Coachella City Council
October 14, 2026

Item 27.

Section 2
2-4 Water Cost of Service and Rate Study Report
amortizes this cost on an annual basis. Disposal of spent media adds to the cost, at $40 per cubic foot. The annualized media replacement cost per well ranges from approximately $7,000 to $10,000 depending on the number of vessels and media volumes involved. • Personnel. Each treatment system requires daily operator attention. The PDR budgets one person-hour per day for routine operations tasks (checking chemical feeds, conducting inspections, reviewing system readings), at an assumed labor rate of $120/hour. This equates to approximately $43,800 per year in operations personnel cost applied equally to all seven well sites, regardless of how often the well runs, since daily checks are required whether the well is operating or idle. In addition, management and regulatory compliance activities including reporting, sampling coordination, and regulatory interaction are estimated at one person-hour per week at $180/hour, adding approximately $9,360 per year per wellsite. Together, personnel costs are the largest single O&M cost category at every wellsite, comprising roughly half of each well's total annual O&M burden.
• Equipment Maintenance. An annual maintenance allowance equal to 2% of major electrical and mechanical equipment value is included per wellsite, covering routine preventive maintenance on pumps, valves, instrumentation, and chemical feed equipment. This ranges from approximately $44,000 to $63,000 per well depending on the equipment inventory at each site.

Across all seven well sites under the recommended design alternatives, total annual O&M for chromium6 treatment will increase existing operations by approximately $891,000 per year once all systems are operational.

Table 2-1 shows the FY 2026 budget and a five-year forecast of operating and maintenance costs of CWA’s system, including the impacts of the Compensation and Manpower studies.

Table 2-1
Operating and Maintenance Cost Forecast (000’s)
Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Administration $2,139 $796 $819 $844 $869 $894
Operations (Base FY 2026) $3,567 $4,287 $4,422 $4,562 $4,705 $4,854 Manpower Study $0 $286 $535 $714 $736 $760
Chrome-6 O&M $0 $0 $0 $446 $891 $919
Transfers Out to General Fund $1,481 $3,393 $3,516 $3,644 $3,777 $3,914 Transfers to Capital Reserve $0 $0 $1,500 $3,500 $1,500 $1,250 Total O&M $7,187 $8,762 $10,793 $13,708 $12,478 $12,591 $ Change $1,575 $2,031 $2,916 ($1,231) $113
% Change 21.9% 23.2% 27.0% (9.0%) 0.9%
Debt Service
The Coachella Water Authority currently carries five debt and lease obligations with a combined annual debt service of approximately $1.45 million in FY 2025, declining over time as individual instruments mature. The largest single obligation is the Water Refunding Bonds 2022B, which retires in FY 2033 and was issued alongside the Water Refunding Bonds 2022A as part of a 2022 refinancing of prior water Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Revenue Requirements
Water Cost of Service and Rate Study Report 2-5
revenue bonds. The CWA also pays a Series 2020 Pension Obligation Bonds, which were issued to finance unfunded CalPERS liabilities. All three of these obligations carry both principal and interest components.

The fourth and final obligation is a Water System Lease, which carries a flat annual payment of approximately $142k, running through at least FY 2058. All existing obligations are funded entirely through rates, with no connection fee revenues assigned to debt service. The total remaining debt service across all instruments is approximately $21.5 million. Annual obligations remain relatively stable through FY 2032, then step down meaningfully after the 2022B bonds retire, falling to roughly $616K–$620K per year through the mid-2030s, and declining further thereafter as additional instruments mature.

Table 2-2
Annual Debt Service (000’s)
Debt Obligation FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Series 2022A $349 $353 $352 $350 $348 $351
Series 2022B $764 $763 $761 $769 $770 $770
Series 2020 $194 $192 $192 $192 $192 $191
CWA Loan $142 $142 $142 $142 $142 $142
Total Debt Service $1,449 $1,451 $1,447 $1,453 $1,452 $1,455 $ Change $2 ($4) $6 ($1) $3
% Change 0.1% (0.3%) 0.4% (0.0%) 0.2%
Planned Capital Improvements
CWA’s capital improvement program can be categorized into three types:
• Developer Funded Expansion: The City maintains a list of projects that would expand the CWA’s service are. These projects include transmission and distribution main extensions, new Wells, and new water storage facilities. The total estimated costs of these projects is approximately $100 million, and the timeline over which they may be completed extends past 2035. All of these projects would be Developer Funded, meaning that the City would not embark on them unless there was a commitment from a developer to fund 100% of the project cost, meaning none of these projects would incur a capital cost to the City’s ratepayers. There will be some operational cost impacts resulting from these projects. However, given the uncertain timing for these projects, no additional operating costs have been included in this study. Therefore, NewGen’s study does not include any additions to the revenue requirements attributable to Developer Funded expansion projects.
• Connection Fee Funded Expansion: The City has several projects planned that will be funded with Connection Fee revenues and/or reserves (Fund 177). As of the end of FY 2025, the City held approximately $10.8 million in Fund 177 reserves and anticipates an additional $6.1 million in Connection Fee revenue through FY 2031. This results in approximately $16.9 million in funds available for City funded expansion-related projects. The total estimated project cost for Connection Fee expansion projects is approximately $14.6 million, resulting in an estimated end of FY 2031 Fund 177 reserve balance of $2.2 million. Because these projects will be funded with Fund 177 reserves and revenues, they have no impact on the City’s water ratepayers. • Rehabilitation of Existing Assets: During the study period, the City has several rehabilitation projects planned, including the re-lining of a 3.6-million-gallon (MG) reservoir, aging pipeline Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 2
2-6 Water Cost of Service and Rate Study Report
replacement, well rehabilitation, and SCADA system upgrades. These projects are assumed to be PAYGO funded, i.e., funded with ratepayer revenues as they are completed. The revenue requirement impact of these projects is included in NewGen’s rate forecasts.

Chromium-6 Capital Improvements
The City selected Alternative 2 from the PDR as the preferred method to treat Chromium-6. Alternative 2 is the lower-cost, smaller-footprint Reductive Chromium Filtration (RCF) treatment approach, using a higher hydraulic loading rate of 7 gpm/ft². The following improvements are required at each site:
• New well pump (2,000 gpm, size varies by site)
• One (1) reduction vessel: 8.0 ft diameter × 21 ft side shell horizontal baffled vessel • 24 filtration vessels (vs. 32 in Alt. 1): 4 ft diameter × 5 ft tall vertical vessels on a 28 ft × 22 ft concrete slab
• Chemical feed & storage: 300-gal ferrous chloride tank and feed pump, sodium hypochlorite feed pump, chemical conduit and injection points (2×), static mixer • Site fencing: New 8-ft CMU block wall with sliding gate Some of the sites also have specific improvement needed, as summarized below Table 2-3
Preliminary Site Specific Chromium-6 Improvement Summary Well Backwash Tank Notes
Well 11 Direct to Sewer None Demolish/replace existing fencing; reroute existing watermain Well 12 EQ to Sewer 14,000-gal Existing NaOCl storage sufficient Well 16 EQ to Sewer EQ Tank New well pump TDH TBD
Well 17 EQ to Sewer EQ tank Highest loading rate of all sites Well 18 Direct to Sewer None Smaller footprint vs. Alt. 1 Well 19 Backwash Recycle Reclamation tank No sewer connection needed; off-site sludge hauling required Well 20 EQ to Sewer 24,000-gal Infiltration basin; transformer; new building Based on the improvements necessary at each site, the total capital costs for Chromium-6 improvements are shown in Table 2-4.

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Item 27.

Revenue Requirements
Water Cost of Service and Rate Study Report 2-7
Table 2-4
Summary of Chromium-6 Capital Costs (000’s)
Well Chrome-6 Capital
Well 11 $6,700
Well 12 $6,300
Well 16 $7,100
Well 17 $6,500
Well 18 $7,000
Well 19 $6,700
Well 20 $8,800
Design for all Wells $5,000
Total $54,100
Financing of Chromium-6 Improvements
Three primary funding pathways to funding the Chormium-6 improvements are available to the City:

Self-Funded (Revenue Bonds): The City can finance the full cost of improvements through the issuance of revenue bonds backed by water rate revenues. This approach results in the highest annual debt service cost and the largest corresponding impact on customer rates, as ratepayers bear 100% of the capital cost.

Drinking Water State Revolving Fund (DWSRF) – Low-Interest Loan: The DWSRF program, administered by the State Water Resources Control Board, provides low-interest loans (typically 1–2%) for qualifying drinking water infrastructure projects. A DWSRF loan would cover up to 100% of eligible project costs and would significantly reduce the City's annual debt service compared to conventional bond financing.

However, it requires the City to demonstrate financial capacity, including adopted rates, before a complete financing package can be submitted.

DWSRF – Principal Forgiveness: As a Disadvantaged Community (DAC), the City of Coachella may qualify for principal forgiveness on a portion of its DWSRF loan, effectively converting part of the loan into a grant that does not need to be repaid. This represents the most favorable form of financial assistance available and could meaningfully reduce the total cost burden on ratepayers. Principal forgiveness is competitive and subject to availability of funding in each DWSRF cycle.

NewGen's rate study and financial model assume the City receives no grant funding and will self-fund 100% of the Chromium-6 capital costs through revenue bond debt service. This conservative assumption was necessary because the DWSRF application process requires adopted rates as a prerequisite, meaning the City cannot submit a complete financing package until a Proposition 218 process has been completed and new rates are in effect. Any principal forgiveness or favorable loan terms subsequently obtained would reduce the revenue requirement below what the adopted rates are designed to recover, providing the City with future financial flexibility.

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Item 27.

Section 2
2-8 Water Cost of Service and Rate Study Report
Miscellaneous Revenues
Each year, CWA records revenues other than those generated by its user rates. To determine the appropriate amount of rate revenue required each year, these revenues offset the total revenue requirement of the system. These revenues are as follows:
• Groundwater Replenishment Revenue: CWA receives payments for groundwater replenishment activities performed by CVWD which are then used to pay CVWD. This pass through revenue is budgeted at $550,000 in FY 2026 and $570,000 annually from FY 2027 onward, held flat thereafter throughout the study period.
• Other Charges / Other Revenue: Miscellaneous operating revenues, including other charges for service and other revenue line items, are projected at a combined $100,000 in FY 2026 and $72,500 per year from FY 2027 onward, reflecting items such as service charges and incidental fees not captured in base rate revenue.
• Turn-On Fees: Revenues from water service turn-on/reconnection fees were budgeted at $20,000 in FY 2026 and are projected at $21,500 annually from FY 2027 onward. • Interest Income: Interest earnings on CWA fund balances are projected at $60,000 per year throughout the study period.

Table 2-5 summarizes the offsetting revenue forecast, which totals $729,000 per year from FY 2027 onward.

Table 2-5
Miscellaneous Revenue Forecast (000’s)
Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Ground Water Replenishment $550 $570 $570 $570 $570 $570 Other Charges / Revenues $100 $72 $72 $72 $72 $72
Turn-On Fees $20 $22 $22 $22 $22 $22
Interest Income $0 $60 $60 $60 $60 $60
Total Misc. Revenue $670 $724 $724 $724 $724 $724
$ Change $54 $0 $0 $0 $0
% Change 8.1% 0.0% 0.0% 0.0% 0.0%
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Item 27.

Revenue Requirements
Water Cost of Service and Rate Study Report 2-9
Revenue Requirement Forecast
Given the operating and capital costs detailed in this report, NewGen developed the five-year revenue requirement forecast shown in Table 2-6 below.

Table 2-6
Revenue Requirement Forecast (000’s)
Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Operating Costs $7,187 $8,762 $10,793 $13,708 $12,478 $12,591 Existing Debt Service $1,449 $1,451 $1,447 $1,453 $1,452 $1,455 Future Debt Service $0 $0 $0 $0 $2,517 $2,517
PAYGO Capital $0 $3,950 $2,700 $500 $0 $0
Total Rev. Req. $8,636 $14,163 $14,940 $15,661 $16,447 $16,563 Less: Misc. Revenues ($670) ($724) ($724) ($724) ($724) ($724) Net Rev. Req. $7,966 $13,439 $14,216 $14,937 $15,723 $15,839 $ Change $5,473 $777 $721 $786 $116
% Change 68.7% 5.8% 5.1% 5.3% 0.7%
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Section 3

COST OF SERVICE AND RATE DESIGN ANALYSIS
Proposition 218
California's Proposition 218, formally titled the "Right to Vote on Taxes Act," was approved by California voters on November 5, 1996, and became effective on November 6, 1996. The measure added Articles XIII C and XIII D to the California Constitution, significantly expanding the fiscal protections first established by Proposition 13 (1978) and later extended by Proposition 62 (1986). The measure fundamentally restructured the procedural and substantive requirements governing how local agencies including cities, counties, special districts, and water agencies may impose, extend, or increase property-related fees and charges. For water utilities, Proposition 218 represents the primary constitutional framework within which rates must be established and adjusted.

Scope and Applicability
Article XIII D applies to "property-related fees and charges", defined as any levy other than an ad valorem tax, special tax, or assessment imposed by an agency upon a parcel or upon a person as an incident of property ownership. Water, sewer, and solid waste service charges have been explicitly recognized by both the California Legislature and the courts as property-related fees subject to Article XIII D's requirements.

The provisions of Proposition 218 apply to all local agencies, as defined to include any county, city, city and county, school district, special district, authority, agency, and any other municipal public corporation or district. As a water agency, the Coachella Water Authority is fully subject to the requirements of Article XIII D in setting and adjusting its water service rates and charges.

Substantive Rate-Setting Requirements
Article XIII D, Section 6 establishes five substantive legal requirements that property-related fees and charges must satisfy. These requirements define the constitutional bounds of lawful rate-setting authority:
• Revenues shall not exceed the funds required to provide the property-related service. The total revenue collected from a fee or charge may not exceed the reasonable cost of providing the service for which the fee is imposed. This is commonly referred to as the "revenue sufficiency" or "cost-ofservice" requirement. • Revenues shall not be used for any purpose other than that for which the fee or charge was imposed. Rate revenues collected from water customers must be dedicated exclusively to the provision of water service and may not be diverted to general fund purposes or unrelated programs.
• The amount of a fee or charge imposed upon any parcel or person shall not exceed the proportional cost of the service attributable to the parcel. Individual rates must bear a reasonable relationship to the cost of serving each class of customer or parcel. This "proportionality" requirement underlines the cost-of-service methodology used in a properly structured rate study.

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Section 3
3-2 Water Cost of Service and Rate Study Report
• No fee or charge may be imposed for a service unless that service is used by, or immediately available to, the owner of the property in question. Rates may not be imposed on parcels that have no access to or use of the service.
• No fee or charge may be imposed for general governmental services including, but not limited to, police, fire, ambulance, or library services, where the service is available to the general public in substantially the same manner as it is to property owners. Water rates are clearly tied to a specific, metered service and are not implicated by this provision under normal circumstances.

These substantive requirements are central to the analytical framework of any rate study conducted under California law, and they directly inform the cost-of-service and rate design methodologies employed in this report.

The rate study presented in this report has been designed and conducted in full compliance with the requirements of Article XIII D of the California Constitution. The cost-of-service analysis allocates revenues and costs in a manner consistent with the proportionality requirement; rate revenues are structured to fund only those services provided to ratepayers; and the proposed rates do not exceed the reasonable cost of providing water service. Prior to adoption of any rates recommended herein, CWA will conduct the required Proposition 218 noticing and protest hearing process in accordance with applicable law, providing all affected parcel owners not less than 45 days' written notice and the opportunity to file written protests.

