Fire Hazard Severity Zones shall comply with Chapter 3, R337 of the California Residential Code and California Code of Regulations Title 14 Fire Safety Regulations. Reference CFC as amended.
90 Item 2.
935' AVENUE 52 LOT "B" 12,082 SF 0.3 AC. LOT 63

VAN BUREN STREET
CALHOUN STREET 10' 50' 60' 30'
37' 10'
47'
30' 30' EX. R/W EX. PROJECT BOUNDARY & C/L EX. R/W PROP. PROJECT BOUNDARY & R/W PROP. CURB & GUTTER 37' 10'
47'
30' 30' EX. R/W EX. PROJECT BOUNDARY & C/L EX. R/WPROP. CURB & GUTTER N 89°58'14" W 614.55' N 00°43'49" E 638.13' N 89°53'57" E 670.15'
N 00°27'19" E 656.24' N 89°59'49" W 1245.63'
1 1
2 1 2 N 44°32'13" W 35.54'
1 45' 35' 10' 30' 30' EX. R/W EX. PROJECT BOUNDARY & C/L EX. R/W PROP. CURB & GUTTER PROP. PROJECT BOUNDARY & R/W EX. R/W EX. PROJECT BOUNDARY, C/L & COUNTY/CITY LIMITS EX. R/W PROP. CURB & GUTTER PROP. PROJECT BOUNDARY & R/W EX. PROJECT BOUNDARY,

C/L & COUNTY/CITY LIMITS
EX. PROJECT BOUNDARY,

C/L & COUNTY/CITY LIMITS
(CITY OF COACHELLA &
COUNTY OF RIVERSIDE) 50' PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) 386,285 SF 8.9 AC. LOT 16 22,390 SF 0.5 AC. LOT 17 24,942 SF 0.6 AC. LOT 18 23,484 SF 0.5 AC. LOT 19 15,932 SF 0.4 AC. LOT 62 43,234 SF 1.0 AC. LOT 61 63,446 SF 1.5 AC. LOT 7 8,235 SF LOT 6 9,764 SF 0.2 AC. LOT 5 8,252 SF 0.2 AC. LOT 4 8,173 SF 0.2 AC. LOT 3 8,166 SF 0.2 AC. LOT 2 8,210 SF 0.2 AC. LOT 1 8,280 SF 0.2 AC. LOT 20 14,844 SF 0.3 AC. LOT 21 14,059 SF 0.3 AC. LOT 22 13,977 SF 0.3 AC. LOT 23 13,143 SF 0.3 AC. LOT 24 13,100 SF 0.3 AC. LOT 25 25,444 SF 0.6 AC. LOT 26 19,935 SF 0.5 AC. LOT 27 13,723 SF 0.3 AC. LOT 28 12,450 SF 0.3 AC. LOT 29 12,081 SF 0.3 AC. LOT 30 12,641 SF 0.3 AC. LOT 31 13,161 SF 0.3 AC. LOT 32 13,364 SF 0.3 AC. LOT 33 13,190 SF 0.3 AC. LOT 34 12,637 SF 0.3 AC. LOT 35 11,782 SF 0.3 AC. LOT 36 11,221 SF 0.3 AC. LOT 37 11,198 SF 0.3 AC. LOT 38 11,687 SF 0.3 AC. LOT 39 13,012 SF 0.3 AC. LOT 40 16,257 SF 0.4 AC. LOT 59 183,360 SF 4.2 AC. LOT 8 13,412 SF 0.3 AC. LOT 9 14,619 SF 0.3 AC. LOT 10 14,361 SF 0.3 AC. LOT 11 14,065 SF 0.3 AC. LOT 12 13,769 SF 0.3 AC. LOT 13 13,765 SF 0.3 AC. LOT 14 15,565 SF 0.4 AC.LOT 15 24,559 SF 0.6 AC. LOT 63 LOT 63 40'
92'
58'
197'
64'
59' PROP. LOT LINE (TYP.)
PROP. LOT LINE (TYP.)
STREET "A"
STREET "A"
STREET "B"
STREET "B" 20' PROP. ADDITIONAL LANDSCAPE EASEMENT
20' PROP. ADDITIONAL LANDSCAPE EASEMENT N 45°26'21" E 35.18' 20' PROP. ADDITIONAL LANDSCAPE EASEMENT 61' 7 ' 94' 60'
147' 135' 111' 13 '
68'
76'
114' LOT 42 9,574 SF 0.2 AC. LOT 43 9,817 SF 0.2 AC. LOT 44 9,958 SF 0.2 AC. LOT 45 10,159 SF 0.2 AC. LOT 41 9,792 SF 0.2 AC. 25'
25'
25'
25'
25'
25'
15' LOT 57 356,512 SF 8.2 AC. LOT 57 LOT 57 LOT 57
N 00°43'07" E 567.77' LOT "E" 28,225 SF 0.6 AC. LOT 60 58,496 SF 1.3 AC. LOT 51 172,022 SF 3.9 AC. LOT 49 76,215 SF 1.7 AC. LOT "A" 46,984 SF 1.1 AC. 20' LOT 55 350,014 SF 8.0 AC.
25'
E
B
B
B
B LOT 65 18,683 SF 0.4 AC. LOT 66 20,824 SF 0.5 AC. LOT 52 96,408 SF 2.2 AC. LOT 64 12,465 SF 0.3 AC. LOT 53 10,838 SF 0.2 AC. LOT 50 151,383 SF 3.5 AC. LOT 46 130,645 SF 3.0 AC. LOT 47 113,903 SF 2.6 AC. LOT 48 208,354 SF 4.8 AC. PROP. PROJECT BOUNDARY & R/W PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) PROP. LOT LINE (TYP.) PROP. LOT LINE (TYP.) PROP. LOT LINE (TYP.) PROP. LOT LINE (TYP.) PROP. LOT LINE (TYP.) F
G
G
F
F
F
E
A
A
B
B PROP. COMMON ACCESS & EMERGENCY VEHICLE EASEMENT (TYP.) D
D
D
D
D
D
CC
CC
D
D LOT 58 77,507 SF 1.8 AC. LOT 54 25,444 SF 0.6 AC. LOT 56 35,320 SF 0.8 AC. 39'
3 3
3 41' LOT 55
56'
43'
8 '
17 ' 0.2 AC.
76' 72' LOT "D" 20,820 SF 0.5 AC.
35' 53' 60'
15'
B LOT "C" 26,054 SF 0.6 AC.

B
29' 61'
30'
15' 25' 15'
73' 12'
86'
291'
25'
37'
83' 55'
49' 64'
91' 65' 71' 109
9 '
2'
100'
127'
40' 46'
R = 58.0'
R = 500 0. '
R = 100 0. ' R = 100 0. '
R = 150.0'
R = 185.0' R = 150.0'
R = 500.0' R = 500.0' R = 4090.0' R = 150. ' R = 200.0' R = 75.0' R = 36.0'
R = 36.0'
R = 36.0'
R = 36.0' R = 82.0' R = 150.0'
R = 50 .0'
R = 37.0'
R = 600.0'
R = 151.0' R = 250.0' R = 802 0. ' R = 500 0. '
R = 151.0'
R = 1132.0' R = 775.0'
R = 150.0'
R = 239.0'
R = 180.0'
R = 150.0'
R = 350.0'
R = 250.0'
S
T
REET "C"
S
T
R
E
E
T "B"
38'
38'
39'
38'
39'
37'
47'
29'
25' 37'
42'
31'
86'
75' 75' 75' 76'
56' 65'
24' 43' 45' 6 '
75' 75'
61'
76'
60' 60' 60' 75'
671'
333' R = 60.0'
463'
420' 24'
292'
70'
394'
21'
27'
30'
123' N 89°50'26" W 2483.68'
N 00°46'01" E 1853.84'
297'
124'
58' 4
8 '
3 7 '
123'
25'
19 '
27'
253'
1 8'
298'
127' 90'
705'
40'
172'
26' 15'
133'
26' 12'
31' 26' 76'
15'
26'
11'
11'
28'
134'
26' 12' 11'
29' 30' 28'
77' 15' 27' 11' 15'
11'
66'
19'
22' 12'
12'
16' 26'
15'
45' 21' 22' 12' 16'12' 26'
69'
28'
260'
267'
183'
32'
32'
16'
106'
16'
32'
45'
32'
26'
18'
83'
26'
12' 13' 26'
26'
129' 19'
22'
40'
26'
15'
85'
26'
12' 17'
38'
15'
97'
15'
26'
12'
25'
38'
24'
88'
6'
98'
24'
26' 12' 16'
36' 15'
40'
26'
98'
33'
108'
26' 12'
179'
76'
188'
12'
26'
15'
83'
88'
83'
319'
86'
38'
75' 54' 313'
111'
193'
108'
119'
37'
82' 26' 38' 26' 15' 39' 31'
15'
72'
22'
46'
26'
15'
99'
36'
11' 33'
180'
26' 11' 12' 27' 32'
72'
53' 11' 27'
13' 85'
18'
18'
37'
24'
18'
18'
32'
17'
57'
33' 56'
73'
13' 42' 13'
76'
13'
130'
13'
42'
22' 20'
63'
10'
18'
42'
18'
18'
42' 18'
72'
152'
226'
218'
189'
75'
75' 190'
75'
75' 186'
75'
75' 182'
75' 167'
25'
75' 95' 120'
95' 180'
75' 191' 172'
53'
70'
108'
131'
177'
76'
83' 41'
591' 282' 314' 131'
592' 131'
140'
80'
140'
50'
45'
15'
83'
19'
19'
27'
70'
63' 42'
298'
27'
20' 186' 20' 144'
55' 174' 225'
86' 142'
60' 121'
70' 163'
15' 14'45' 142'
27' 167'
15' 14'45' 14' 149'
60' 159'
15' 14'45' 10' 157'
60'
60' 166'
99'
10'
8'
10'
125'
16' 25'15'
35' 40' 10'
75'
15' 12' 7'
27' 7'
23' 17' 20' 13'
20'17'
24'7'
19'
43' 19' 7'
27' 17' 20'
16'
17'
24'7'
27'7'
28'
18'21' 25'
21'
247'
16'
122' 288'
181'
27'
172'
225'
103'
91'
103'
91' 154'
75' 194'
75' 193'
76'
75' 181'
75'
75' 172'
75'
75' 150'
38'
244' 15'
279'
21' 160'
145'
77'
26' 75'
154' 75'
159'
75' 75'
165'
172' 75'
75' 75'
178' 75'
178' 75'
173' 75'
163' 75'
152' 75'
148' 75'
152'
75' 75'
161'
27' 75'
167'
69' 75'
186'
131' 42'
14' 15'
153' 60'
167' 45'
14' 15'
151' 60'
127' 45'
14' 15'
128' 60'
126' 45'
14' 15'
141'
125' 45'
14' 15'
140'
126' 45'
14' 15'
139'
142' 45'
14' 15'
140' 174'
578'
222' 321' 666'
26'
6'
83'
74'
117'
230'
101'
90'
18'
42'
18' 22'
24'
18'
42'
18'
85'
91' 53'
457'
234' 26'
25'
D
D
D
D
D
D 15' 25' A.C. PAVEMENT OVER A.B. STREET "B" 55' (PRIVATE ROAD) SCALE: 1" = 10' SECTION B-B 2% PROP. CURB & GUTTER 15' 12' P.U.E. .5' CL 12' .5' 5' R/W PROP. ESMT. PROP. 2% PROP. CURB & GUTTERR/W PROP. ESMT. PROP. 5' PROP. SIDEWALK 5' P.U.E. 5' 120' (ULTIMATE R/W) 22' 11' 11' PROP. BARRIER CURB 5' VAN BUREN STREET

CL (MAJOR ARTERIAL WITH ENHANCED BICYCLE FACILITIES)
(PER CITY OF COACHELLA GENERAL PLAN) PROP. RAISED MEDIAN SECTION G-G 39' R/W ULTIMATE 11' PROP. BARRIER CURB PROP. BIKE 10' LANDSCAPE 6' SIDEWALK PROP. CURB & GUTTER4' LANE PARKWAY 5' 39' (FUTURE BY OTHERS) FUT. BIKE 10' FUT. LANDSCAPE 6' FUT. 4' LANE PARKWAY SIDEWALK FUTURE CURB & GUTTER 30' 50' R/WEX. R/WEX. (PUBLIC ROAD) SCALE: 1" = 10' BOUNDARY PROP. PROJECT & PROP. R/W 20' ADDITIONAL LANDSCAPE PARKWAY 10' EQUESTRIAN TRAIL 11' 12' PROP. TRAVEL LANE PROP. TRAVEL LANE PROP. TRAVEL LANE 12' 11' 11' FUT. TRAVEL LANE FUT. TRAVEL LANE FUT. TRAVEL LANE 94' (ULTIMATE R/W) 16' 8' 8' 5' AVENUE 52 SECTION F-F 29' R/W ULTIMATE PROP. BIKE 10' 6' PROP. CURB & GUTTER 4' LANE 12' PROP. TRAVEL LANE 12' PROP. TRAVEL LANE 5' 29' (FUTURE BY OTHERS) FUT. BIKE 10' FUT. LANDSCAPE 6' FUT. 4' LANE 12' FUT. TRAVEL LANE 12' FUT. TRAVEL LANE PARKWAY SIDEWALK CL LANDSCAPE PARKWAY FUTURE CURB & GUTTER SIDEWALK 30' R/WEX. 30' R/WEX. (PRIMARY ARTERIAL WITH ENHANCED BICYCLE FACILITIES) (PER CITY OF COACHELLA GENERAL PLAN)
(PUBLIC ROAD) SCALE: 1" = 10' BOUNDARY PROP. PROJECT & PROP. R/W 20' ADDITIONAL LANDSCAPE PARKWAY 10' EQUESTRIAN TRAIL 10' ESMT. ESMT. C.V.W.D. BOR IRRIGATION 90' (ULTIMATE R/W) 12' 6' 6' 5' CALHOUN STREET PROP. PAINTED SECTION E-E 29' R/W ULTIMATE PROP. BIKE 10' 6' PROP. CURB & GUTTER 4' LANE 12' PROP. TRAVEL LANE 12' PROP. TRAVEL LANE 5' 29' (FUTURE BY OTHERS) FUT. BIKE 10' FUT. LANDSCAPE 6' FUT. 4' LANE 12' FUT. TRAVEL LANE 12' FUT. TRAVEL LANE PARKWAY SIDEWALK CL BOUNDARY PROP. PROJECT LANDSCAPE PARKWAY FUTURE CURB & GUTTER SIDEWALK 30' R/WEX. 30' ESMT. R/W & (COLLECTOR WITH ENHANCED BICYCLE FACILITIES)
(PER CITY OF COACHELLA GENERAL PLAN)
(PUBLIC ROAD) SCALE: 1" = 10' MEDIAN
& PROP. R/W 20' ADDITIONAL LANDSCAPE PARKWAY EQUESTRIAN TRAIL 10' 10' ESMT. EX. C.V.W.D. BOR IRRIGATION EX. AVENUE 52