Cost of Service Process
The cost-of-service allocation is the analytical foundation of cost-based rate setting. The purpose of this analysis is to distribute the system's total revenue requirement among its customer classes in proportion to the costs each class imposes on the system. This methodology follows the industry-standard approach described in the American Water Works Association (AWWA) Manual of Water Supply Practices M1 — Principles of Water Rates, Fees, and Charges (Manual M1) and is widely recognized in utility ratemaking practice, including in legal and regulatory proceedings where the cost basis of rates is subject to scrutiny.

The allocation process consists of three steps: (1) functionalization of costs, (2) allocation of functionalized costs to demand components, and (3) distribution of costs to customer classes based on units of service.

Each step is described in detail below.

Step 1: Functionalization of Costs
The first step is to assign the utility's total Test Year revenue requirement — comprising operating expenses (OPEX) and annualized capital costs (CAPEX) — to the discrete functions of the water system. A function represents a distinct operational activity or physical component of the system that serves a specific and identifiable purpose. Common water system functions include:
• Supply & Treatment — costs associated with pumping groundwater and treating it to meet regulatory and quality standards.
• Transmission & Distribution — costs associated with the pipe network that conveys water from treatment to the customer meter.
• Meter Services — costs associated with customer meters, including installation, maintenance, and replacement.

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Item 27.

Cost of Service And Rate Design Analysis
Water Cost of Service and Rate Study Report 3-3
• Customer Service & Billing — costs associated with customer accounts, meter reading, billing, collections, and related administrative functions.

For operating costs, functionalization is accomplished by reviewing each budget line item and attributing it to the function(s) it supports. For capital costs, functionalization is based on the Replacement Cost New Less Depreciation (RCNLD) of the utility's asset inventory, which values each asset category and assigns it to the appropriate system function. The result of this step is a complete accounting of the revenue requirement organized by system function rather than by budget category.

Step 2: Allocation of Functionalized Costs to Demand Components Once costs have been organized by function, each function's costs are allocated to one or more demand components — also referred to as cost causation components. This step is the conceptual heart of the M1 methodology, as it links the cost of each function to the specific characteristic of customer demand that drives the need for that function.

Manual M1 identifies the following primary demand components for water service:
• Base Demand represents the cost of serving customers as if all demand were perfectly uniform throughout the year — that is, at the system's average daily demand rate. Functions whose costs are driven by average throughput rather than peaks are allocated primarily or entirely to this component. Source of supply and treatment costs, for example, are largely base-driven because the total volume of water produced over a year is the primary cost driver, regardless of when that water is delivered.
• Maximum Day (Extra Capacity) represents the cost of building and maintaining the additional capacity needed to meet the single highest-demand day of the year above the system average.

Because a water system must be sized to meet peak conditions — not just average conditions — the infrastructure required to serve peak day demand represents a real and quantifiable cost increment above what would be needed to serve base demand alone. Distribution mains, interconnect facilities, and a significant portion of storage capacity are typically allocated to this component, because these assets must be sized for peak day delivery. • Maximum Hour (Extra Capacity) represents the cost of capacity required to meet the peak hour of demand — the single highest hourly demand experienced system-wide, typically during a summer morning. This demand layer, which sits atop the maximum day demand, drives the sizing of local distribution lines, booster pumping stations, and pressure zone storage. The extra capacity above maximum day requirements is allocated here.
• Customer Service represents costs that are incurred on a per-account basis, independent of how much water a customer uses or when they use it. Billing and collection, meter reading, customer service staffing, and meter infrastructure costs fall into this component. These costs are driven by the number of customer accounts (connections), not by volume or peak demand.

The allocation of each function to these demand components requires professional judgment grounded in an understanding of utility engineering and operations. Many functions are allocated across multiple components in proportion to how their costs are driven by each demand characteristic. For example, treatment costs may be allocated across base and maximum day components in recognition that treatment serves both purposes. The goal is to ensure that every dollar of cost is traced to the demand characteristic that causes it.

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Section 3
3-4 Water Cost of Service and Rate Study Report
Step 3: Distribution of Costs to Customers
With the total revenue requirement now organized by demand component, the final step is to allocate each component's costs to customers in proportion to their contribution to that component of system demand. This is accomplished through the development of units of service for each demand component.

Note that the City currently does not charge different rates by customer class. NewGen is not recommending that they do so. For the purpose of this step in the cost of service, each cost/demand component is calculated on a system wide basis.

Units of service are measurable, data-based representations of each class's demand on the system. They are derived from billing records, meter data, and system operating data, and are developed consistently for the system as a whole. The following units of service correspond to each demand component:
• Customer component units of service are each class's share of total system connections, typically expressed in equivalent meter units (EMUs) that weight larger meters to reflect their greater potential instantaneous demand and associated service complexity. • Base component units of service are each class's share of total system average day demand, expressed in million gallons per day (MGD). A class that accounts for 45% of system average day consumption is allocated 45% of base component costs.
• Maximum Day component units of service are each class's share of the system's peak day demand in excess of average day demand. Classes with high seasonal or daily demand variability — such as irrigation customers — will exhibit higher peaking factors and therefore contribute disproportionately to maximum day demand relative to their average usage. These classes are accordingly allocated a greater share of maximum day costs. • Maximum Hour component units of service are each class's share of the system's peak hourly demand in excess of maximum day demand. Peak hour contributions are similarly driven by demand variability patterns, and classes with the most pronounced intra-day peaks bear a proportionally greater share of maximum hour costs.

The allocation of costs to customer is the mathematical intersection of the unit cost for each demand component (total component cost ÷ total system units of service for that component) and component’s units of service. The result is a dollar-denominated cost of service for each demand component. The sum across all components represents the total cost the system incurs in providing service for that component during the Test Year.

This cost allocation does not predetermine rate levels; rather, it establishes the cost-based benchmark against which existing revenues can be compared and against which proposed rates can be designed and evaluated.

The transparency and rigor of this three-step process (functionalization, allocation to demand components, and distribution by units of service) is what gives the M1 methodology its legal and regulatory credibility. Each cost is traceable from the revenue requirement through to the customer class that causes it, ensuring that rates reflect the actual cost of service rather than arbitrary or cross-subsidized determinations.

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Item 27.

Cost of Service And Rate Design Analysis
Water Cost of Service and Rate Study Report 3-5
Test Year
The cost-of-service Test Yearis set to FY 2030 to account for Chromium-6 debt service and operating costs.

Functionalization
Table 3-1 shows the results of NewGen’s cost of service study functionalization of the forecasted FY 2030 Test Year. Detail supporting the functionalization is provided in Appendix B. The dollar amounts shown in Tables 3-1 through 3-4 establish the relative allocation of costs among functions and demand components; they are used to derive the allocation percentages applied to the FY 2030 revenue requirement and do not themselves sum to the revenue requirement recovered from rates.

Table 3-1
Test Year Functionalization
FY 2030 Revenue Requirement $ %
Transmission/Distribution $2,973,500 18.9%
Supply/Treatment $5,332,830 33.9%
Customer $1,077,967 6.9%
Meter $1,751,675 11.1%
Chrome 6 Treatment $4,587,089 29.2%
Total TY 2030 $15,723,061 100.0%
Allocation
NewGen allocated the Test Year 2030 functionalized revenue requirement to fixed and variable components as summarized in Table 3-2. Detail supporting the allocations are provided in Appendix C.

Table 3-2
Test Year Allocation
Total Fixed Charge Variable Charge
Component Customer Meter
Services Base Max Day Max Hour
Transmission/Distribution $2,973,500 $0 $0 $1,123,291 $363,459 $1,486,750 Supply/Treatment $5,332,830 $0 $0 $4,029,136 $1,303,694 $0 Customer $1,077,967 $1,077,967 $0 $0 $0 $0
Meter $1,751,675 $0 $1,751,675 $0 $0 $0
Chrome 6 Treatment $4,587,089 $0 $0 $3,465,703 $1,121,385 $0 Total Test Year $15,723,061 $1,077,967 $1,751,675 $8,618,130 $2,788,538 $1,486,750 % Allocation 6.9% 11.1% 54.8% 17.7% 9.5%
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Section 3
3-6 Water Cost of Service and Rate Study Report
Distribution
The City does not differentiate between customer classes in its rate structure. NewGen is recommending that the City continue to have a single rate structure that applies to all customers with a fixed, meter-sized component and a variable usage-based component. Therefore, the final step in the cost of service is to assign fixed and variable costs to meters and billed volumes.

Assignment of Costs to Monthly Charges
Table 3-3 shows the detail supporting the distribution of fixed costs to customer meters. There are two components to the monthly fixed costs:
• Customer related costs are assigned on a per-meter basis that is the same for all meter sizes, reflecting the fact that customer related costs such as billing, customer service, postage, and administrative costs do not depend on the size of a customer’s meter. • Meter related costs are scaled by each meter’s capacity to reflect that these costs are associated with the level of service (i.e., capacity) provided to each meter. These costs are fixed, but they scale with the potential flow that each meter is capable of pulling from the system.1 Table 3-3
Fixed Charge Calculation
Customer Meter Total Fixed Charge
Cost $1,077,967 $1,751,675
Basis Per Bill Meter Flow Capacity
Fee per $10.37 $12.65
Meter Size (inches) Ratio Fee per Ratio Fee per Total Fee ¾ 1.00 $10.37 1.00 $12.65 $23.02
1 1.00 $10.37 1.67 $21.08 $31.45
1 ½ 1.00 $10.37 3.33 $42.15 $52.52
2 1.00 $10.37 5.33 $67.45 $77.82
3 1.00 $10.37 11.67 $147.54 $157.91
4 1.00 $10.37 20.00 $252.93 $263.30
6 1.00 $10.37 45.00 $569.09 $579.46
8 1.00 $10.37 53.33 $674.47 $684.84
Assignment of Costs to Volumetric Rates
NewGen developed volumetric rates as an increasing three-tier block rate, with each tier priced to reflect the marginal cost of the system capacity required to serve demands at that level. The rate design follows the AWWA Manual M1 base/extra capacity cost allocation methodology, which organizes total system costs into three functional components — Base, Max Day, and Max Hour — and assigns those costs to tiers in proportion to the hydraulic demand obligations associated with each tier. 1 Flow ratios are based on AWWA flow ratios provided in AWWA Manual M1, Table C-2 at page 340, C715 Electromagnetic and Ultrasonic Type, Type I.

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Item 27.

Cost of Service And Rate Design Analysis
Water Cost of Service and Rate Study Report 3-7
Base costs represent the infrastructure and operations required to meet continuous average-day demand.

Because every unit of water delivered draws on this base capacity, the Base cost component is recovered uniformly across all three tiers at a flat per-unit rate.

Max Day costs represent the additional capacity CWA must maintain to meet peak daily demands above the annual average. This capacity is not utilized year-round; it is sized for the highest single-day demand the system must be capable of serving. Customers consuming at this level drive the need for this peak capacity, so the Max Day cost is assigned across tiers at rates that increase in proportion to CWA's systemwide Max Day peaking factor.

Max Hour costs represent the further increment of capacity required to meet peak hourly demands above the Max Day level. This is the most expensive and least-utilized tier of capacity in the system. Because only the highest-use customers drive hourly peaking requirements, the Max Hour cost component is assigned in proportion to the Max Hour peaking factor, which results in the most pronounced cost differential at Tier 3.

The tier multipliers applied to the Max Day and Max Hour components are derived directly from CWA's observed demand characteristics. The system's Max Day demand equals 1.3236 times the Average Day demand, and Max Hour demand equals 2.6471 times the Average Day. These ratios become the relative cost weights applied to Tier 2 and Tier 3, respectively, such that the rate structure reflects the proportional capacity burden each tier of consumption imposes on the system. The detailed derivation of these peaking ratios and the underlying billing determinants supporting the tier volume assignments are presented in Appendix D.

The resulting FY 2030 revenue requirement allocated to each cost component, and the final rates produced by this allocation, are shown in the tables below.

Table 3-4
Summary of Variable Charge Cost Components
Test Year Cost of Service
Base $8,618,130
Max Day $2,788,538
Max Hour $1,486,750
Total $12,893,419
Table 3-5
Test Year Volumetric Tiers
Tier Usage Test Year Volume %
Tier 1 0 – 8 HCF/month 760,326 23.9%
Tier 2 9 – 17 HCF/month 619,684 19.5%
Tier 3 Over 17 HCF/month 1,802,079 56.6%
Total 3,182,089 100.0%
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Item 27.

Section 3
3-8 Water Cost of Service and Rate Study Report
Table 3-6
Test Year Rate Calculation
Cost Component Tier 1 Tier 2 Tier 3
Base $2.71 $2.71 $2.71
Max Day $0.44 $0.58 $1.16
Max Hour $0.23 $0.31 $0.62
Final Rate ($/HCF) $3.38 $3.60 $4.49
The Tier 2 rate exceeds the Tier 1 rate by approximately 6.4 percent, reflecting the additional Max Day and Max Hour capacity costs attributable to mid-range demand. The Tier 3 rate exceeds Tier 1 by approximately 32.8 percent, capturing the full cost of providing peak hourly capacity to the highest-use customers. Each tier's rate recovers only its proportional share of actual system costs, consistent with the requirements of Proposition 218 and the cost-of-service principles established in AWWA Manual M1.

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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Section 4

CASH FLOW AND FUND BALANCE FORECASTS
The rates developed by NewGen result in the financial sustainability of the City’s water system based on forecasted cash flows, reserves, and debt service coverage as described below.

Cost of Service Based Rates Forecast
Because the cost of service analysis shown in Section 3 was developed based on a Test Year 2030 revenue requirement, reflecting the future cost structure of the City’s water system, those allocation percentages can be applied to the revenue requirement of each fiscal year in NewGen’s five-year forecast. In this manner, the rates developed in each fiscal year reflect the underlying cost of service analysis developed for the Test Year. Table 4-1 demonstrates the calculation of each fiscal year’s rates based on the cost-ofservice analysis described in this report for Test Year 2030.

Table 4-1
Cost of Service Based Rate Forecast - Monthly
Effective
January 1,
2027
Effective
January 1,
2028
Effective
January 1,
2029
Effective
January 1,
2030
Effective
January 1,
2031
Monthly Meter Charge
¾ $19.67 $20.81 $21.87 $23.02 $23.19
1 $26.88 $28.43 $29.88 $31.45 $31.68
1 ½ $44.89 $47.49 $49.90 $52.52 $52.91
2 $66.51 $70.36 $73.93 $77.82 $78.39
3 $134.97 $142.77 $150.02 $157.91 $159.07
4 $225.04 $238.06 $250.14 $263.30 $265.23
6 $495.27 $523.91 $550.50 $579.46 $583.72
8 $585.34 $619.19 $650.62 $684.84 $689.88
Volumetric Rate per HCF
Tier 1: 0 – 8 HCF $2.89 $3.06 $3.21 $3.38 $3.41
Tier 2: 9 – 17 HCF $3.08 $3.25 $3.42 $3.60 $3.63
Tier 3: Over 17 HCF $3.84 $4.06 $4.27 $4.49 $4.52
Reserve Analysis
Reserves are the financial foundation of a sustainable utility. As the AWWA Rates and Charges Committee states in its 2018 Cash Reserve Policy Guidelines whitepaper, "the level of reserves maintained by a utility is an important component of short and long-term financial management, and is a key consideration in the rate-setting process." Without adequate reserves, a utility is exposed to unplanned service Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

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Section 4
4-2 Water Cost of Service and Rate Study Report
disruptions, budget shortfalls during revenue downturns, emergency capital outlays, and debt covenant violations, which can harm service delivery and creditworthiness.