VAN BUREN STREET
CALHOUN STREET LOT 49 LOT 50LOT 48 LOT 46 LOT 55 LOT 52 LOT 56 LOT 57 LOT 57 LOT 58 LOT 54 15' 25' A.C. PAVEMENT OVER A.B. STREETS "A" & "C" 55' (PRIVATE ROAD) SCALE: 1" = 10' SECTION A-A 2% 15' 12' P.U.E. .5' CL 12' .5' 5' 5' R/W PROP. ESMT. PROP. 2% R/W PROP. ESMT. PROP. 5' PROP. CURB & GUTTER PROP. SIDEWALK 5' 5' 5' PROP. CURB & GUTTER PROP. SIDEWALK 15' 25' A.C. PAVEMENT OVER A.B. BEACH CLUB DRIVE 50' (PRIVATE ROAD) SCALE: 1" = 10' SECTION C-C 2% PROP. CURB & GUTTER 10' 12' P.U.E. .5'CL 12' .5' 5' R/W PROP. ESMT. PROP. 2% PROP. CURB & GUTTERR/W PROP. ESMT. PROP. 5' PROP. SIDEWALK 5' P.U.E. 5' TYPICAL COMMON ACCESS & SECTION D-D MEANDERING 25' PRIVATE ACCESS EASEMENT VARIES 10' VARIES PROP. RIBBON GUTTER PATH ESMT. PROP. ESMT. PROP. PROP. CONCRETE EDGEBAND INTERLOCKING PAVERS (H-20 RATED) PROP. CONCRETE EDGEBAND EMERGENCY VEHICLE EASEMENT (PRIVATE DRIVE) SCALE: 1" = 10' TENTATIVE TRACT MAP NO. 39330 DATA TABLE ASSESSOR'S PARCEL NUMBERS 780-040-001, 780-040-003, 780-060-001 & 780-060-002 EXHIBIT DATE: SEPTEMBER 11, 2026 SOURCE OF TOPOGRAPHY ADDRESS INLAND AERIAL SURVEYS, INC. 7117 ARLINGTON AVENUE, SUITE A RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY DECEMBER 22, 2021 PUBLIC UTILITY PURVEYORS IMPERIAL IRRIGATION DISTRICT SOUTHERN CALIFORNIA GAS COMPANY FRONTIER COMMUNICATIONS COACHELLA WATER AUTHORITY SPECTRUM CITY OF COACHELLA UNDERGROUND SERVICE ALERT EXISTING GROSS AREA EXISTING ZONING PROPOSED ZONING EXISTING GENERAL PLAN LAND USE PROPOSED GENERAL PLAN LAND USE REGIONAL COMMERCIAL (R-C) REGIONAL COMMERCIAL (R-C) REGIONAL RETAIL DISTRICT LAND USE DESCRIPTION 1 EXISTING EASEMENT NOTES ZONE "X": AREA OF MINIMAL FLOOD HAZARD AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C2262H FEMA FLOOD ZONE DESIGNATION EFFECTIVE DATE: MARCH 6, 2018 APPLICANT / ADDRESS CONTACT 6417 SELMA AVENUE HOLLYWOOD, CALIFORNIA 90028 GRANT KING EXHIBIT PREPARER ADDRESS MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT PAUL DEPALATIS, AICP TELEPHONE (760) 320-9811 REVISIONS NO. DATE LIQUEFACTION HIGH LIQUEFACTION ZONE NOTES 1. REGIONAL RETAIL DISTRICT THE CITY OF COACHELLA OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION (760) 335-3640 (877) 238-0092 (800) 921-8101 (760) 501-8100 (877) 719-3278 (760) 501-8100 (800) 227-2600 DESCRIPTION ELECTRIC GAS TELEPHONE WATER CABLE SEWER USA BEING A PORTION OF NE 1/4 OF SECTION 12, TOWNSHIP 6 SOUTH, RANGE 7 EAST, LAND OWNERTHIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER. 2. THERE ARE EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY. RELEVANT COACHELLA OWNER, LLC 87.2 AC. ACREAGE PROPOSED PUBLIC RIGHT OF WAY DEDICATION 6.1 AC. PROPOSED NET AREA 81.1 AC. TELEPHONE (951) 687-4252 MSA CONSULTING ,INC.

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GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET SHEETS 1OF1 AN EASEMENT IN FAVOR OF THE COUNTY OF RIVERSIDE, FOR PUBLIC HIGHWAYS AND INCIDENTAL PURPOSES, RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692 OF OFFICIAL RECORDS. (PLOTTED HEREON) 2 AN EASEMENT IN FAVOR OF COUNTY OF RIVERSIDE, FOR PUBLIC HIGHWAY, UTILITIES AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 11, 1935 AS BOOK 252, PAGE 97 OF OFFICIAL RECORDS. (PLOTTED HEREON)
4 RESERVATIONS CONTAINED IN THE PATENT FROM THE UNITED STATES OF AMERICA, RECORDED NOVEMBER 28, 1908 IN BOOK 5, PAGE 67 OF PATENTS, AS FOLLOWS: RECORDED DECEMBER 23, 2009, REC. NO. 2009-0659534 OF OFFICIAL RECORDS. SAN BERNARDINO MERIDIAN. SCHOOL DISTRICT COACHELLA VALLEY UNIFIED (CALHOUN STREET, AVENUE 52 & VAN BUREN STREET) EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING FLOWLINE HIGH POINT NUMBER PROPOSED RIGHT OF WAY TOP OF PAVEMENT (E) (N) (S) (W) C/L ESMT. EX. FLHP NO. PROP. R/WTPABBREVIATIONS P.U.E. PUBLIC UTILITY EASEMENT AC ACREAGE C&G CURB AND GUTTER APN ASSESSORS PARCEL NUMBER E/P EDGE OF PAVEMENT GB GRADE BREAK G.N.V. GROUND NATIVE VEGETATION LP LOW POINT PE PAD ELEVATION PIG POINT OF INTERSECTION, GUTTER FL SF SQUARE FEET R RADIUS STD. STANDARD TOE BOTTOM OF SLOPE TOP TOP OF SLOPE TC TOP OF CURB A.C. ASPHALT CONCRETE P/L PROPERTY LINE N.T.S. NOT TO SCALE MIN. MINIMUM MAX. MAXIMUM EXISTING OVERHEAD TELEPHONE EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND X EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE CFD COMMUNITY FACILITIES DISTRICT EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED BOUNDARY PROPOSED AND EXISTING CENTER LINE PROPOSED CURB PROPOSED EASEMENT EXISTING BOUNDARY EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED LOT LINE PROPOSED RIGHT OF WAY TYP. TYPICAL N.A.P. NOT A PART PROPOSED CONDOMINIUM LOTS (LOTS 46, 48, 49, 50, 52 & 54 THRU 58) 34.6 AC. PROPOSED SINGLE FAMILY RESIDENTIAL LOTS (LOTS 1 THRU 45) 14.1 AC. PROPOSED PUBLIC BEACH CLUB LOT (LOT 59) 4.2 AC. "SUBJECT TO ANY VESTED & ACCRUED WATER RIGHTS FOR MINING, AGRICULTURAL, MANUFACTURING OR OTHER PURPOSES, & RIGHTS TO DITCHES & RESERVOIRS USED IN CONNECTION WITH SUCH WATER RIGHTS AS MAY BE RECOGNIZED & ACKNOWLEDGED BY THE LOCAL CUSTOMS, LAWS & DECISIONS OF COURTS, & A RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY AUTHORITY OF THE UNITED STATES." (BLANKET IN NATURE) 5 AN EASEMENT IN FAVOR OF CALIFORNIA ELECTRIC POWER COMPANY, FOR UTILITIES & INCIDENTAL PURPOSES, RECORDED MARCH 27, 1942 AS BOOK 536, PAGE 297 OF OFFICIAL RECORDS. (BLANKET EASEMENT FOR MAINTENANCE, REPAIR & REPLACEMENT OF AS AS CONSTRUCTED UTILITY LINES) VICINITY MAP N.T.S. CITY OF COACHELLA AVENUE 52 SITE AVENUE 53 AVENUE 54 AVENUE 51 AVENUE 50 STREET

CALHOUN

VAN BUREN

FREDERICK

CESAR CHAVEZ
STREET
STREET

STREET COUNTY OF RIVERSIDE

STREET CITY OF INDIO

JACKSON
PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "E") 3.1 AC. PROPOSED STREETS (STREETS "A" THRU "C") 4.5 AC. FOR SUBDIVISION AND CONDOMINIUM PURPOSES 3 10' BOR DISTRIBUTION EASEMENT PARCEL C-6-52 REC. 5/20/1949 (PLOTTED HEREON) CONDOMINIUM LOT UNIT COUNT CONDOMINIUM LOT DETAIL SCALE: 1" = 400' LOT UNIT COUNT LOT 46 LOT 48 LOT 49 LOT 50 LOT 52 LOT 54 LOT 55 LOT 56 LOT 57 LOT 58 TOTAL 36 UNITS 60 UNITS 12 UNITS 64 UNITS 48 UNITS 16 UNITS 47 UNITS 16 UNITS 53 UNITS 5 UNITS 357 UNITS PROPOSED BACK OF HOUSE LOT (LOT 60) 1.3 AC. PROPOSED AMENITY LOTS (LOTS 47, 51, 53, 61 THRU 66) 19.3 AC.

R:\2811\Acad\Planning\Tentative Map\2811 TTM 39330.dwg, 9/11/2026 2:36:26 PM, dgallerani, MSA Consulting, Inc. 91 Item 2.

GRAND ESTATE LOTS
2-STORY

ZERO LOT LINE RESIDENCES
2-STORY
BEACH CLUB VIP VILLAS (5)
(ON TOP OF 2-STORY PARKING GARAGE)

PRIMARY
GATED
ENTRY

KIDS CLUB

PLAY AREA

BACK OF HOUSE
EVENT
LAWN
EVENT
BARN
LOBBY/

LIBRARY/
BAR
HOTEL

ARRIVAL

VILLAGE
GREEN

CANTINA
F&B
MARKET

CHECK-IN
RETAIL
COFFEE
SHOP

SPA GARDEN
BEACH

LAKE BUNGALOWS
2-STORY

LAGOON BUNGALOWS
2-STORY

OUTFITTERS

FITNESS
SPORTS
CLUB
KITCHEN/ELEC./STOR./MECH./TRASH
YOGA
DJ
ISLAND

L A G O O N

LAKE LAKE
ROCK
ISLAND

SPECIALTY
DINING

L A G O O N
KID'S
LAGOON
ACCESS

RAMP TO

BASEMENT

SERVICE AREA
BAR

STAIR ACCESS TO VIP VILLAS

ZERO LOT LINE RESIDENCES
2-STORY

LAKE BUNGALOWS
2-STORY
DINING

CABANAS
STAGE

DROP-OFF

ZIPLINE

PARKING GARAGE
2-STORY
SPA

CHECK-IN
BEACH
BEACH

PROPOSED

EQUESTRIAN
PATH

PROPOSED

EQUESTRIAN
PATH

RAMP ACCESS

TO BASEMENT

PARKING
5' SIDEWALK
5' SIDEWALK
5' PARKWAY
10' PUE
34'
20'
24'
24'
24'
25'
5' PARKWAY
24'
BEACH

VOLLEYBALL

ESTATE LOT (COMPACT)
2-STORY

PEDESTRIAN &

CART BRIDGE (TYPICAL)

RESIDENT ONLY ACCESS
BEACH
CLUB

HOTEL COTTAGES

HOTEL COTTAGES
2-STORY
SPORTS
BAR

CARPORTS (TYPICAL)

CARPORTS (TYPICAL)
F&B

BASEMENT

FOOTPRINT

COMMON ACCESS AND EMERGENCY
VEHICLE ESMT. (TYPICAL)
2-STORY

ESTATE LOT (STANDARD)

RESIDENT

ONLY ACCESS

HAMMERHEAD TURNAROUND

FOR FIRE VEHICLE

GATEHOUSE

COMMON ACCESS
& EMERGENCY
VEHICLE ESMT.
(TYPICAL)
25'

HOUSEKEEPING
24'
25'
25'
25'
24'
24'

ESTATE LOT (COMPACT)
2-STORY 2-STORY

ESTATE LOTS (STANDARD)

RIGHT-IN/RIGHT-OUT

SERVICE ACCESS

SECONDARY

GATED ENTRY
SURF

MACHINE

RESIDENT

ONLY ACCESS

COMMON ACCESS AND EMERGENCY
VEHICLE ESMT. (TYPICAL)
29'
30'
20'
18'
30'
17'
58'
18'
31'

AMPHITHEATER
LAWN
TENNIS
COURTS
PADEL

PICKLEBALL
COURTS

PICKLEBALL
COURTS
PADEL

BASKETBALL
COURT

HAMMERHEAD

TURNAROUND

FOR FIRE VEHICLE

CALHOUN STREET
(COLLECTOR)
AVENUE 52
(PRIMARY ARTERIAL)

VAN BUREN STREET
(MAJOR ARTERIAL)
PROPOSEDLANDSCAPE ESMT.

PROPOSED

LANDSCAPE
ESMT.