For CWA, reserves serve a particularly important role given the significant capital investment horizon ahead, including the Chromium-6 improvements, ongoing CIP needs, and the scale of transmission and storage infrastructure in the system.

Multiple national organizations publish reserve adequacy guidelines, and NewGen used these as the benchmarking framework for CWA. The principal guidance sources are:

American Water Works Association (AWWA)
AWWA's guidance frames reserves in terms of purpose rather than a single metric, recognizing that utilities should maintain: (1) an operating reserve to buffer revenue volatility and cash timing mismatches; (2) a capital/renewal and replacement reserve to fund infrastructure repair and replacement on a pay-asyou-go (PAYGO) basis; and (3) a debt service reserve when bonds are outstanding. AWWA does not prescribe a single minimum number of days but instead encourages utilities to establish policies tailored to their risk profile, system age, and capital needs.

Government Finance Officers Association (GFOA)
GFOA recommends that governments and utilities maintain a minimum unrestricted operating reserve equal to no less than 45 days of total annual operating expenses. This is one of the more commonly cited hard-floor benchmarks in municipal utility rate-setting. At CWA's FY 2026 budgeted total expenditure level of approximately $10 million, 45 days of total expenses translates to roughly $1.2–$1.4 million in minimum operating reserves.

Water Environment Federation (WEF)
WEF recommends a range of 30 to 90 days of O&M costs, which reflects the wider variability in utility size, system complexity, and service area characteristics. For a system with CWA's approximate annual O&M cost profile, the WEF range produces a minimum floor of roughly $900,000 to $2.7 million.

International City/County Management Association (ICMA) ICMA recommends reserves equal to 30 to 60 days of total expenses, which for CWA produces an estimated range of approximately $800,000 to $1.6 million.

The table below summarizes these benchmarks as they apply to CWA based on its current expenditure levels:

Table 4-2
Reserve Policy Guideline Summary
Association Basis Range for CWA
AWWA Risk-adjusted, multi-fund framework Policy-dependent GFOA 45 days of total expenses $1.2 – $1.4M
WEF 30–90 days of O&M $0.9 – $2.7M
ICMA 30–60 days of total expenses $0.8 – $1.6M
NewGen's approach is consistent with industry best practice and provides transparency to ratepayers and governing boards. The reserve categories NewGen modeled for CWA are an Operating and Capital reserve.

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Cash Flow and Fund Balance Forecasts
Water Cost of Service and Rate Study Report 4-3
Operating Reserve
This reserve covers cash timing mismatches, unexpected O&M cost spikes, or a short-term shortfall in rate revenues (e.g., due to an unusually dry or wet year affecting demand). NewGen targets this reserve at a level equivalent to 90 days of total annual operating expenses. This is a moderate, defensible position that does not overburden ratepayers with excess reserve accumulation while still meeting all industry minimum thresholds.

Capital Project Reserve
For major capital improvements not funded by debt or grants, CWA may accumulate a capital project reserve. This reserve is distinct from R&R and is intended to pre-fund project construction costs or to reduce the amount of debt issuance needed, thus lowering long-term interest expense. NewGen targets this reserve at a level equivalent to 30 days of average PAYGO capital projects over a ten-year horizon.

Debt Service Coverage Ratio
The Debt Service Coverage Ratio (DSCR) measures a utility's ability to meet its annual debt obligations from operating revenues. It is calculated as:

Net Revenues Available for Debt Service ÷ Total Annual Debt Service Requirements Net revenues are determined by taking total operating revenues and subtracting operating and maintenance (O&M) expenses (excluding the Government/General Fund administrative transfer in CWA's case). The resulting figure represents the cash available to cover principal and interest payments on outstanding debt.

Table 4-3
Cash Flow Forecast at Recommended Rates (000’s)
Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Total Revenues $7,289 $10,753 $14,551 $15,301 $16,054 $16,505 Total Expenses $8,636 $14,163 $13,440 $14,161 $14,947 $15,313 Contribution to Reserves $0 $0 $1,500 $1,500 $1,500 $1,250 Total Rev. Req. $8,636 $14,163 $14,940 $15,661 $16,447 $16,563 Water Fund Cash Flow ($1,347) ($3,410) $1,111 $1,140 $1,107 $1,192 Beginning Fund Balance $6,423 $5,077 $1,667 $2,778 $3,918 $5,025 Net Cash Flow ($1,347) ($3,410) $1,111 $1,140 $1,107 $1,192 Ending Fund Balance $5,076 $1,667 $2,778 $3,918 $5,025 $6,217 Recommended Balance $1,827 $2,215 $2,716 $3,435 $3,132 $3,159 Over / (Under) $3,249 ($548) $62 $483 $1,893 $3,058
DSCR (1.10x Required) 0.07x 1.37x 3.63x 2.13x 1.28x 1.30x Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Section 5

CUSTOMER BILL IMPACTS
The rates NewGen has calculated will have different impacts on different customers within the City’s service area depending on their meter size and their level of monthly usage. This section demonstrates the changes in sample customer bills and how the City’s typical residential water bill will compare to other regional utilities in FY 2028.

Sample Customer Bills
Table 5-1 shows the changes in bills resulting from NewGen’s recommendations for the average customer in six categories:

Table 5-1
Sample Customer Bills
FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
SFR
Average Use - 21 HCF $45.30 $85.83 $90.80 $95.41 $100.42 $101.16 3/4" Meter $ Change $40.53 $4.96 $4.61 $5.02 $0.74
% Change 89.5% 5.8% 5.1% 5.3% 0.7%
MFR
Average Use - 27 HCF $54.30 $108.86 $115.16 $121.00 $127.37 $128.30 3/4" Meter $ Change $54.56 $6.30 $5.84 $6.37 $0.94
% Change 100.5% 5.8% 5.1% 5.3% 0.7%
Commercial (Low)
Average Use - 58 HCF $103.35 $227.84 $241.01 $253.24 $266.57 $268.53 3/4" Meter $ Change $124.49 $13.18 $12.23 $13.32 $1.96
% Change 120.5% 5.8% 5.1% 5.3% 0.7%
Commercial (Medium)
Average Use - 142 HCF $268.17 $597.06 $631.59 $663.64 $698.55 $703.69 2" Meter $ Change $328.89 $34.53 $32.06 $34.91 $5.13
% Change 122.6% 5.8% 5.1% 5.3% 0.7%
Commercial (High)
Average Use - 369 HCF $642.72 $1,468.27 $1,553.18 $1,632.01 $1,717.86 $1,730.49 2" Meter $ Change $825.55 $84.91 $78.83 $85.85 $12.63
% Change 128.4% 5.8% 5.1% 5.3% 0.7%
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Section 5
5-2 Water Cost of Service and Rate Study Report
Table 5-1
Sample Customer Bills
FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Institutional
Average Use - 50 HCF $116.37 $243.97 $258.08 $271.18 $285.44 $287.54 2" Meter $ Change $127.60 $14.11 $13.10 $14.27 $2.10
% Change 109.7% 5.8% 5.1% 5.3% 0.7%
Regional Bill Comparison
NewGen developed a side-by-side comparison of CWA's typical monthly residential water bill against 18 neighboring and regionally comparable water utilities in Southern California. Bills are calculated at a usage level of 21 HCF (approximately 15,709 gallons) per month for a 3/4-inch meter, allowing for an apples-toapples comparison across agencies with differing rate structures, billing frequencies, and rate units. Table 5-2 summarizes the population and effective date of the rates used in the comparison.

Table 5-2
Regional Water Agencies
Population Served Rates Effective
City of Coachella (Current FY 2026) 43,590 Jul 2015
City of Coachella (Estimated FY 2028) 43,590 Jul 2027
Indio Water Authority 93,057 Jan 2028
Coachella Valley Water District 320,000 Jul 2025
Beaumont-Cherry Valley Water District 58,463 Jan 2028
City of Norco 25,398 Jul 2027
Mission Springs Water District 43,200 Feb 2026
City of Blythe 18,045 Jan 2026
City of Riverside 318,858 Jul 2027
City of San Jacinto 55,440 Jul 2023
Jurupa Community Services District 35,000 Jan 2028
Temescal Valley Water District 21,150 Jul 2025
Desert Water Agency 72,000 Jan 2028
Rancho Water District 150,000 Jan 2027
Indian Wells Valley Water District 30,000 Jan 2026
City of Corona 160,238 Jan 2026
City of Banning 31,680 Jan 2027
City of Hemet 92,368 Jan 2025
Elsinore Valley Water District 156,030 Jul 2027
Eastern Municipal Water District 651,000 Jan 2027
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Customer Bill Impacts
Water Cost of Service and Rate Study Report 5-3
The figure below shows the cost of one month of water service for a single-family residential customer with a ¾” meter using 21 HCF of service in each jurisdiction.

Figure 5-1: Regional Bill Comparison (FY 2028 Rates)
Each agency's bill is constructed from its published rate schedule, including fixed meter/service charges, any supplemental fixed charges (e.g., Elsinore Valley's Capital Replacement Charge, Indian Wells Valley's Arsenic Compliance surcharge), and tiered or flat volumetric charges applied at the typical residential meter size of ¾” and usage level of 21 HCF. Bills are converted to a monthly equivalent regardless of each agency's actual billing frequency (monthly, bimonthly, etc.). Rate sources are published rate schedules, with effective dates ranging from January 2025 through January 2028, reflecting the most current available rates at the time of the study.

At a usage level of 21 HCF per month, CWA's estimated FY 2028 bill of $90.80 remains below the $101.55 average of all bills shown in Figure 5-1, which includes CWA's own current and estimated bills; excluding CWA, the average across the 18 comparison agencies is $104.72. Twelve of the 18 agencies charge more than CWA's estimated FY 2028 bill for the same level of service. CWA's current FY 2026 bill of $45.30 is the second lowest in the comparison group, behind only Indio Water Authority.

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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Section 6

FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
CWA's existing water rates are not sufficient to recover the cost of providing water service. The Authority must fund a $54.1 million Chromium-6 treatment mandate alongside its ongoing operating and capital needs, and at current rates the water fund produces a debt service coverage ratio of 0.07x in FY 2026 — below the 1.10x required by the Authority's bond covenants. NewGen concludes that the five-year, costof-service-based rate schedule presented in Section 4 is sufficient to fund the Authority's revenue requirement, restore debt service coverage, and maintain reserves at recommended levels, and recommends that CWA initiate a Proposition 218 process to adopt it.

Findings
• Revenue requirement. The Authority's net revenue requirement grows from $8.0 million in FY 2026 to $15.8 million in FY 2031. The increase is front-loaded: net revenue requirement rises 68.7% in FY 2027 as PAYGO capital spending begins and operating costs step up, then changes by 5.8%,

5.1%, 5.3%, and 0.7% in the four years that follow.
• Chromium-6 compliance is the principal cost driver. Treating seven groundwater wells — Wells 11, 12, 16, 17, 18, 19, and 20 — under the selected Alternative 2 Reductive Chromium Filtration approach carries an estimated $54.1 million capital cost. Well 20 remains an expansion project and will be funded through the growth fund, but otherwise the financial plan assumes the Authority self-funds 100% of the construction cost through revenue bonds, adding approximately $2.5 million of annual debt service beginning in FY 2030.
• Current rates do not satisfy the debt service coverage requirement. At FY 2026 rates, coverage is

0.07x against a 1.10x covenant requirement. Under the recommended rates, coverage returns to

1.37x in FY 2027 and remains at or above 1.25x in every year of the forecast. • Reserves are adequate under the recommended plan, but thin in FY 2027. The ending water fund balance declines from $5.1 million in FY 2026 to $1.7 million in FY 2027 — $548,000 below the recommended minimum — before recovering to $6.2 million by FY 2031. The Authority meets or exceeds its recommended reserve balance in every year of the forecast after FY 2027. • Costs are allocated to customers in proportion to the demands they place on the system. Applying the cost of service analysis to the Test Year 2030 net revenue requirement of $15.7 million allocates

54.8% of costs to Base, 6.9% to Customer, 17.7% to Max Day, 11.1% to Meter, and 9.5% to Max Hour. These allocations support the continued use of meter-size-based fixed charges and a threetier volumetric rate structure. • Bill impacts are concentrated in the first year of the plan. A single-family residential customer with a ¾-inch meter using 21 HCF per month sees a monthly bill move from $45.30 to $85.93 effective January 1, 2027, then increase by 5.8%, 5.1%, 5.3%, and 0.7% in the following years, reaching $101.16 in FY 2031. First-year increases for other customer categories range from 89.5% for single family residential to 128.4% for high-use commercial.

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Section 6
6-2 Water Cost of Service and Rate Study Report
• CWA remains competitively priced within the region. At 21 HCF per month, the Authority's estimated FY 2028 bill of $85.93.70 is below the $104.72 average of the 18 comparison agencies surveyed, and 12 of those 18 agencies charge more than CWA would for the same level of service.

Conclusions
The recommended rates are sufficient to fund the Authority's water system. Over the FY 2027–FY 2031 forecast period, the rate schedule in Table 4-1 generates revenue adequate to cover operating and maintenance costs, existing and future debt service, and the pay-as-you-go portion of the capital improvement program, while restoring debt service coverage above the 1.10x covenant requirement and holding fund balances at or above recommended reserve levels in every year after FY 2027.

The rates are cost-based and defensible under Proposition 218. Rates were derived by functionalizing the revenue requirement, allocating functionalized costs to demand components, and distributing those costs to customer classes in proportion to the demands each class places on the system. The resulting fixed charges recover customer- and meter-related costs, and the three-tier volumetric rates recover base, maximum day, and maximum hour costs from the customers who cause them. No class is charged more than the proportional cost of providing service to it, consistent with the substantive requirements of Article XIII D, Section 6.

The financing assumption underlying these rates is deliberately conservative. The financial plan assumes CWA receives no grant or subsidized financing and funds the entire $54.1 million Chromium-6 program with revenue bonds. This assumption was necessary because the Drinking Water State Revolving Fund application process requires adopted rates before a complete financing package can be submitted. If the Authority subsequently secures a DWSRF loan, or principal forgiveness available to it as a Disadvantaged Community, the actual revenue requirement will fall below the level the adopted rates are designed to recover — providing financial flexibility rather than a shortfall.

The magnitude of the FY 2027 adjustment reflects deferred cost recovery, not an uncompetitive rate structure. Even after the first-year increase, CWA's bills remain below the regional average, and the Authority moves from among the lowest-priced agencies surveyed to a position nearer the middle of the group.

Recommendations
Based on the findings and conclusions above, NewGen recommends that the Coachella Water Authority take the following actions:
• Adopt the five-year rate schedule presented in Table 4-1. The schedule sets fixed monthly service charges by meter size and three-tier volumetric rates effective January 1 of each year from 2027 through 2031. Adoption of the full five-year schedule provides revenue stability and avoids the cost and delay of repeating the notice process annually.
• Initiate the Proposition 218 notice and protest process without delay. Written notice must be mailed to all affected property owners and customers of record at least 45 days before the public hearing. Because rates must be adopted before the Authority can submit a complete DWSRF financing package, the timing of this process directly affects the Authority's access to low-cost capital.

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Findings, Conclusions, and Recommendations
Water Cost of Service and Rate Study Report 6-3
• Pursue DWSRF financing, including principal forgiveness, once rates are adopted. As a Disadvantaged Community, CWA may qualify for principal forgiveness that would convert a portion of the loan into a grant. Any low-interest financing or principal forgiveness obtained would reduce debt service below the level assumed in this study and should be reflected in the next rate study update.
• Formally adopt a reserve policy. NewGen recommends an operating reserve target of 90 days of operating expenses and a capital project reserve target of 30 days of the average annual pay-asyou-go capital spending over the next ten years. Codifying these targets supports the Authority's credit position and provides an objective standard against which future rate adjustments can be measured.
• Monitor financial performance annually and update the rate study within five years. The Authority should compare actual revenues, expenses, and fund balances against the forecast each year, and should revisit the study sooner if the scope, schedule, or financing terms of the Chromium-6 program change materially, or if water sales diverge significantly from projected demand.
• Pair the rate adjustment with customer outreach and assistance. Given the magnitude of the FY 2027 increase, NewGen recommends the Authority communicate the regulatory basis for the Chromium-6 program in advance of the public hearing and evaluate a customer assistance program for low-income households, funded from a source other than water rate revenue.

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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Appendix A
Test Year Rate Calculations
Table A-1
Test Year Rate Calculation – $10 million Grant Funding
FY
2027
FY
2028
FY
2029
FY
2030
FY
2031
Monthly Meter Charge
¾ $20.69 $21.89 $23.00 $23.25 $23.43
1 $28.27 $29.91 $31.42 $31.76 $32.01
1 ½ $47.22 $49.95 $52.49 $53.05 $53.46
2 $69.96 $74.01 $77.76 $78.60 $79.20
3 $141.97 $150.18 $157.80 $159.50 $160.72
4 $236.71 $250.40 $263.11 $265.95 $267.98
6 $520.95 $551.07 $579.04 $585.29 $589.77
8 $615.69 $651.30 $684.35 $691.74 $697.03
Volumetric Rate per HCF
Tier 1: 0 – 8 HCF/month $2.85 $3.01 $3.17 $3.20 $3.22
Tier 2: 9 – 17 HCF/month $3.03 $3.21 $3.37 $3.41 $3.44
Tier 3: Over 17 HCF/month $3.80 $4.02 $4.22 $4.27 $4.30 Table A-2
Test Year Rate Calculation - $25 million Grant Funding
FY
2027
FY
2028
FY
2029
FY
2030
FY
2031
Monthly Meter Charge
¾ $22.44 $23.74 $24.94 $23.64 $23.84
1 $30.66 $32.43 $34.08 $32.31 $32.57
1 ½ $51.20 $54.16 $56.91 $53.96 $54.40
2 $75.86 $80.25 $84.32 $79.94 $80.59
3 $153.94 $162.84 $171.11 $162.22 $163.54
4 $256.67 $271.52 $285.30 $270.48 $272.69
6 $564.88 $597.55 $627.87 $595.27 $600.13
8 $667.61 $706.22 $742.06 $703.53 $709.27
Volumetric Rate per HCF
Tier 1: 0 – 8 HCF/month $2.78 $2.94 $3.08 $2.92 $2.95
Tier 2: 9 – 17 HCF/month $2.96 $3.14 $3.29 $3.12 $3.15
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Appendix A
A-2 Water Cost of Service and Rate Study Report
Tier 3: Over 17 HCF/month $3.74 $3.95 $4.15 $3.94 $3.97 Table A-3
Test Year Rate Calculation - $50 Million Grant Funding
FY
2027
FY
2028
FY
2029
FY
2030
FY
2031
Monthly Meter Charge
¾ $22.41 $24.51 $24.91 $25.79 $25.60
1 $30.62 $33.49 $34.03 $35.24 $34.97
1 ½ $51.14 $55.94 $56.84 $58.86 $58.41
2 $75.76 $82.87 $84.21 $87.20 $86.54
3 $153.74 $168.17 $170.89 $176.94 $175.60
4 $256.34 $280.41 $284.94 $295.03 $292.79
6 $564.15 $617.11 $627.08 $649.30 $644.37
8 $666.75 $729.35 $741.13 $767.38 $761.56
Volumetric Rate per HCF
Tier 1: 0 – 8 HCF/month $2.52 $2.75 $2.80 $2.90 $2.88
Tier 2: 9 – 17 HCF/month $2.70 $2.95 $3.00 $3.11 $3.08
Tier 3: Over 17 HCF/month $3.44 $3.76 $3.82 $3.96 $3.93 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Appendix B
Functionalization Detail
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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Appendix C
Allocation Detail
Table C-1
Max Day Allocator Development
Step MGD Allocation Factor Formula
Average Day demand 6.521 MGD — Total annual consumption ÷ 365 Max Day demand 8.631 MGD — Observed peak daily demand
Max Day peaking factor — 1.3236 Max Day ÷ Average Day (8.631 ÷ 6.521) Base share 6.521 MGD 75.55% Average Day ÷ Max Day
Max Day (excess) share 2.110 MGD 24.45% (Max Day − Average Day) ÷ Max Day Total 8.631 MGD 100.00%
Table C-2
Max Hour Allocator Development
Step MGD Allocation Factor Formula
Average Day demand 6.521 MGD — Total annual consumption ÷ 365 Max Day demand 8.631 MGD — Observed peak daily demand
Max Hour demand 17.262 MGD — 2× Max Day (model assumption) Max Hour peaking factor — 2.6471 Max Hour ÷ Average Day (17.262 ÷ 6.521) Base share 6.521 MGD 37.78% Average Day ÷ Max Hour
Max Day (excess) share 2.110 MGD 12.22% (Max Day − Average Day) ÷ Max Hour Max Hour (excess) share 8.631 MGD 50.00% (Max Hour − Max Day) ÷ Max Hour Total 17.262 MGD 100.00%
Table C-3
Cost of Service Summary
Functional Cost Center
Net Rev.

Req.

Allocation
Method Customer Meter Base Max Day Max Hour
Transmission/Distribution $2,973,500 Max Hour — — $1,123,291 $363,459 $1,486,750 Supply/Treatment $5,332,830 Max Day — — $4,029,136 $1,303,694 — Customer $1,077,967 Customer $1,077,967 — — — —
Meter $1,751,675 Meter — $1,751,675 — — —
Chrome 6 Treatment $4,587,089 Max Day — — $3,465,703 $1,121,385 — Total $15,723,061 $1,077,967 $1,751,675 $8,618,130 $2,788,538 $1,486,750 Allocation % 6.86% 11.14% 54.81% 17.74% 9.46%
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Economics | Strategy | Stakeholders | Sustainability Water Cost of Service and Rate Study Report Appendix D
Volumetric Rate Calculation Detail
Table D-1
Step 1 — Total Annual System Demand
Metric Value
Total Annual Metered Consumption (HCF) 3,182,089
Table D-2
Step 2 — Hydraulic Demand Characterization
Flow Parameter Daily (HCF) (MGD)
Average Day 8,718.05 6.521
Max Day 11,538.92 8.631
Max Hour (2× Max Day) 23,077.84 17.262
Table D-3
Peaking Ratios
Ratio Calculation Value
Max Day / Average Day 8.631 ÷ 6.521 1.3236
Max Hour / Average Day 17.262 ÷ 6.521 2.6471
These two ratios serve as the tier multipliers throughout the rate construction. They are the same in every year because demand growth is not modeled — the peaking ratios are static.

Step 3 — Peaking Component Weights
Table D-4
Max Day Peaking Component Weights
Component Formula Share
Base Avg Day ÷ Max Day = 6.521 ÷ 8.631 75.55%
Max Day (Max Day − Avg Day) ÷ Max Day = 2.110 ÷ 8.631 24.45% Total 100.00%
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Appendix D
D-2 Water Cost of Service and Rate Study Report
Table D-5
Max Hour Peaking Component Weights
Component Formula Share
Base Avg Day ÷ Max Hour = 6.521 ÷ 17.262 37.78%
Max Day (Max Day − Avg Day) ÷ Max Hour = 2.110 ÷ 17.262 12.22% Max Hour (Max Hour − Max Day) ÷ Max Hour = 8.631 ÷ 17.262 50.00% Total 100.00%
Step 4 — FY 2030 Revenue to Recover by Component
The dollars recovered through volumetric rates are derived by applying the cost of service allocation percentages developed in Section 3 — Base 54.81 percent, Max Day 17.74 percent, and Max Hour 9.46 percent — to the FY 2030 revenue requirement recovered from rates of $15,723,061, which is the total revenue requirement of $16,447,061 less $724,000 of miscellaneous revenue. The functionalized dollar amounts shown in Tables 3-1 through 3-4 are used only to develop these allocation percentages and are not themselves the revenue to be recovered.

Table D-6
FY 2030 Revenue to Recover by Component
Cost Component FY 2030 Revenue
Base $8,618,130
Max Day $2,788,538
Max Hour $1,486,750
Total $12,893,419
Table D-7
Step 5 — Tier Volume Assignments
Tier Monthly Boundary Annual Volume (HCF) Share of Total Tier 1 0 – 8 HCF/month 760,326 23.89%
Tier 2 9 – 17 HCF/month 619,684 19.47%
Tier 3 Over 17 HCF/month 1,802,079 56.63%
Total 3,182,089 100.00%
Step 6 — Solving for Component Rates by Tier
Base rate is uniform across all tiers — every HCF bears the same base cost regardless of when it is used:

Base Rate = $6,574,368 ÷ 3,182,089 HCF = $2.0661/HCF
Max Day and Max Hour component rates vary by tier using the peaking ratios. Tier 1 carries the base multiplier (1.0×), Tier 2 carries the Max Day/Avg Day ratio (1.3236×), and Tier 3 carries the Max Hour/Avg Day ratio (2.6471×). The Tier 1 unit rate (X) for each component is solved so that revenue across all tiers equals the target:

Revenue = (760,326 × X × 1.0000) + (619,684 × X × 1.3236) + (1,802,079 × X × 2.6471) Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Volumetric Rate Calculation Detail
Water Cost of Service and Rate Study Report D-3
Table D-8
Weighted Denominator by Tier
Tier Volume (HCF) Multiplier Weighted HCF
Tier 1 760,326 1.0000 760,326
Tier 2 619,684 1.3236 820,193
Tier 3 1,802,079 2.6471 4,770,343
Total 6,350,862
Table D-9
Tier 1 Component Rate Derivation
Component Revenue ÷ Weighted HCF = Tier 1 Rate
Max Day $2,788,538 6,350,862 $0.4391/HCF
Max Hour $1,486,750 6,350,862 $0.2341/HCF
Table D-10
Step 7 — Final FY 2030 Commodity Rates
Tier 1 Tier 2 (×1.3236) Tier 3 (×2.6471)
Base $2.71 $2.71 $2.71
Max Day $0.44 $0.58 $1.16
Max Hour $0.23 $0.31 $0.62
Final Rate $3.38/HCF $3.60/HCF $4.49/HCF
Table D-11
Revenue Proof
Tier Volume (HCF) Rate ($/HCF) Revenue
Tier 1 760,326 $3.38 $2,571,048
Tier 2 619,684 $3.60 $2,230,445
Tier 3 1,802,079 $4.49 $8,091,926
Total 3,182,089 $12,893,419
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

THANK YOU!
900 Bestgate Road, Ste 402, Annapolis,
MD 21401
Phone: (443) 951-4207
Email: [email protected]
ww.newgenstrategies.net
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.
www.newgenstrategies.net

SEWER COST OF

SERVICE & RATE
STUDY
REPORT
OCTOBER 2026
Prepared for:

Mr. Cástulo Estrada – Utilities Director
City of Coachella
53462 Enterprise Way
Coachella, CA 92236
© 2026 NEWGEN STRATEGIES AND SOLUTIONS, LLC
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability
www.NewGenstrategies.net
900 Bestgate Road, Suite 402
Annapolis, MD 21401
Phone: (410) 266-9101
October 7, 2026
Mr. Cástulo Estrada
Utilities Director
City of Coachella
53462 Enterprise Way
Coachella, CA 92236
Subject: Coachella Sanitary District Cost of Service and Rate Study Dear Mr. Estrada,
NewGen Strategies and Solutions, LLC is pleased to submit to the City of Coachella our report detailing our completed Sewer Cost of Service and Rate Study for the Coachella Sanitary District. This report summarizes our study’s results regarding the forecasted costs of providing sewer collection and treatment service to the City’s sewer customers and our recommendations for recovering those costs over the fiscal years 2027 through 2031. The rates described in our report are fair and equitable, align with Proposition 218 requirements, and will result in the sustainable operation of the City’s sewer utility.

We appreciate the opportunity to provide our services to the City and would like to express our sincere appreciation to City staff. The dedication and assistance provided by City staff was essential to the completion of this study. It has been a distinct pleasure to work with the City of Coachella. Please contact us if you have any questions regarding our study or our recommendations.

Sincerely,
NewGen Strategies and Solutions, LLC
Eric Callocchia
Partner
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Table of Contents
Executive Summary
Section 1 Background and Scope of Work ....................................................................... 1-1 City of Coachella Background ........................................................................................ 1-1 Coachella Sanitary District .................................................................................. 1-1 Study Background .......................................................................................................... 1-2 Study Process ................................................................................................................. 1-2 Section 2 Revenue Requirements ................................................................................... 2-1 Financial Plan Approach ................................................................................................ 2-1 Study Period and Key Assumptions ............................................................................... 2-1 Customer Accounts and Billable Flow ........................................................................... 2-2 Revenue Under Existing Rates ....................................................................................... 2-3 Operation and Maintenance Expense ........................................................................... 2-5 Debt Service ................................................................................................................... 2-6 Capital Improvement Program ...................................................................................... 2-6 Sewer Revenue Requirement ........................................................................................ 2-8 Section 3 Cost of Service Analysis and Rate Design .......................................................... 3-1 Proposition 218 ............................................................................................................. 3-1 Scope and Applicability ....................................................................................... 3-1 Substantive Rate-Setting Requirements ............................................................. 3-1 Wastewater Cost of Service Process ............................................................................. 3-2 Step 1: Functionalization of Costs ....................................................................... 3-2 Step 2: Allocation of Functionalized Costs to Cost Components ........................ 3-2 Step 3: Development of Units of Service ............................................................ 3-3 Step 4: Distribution of Costs to Customer Classes .............................................. 3-3 Test Year and Functionalization .................................................................................... 3-3 Customer Class Evaluation ............................................................................................ 3-4 Units of Service .............................................................................................................. 3-5 Allocation of Costs to Customer Classes ....................................................................... 3-5 Rate Design Methodology ............................................................................................. 3-6 Proposed Sewer Rates ................................................................................................... 3-7 Section 4 Cash Flow and Fund Balance Forecasts ............................................................. 4-1 Recommended Financial Plan ....................................................................................... 4-1 Reserves and Financial Policies ..................................................................................... 4-2 Debt Service Coverage Ratio ......................................................................................... 4-3 Section 5 Customer Bill Impacts ...................................................................................... 5-1 Single Family Residential Bill Impacts ............................................................................ 5-1 Other Customer Class Bill Impacts ................................................................................ 5-1 Regional Rate Comparison ............................................................................................ 5-2 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Table of Contents
ii Sewer Cost of Service and Rate Study Report
Section 6 Findings, Conclusions, and Recommendations ................................................. 6-1 Findings .......................................................................................................................... 6-1 Conclusions .................................................................................................................... 6-2 Recommendations ......................................................................................................... 6-2 List of Tables
Table 2-1 Escalation Factors Applied to Test Year Costs ......................................................... 2-2 Table 2-2 Financial Policies and Planning Assumptions ........................................................... 2-2 Table 2-3 Customer Accounts by Class and Meter Size ........................................................... 2-3 Table 2-4 Annual Billable Flow by Customer Class .................................................................. 2-3 Table 2-5 Existing Monthly Sewer Rates .................................................................................. 2-4 Table 2-6 Projected Revenue Under Existing Rates (000's) ..................................................... 2-5 Table 2-7 Projected Operation and Maintenance Expense (000's) ......................................... 2-6 Table 2-8 Existing Annual Debt Service (000's) ........................................................................ 2-6 Table 2-9 Capital Improvement Program by Funding Source (000's) ...................................... 2-7 Table 2-10 Capital Improvement Program by Project, FY 2026 through 2031 (000's) ............ 2-7 Table 2-11 Sewer Revenue Requirement (000's)..................................................................... 2-8 Table 3-1 Functionalized Test Year Cost of Service, Fiscal Year 2025 ...................................... 3-3 Table 3-2 Functionalized Cost of Service Recovered from Rates............................................. 3-4 Table 3-3 Assumed Wastewater Strength by Customer Class ................................................. 3-4 Table 3-4 Units of Service by Customer Class .......................................................................... 3-5 Table 3-5 Share of Meter Equivalent Units by Customer Class ............................................... 3-5 Table 3-6 Allocation of Treatment Costs to Cost Components, Fiscal Year 2027 .................... 3-6 Table 3-7 Unit Costs of Service, Fiscal Year 2027..................................................................... 3-6 Table 3-8 Meter Equivalent Unit Ratios ................................................................................... 3-7 Table 3-9 Proposed Fixed Monthly Charges ............................................................................ 3-8 Table 3-10 Proposed Volumetric Charges ($ per HCF) ............................................................ 3-8 Table 4-1 Recommended Annual Revenue Adjustments ........................................................ 4-1 Table 4-2 Projected Cash Flow Under Recommended Rates (000's) ....................................... 4-2 Table 4-3 Reserve Requirement and Projected Operating Fund Balance (000's).................... 4-2 Table 4-4 Projected Debt Service Coverage (000's) ................................................................. 4-3 Table 5-1 Single Family Residential Monthly Bill ..................................................................... 5-1 Table 5-2 Monthly Bill by Customer Class at Average Use ...................................................... 5-2 Table 5-3 Percent Change in Monthly Bill by Customer Class ................................................. 5-2 Table 5-4 Regional Monthly Residential Sewer Bill Comparison ............................................. 5-3 List of Appendices
A Proposed Sewer Rate Schedule
B Capital Improvement Program Detail
© 2026 NEWGEN STRATEGIES AND SOLUTIONS, LLC
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report