PROPOSED

EQUESTRIAN
PATH
31'
2-STORY

RETAINING WALLS
10' DRAINAGE SWALE
LAGOON
POOL

LAP POOL
BEACH

PUBLIC BEACH

CLUB ENTRY

PUBLIC BEACH

CLUB ENTRY
24' 25'
35'
30'
20'
2-STORY
24'

BIKE RACK (TYPICAL)
30'

TECHNICAL SITE PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBERS 780-040-001, 780-040-003, 780-060-001 & 780-060-002 EXHIBIT DATE: SEPTEMBER 16, 2026

SOURCE OF TOPOGRAPHYADDRESS
INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE ARIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY DECEMBER 22, 2021PROJECT STATISTICSAPPLICANT /ADDRESSCONTACT 6417 SELMA AVENUEHOLLYWOOD, CALIFORNIA 90028GRANT KING

EXHIBIT PREPARERADDRESS
MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270 CONTACT PAUL DEPALATIS, AICP TELEPHONE (760) 320-9811

REVISIONS
NO. DATE

THE CITY OF COACHELLA OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

LEGAL DESCRIPTION

DESCRIPTION
BEING A PORTION OF NE 1/4 OF SECTION 12, TOWNSHIP 6 SOUTH, RANGE 7 EAST,LAND OWNER

RELEVANT COACHELLA OWNER, LLC
TELEPHONE (951) 687-4252
MSA CONSULTING ,INC.Civil Engine ring LandSurveying Landscape Architecture Planning Environmental Services DryUtilityCo rdination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
1 OF
1 SAN BERNARDINO MERIDIAN.SINGLE-FAMILY RESIDENTIALGRAND ESTATE LOTLAGOON BUNGALOWLAKE BUNGALOW LOT SIZE # BEDS100' X 160'75' X 150'75' X 150'60' X 150'N/AN/A 6 4-54-54-53-43-4
# STORIES
2 # UNITS
HOTEL COTTAGES (1ST FLR.) NA 1 1 120BEACH CLUB VIP VILLASCONDO HOTEL

FLOOR AREA (SF)
HOTEL COTTAGES (2ND FLR.LOCKOFF) 1 1 120
162
TOTAL 240
NA
1 MAIN CLUB AMENITIESPUBLIC BEACH AREASPORTS CENTERPARKING PROVIDEDHOTEL (2-LEVEL BASEMENT PARKING GARAGE)BEACH CLUB (2-LEVEL PARKING GARAGE)BUNGALOWS (CART ACCESS)ZERO LOT LINE LOTSESTATE LOTSGRAND ESTATE LOTS

CAR SPACES
360321
245412
CART SPACES - 104
2712- TOTAL RESIDENTIAL PARKING PROVIDED 202 193

PARKING RATIO

1.0 SPACES/UNIT2.0 SPACES/UNIT2.0 SPACES/UNIT2.0 SPACES/UNIT 8,665 SF/UNIT 1
4,721 SF/UNIT 1
4,403 SF/UNIT 14,585 SF/UNIT 12,600 SF/UNIT 12,600 SF/UNIT 11,248 SF/UNIT1,149 SF/UNIT287,640 SF4,629 SF/UNIT 1 256,531 SF 3
16,173 SF 35,100 SF 3
ESTATE LOT (STANDARD)+ADU 4 ESTATE LOT (COMPACT)ZERO LOT LINE RESIDENCENOTES :1. INTERIOR FLOOR AREA ONLY. DOESN'T INCLUDE EXT. COVERED AREA AND ADU AREA2. INCLUDES EXT. COVERED AREA AND ADU AREA 3. PLEASE REFER TO LANDSCAPE PACKAGE FOR COMPLETE BLDG. PROGRAMMING4. ADU FLOOR AREA = 518 SFEXISTING GROSS AREALAND USE DESCRIPTION

87.16 AC.ACREAGE
PROPOSED PUBLIC RIGHT OF WAY DEDICATION 6.02 AC.PROPOSED NET AREA 81.14 AC.(CALHOUN STREET, AVENUE 52 & VAN BUREN STREET)WATER AMENITIESHOTEL LAGOONLAKEBEACH CLUB LAGOON AREA

9.0 ACRES2.4 ACRES0.4 ACRES
TOTAL 11.9 ACRESHOTEL (SURFACE PARKING AT GROVE)HOTEL (SURFACE PARKING AT BOH) 50 18
TOTAL HOTEL PARKING PROVIDED 428BUNGALOWS (VEHICULAR ACCESS) 51 1.0 SPACES/UNIT 615

5. PROVIDED IN HOTEL PARKING STRUCTURE
REFER TO PAGE 38 50 6FOR PARKINGDEMAND ANALYSIS
& NARRATIVE
REFER TO PAGE 406

6. PLANNING AND LANDSCAPE ARCHITECTURE SUBMITTAL MATERIALS FOR CITY OF COACHELLA VALLEY

BIKE RACK LOCATION
EV PARKING SPACES PROVIDED PER 2025 CAL GREEN CODESINGLE-FAMILY RESIDENTIAL : 157 SPACES (1 EV SPACE PER UNIT)HOTEL : 428 x 65% = 279 EV READY AND EV CAPABLE SPACESBEACH CLUB : 321 x 40% = 129 EV READY AND EV CAPABLE SPACES 22222
N/A 1
6 1710126151
5 32,245 SF 2 (TOTAL)
TOTAL 646,177 SF 2

EASTNORTH
(E)(N)ABBREVIATIONS

EXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONS LEGEND

X EXISTING EASEMENT DELTA
(S) SOUTH(W) WESTAC. ACREAGEAPN ASSESSORS PARCEL NUMBERBNDRY BOUNDARYC/L CENTERLINEC&G CURB AND GUTTERE/P EDGE OF PAVEMENTESMT. EASEMENTEX. EXISTINGM.B. MAP BOOKNO. NUMBERN.T.S. NOT TO SCALEO/H OVERHEADPG. PAGEP/L PROPERTY LINEPROP. PROPOSEDP.U.E. PUBLIC UTILITY EASEMENTR RADIUSR/W RIGHT OF WAYSF SQUARE FEETTYP. TYPICALUG UNDERGROUND

EXISTING IRRIGATION DRAIN LINEEXISTING EASEMENTEXISTING ELECTRICEXISTING GASEXISTING IRRIGATIONEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEEXISTING OVERHEAD TELEPHONEEXISTING RIGHT OF WAYEXISTING SEWEREXISTING SEWER FORCE MAINEXISTING WATERPROPOSED TENTATIVE TRACT MAP BOUNDARYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBPROPOSED EASEMENTPROPOSED RIGHT OF WAYPROPOSED LOT LINE R:\2811\Acad\Planning\Technical Site Plan\2811 TECHNICAL SITE PLAN.dwg, 9/16/2026 3:51:20 PM, dgallerani, MSA Consulting, Inc. 92 Item 2.

JUNE 10, 2026 COVA ARCHITECTURAL REVIEW ENTITLEMENT CASE NUMBERS: TTM NO. CUP NO. EA NO. TTM 39330 CUP 396 EA 25-03 - COVA SUBMITTAL DATE: 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC. > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 93 Item 2.