EXECUTIVE SUMMARY
The City of Coachella (City) retained NewGen Strategies and Solutions, LLC (NewGen) to conduct a comprehensive cost of service and rate study for the Coachella Sanitary District (CSD), the wastewater enterprise administered by the City's Utilities Department. The study develops a five-year financial plan for fiscal years 2027 through 2031, allocates the cost of providing wastewater service among CSD's customer classes, and designs sewer rates that recover those costs in proportion to the cost of serving each class.

The objectives of the study are to confirm that CSD's rates recover the full cost of providing wastewater service, including operation and maintenance expense, capital expenditures, and debt service; to evaluate whether the existing customer class structure and rate structure remain appropriate; to develop rates that are proportionate to the cost of service and defensible under Proposition 218; and to deliver a financial planning and rate design model that City staff can maintain and update.

Financial Plan Results
Revenue under CSD's existing rates is approximately $7,559,000 per year and, because no growth in accounts or billable flow is projected, does not increase over the study period. The utility's revenue requirement, by contrast, grows substantially. Operation and maintenance expense rises from approximately $6,050,000 in fiscal year 2026 to $9,476,000 in fiscal year 2031, driven by general cost escalation, the phased addition of 3.5 wastewater treatment operator positions and one SCADA and instrumentation technician position identified in the City's Utility Manpower Study, the salary adjustments arising from the City's compensation study, and the funding of $500,000 per year of depreciation beginning in fiscal year 2027.

Rate-funded debt service is stable at approximately $1,065,000 per year across five outstanding obligations, and no new debt is contemplated. The capital improvement program totals approximately $6,389,000 over the study period but is almost entirely growth-related and is funded from connection fees, American Rescue Plan Act grant proceeds, and Clean Water State Revolving Fund grants. Only the SCADA System Upgrade, at $300,000 in fiscal year 2027 and $250,000 in fiscal year 2028, is funded from rates. The operating fund is nonetheless required to transfer approximately $4,553,000 to the connection fee fund in fiscal years 2026 and 2027 to keep that fund solvent while the growth program is delivered.

These transfers will be made from existing operating fund reserves and will have no impact on sewer ratepayers. The operating fund reserves will be replenished as future connection fee revenues materialize.

Under the recommended financial plan, the operating fund balance declines from approximately $10,950,000 at the end of fiscal year 2026 to approximately $6,700,000 at the end of fiscal year 2031, remaining above the minimum reserve requirement in every year. Debt service coverage measured on net revenue excluding the general government administrative transfer ranges from 2.49 to 4.38 times, comfortably above the 1.25 times target.

Proposed Rates and Bill Impacts
NewGen reviewed CSD's existing customer class structure and rate structure and concluded that both remain appropriate. CSD will continue to bill single family residential customers a flat monthly charge, and all other customers a fixed monthly charge that varies by meter size together with a class-specific Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

EXECUTIVE SUMMARY
2 Sewer Cost of Service and Rate Study Report
volumetric charge per hundred cubic feet of metered water consumption. The proposed rates recalibrate the level of each charge to the cost of service.

The cost-of-service analysis found that single family residential, multi-family, and the medium and high strength commercial classes were not previously paying their full proportionate share of the cost of service, while commercial low strength and institutional customers were paying close to their share. As a result, first-year bill impacts vary by class even though the system-wide revenue adjustment is 5.3 percent.

In fiscal year 2027 the single family residential monthly bill increases from $49.74 to $54.73, an increase of $4.99 or 10.0 percent. Commercial high strength customers see the largest first-year increase, at 38.6 percent, followed by commercial medium strength customers at 18.9 percent and multi-family customers at 10.3 percent, while commercial low strength and institutional customers see increases of 2.2 and 1.8 percent respectively. After fiscal year 2028, annual increases converge to between 2.8 and 5.0 percent for all classes.

At existing rates, CSD's monthly residential bill of $49.74 ranks seventh lowest among the 19 bills surveyed in Riverside County and the surrounding region and is approximately two percent below the survey average of $50.78. Under the proposed rates, the fiscal year 2028 bill of $60.21 would rank seventeenth among those bills, however the comparison doesn’t account for the shifts in rates other municipalities will have to make by 2028.

Recommended Revenue Adjustments
No rate increase is recommended for fiscal year 2026. Beginning in fiscal year 2027, annual revenue adjustments of 5.3 percent, 9.8 percent, 6.8 percent, 4.8 percent, and 3.9 percent are recommended.

Table ES-1 presents the recommended adjustments together with the resulting single family residential monthly bill.

Table ES-1
Recommended Revenue Adjustments and Single Family Residential Monthly Bill Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Recommended Revenue Adjustment 0.0% 5.3% 9.8% 6.8% 4.8% 3.9% Single Family Monthly Bill $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 $ Change -- $4.99 $5.47 $3.02 $3.16 $1.94
% Change -- 10.0% 10.0% 5.0% 5.0% 2.9%
Recommendations
NewGen recommends that the City Council adopt the revenue adjustments presented in Table ES-1 and the corresponding rate schedule presented in Appendix A, and that it initiate the notice and public hearing process required by Proposition 218. NewGen further recommends that the City formally adopt the reserve policy applied in this study, being 90 days of operation and maintenance expense plus 30 days of capital spending; that it monitor connection fee revenue against the $500,000 per year assumed in the financial plan, given the operating fund transfers the growth capital program requires; and that it review the financial plan annually using the model delivered with this study. Section 6 presents these recommendations fully.

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Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 1

BACKGROUND AND SCOPE OF WORK
City of Coachella Background
The City of Coachella is located at the east end of the Coachella Valley in Riverside County, California, approximately 40 miles south of Palm Springs. Incorporated in 1946, Coachella encompasses approximately 30 square miles and is home to a population of roughly 43,000 residents. The surrounding area is characterized by agricultural land to the south, undeveloped land to the east and north, and urban growth to the west.

The City’s wastewater utility service area encompasses approximately 32 square miles, with a sphere of influence covering approximately 53 square miles in the eastern Coachella Valley. Within that footprint, the City provides wastewater utility services to approximately 8,267 active residential and commercial customers. Water and Wastewater utility services are delivered through two entities administered by the City’s Utilities Department: the City’s Water Division formed in 1957 and later restructured as the Coachella Water Authority (CWA), which provides domestic water service, and the Coachella Sanitary District (CSD), formed in 1948, which provides wastewater collection, treatment, and disposal service.

This report addresses the sewer (wastewater) utility operated by CSD.

Coachella Sanitary District
The Coachella Sanitary District was formed in 1948 and provides wastewater collection, treatment, and disposal service within the City’s service area. CSD serves approximately 8,267 active service connections consisting of single family residential, multi-family and mobile home, commercial, and institutional customers.

Wastewater is conveyed to treatment through a collection system consisting of approximately 90 miles of pipeline, two sewage pump stations, and over 1,600 manholes. Flows are delivered to the District’s wastewater treatment plant, which begins with a raw wastewater lift station and headworks facility that includes screenings and grit removal equipment. Treatment is provided through two separate secondary treatment process trains that include contact stabilization tanks, oxidation ditches, and disinfection facilities. Secondary effluent is disinfected with sodium hypochlorite and dechlorinated with sodium bisulfite before being discharged through an outfall into the Coachella Valley Stormwater Channel. The plant has a design flow of 4.5 million gallons per day (MGD).

CSD is accounted for as a separate utility enterprise, distinct from the domestic water utility operated by the Coachella Water Authority, with both administered by the City’s Utilities Department. Sewer operations are funded principally through user rates and charges supplemented by other operating income and interest earnings. Connection fees charged to new connections fund growth related capital expenditures. The revenue requirement recovered through sewer rates includes operation and maintenance expense, rehabilitation and betterment related capital expenditures, debt service on outstanding and any projected future obligations, revenue bond covenant coverage, and reserve funding requirements. As a California public agency, CSD’s rates are subject to the substantive and procedural requirements of Proposition 218, which requires that charges to each parcel not exceed the proportional cost of providing service to that parcel.

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Item 27.

Section 1
1-2 Sewer Cost of Service and Rate Study Report
The City has also recently completed a Utility Manpower Study addressing appropriate staffing levels under optimal performance conditions, as well as a compensation study. The recommendations of both efforts are reflected in the sewer revenue requirement developed in this report.

Existing Rate Structure
As described in Section 2, CSD's existing rate structure consists of a flat monthly charge for single family residential customers and, for all other classes, a fixed monthly charge that varies by meter size together with a volumetric charge per HCF of metered water consumption. Volumetric charges are differentiated by customer class, which implicitly recognizes differences in wastewater strength among classes. NewGen reviewed this structure and concluded that it is sound, is consistent with cost-of-service principles, and is well understood by customers. No change to the form of the rate structure is recommended; the proposed rates recalibrate the level of each charge to the cost of service developed in Section 3.

Study Background
The City of Coachella engaged NewGen to conduct a comprehensive Sewer Cost of Service and Rate Study for the Coachella Sanitary District. The purpose of this study was to ensure that the City’s sewer utility has sufficient, defensible funding to meet its operational, capital, and current debt service obligations, and that sewer rates are proportionate to the cost of providing service consistent with the requirements of Proposition 218.

The pressures driving the need for this study included, among other factors:
 General escalation in the costs of labor, materials, and administrative support  The City’s Utility Manpower Study recommendations, including the phased addition of 3.5 wastewater treatment operator positions and one SCADA and instrumentation technician position  The salary adjustments recommended by the City’s compensation study  The need to fund capital asset replacement, including depreciation funding and the rate-funded SCADA System Upgrade
 The need to support the growth-related capital program delivered through the connection fee fund  The requirement to maintain adequate reserves and meet existing debt service obligations NewGen’s analysis encompasses a five-year rate forecast period from fiscal year 2027 through fiscal year 2031, with recommended rates anticipated to take effect on January 1, 2027, following completion of the Proposition 218 noticing and public hearing process.

Study Process
The City retained NewGen Strategies and Solutions, LLC (NewGen) to conduct a comprehensive sewer cost of service and rate study for the Coachella Sanitary District. The objective of the study is to ensure that CSD accurately accounts for the true cost of providing wastewater service and that rates recover those costs, including operation and maintenance, capital, and debt service, in a manner that is proportionate to the cost of serving each customer class and defensible under Proposition 218. Analyses were developed for a five-year study period covering fiscal years 2027 through 2031, using generally accepted utility industry practices, including the procedures described in the Water Environment Federation’s manual on Financing and Charges for Wastewater Systems.

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Item 27.

Background and Scope of Work
Sewer Cost of Service and Rate Study Report 1-3
NewGen’s scope of work consisted of the following principal tasks:
 Initial meetings and data collection. Collect and review customer, financial, and operating data; reconcile billing data; identify and resolve master-meter and inactive account issues; and confirm through a project kick-off meeting that the study approach is consistent with the City’s short- and long-term objectives.
 Projection of revenues under existing rates. Analyze historical customers by class and project accounts and billable volumes over the study period, recognizing population and growth projections, and project revenue under existing rates as well as other operating and interest income.
 Development of revenue requirements and cash flow analyses. Project operation and maintenance expense, routine capital expenditures, and major capital improvement program financing; project debt service and evaluate reserve funding adequacy; and prepare cash flow analyses identifying the timing and magnitude of any needed revenue adjustments, together with financial plan alternatives for the City’s consideration.  Evaluation of customer classes. Review existing customer class designations for appropriateness and equitability, recommend revisions as needed, and determine the usage and billing characteristics of each class.
 Cost of service allocations. Allocate test year costs of service to functional cost components recognizing cost-causative factors and develop class units of service, distribute costs to customer classes, and compare allocated class costs to revenues under existing rates to determine revenue adequacy by class.
 Design of rates and charges. Evaluate the existing rate structure and develop proposed sewer rates that recover the required revenue, reflect allocated costs of service by class, and do not exceed the proportional cost of service attributable to individual parcels.  Financial planning and rate design model. Develop a user-friendly Microsoft Excel-based financial planning and rate design model, tailored to the utility’s characteristics, that allows City staff to update projections, test “what-if” scenarios, and design rates on an annual basis, together with a user manual and a staff training session.
 Deliverables. Prepare a draft report, a final report, a calculation book supporting the proposed rates, the computer model, and accompanying user documentation.  Meetings and presentations. Attend meetings and workshops at significant stages of the study to receive project direction, review progress, and present findings and recommendations to City staff, the City Council, and the public.

The remainder of this report presents the results of these analyses. Section 2 presents the financial plan and sewer revenue requirement, Section 3 presents the cost-of-service analysis and proposed rate design Section 4 presents the cash flow and fund balance forecasts, Section 5 presents the resulting customer bill impacts, and Section 6 presents NewGen’s findings, conclusions, and recommendations.

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Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 2

REVENUE REQUIREMENTS
This section presents the financial plan developed for the Coachella Sanitary District (CSD) sewer utility for fiscal years 2027 through 2031. The financial plan projects the revenue that the utility must recover from sewer rates in each year of the study period in order to fund operation and maintenance expense, capital improvements, debt service, and reserve requirements. Amounts shown in the tables in this section are rounded. Calculations performed on the figures displayed, such as summing a column, may therefore differ slightly from the totals shown.

Financial Plan Approach
The financial plan is a multi-year projection of the sewer utility’s revenues, expenses, capital expenditures, debt service, and fund balances. NewGen developed the plan using the cash basis method, under which the annual revenue requirement is the sum of the cash outlays the utility must make in each year, less revenues available from sources other than sewer rates. The cash basis method is widely used by California public wastewater utilities and is one of the two revenue requirement methodologies described in the Water Environment Federation’s Manual of Practice No. 27, Financing and Charges for Wastewater Systems.

The analysis begins with the utility’s adopted budget for fiscal year 2027 and escalates each revenue and expense category over the study period using category-specific escalation factors. Capital improvements are layered in according to the City’s capital improvement program, and each project is assigned to a funding source. Existing debt service is taken from the amortization schedules for the utility’s outstanding obligations. The resulting revenue requirement is compared to revenue available under existing rates, and the annual revenue adjustments necessary to meet the requirement, maintain the City’s reserve targets, and satisfy debt service coverage obligations are identified.

Study Period and Key Assumptions
The study period covers fiscal years 2027 through 2031. Fiscal year 2025 serves as the test year for the cost-of-service analysis presented in Section 3. Test year revenues and expenses were escalated using the factors shown in Table 2-1. The factors are based on published economic indices and on input from City staff, and they are applied to individual budget line items according to the nature of each cost. The compensation study adjustment reflects the phased salary adjustments arising from the City’s compensation study and is applied in addition to the general salary escalation factor.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 2
2-2 Sewer Cost of Service and Rate Study Report
Table 2-1
Escalation Factors Applied to Test Year Costs
Escalation Factor FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Salaries
Based on
Adopted
Budget

3.2% 3.2% 3.2% 3.2%
Benefits 3.6% 3.6% 3.6% 3.6%
Compensation Study Adjustment 7.8% 3.2% 3.2% 3.2%
Chemicals 3.4% 3.4% 3.4% 3.4%
Electricity 3.5% 3.5% 3.5% 3.5%
Supplies 3.6% 3.6% 3.6% 3.6%
Services 2.3% 2.3% 2.3% 2.3%
General Inflation 3.1% 3.1% 3.1% 3.1%
Government Administrative Fees 3.6% 3.6% 3.6% 3.6%
Table 2-2 summarizes the financial policies and planning assumptions applied in the financial plan. The City has not adopted a formal reserve policy for the sewer utility; the reserve targets shown were developed with City staff and are consistent with common practice among California wastewater utilities.

No growth in customer accounts or billable flow is assumed over the study period, consistent with the utility's recent billing history.

Table 2-2
Financial Policies and Planning Assumptions
Policy or Assumption Value
Debt Service Coverage Target 1.25x
Operating Reserve Target (Days Cash on Hand - O&M) 90 days Capital Reserve Target (Days Cash on Hand - CIP) 30 days Interest Earned on Investments 0.39%
Projected Debt - Interest Rate 4.0%
Projected Debt - Term of Issue 20 years
Annual Growth in Customer Accounts 0.0%
Annual Growth in Billable Flow 0.0%
Customer Accounts and Billable Flow
CSD serves 8,267 active accounts. For rate-setting purposes, customers are grouped into four billing categories: single family residential, multi-family and mobile home, commercial, and institutional.

Commercial customers are further divided into low, medium, and high-strength subclasses for cost-ofservice purposes, as described in Section 3. Single family residential accounts represent approximately 92 percent of all accounts. Table 2-3 presents accounts by class and meter size.

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Item 27.

Revenue Requirements
Sewer Cost of Service and Rate Study Report 2-3
Table 2-3
Customer Accounts by Class and Meter Size
Meter Size Single Family
MultiFamily/Mobile Commercial Institutional Total
3/4-inch 7,619 34 92 8 7,753
1-inch 2 66 91 9 168
1 1/2-inch - 58 70 1 129
2-inch - 106 57 25 188
3-inch - 8 3 1 12
4-inch - 3 8 2 13
6-inch - - 3 - 3
8-inch - 1 - - 1
Total 7,621 276 324 46 8,267
Billable flow is measured in hundred cubic feet (HCF) of metered water consumption. Total billable flow is 1,296,229 HCF per year. Because no growth in consumption is projected, billable flow is held constant across the study period. Table 2-4 presents annual billable flow by customer class.

Table 2-4
Annual Billable Flow by Customer Class
Customer Class Annual Billable Flow (HCF) Percent of Total Single Family 661,031 51.0%
Multi-Family/Mobile Units 270,573 20.9%
Commercial Low 189,733 14.6%
Commercial Medium 32,873 2.5%
Commercial High 38,268 3.0%
Institutional 103,751 8.0%
Total 1,296,229 100.0%
Revenue Under Existing Rates
CSD's existing sewer rates consist of a fixed monthly charge and, for all classes other than single family residential, a volumetric charge applied to metered water consumption. Single family residential customers pay a single flat monthly charge that recovers both the fixed and the volume-related cost of serving a typical residence; no separate volumetric charge is billed to that class. Fixed monthly charges for all other classes vary by meter size. The rates in effect for fiscal year 2026, which are the existing rates for purposes of this study, are presented in Table 2-5.

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Item 27.

Section 2
2-4 Sewer Cost of Service and Rate Study Report
Table 2-5
Existing Monthly Sewer Rates
Rate Component Units Existing Rate
Single Family per account $49.74
Fixed Charge - 3/4-inch Meter per account $24.08
Fixed Charge - 1-inch Meter per account $40.11
Fixed Charge - 1 1/2-inch Meter per account $80.24
Fixed Charge - 2-inch Meter per account $128.39
Fixed Charge - 3-inch Meter per account $256.76
Fixed Charge - 4-inch Meter per account $401.19
Fixed Charge - 6-inch Meter per account $802.36
Fixed Charge - 8-inch Meter per account $1,283.78
Multi-Family/Mobile Units per HCF $3.55
Commercial Low per HCF $3.09
Commercial Medium per HCF $4.00
Commercial High per HCF $8.90
Institutional per HCF $3.04
Revenue under existing rates was projected by applying the rates in Table 2-5 to the accounts and billable flow presented in Table 2-3 and Table 2-4. Because no growth in accounts or billable flow is projected, revenue under existing rates is constant across the study period at approximately $7,559,000 per year, as shown in Table 2-6. Fixed charges account for $5,225,000, or approximately 69 percent of rate revenue, and volumetric charges account for the remaining $2,334,000.

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Item 27.

Revenue Requirements
Sewer Cost of Service and Rate Study Report 2-5
Table 2-6
Projected Revenue Under Existing Rates (000's)
Revenue Source FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Single Family $4,549 $4,549 $4,549 $4,549 $4,549 $4,549 Multi-Family/Mobile Units $315 $315 $315 $315 $315 $315 Commercial $302 $302 $302 $302 $302 $302
Institutional $59 $59 $59 $59 $59 $59
Total Fixed Charge Revenue $5,225 $5,225 $5,225 $5,225 $5,225 $5,225

Multi-Family/Mobile Units $961 $961 $961 $961 $961 $961 Commercial Low $586 $586 $586 $586 $586 $586
Commercial Medium $131 $131 $131 $131 $131 $131
Commercial High $341 $341 $341 $341 $341 $341
Institutional $315 $315 $315 $315 $315 $315
Total Volumetric Charge Revenue $2,334 $2,334 $2,334 $2,334 $2,334 $2,334

Total Revenue Under Existing Rates $7,559 $7,559 $7,559 $7,559 $7,559 $7,559 Operation and Maintenance Expense
Operation and maintenance (O&M) expense includes the administrative and operating costs of the sewer utility, depreciation funding, and the incremental personnel costs identified in the City's Utility Manpower Study and compensation study. Adopted FY 2027 operating and maintenance expenses were escalated using the factors presented in Table 2-1. Administration includes general and administrative costs allocated to the sewer utility, including the general government administrative fee. Operations includes the direct costs of operating the collection system and the wastewater treatment plant. Beginning in fiscal year 2027 the financial plan funds $500,000 per year of depreciation in recognition of the utility's ongoing asset renewal obligation. Manpower study additions phase in 3.5 full-time equivalent Wastewater Treatment Operator I positions and one SCADA/Instrumentation Technician position between fiscal years 2027 and 2029. Projected O&M expense is presented in Table 2-7.

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Section 2
2-6 Sewer Cost of Service and Rate Study Report
Table 2-7
Projected Operation and Maintenance Expense (000's)
Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Administration $3,085 $3,134 $3,536 $3,902 $4,248 $4,400 Operations $2,965 $3,582 $3,695 $3,812 $3,932 $4,057
Depreciation $0 $500 $500 $500 $500 $500
Manpower Study Additions $0 $169 $294 $488 $503 $519
Total O&M $6,050 $7,386 $8,025 $8,702 $9,184 $9,476
$ Change $1,336 $639 $677 $482 $292
% Change 22.08% 8.65% 8.44% 5.54% 3.18%
Debt Service
CSD has six outstanding debt obligations. Five are repaid from sewer rate revenue: the USDA Avenue 54 Wastewater loan, the Wastewater 2005B USDA loan, the Wastewater 2015A issue, the sanitary district's share of the 2023 Energy Improvement Lease, and the Series 2020 Pension Obligation Bonds. The sixth, the 2005 State Water Resources Control Board State Revolving Fund loan, is repaid from connection fees and reaches final maturity in fiscal year 2027. Rate-funded debt service is essentially level across the study period at approximately $1,065,000 per year. No new debt issuance is assumed. Table 2-8 presents annual debt service by obligation.

Table 2-8
Existing Annual Debt Service (000's)
Obligation FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 USDA Avenue 54 Wastewater $116 $115 $113 $117 $115 $113 Wastewater 2005B USDA $255 $255 $255 $255 $255 $255
Wastewater 2015A $331 $330 $334 $330 $327 $329
2023 Energy Improvement Lease $153 $153 $153 $153 $153 $153 Pension Obligation, Series 2020 $213 $212 $211 $211 $211 $211 Total Rate-Funded Debt Service $1,069 $1,065 $1,067 $1,065 $1,061 $1,061 2005 SWRCB Revolving Loan $1,505 $1,505 $0 $0 $0 $0
Total Debt Service $2,574 $2,570 $1,067 $1,065 $1,061 $1,061 Capital Improvement Program
The City provided a capital improvement program (CIP) totaling approximately $6,389,000 over fiscal years 2026 through 2031. Project costs are stated in current dollars; no capital cost inflation was applied.

The program is dominated by growth-related capacity and treatment projects, which are funded from the connection fee fund (Fund 360), American Rescue Plan Act (ARPA) grant proceeds, and a Clean Water State Revolving Fund (CWSRF) grant. The SCADA System Upgrade is the only non-growth renewal project funded from sewer rate revenue, at $300,000 in fiscal year 2027 and $250,000 in fiscal year 2028. Table 2-9 summarizes the capital improvement program by funding source.

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Item 27.

Revenue Requirements
Sewer Cost of Service and Rate Study Report 2-7
Table 2-9
Capital Improvement Program by Funding Source (000's)
Funding Source FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Total Sewer Rate Revenue (Fund 361) $0 $300 $250 $0 $0 $0 $550 Connection Fee Cash (Fund 360) $443 $2,500 $115 $0 $0 $0 $3,058 ARPA Grant Proceeds $1,110 $0 $0 $0 $0 $0 $1,110
Clean Water State Revolving Fund $1,671 $0 $0 $0 $0 $0 $1,671 Total CIP $3,224 $2,800 $365 $0 $0 $0 $6,389
Table 2-10 presents the capital improvement program by individual project. Because the great majority of the program is growth-related and is funded from connection fees, and grant proceeds rather than from rates, the CIP has a limited direct effect on the sewer revenue requirement. Its principal effect on rates is indirect, through the operating fund transfers to the connection fee fund that are required in fiscal years 2026 and 2027 to keep that fund solvent while the growth program is delivered.

Table 2-10
Capital Improvement Program by Project, FY 2026 through 2031 (000's) Project
FY
2026
FY
2027
FY
2028
FY
2029
FY
2030
FY
2031 Total
Shady Lane and Amezcua Septic to
Sewer Conversion (S-15) $1,671 $0 $0 $0 $0 $0 $1,671
Avenue 52 Extension to Jackson
Capacity Improvements (S-27) $17 $0 $0 $0 $0 $0 $17
Avenue 51 Extension to Jackson
Capacity Improvements (S-28) $17 $0 $0 $0 $0 $0 $17
CSD Headworks Screening
Improvements (S-29) $1,518 $0 $0 $0 $0 $0 $1,518
Avenue 50, Coronado to Harrison
Capacity Improvements (S-19) $0 $500 $0 $0 $0 $0 $500
Avenue 54 Upsizing $0 $2,000 $0 $0 $0 $0 $2,000
E4 Frederick Street to Julia Drive to
Westfield Way Pipe Replacement $0 $0 $0 $0 $0 $0 $0
SCADA System Upgrade (S-30) $0 $300 $250 $0 $0 $0 $550
E5 Airport Boulevard Pipe Replacement $0 $0 $115 $0 $0 $0 $115 E6 Van Buren Street to Avenue 54 Pipe
Replacement $0 $0 $0 $0 $0 $0 $0
Total Capital Improvement Program $3,224 $2,800 $365 $0 $0 $0 $6,389 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 2
2-8 Sewer Cost of Service and Rate Study Report
Sewer Revenue Requirement
The sewer revenue requirement is the amount that must be recovered from sewer rates in each year of the study period. It is developed by adding operation and maintenance expense, rate-funded debt service, and rate-funded capital improvements, deducting miscellaneous revenues available from sources other than rates, adding the transfers to the connection fee fund required to deliver the growth-related capital program, and adjusting for the planned use of operating reserves and for transfers received from the connection fee fund. Table 2-11 presents the resulting revenue requirement.

Table 2-11
Sewer Revenue Requirement (000's)
Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Operation and Maintenance Expense $6,050 $7,386 $8,025 $8,702 $9,184 $9,476 Existing Debt Service (Rate Funded) $1,069 $1,065 $1,067 $1,065 $1,061 $1,061 Rate Funded Capital Improvements $0 $300 $250 $0 $0 $0
Total Revenue Requirements $7,119 $8,751 $9,341 $9,767 $10,245 $10,537 Less: Miscellaneous Revenues ($217) ($395) ($220) ($219) ($219) ($220) Net Revenue Requirement $6,902 $8,355 $9,121 $9,549 $10,026 $10,317 Transfers to Connection Fee Fund $1,107 $3,445 $0 $0 $0 $0 Total Revenue Needed $8,009 $11,801 $9,121 $9,549 $10,026 $10,317 (Use of)/Addition to Operating Reserves ($450) ($3,843) $2 $286 $261 $354 Less: Transfers In from Connection Fee Fund $0 $0 ($385) ($500) ($500) ($500) Revenue Required from Rates $7,559 $7,957 $8,738 $9,334 $9,787 $10,171 Note: In fiscal years 2027 through 2029, (Use of)/Addition to Operating Reserves differs from Net Cash Flow in Table 4-2 by the transfers to the capital fund of approximately $690,000, $425,000, and $200,000, respectively. These transfers are funded from operating fund reserves and are not included in the revenue requirement.

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Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 3

COST OF SERVICE ANALYSIS AND RATE DESIGN
This section presents the cost-of-service analysis and the rate design developed from it. The cost-ofservice analysis distributes the sewer revenue requirement developed in Section 2 among the utility's customer classes in proportion to the cost of serving each class. The resulting unit costs of service are then used to design the proposed sewer rates. As in Section 2, amounts shown in the tables in this section are rounded, and calculations performed on the figures displayed may differ slightly from the totals shown.