CALHOUN STREET

PROJECT SITE

VAN BUREN STREET
AVENUE 52AVENUE 53

TABLE OF CONTENTS & PROJECT DESCRIPTION
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 SCALE 1" = 200'
COVA IS AN 87-ACRE MASTER-PLANNED DESTINATION RESORT AND RESIDENTIAL COMMUNITY LOCATED IN THECITY OF COACHELLA, CALIFORNIA. THE DEVELOPMENT INCLUDES 162 SINGLE-FAMILY HOMES ACROSS VILLA, RANCH, AND ESTATE LOTS, ALONG WITH A 120-UNIT (240-KEY) TOWNHOME STYLE RESORT HOTEL. THE PROJECT IS

DESIGNED TO DELIVER A VIBRANT, WATER-CENTRIC HOSPITALITY AND RECREATION EXPERIENCE ANCHORED BY A 10-ACRE RECREATIONAL LAGOON AND A DIVERSE PROGRAM OF RESORT AMENITIES. THE PLAN INCLUDES HOSPITALITY USES, SIGNIFICANT OPEN SPACE, AND PUBLIC-SERVING ELEMENTS THAT CONTRIBUTE TO THE CITY'SBROADER GOALS FOR ECONOMIC DEVELOPMENT, TOURISM, AND HIGH-QUALITY PLACE MAKING.

SITE DESIGN

PROJECT DESCRIPTION PROJECT OWNER & CONSULTANTS

AERIAL PHOTOGRAPH

VICINITY MAP

SHEET INDEX
PROJECT OWNERRELEVANT COACHELLA OWNER, LLC6417 SELMA AVE, 2ND FLOOR

ASSESSOR'S PARCEL NUMBERS
BEING A PORTION OF NORTH EAST 1/4 OF SECTION 12, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINOMERIDIAN.

LEGAL DESCRIPTION
2 OVERALL SITE PLAN
780-040-001, 780-040-003, 780-060-001 & 780-060-002

VICINITY MAP
N.T.S.

CITY OF

COACHELLA
AVENUE 52
SITE
AVENUE 53
AVENUE 54
AVENUE 51AVENUE 50
STREET

CALHOUN

VAN BUREN

FREDERICK

CESAR CHAVEZ
STREET
STREET
STREET
COUNTY
OF

RIVERSIDE
STREET

CITY OF
INDIO

JACKSON
3 ILLUSTRATIVE SITE PLAN

HOTEL (CONTINUED)ARCHITECTURE & LANDSCAPE
LOS ANGELES, CALIFORNIA 90028CONTACT:P:

GRANT KING(970) 596-6642
PROJECT CIVILMSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:P:

PAUL DEPALATIS(760) 320-9811
PROJECT SITE DESIGN & LANDSCAPEVITA181 THIRD STREET, SUITE 100SAN RAFAEL, CALIFORNIA 94901CONTACT:P:

KARL SVEINSSON(415) 259-0190
PROJECT ARCHITECT10 DESIGN415 JACKSON STREET, SUITE 100SAN FRANCISCO, CALIFORNIA 94111CONTACT:P:

MATTHEW PAGE(415) 673-8990
PROJECT ARCHITECTO2 ARCHITECTURE1089 N PALM CANYON DRIVE, SUITE BPALM SPRINGS, CALIFORNIA 92262CONTACT:P:

LANCE O’DONNELL(760) 778-8165
LANDSCAPE STRUCTURE & THEMEINGARCHITECTURE & LANDSCAPE4 PHASING PLAN5 SITE SETBACKS & EASEMENTS6 CONCEPTUAL GRADING PLAN7 CIRCULATION PLAN8 SITE SECTIONS: PERIMETER STREETS & PROPERTY LINE9 SITE SECTIONS: INTERIOR STREET10 OVERALL FIRE LANE ACCESS KEY MAP11 FIRE LANE ACCESS ENLARGEMENT: AREA 112 FIRE LANE ACCESS ENLARGEMENT: AREA 213 FIRE LANE ACCESS ENLARGEMENT: AREA 314 FIRE LANE ACCESS ENLARGEMENT: AREA 415 FIRE LANE ACCESS ENLARGEMENT: AREA 516 FIRE LANE ACCESS ENLARGEMENT: AREA 617 MINIMUM TURNAROUND & HAMMERHEAD DIMENSIONS 18 ENGINEERED ALTERNATIVE FIRE APPARATUS ACCESS ROAD SYSTEMS19 NON-VEHICULAR CIRCULATION PLAN20 PEDESTRIAN CIRCULATION PLAN21 SITE SECURITY PLAN22 TYPICAL WALL ELEVATIONS & MATERIALS23 LOGISTICS PLAN24 PRELIMINARY TRASH ENCLOSURE PLANNING25 WATER AMENITY ACTIVITY ZONES26 IID UTILITY DIAGRAM27 POTENTIAL WHARF HYDRANT LOCATIONS29 LANDSCAPE ZONES KEY MAP30 LANDSCAPE ZONES31 LANDSCAPE ZONES32 LANDSCAPE PLAN33 PLANT IMAGES34 PLANT IMAGES35 PLANT IMAGES36 COMMON AREA LANDSCAPE37 PRIMARY ENTRY LANDSCAPE PLAN38 SECONDARY ENTRY LANDSCAPE PLAN39 PUBLIC BEACH CLUB ENTRY LANDSCAPE PLAN40 CALHOUN STREET LANDSCAPE PLAN ENLARGEMENT41 52ND AVENUE LANDSCAPE PLAN ENLARGEMENT42 VAN BUREN STREET LANDSCAPE PLAN ENLARGEMENT43 MAJOR ARTERIAL TYPICAL MEDIAN: VAN BUREN STREET44 ENTRY ART MONUMENTATION SIGNAGE STRATEGYLANDSCAPE LIGHTING47 OVERALL LANDSCAPE LIGHTING PLAN KEY MAP48 LANDSCAPE LIGHTING PLAN49 LANDSCAPE LIGHTING PLAN50 LANDSCAPE LIGHTING PLAN51 LANDSCAPE LIGHTING PLAN52 LANDSCAPE LIGHTING PLAN53 LANDSCAPE LIGHTING PLANHOTEL58 HOTEL OVERALL SITE PLAN59 HOTEL ARRIVAL PLAN: LEVEL 160 HOTEL FLOOR PLAN: LEVEL B161 HOTEL FLOOR PLAN: LEVEL B262 2 STORY: 1 BEDROOM SUITES HOTEL COTTAGE FLOOR PLAN63 HOTEL COTTAGE ENLARGEMENT PLAN64 2 BEDROOM COTTAGES ELEVATIONS65 2 BEDROOM COTTAGES SECTION66 2 BEDROOM COTTAGE ENTRY RENDERING67 2 BEDROOM COTTAGES LAGOON RENDERING 68 HOTEL VILLAGE BUILDING ELEVATIONS69 HOTEL VILLAGE BUILDING SECTION70 HOTEL PUBLIC BUILDINGS INSPIRATION IMAGERY71 HOTEL VILLAGE VIEW FROM LAGOON72 HOTEL VILLAGE SEMI-AERIAL VIEW FROM LAGOON73 HOTEL VILLAGE ARRIVAL VIEW74 HOTEL VILLAGE GREEN COURTYARD VIEW75 HOTEL VILLAGE VIEW FROM BACK TERRACE76 SPORTS & KIDS CLUB - MAIN BACK OF HOUSE FLOOR PLAN: LEVEL 177 SPORTS COURTS ENLARGEMENT PLAN78 SITE SECTIONS: SPORTS COURTS79 SPORTS COURTS AERIAL VIEW80 RESORT CORE ENLARGEMENT PLAN81 SITE SECTIONS: RESORT CORE82 MAIN ENTRY ENLARGEMENT PLAN83 SECONDARY ENTRY ENLARGEMENT PLAN84 MATERIAL BOARD & REFERENCE IMAGERY85 HOTEL PRELIMINARY PARKING ANALYSIS86 HOTEL AREA PROGRAMARCHITECTURE & LANDSCAPERESIDENTIAL88 RESIDENTIAL OVERALL SITE PLAN89 BUNGALOW 3-4 BEDROOM FLOOR PLAN90 BUNGALOW AT LAGOON ENLARGEMENT PLAN91 BUNGALOW AT LAKE ENLARGEMENT PLAN92 BUNGALOW ELEVATIONS93 SITE SECTIONS: BUNGALOW & BEACH CLUB94 BUNGALOW ENTRY RENDERING95 BUNGALOW LAGOON RENDERING96 4 BEDROOM COMPACT LOT WITH ADU FLOOR PLAN97 4 BEDROOM COMPACT LOT WITH ADU ELEVATIONS98 4 BEDROOM COMPACT LOT WITH ADU SECTION99 4-5 BEDROOM COMPACT LOT FLOOR PLAN100 4-5 BEDROOM COMPACT LOT ELEVATIONS101 5 BEDROOM LONG LOT WITH ADU OPTION FLOOR PLAN102 5 BEDROOM LONG LOT WITH ADU OPTION 2 FLOOR PLAN103 5 BEDROOM LONG LOT WITH ADU ELEVATIONS104 5 BEDROOM LONG LOT WITH ADU ENTRY RENDERING105 5 BEDROOM LONG LOT WITH ADU LAGOON RENDERING106 GRAND ESTATE VILLA FLOOR PLAN107 GRAND ESTATE LOT ENLARGEMENT PLAN108 GRAND ESTATE VILLA ELEVATIONS109 GRAND ESTATE VILLA SECTION110 GRAND ESTATE VILLA ENTRY RENDERING111 GRAND ESTATE VILLA LAGOON RENDERING112 ESTATE LOT ENLARGEMENT PLAN113 ZERO LOT LINE ENLARGEMENT PLAN114 RESIDENTIAL INSPIRATION IMAGERY115 RESIDENTIAL INSPIRATION IMAGERY116 RESIDENTIAL PRELIMINARY PARKING ANALYSISARCHITECTURE & LANDSCAPEPUBLIC BEACH CLUB118 PUBLIC BEACH CLUB OVERALL SITE PLAN119 PUBLIC BEACH CLUB ENLARGEMENT PLAN120 PUBLIC BEACH CLUB: LEVEL 1121 PUBLIC BEACH CLUB: LEVEL 2122 PUBLIC BEACH CLUB: LEVEL 3 - HOSPITALITY SUITES123 PUBLIC BEACH CLUB HOSPITALITY SUITE FLOOR PLAN: LEVEL 3124 PUBLIC BEACH CLUB BUILDING ELEVATIONS125 PUBLIC BEACH CLUB & HOSPITALITY SUITES LAGOON RENDERING126 PUBLIC BEACH CLUB & HOSPITALITY SUITES LAGOON RENDERING127 PUBLIC BEACH CLUB LAGOON RENDERING FROM HOSPITALITY SUITES128 PUBLIC BEACH CLUB INSPIRATION IMAGERY129 PUBLIC BEACH CLUB INSPIRATION IMAGERY130 PUBLIC BEACH CLUB PRELIMINARY PARKING ANALYSIS131 PUBLIC BEACH CLUB AREA PROGRAM 54 TYPICAL LIGHTING DESIGN AT PROJECT ENTRY / STREETS55 TYPICAL LIGHTING DESIGN AT PROJECT ENTRY / STREETS56 TYPICAL LIGHTING DESIGN AT PROJECT ENTRY / STREETS45 ENLARGEMENT PLANS KEY MAP 94 Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

SITE DESIGN
95 Item 2.

OVERALL SITE PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 2
96 Item 2.

ILLUSTRATIVE MASTER PLAN
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 3
97 Item 2.

PHASING PLAN
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
4 98
Item 2.

SITE SETBACKS & EASEMENTS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 5
99 Item 2.

CONCEPTUAL GRADING PLAN
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 6
100
Item 2.

CIRCULATION PLAN
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 7
101
Item 2.

SITE SECTIONS: PERIMETER STREETS & PROPERTY LINE
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102
Item 2.

SITE SECTIONS: INTERIOR STREETS
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE 9
103
Item 2.

OVERALL FIRE LANE ACCESS KEY MAP
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
10 104
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 1
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11 105
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 2
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
12 106
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 3
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13 107
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 4
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14 108
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 5
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15 109
Item 2.

FIRE LANE ACCESS ENLARGEMENT: AREA 6
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16 110
Item 2.

MINIMUM TURNAROUND & HAMMERHEAD DIMENSIONS
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17 111
Item 2.

ENGINEERED ALTERNATIVE FIRE APPARATUS ACCESS ROAD SYSTEMS COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
18 112
Item 2.

NON-VEHICULAR CIRCULATION PLAN
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Item 2.

PEDESTRIAN CIRCULATION PLAN
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Item 2.

SITE SECURITY PLAN
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21 115
Item 2.

TYPICAL WALL ELEVATIONS & MATERIALS
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Item 2.

LOGISTICS PLAN
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Item 2.

PRELIMINARY TRASH ENCLOSURE PLANNING
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Item 2.

WATER AMENITY ACTIVITY ZONES
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Item 2.

IID UTILITY DIAGRAM
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Item 2.

POTENTIAL WHARF HYDRANT LOCATIONS
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Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

LANDSCAPE STRUCTURE &

THEMEING
122
Item 2.

LANDSCAPE ZONES KEY MAP
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29 123
Item 2.

LANDSCAPE ZONES
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Item 2.

LANDSCAPE PLAN
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PLANT IMAGES
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Item 2.

COMMON AREA LANDSCAPE
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Item 2.

PRIMARY ENTRY LANDSCAPE PLAN
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37 131
Item 2.

SECONDARY ENTRY LANDSCAPE PLAN
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38 132
Item 2.

PUBLIC BEACH CLUB ENTRY LANDSCAPE PLAN
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39 133
Item 2.

CALHOUN STREET LANDSCAPE PLAN ENLARGEMENT
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40 134
Item 2.
52ND AVENUE LANDSCAPE PLAN ENLARGEMENT
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Item 2.

VAN BUREN STREET LANDSCAPE PLAN ENLARGEMENT
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Item 2.

MAJOR ARTERIAL TYPICAL MEDIAN: VAN BUREN STREET
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43 137
Item 2.

ENTRY ART MONUMENTATION SIGNAGE STRATEGY
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Item 2.