Proposition 218
As a California public agency, CSD's sewer rates are property-related fees subject to Article XIII D, Section 6 of the California Constitution, adopted as Proposition 218. Proposition 218 requires, among other things, that revenues derived from the fee not exceed the funds required to provide the service, that revenues not be used for any purpose other than that for which the fee was imposed, and that the amount of the fee imposed upon any parcel not exceed the proportional cost of the service attributable to that parcel. The cost-of-service methodology applied in this study, which follows the Water Environment Federation's Manual of Practice No. 27, is designed to satisfy these requirements by deriving each charge from the unit cost of the specific service provided.

Scope and Applicability
Article XIII D applies to “property-related fees and charges,” defined as any levy other than an ad valorem tax, special tax, or assessment imposed by an agency upon a parcel or upon a person as an incident of property ownership. Water, sewer, and solid waste service charges have been explicitly recognized by both the California Legislature and the courts as property-related fees subject to Article XIII D’s requirements.

The provisions of Proposition 218 apply to all local agencies, as defined to include any county, city, city and county, school district, special district, authority, agency, and any other municipal public corporation or district. As the wastewater enterprise administered by the City, CSD is fully subject to the requirements of Article XIII D in setting and adjusting its sewer service rates and charges.

Substantive Rate-Setting Requirements
Article XIII D, Section 6 establishes five substantive legal requirements that property-related fees and charges must satisfy. These requirements define the constitutional bounds of lawful rate-setting authority:
 Revenues shall not exceed the funds required to provide the property-related service. The total revenue collected from a fee or charge may not exceed the reasonable cost of providing the service for which the fee is imposed. This is commonly referred to as the “revenue sufficiency” or “cost-ofservice” requirement.  Revenues shall not be used for any purpose other than that for which the fee or charge was imposed. Rate revenues collected from sewer customers must be dedicated exclusively to the Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 3
3-2 Sewer Cost of Service and Rate Study Report
provision of wastewater service and may not be diverted to general fund purposes or unrelated programs.
 The amount of a fee or charge imposed upon any parcel or person shall not exceed the proportional cost of the service attributable to the parcel. Individual rates must bear a reasonable relationship to the cost of serving each class of customer or parcel. This “proportionality” requirement underlies the cost-of-service methodology used in a properly structured rate study.  No fee or charge may be imposed for a service unless that service is used by, or immediately available to, the owner of the property in question. Rates may not be imposed on parcels that have no access to or use of the service.
 No fee or charge may be imposed for general governmental services including, but not limited to, police, fire, ambulance, or library services, where the service is available to the general public in substantially the same manner as it is to property owners. Sewer rates are tied to a specific wastewater service provided to each connected parcel and are not implicated by this provision under normal circumstances.

These substantive requirements are central to the analytical framework of any rate study conducted under California law, and they directly inform the cost-of-service and rate design methodologies employed in this report.

The rate study presented in this report has been designed and conducted in full compliance with the requirements of Article XIII D of the California Constitution. The cost-of-service analysis allocates costs in a manner consistent with the proportionality requirement; rate revenues are structured to fund only those services provided to ratepayers; and the proposed rates do not exceed the reasonable cost of providing sewer service. Prior to adoption of any rates recommended herein, the City will conduct the required Proposition 218 noticing and protest hearing process in accordance with applicable law, providing all affected parcel owners not less than 45 days’ written notice and the opportunity to file written protests.

Wastewater Cost of Service Process
The cost-of-service analysis follows the procedures described in the Water Environment Federation's Manual of Practice No. 27, Financing and Charges for Wastewater Systems, and proceeds in four steps.

Step 1: Functionalization of Costs
First, the revenue requirement is functionalized, meaning that each cost is assigned to the function of the utility that gives rise to it: treatment, collection, customer service, or meters and services.

Step 2: Allocation of Functionalized Costs to Cost Components Second, functionalized costs are allocated to cost causation components. Treatment costs are allocated among flow, biochemical oxygen demand (BOD), and total suspended solids (TSS), because the cost of treating wastewater is driven by the volume of flow and by the strength of that flow. Collection, customer service, and meters and services costs are recovered through fixed charges.

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Item 27.

Cost of Service Analysis and Rate Design
Sewer Cost of Service and Rate Study Report 3-3
Step 3: Development of Units of Service
Third, units of service are developed for each customer class, measuring each class's contribution to flow, strength, bills, and metered capacity.

Step 4: Distribution of Costs to Customer Classes
Fourth, the cost of each component is divided by the corresponding units of service to derive unit costs, which are then applied to each class to determine its proportionate share of the revenue requirement.

This approach satisfies the substantive requirement of Proposition 218 that the charge imposed on any parcel not exceed the proportional cost of the service attributable to that parcel, because each class pays only for the flow, strength, bills, and capacity it actually places on the system.

Test Year and Functionalization
Fiscal year 2025 was used as the test year for functionalizing costs. Test year expenses of $8,086,745 were assigned to the four functional categories using cost-causative factors developed with City staff. Sanitation department labor was distributed among the functions based on the share of staff time devoted to each.

Capital assets were distributed between treatment and collection based on the net book value of the assets serving each function. Costs that are fixed with respect to both flow and strength were divided evenly between customer service and meters and services. The resulting functionalization is presented in Table 3-1.

Table 3-1
Functionalized Test Year Cost of Service, Fiscal Year 2025 Cost Category Treatment Collection
Customer
Service
Meters &
Services Total
Administration $3,248,428 $653,752 $939,740 $444,216 $5,286,136 Operations $1,733,276 $348,825 $481,487 $237,022 $2,800,609 Total Test Year $4,981,703 $1,002,577 $1,421,227 $681,238 $8,086,745 Percent of Total 61.6% 12.4% 17.6% 8.4% 100.0%
The functional methodology used for the test year was then applied to the net revenue requirement for each year of the study period developed in Section 2. This creates some variation in the percentage allocation each year due to the variation in the cost of each functional component each year. Table 3-2 presents the functionalized cost of service to be recovered from rates each year.

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Section 3
3-4 Sewer Cost of Service and Rate Study Report
Table 3-2
Functionalized Cost of Service Recovered from Rates
Functional Category FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Treatment $4,333,477 $5,208,141 $5,529,003 $5,720,302 $6,008,550 $6,178,190 Collection $775,623 $922,631 $1,063,547 $1,133,936 $1,244,900 $1,284,497 Customer Service $1,226,618 $1,548,316 $1,722,378 $1,833,317 $1,886,278 $1,941,476 Meters & Services $565,787 $676,407 $806,296 $861,159 $886,658 $913,061 Total $6,901,505 $8,355,496 $9,121,223 $9,548,714 $10,026,386 $10,317,224 Customer Class Evaluation
CSD currently bills four customer groupings: single family residential, multi-family and mobile home, commercial, and institutional. For cost-of-service purposes the commercial grouping is further divided into three strength categories, reflecting the substantial differences in the concentration of BOD and TSS discharged by different types of commercial establishment. NewGen reviewed the existing class designations and concluded that they remain appropriate and equitable, and no changes to the class structure are recommended. The six resulting cost-of-service classes are single family, multi-family and mobile units, commercial low strength, commercial medium strength, commercial high strength, and institutional.

Wastewater strength assumptions by class were carried forward from the 2017 Sanitation Rate Study and are presented in Table 3-3. Single family and multi-family customers are assumed to discharge domestic strength wastewater of 175 mg/L BOD and 175 mg/L TSS. Commercial high strength customers, which include restaurants and similar food service establishments, are assumed to discharge 976 mg/L BOD and 624 mg/L TSS.

Table 3-3
Assumed Wastewater Strength by Customer Class
Customer Class BOD (mg/L) TSS (mg/L)
Single Family 175 175
Multi-Family/Mobile Units 175 175
Commercial Low 139 103
Commercial Medium 180 280
Commercial High 976 624
Institutional 130 100
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Item 27.

Cost of Service Analysis and Rate Design
Sewer Cost of Service and Rate Study Report 3-5
Units of Service
Units of service measure each customer class's contribution to the cost drivers of the system. Four units of service are used. Billed volume is metered water consumption, which is the basis on which volumetric charges are levied. Contributed volume is billed volume grossed up by an inflow and infiltration factor of

14.68 percent, which reconciles total billed volume of 1,296,229 HCF to the 1,486,455 HCF of flow actually received at the treatment plant. BOD and TSS loadings in pounds are calculated by applying each class's assumed strength from Table 3-3 to its contributed volume. Table 3-4 presents units of service by customer class.

Table 3-4
Units of Service by Customer Class
Customer Class
Billed Volume
(HCF)
Contributed
Volume (HCF) BOD (lbs.) TSS (lbs.)
Single Family 661,031 758,039 828,052 828,052
Multi-Family/Mobile Units 270,573 310,281 338,938 338,938 Commercial Low 189,733 217,577 188,780 139,887
Commercial Medium 32,873 37,697 42,356 65,886
Commercial High 38,268 43,884 267,352 170,930
Institutional 103,751 118,977 96,546 74,266
Total 1,296,229 1,486,455 1,762,023 1,617,960
Both Customer service costs and Meters and services costs are recovered on the basis of meter equivalent units (MEUs), which scale each meter size by its hydraulic capacity relative to a 3/4-inch meter. Table 3-5 presents meter equivalent units by class.

Table 3-5
Share of Meter Equivalent Units by Customer Class
Customer Class Annual MEUs Share of MEUs
Single Family 91,468 76.6%
Multi-Family/Mobile Units 13,032 10.9%
Commercial 12,532 10.5%
Institutional 2,436 2.0%
Total 119,468 100.0%
Allocation of Costs to Customer Classes
Treatment costs are allocated among flow, BOD, and TSS using factors developed from the design and operating characteristics of the treatment plant. Table 3-6 presents the allocation of fiscal year 2027 treatment costs to the three cost components.

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Item 27.

Section 3
3-6 Sewer Cost of Service and Rate Study Report
Table 3-6
Allocation of Treatment Costs to Cost Components, Fiscal Year 2027 Cost Component Allocation Factor Allocated Cost
Flow 35.7% $1,859,306
BOD 30.2% $1,572,859
TSS 34.1% $1,775,976
Total Treatment Cost 100.0% $5,208,141
Unit costs of service are derived by dividing the cost of each component by the corresponding units of service. Table 3-7 presents the resulting unit costs for fiscal year 2027. These unit costs are the foundation of the proposed rates: each class is charged the flow, BOD, and TSS unit costs applicable to the volume and strength it contributes, together with the fixed unit costs applicable to its bills and metered capacity.

Table 3-7
Unit Costs of Service, Fiscal Year 2027
Cost Component Allocated Cost Units of Service Unit of Measure Unit Cost Flow $1,859,306 1,296,229 per HCF $1.43
BOD $1,572,859 1,762,023 per pound $0.89
TSS $1,775,976 1,617,960 per pound $1.10
Collection $922,631 119,468 per MEU $7.72
Customer Service $1,548,316 119,468 per MEU $12.96
Meters & Services $676,407 119,468 per MEU $5.66
Rate Design Methodology
Fixed monthly charges recover collection, customer service, and meters and services costs. The customer service, collection, and meters and services unit costs are each charged per meter equivalent unit, so that a customer with a larger meter, and therefore a larger claim on system capacity, pays proportionately more. Meter equivalent unit ratios are based on the safe maximum operating capacity of each meter size as published by the American Water Works Association, expressed relative to a 3/4-inch meter. Table 3-8 presents the ratios.

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Item 27.

Cost of Service Analysis and Rate Design
Sewer Cost of Service and Rate Study Report 3-7
Table 3-8
Meter Equivalent Unit Ratios
Meter Size Capacity (gpm) Meter Equivalent Units
3/4-inch 30 1.00
1-inch 50 1.67
1 1/2-inch 100 3.33
2-inch 160 5.33
3-inch 300 10.00
4-inch 500 16.67
6-inch 1,000 33.33
8-inch 1,600 53.33
The fixed monthly charge for a given meter size is therefore the sum of the customer service, collection, and meters and services unit costs, $12.96, $7.72, and $5.66 per MEU respectively, multiplied by the meter equivalent units for that size. For a 3/4-inch meter in fiscal year 2027 this produces a charge of $26.34 per month.

Volumetric charges recover treatment costs. The volumetric rate for each class is the sum of the flow unit cost, which is the same for every class, plus class-specific BOD and TSS charges derived by applying the BOD and TSS unit costs to the pounds of each constituent contributed per HCF of billed volume. For multifamily and mobile home customers in fiscal year 2027 this produces $1.43 for flow, $1.12 for BOD, and $1.38 for TSS, for a total volumetric rate of $3.93 per HCF.

Single family residential customers are billed a single flat monthly charge with no volumetric component, because the City does not bill that class on metered consumption. The single family charge is therefore the fixed charge applicable to a 3/4-inch meter plus the class volumetric rate applied to average single family consumption of 7.23 HCF per month. For fiscal year 2027 this produces a charge of $54.73 per month.

Proposed Sewer Rates
Table 3-9 presents the proposed fixed monthly charges and Table 3-10 the proposed volumetric charges, alongside the existing fiscal year 2026 rates. No change is proposed for fiscal year 2026. The proposed rates recover the cost of service developed in this section and, because each charge is derived from the unit cost of the service actually provided, do not exceed the proportional cost of service attributable to any parcel.

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Section 3
3-8 Sewer Cost of Service and Rate Study Report
Table 3-9
Proposed Fixed Monthly Charges
Rate Component
FY 2026
(Existing) FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Single Family $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 3/4-inch Meter $24.08 $26.34 $30.07 $32.05 $33.63 $34.65 1-inch Meter $40.11 $43.91 $50.11 $53.41 $56.05 $57.74
1 1/2-inch Meter $80.24 $87.82 $100.23 $106.82 $112.10 $115.49 2-inch Meter $128.39 $140.51 $160.37 $170.91 $179.37 $184.78 3-inch Meter $256.76 $263.45 $300.68 $320.45 $336.31 $346.46 4-inch Meter $401.19 $439.08 $501.14 $534.09 $560.52 $577.43 6-inch Meter $802.36 $878.16 $1,002.28 $1,068.18 $1,121.04 $1,154.85 8-inch Meter $1,283.78 $1,405.05 $1,603.65 $1,709.09 $1,793.66 $1,847.76 Table 3-10
Proposed Volumetric Charges ($ per HCF)
Customer Class
FY 2026
(Existing) FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Multi-Family/Mobile Units $3.55 $3.93 $4.17 $4.31 $4.53 $4.66 Commercial Low $3.09 $3.13 $3.32 $3.44 $3.61 $3.72
Commercial Medium $4.00 $4.78 $5.08 $5.26 $5.52 $5.68
Commercial High $8.90 $12.57 $13.35 $13.81 $14.51 $14.92 Institutional $3.04 $3.05 $3.24 $3.35 $3.52 $3.62
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Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 4

CASH FLOW AND FUND BALANCE FORECASTS
Recommended Financial Plan
The recommended financial plan closes the gap between revenue under existing rates and the revenue requirement developed above. No revenue adjustment is required in fiscal year 2026; existing rates recover the fiscal year 2026 requirement. Substantial adjustments are required in fiscal years 2027 and 2028 to absorb the step increase in operation and maintenance expense associated with the manpower study positions, depreciation funding, and escalating administrative costs, and to fund the operating transfers to the connection fee fund. Adjustments moderate to between 3.9 and 6.8 percent per year thereafter. The recommended adjustments are modeled as taking effect as presented in Table 4-1.

Table 4-1
Recommended Annual Revenue Adjustments
Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Date Effective N/A 1/1/2027 1/1/2028 1/1/2029 1/1/2030 1/1/2031 Recommended Revenue Adjustment 0.0% 5.3% 9.8% 6.8% 4.8% 3.9% Revenue Required from Rates (000's) $7,559 $7,957 $8,738 $9,334 $9,787 $10,171 Table 4-2 presents the projected cash flow of the sewer operating fund under the recommended rates.