ENLARGEMENT PLANS KEY MAP
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45 139
Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

LANDSCAPE LIGHTING
140
Item 2.

OVERALL LANDSCAPE LIGHTING PLAN KEY MAP
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
47 141
Item 2.

LANDSCAPE LIGHTING PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
48 142
Item 2.

TYPICAL LIGHTING DESIGN AT PROJECT ENTRY / STREETS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
56 150
Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
HOTEL

ARCHITECTURE & LANDSCAPE
151
Item 2.

HOTEL OVERALL SITE PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
58 152
Item 2.

HOTEL ARRIVAL PLAN: LEVEL 1
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
59 153
Item 2.

HOTEL FLOOR PLAN: LEVEL B1
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
60 154
Item 2.

HOTEL FLOOR PLAN: LEVEL B2
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
61 155
Item 2.
2 STORY: 1 BEDROOM SUITES HOTEL COTTAGE FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
62 156
Item 2.

HOTEL COTTAGE ENLARGEMENT PLAN (RC3)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
63 157
Item 2.
2 BEDROOM COTTAGES ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
64 158
Item 2.
2 BEDROOM COTTAGES SECTION
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
65 159
Item 2.
2 BEDROOM COTTAGE ENTRY RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
66 160
Item 2.
2 BEDROOM COTTAGES LAGOON RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
67 161
Item 2.

HOTEL VILLAGE BUILDING ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
68 162
Item 2.

HOTEL VILLAGE BUILDING SECTION
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
69 163
Item 2.

HOTEL PUBLIC BUILDINGS INSPIRATION IMAGERY
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
70 164
Item 2.

HOTEL VILLAGE VIEW FROM LAGOON
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
71 165
Item 2.

HOTEL VILLAGE SEMI-AERIAL VIEW FROM LAGOON
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
72 166
Item 2.

HOTEL VILLAGE ARRIVAL VIEW
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
73 167
Item 2.

HOTEL VILLAGE GREEN COURTYARD VIEW
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
74 168
Item 2.

HOTEL VILLAGE VIEW FROM BACK TERRACE
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
75 169
Item 2.

SPORTS & KIDS CLUB - MAIN BACK OF HOUSE FLOOR PLAN: LEVEL 1 COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
76 170
Item 2.

SPORTS COURTS ENLARGEMENT PLAN (RC2)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
77 171
Item 2.

SITE SECTIONS: SPORTS COURTS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
78 172
Item 2.

SPORTS COURTS AERIAL VIEW
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
79 173
Item 2.

RESORT CORE ENLARGEMENT PLAN (RC1)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
80 174
Item 2.

SITE SECTIONS: RESORT CORE
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
81 175
Item 2.

MAIN ENTRY ENLARGEMENT PLAN (RC4)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
82 176
Item 2.

SECONDARY ENTRY ENLARGEMENT PLAN (RC5)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
83 177
Item 2.

MATERIAL BOARD & REFERENCE IMAGERY
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
84 178
Item 2.

HOTEL PRELIMINARY PARKING ANALYSIS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
85 179
Item 2.

HOTEL AREA PROGRAM
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
86 180
Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

RESIDENTIAL

ARCHITECTURE & LANDSCAPE
181
Item 2.

RESIDENTIAL OVERALL SITE PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
88 182
Item 2.

BUNGALOW 3-4 BEDROOM FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
89 183
Item 2.

BUNGALOW AT LAGOON ENLARGEMENT PLAN (R1)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
90 184
Item 2.

BUNGALOW AT LAKE ENLARGEMENT PLAN (R1)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
91 185
Item 2.

BUNGALOW ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
92 186
Item 2.

SITE SECTIONS: BUNGALOW & BEACH CLUB
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
93 187
Item 2.

BUNGALOW ENTRY RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
94 188
Item 2.

BUNGALOW LAGOON RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
95 189
Item 2.
4 BEDROOM COMPACT LOT WITH ADU FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
96 190
Item 2.
4 BEDROOM COMPACT LOT WITH ADU ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
97 191
Item 2.
4 BEDROOM COMPACT LOT WITH ADU SECTION
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
98 192
Item 2.
4-5 BEDROOM COMPACT LOT FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
99 193
Item 2.
4-5 BEDROOM COMPACT LOT ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
100
194
Item 2.
5 BEDROOM LONG LOT WITH ADU OPTION FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
101
195
Item 2.
5 BEDROOM LONG LOT WITH ADU OPTION 2 FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
102
196
Item 2.
5 BEDROOM LONG LOT WITH ADU ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
103
197
Item 2.
5 BEDROOM LONG LOT WITH ADU ENTRY RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
104
198
Item 2.
5 BEDROOM LONG LOT WITH ADU LAGOON RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
105
199
Item 2.

GRAND ESTATE VILLA FLOOR PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
106
200
Item 2.

GRAND ESTATE LOT ENLARGEMENT PLAN (R4)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
107
201
Item 2.

GRAND ESTATE VILLA ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
108
202
Item 2.

GRAND ESTATE VILLA SECTION
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
109
203
Item 2.

GRAND ESTATE VILLA ENTRY RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
110
204
Item 2.

GRAND ESTATE VILLA LAGOON RENDERING
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
111
205
Item 2.

ESTATE LOT ENLARGEMENT PLAN (R3)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
112
206
Item 2.

ZERO LOT LINE ENLARGEMENT PLAN (R2)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
113
207
Item 2.

RESIDENTIAL INSPIRATION IMAGERY
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
114
208
Item 2.

RESIDENTIAL PRELIMINARY PARKING ANALYSIS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
116
210
Item 2.
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

PUBLIC BEACH CLUB

ARCHITECTURE & LANDSCAPE
211
Item 2.

PUBLIC BEACH CLUB OVERALL SITE PLAN
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
118
212
Item 2.

PUBLIC BEACH CLUB ENLARGEMENT PLAN (BC1)
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
119
213
Item 2.

PUBLIC BEACH CLUB: LEVEL 1
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
120
214
Item 2.

PUBLIC BEACH CLUB: LEVEL 2
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
121
215
Item 2.

PUBLIC BEACH CLUB: LEVEL 3 - HOSPITALITY SUITES
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
122
216
Item 2.

PUBLIC BEACH CLUB HOSPITALITY SUITE FLOOR PLAN: LEVEL 3 COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
123
217
Item 2.

PUBLIC BEACH CLUB BUILDING ELEVATIONS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
124
218
Item 2.

PUBLIC BEACH CLUB & HOSPITALITY SUITES LAGOON RENDERING COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
125
219
Item 2.

PUBLIC BEACH CLUB LAGOON RENDERING FROM HOSPITALITY SUITES COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
127
221
Item 2.

PUBLIC BEACH CLUB INSPIRATION IMAGERY
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
128
222
Item 2.

PUBLIC BEACH CLUB PRELIMINARY PARKING ANALYSIS
COVA | ARCHITECTURAL REVIEW 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
130
224
Item 2.

PUBLIC BEACH CLUB AREA PROGRAM
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING SUBMITTAL DATE: JUNE 10, 2026 PAGE
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80237.00027\45472462.1
Resolution No. 2026-27

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Coachella City CouncilOctober 7, 2026

Coachella City Council
October 7, 2026