The fund draws down materially in fiscal years 2026 and 2027, when the transfers to the connection fee fund are required, declines modestly in fiscal year 2028, and returns to positive net cash flow from fiscal year 2029. The plan also includes transfers to the capital fund of approximately $690,000, $425,000, and $200,000 in fiscal years 2027, 2028, and 2029, respectively. The ending fund balance remains above the minimum reserve requirement in every year of the study period.

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Section 4
4-2 Sewer Cost of Service and Rate Study Report
Table 4-2
Projected Cash Flow Under Recommended Rates (000's)
Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Beginning Operating Fund Balance $11,399 $10,950 $6,416 $5,993 $6,079 $6,339 Rate Revenue $7,559 $7,957 $8,738 $9,334 $9,787 $10,171 Miscellaneous Revenues $217 $395 $220 $219 $219 $220
Transfers In from Connection Fee Fund $0 $0 $385 $500 $500 $500 Total Revenues $7,777 $8,353 $9,343 $10,053 $10,506 $10,891 Operation and Maintenance Expense $6,050 $7,386 $8,025 $8,702 $9,184 $9,476 Debt Service $1,069 $1,065 $1,067 $1,065 $1,061 $1,061
Rate Funded Capital Improvements $0 $300 $250 $0 $0 $0
Transfers Out to Connection Fee Fund $1,107 $3,445 $0 $0 $0 $0 Transfer to Capital Fund $0 $690 $425 $200 $0 $0
Total Expenditures $8,226 $12,886 $9,766 $9,967 $10,245 $10,537 Net Cash Flow ($450) ($4,533) ($423) $86 $261 $354
Ending Operating Fund Balance $10,950 $6,416 $5,993 $6,079 $6,339 $6,693 Reserves and Financial Policies
The City does not have a formally adopted reserve policy for the sewer utility. For purposes of this study, a minimum operating reserve target of 90 days of operation and maintenance expense plus 30 days of capital spending was applied, consistent with common practice among California wastewater utilities and with the targets shown in Table 2-2. The utility begins the study period with a substantial unrestricted fund balance of approximately $11,399,000. That balance is drawn down over the study period to fund the transfers to the connection fee fund and the capital fund described above but remains above the minimum requirement in every year. Table 4-3 compares the projected ending operating fund balance to the minimum reserve requirement under the recommended financial plan.

Table 4-3
Reserve Requirement and Projected Operating Fund Balance (000's) Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Projected Ending Fund Balance $10,950 $6,416 $5,993 $6,079 $6,339 $6,693 Minimum Reserve Requirement $1,496 $1,825 $1,983 $2,150 $2,269 $2,341 Balance Over/(Under) Requirement $9,454 $4,591 $4,010 $3,929 $4,071 $4,353 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Cash Flow and Fund Balance Forecasts
Sewer Cost of Service and Rate Study Report 4-3
Debt Service Coverage Ratio
The Debt Service Coverage Ratio (DSCR) measures a utility’s ability to meet its annual debt obligations from operating revenues. It is calculated as:

Net Revenues Available for Debt Service ÷ Total Annual Debt Service Requirements Net revenues are determined by taking total operating revenues and subtracting operation and maintenance expenses (excluding the general government administrative transfer in CSD’s case). The resulting figure represents the cash available to cover principal and interest payments on outstanding debt.

Table 4-4 presents projected debt service coverage under the recommended rates. Excluding the general government administrative transfer, coverage ranges from 2.49 to 4.38 times and exceeds the 1.25 times target in every year. The general government administrative transfer is a discretionary payment to the City's General Fund rather than a cost of providing wastewater service, and is customarily excluded from the coverage calculation.

Table 4-4
Projected Debt Service Coverage (000's)
Description FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Net Revenue Available for Debt Service $2,663 $4,202 $4,286 $4,325 $4,422 $4,647 Rate-Funded Debt Service $1,069 $1,065 $1,067 $1,065 $1,061 $1,061 Debt Service Coverage, Excluding Transfer 2.49 3.94 4.02 4.06 4.17 4.38 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 5

CUSTOMER BILL IMPACTS
This section presents the effect of the proposed rates on customer bills. Bills are shown for a typical customer in each class, based on the average monthly water consumption and meter size for that class.

Individual customers with consumption or meter sizes different from the class average will experience different impacts.

Single Family Residential Bill Impacts
Single family residential customers are billed a flat monthly charge that does not vary with consumption or meter size, so the bill impact for that class is the same for every account. The monthly bill increases from $49.74 under existing rates to $54.73 in fiscal year 2027, an increase of $4.99 or 10.0 percent. The large first two years of increases reflect the cost-of-service analysis presented in Section 3, which found that single family customers were not previously paying their full proportionate share of the cost of service. This cost adjustment has been spread over several years to lessen the impact while drawing down on the existing fund balance. Increases in the remaining years of the study period are more modest, ranging from $1.94 to $3.16 per month, or between 2.9 and 5.0 percent. Table 5-1 presents the single family residential monthly bill over the study period.

Table 5-1
Single Family Residential Monthly Bill
Description
FY 2026
(Existing) FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Monthly Bill $49.74 $54.73 $60.21 $63.23 $66.38 $68.32
$ Change - $4.99 $5.47 $3.02 $3.16 $1.94
% Change - 10.0% 10.0% 5.0% 5.0% 2.9%
Other Customer Class Bill Impacts
Table 5-2 presents the monthly bill for a typical customer in each class at average consumption for that class. Bills for classes other than single family residential consist of the fixed monthly charge applicable to the customer's meter size plus the class volumetric charge applied to metered consumption.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 5
5-2 Sewer Cost of Service and Rate Study Report
Table 5-2
Monthly Bill by Customer Class at Average Use
Customer Class (Meter Size)
Average
Monthly
HCF FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Single Family (3/4-inch) 7.23 $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 Multi-Family/Mobile Units (2-inch) 101 $486.94 $537.19 $581.49 $606.61 $637.02 $655.35 Commercial Low (3/4-inch) 66 $228.02 $233.05 $249.50 $259.07 $272.10 $279.85 Commercial Medium (1 1/2-inch) 286 $1,224.24 $1,456.20 $1,552.91 $1,609.76 $1,690.78 $1,738.73 Commercial High (2-inch) 157 $1,525.69 $2,114.56 $2,256.03 $2,339.08 $2,456.80 $2,526.51 Institutional (2-inch) 218 $791.11 $805.57 $866.41 $901.38 $946.64 $973.72 Table 5-3 presents the corresponding percentage change in the monthly bill for each class. First-year impacts vary considerably by class because the proposed rates realign each class with its cost of service.

Commercial high-strength customers see the largest first-year increase, at 38.6 percent, followed by commercial medium strength customers at 18.9 percent, reflecting the strength-based allocation of treatment costs described in Section 3. Commercial low strength and institutional customers see the smallest first-year increases, at 2.2 and 1.8 percent respectively. After fiscal year 2028, annual increases converge to between 2.8 and 5.0 percent for all classes.

Table 5-3
Percent Change in Monthly Bill by Customer Class
Customer Class FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Single Family 10.0% 10.0% 5.0% 5.0% 2.9%
Multi-Family/Mobile Units 10.3% 8.2% 4.3% 5.0% 2.9%
Commercial Low 2.2% 7.1% 3.8% 5.0% 2.8%
Commercial Medium 18.9% 6.6% 3.7% 5.0% 2.8%
Commercial High 38.6% 6.7% 3.7% 5.0% 2.8%
Institutional 1.8% 7.6% 4.0% 5.0% 2.9%
Regional Rate Comparison
To place the proposed rates in context, NewGen surveyed the monthly residential sewer bills of 18 other water and wastewater agencies in Riverside County and the surrounding region. Bills are compared at monthly usage of 6,732 gallons, equivalent to approximately 9 HCF. The survey reflects rates in effect at the time of this study and does not account for rate increases those agencies may adopt during CSD's study period. Table 5-4 presents the results.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Customer Bill Impacts
Sewer Cost of Service and Rate Study Report 5-3
Table 5-4
Regional Monthly Residential Sewer Bill Comparison
Agency Monthly Bill
City of Ridgecrest $31.52
Coachella Valley Water District $33.87
City of Blythe $36.57
City of San Jacinto (EMWD) $38.97
Desert Water Agency (Treatment from CVWD) $39.99
Eastern Municipal Water District (Average) $46.06
City of Coachella (FY 2026) $49.74
City of Corona $50.01
Rancho Water District $50.27
Jurupa Community Services District (WRCWRA) $50.66
Jurupa Community Services District (Riverside) $50.66
City of Banning $51.35
Mission Springs Water District $53.75
City of Hemet (Treatment by EMWD) $53.98
Valley Sanitary District $54.35
City of Beaumont $56.51
City of Norco $58.48
City of Coachella (Estimated FY 2028) $60.21
Temescal Valley Water District $75.70
Elsinore Valley Water District $81.31
Survey Average (Excluding Coachella) $50.78
CSD's existing fiscal year 2026 residential bill of $49.74 ranks seventh lowest among the 19 bills shown and is approximately two percent below the survey average of $50.78 for the 18 other agencies. Under the proposed rates, the fiscal year 2028 residential bill of $60.21 would rank seventeenth, approximately 19 percent above the current survey average. This comparison should be interpreted with caution. Sewer rates reflect each agency's own service area characteristics, treatment obligations, capital needs, and debt position, and a comparison of rate levels is not a substitute for the cost-of-service analysis presented in Section 3.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Section 6

FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
This report presents a comprehensive cost of service and rate study for the Coachella Sanitary District covering fiscal years 2027 through 2031. The study finds that the sewer utility's existing rates, which generate approximately $7,559,000 per year, are sufficient to meet the utility's obligations in fiscal year 2026 but fall materially short thereafter as operation and maintenance expense grows, the recommendations of the Utility Manpower Study and compensation study are implemented, and the operating fund is called upon to support the growth-related capital program delivered through the connection fee fund.

Findings
 Existing rates are sufficient only in fiscal year 2026. Revenue under existing rates is approximately $7,559,000 per year and, with no growth in accounts or billable flow projected, remains flat over the study period. Existing rates recover the fiscal year 2026 revenue requirement but fall materially short thereafter.
 Operation and maintenance expense is the principal cost driver. Operation and maintenance expense rises from approximately $6,050,000 in fiscal year 2026 to $9,476,000 in fiscal year 2031, driven by general cost escalation, the positions identified in the Utility Manpower Study, the salary adjustments arising from the compensation study, and depreciation funding.  Debt service is stable, and capital needs are largely funded from non-rate sources. Rate-funded debt service is approximately $1,065,000 per year across five outstanding obligations, and no new debt is contemplated. The capital improvement program totals approximately $6,389,000 over the study period, is almost entirely growth-related, and is funded from connection fees, American Rescue Plan Act grant proceeds, and Clean Water State Revolving Fund grants. Only the SCADA System Upgrade is funded from rates.
 The operating fund must support the connection fee fund. The operating fund is required to transfer approximately $4,553,000 to the connection fee fund in fiscal years 2026 and 2027 to keep that fund solvent while the growth-related capital program is delivered.  Reserves and debt service coverage remain adequate under the recommended plan. The operating fund balance declines from approximately $10,950,000 at the end of fiscal year 2026 to approximately $6,700,000 at the end of fiscal year 2031, remaining above the minimum reserve requirement in every year. Debt service coverage, measured on net revenue excluding the general government administrative transfer, ranges from 2.49 to 4.38 times against a 1.25 times target.  Several classes are not paying their full proportionate share. The cost-of-service analysis found that single family residential, multi-family, and the medium and high strength commercial classes were not previously paying their full proportionate share of the cost of service, while commercial low strength and institutional customers were paying close to their share. The existing customer class structure remains appropriate, and no changes are recommended.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Section 6
6-2 Sewer Cost of Service and Rate Study Report
 Bill impacts are concentrated in the first years of the plan. The single family residential monthly bill increases from $49.74 to $54.73 in fiscal year 2027, an increase of $4.99 or 10.0 percent. Firstyear increases for other classes range from approximately 2 percent for commercial low strength and institutional customers to 38.6 percent for commercial high strength customers. After fiscal year 2028, annual increases converge to between 2.8 and 5.0 percent for all classes.  Regional comparison. At existing rates, CSD’s monthly residential bill of $49.74 ranks seventh lowest among the 19 bills surveyed and is approximately two percent below the survey average of $50.78. Under the proposed rates, the fiscal year 2028 bill of $60.21 would rank seventeenth, although the survey does not account for rate increases other agencies may adopt during the study period.

Conclusions
The recommended revenue adjustments are sufficient to fund the sewer utility. Over the fiscal year 2027 through 2031 forecast period, the recommended adjustments generate revenue adequate to cover operation and maintenance expense, existing debt service, and rate-funded capital improvements, support the required transfers to the connection fee fund, and maintain the operating fund above its minimum reserve requirement in every year.

The proposed rates are cost-based and defensible under Proposition 218. Rates were derived by functionalizing the revenue requirement, allocating functionalized costs to flow, strength, and fixed cost components, and distributing those costs to customer classes in proportion to the flow, strength, bills, and metered capacity each class places on the system. As a result, the proposed rates do not exceed the proportional cost of service attributable to any parcel.

The first-year bill increases reflect realignment to cost of service. The larger increases for single family residential, multi-family, and medium and high strength commercial customers reflect those classes moving to their full proportionate share of the cost of service. The adjustment has been spread over several years, drawing down the existing fund balance, to lessen the impact on customers.

Recommendations
Based on the findings and conclusions above, NewGen recommends that the City take the following actions:
 Adopt the recommended revenue adjustments. The financial plan requires no rate increase in fiscal year 2026, followed by adjustments of 5.3 percent in fiscal year 2027, 9.8 percent in fiscal year 2028, 6.8 percent in fiscal year 2029, 4.8 percent in fiscal year 2030, and 3.9 percent in fiscal year 2031. These adjustments fund the utility's full revenue requirement, maintain the operating fund above its minimum reserve requirement in every year of the study period, and support the transfers to the connection fee fund required in fiscal years 2026 and 2027.  Adopt the proposed rate schedule. The proposed rates presented in Section 3 and Appendix A recover the cost of service allocated to each customer class. Because each charge is derived from the unit cost of the service actually provided, the proposed rates do not exceed the proportional cost of service attributable to any parcel and are consistent with the requirements of Proposition 218.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Findings, Conclusions, and Recommendations
Sewer Cost of Service and Rate Study Report 6-3
 Recognize the first-year realignment of class bills. The cost-of-service analysis found that single family residential, multi-family, and the medium and high strength commercial classes were not previously paying their full proportionate share, and those classes bear first-year increases of 10.0,

10.3, 18.9, and 38.6 percent respectively. Commercial low strength and institutional customers bear first-year increases of approximately 2 percent. After fiscal year 2028 annual increases converge to between 2.8 and 5.0 percent for all classes.  Formally adopt a reserve policy. The financial plan applies an operating reserve target of 90 days of operation and maintenance expense plus 30 days of capital spending, developed with City staff.

The City has not formally adopted a reserve policy for the sewer utility. NewGen recommends that the City Council adopt the policy applied in this study so that future rate setting proceeds against an approved financial target.
 Monitor debt service coverage. Measured on net revenue excluding the general government administrative transfer, projected coverage ranges from 2.49 to 4.38 times and comfortably exceeds the 1.25 times target in every year.
 Monitor the connection fee fund. The growth-related capital program is funded principally from connection fees, ARPA grant proceeds, and Clean Water State Revolving Fund grant proceeds. The connection fee fund nonetheless requires operating fund transfers totaling approximately $4,553,000 in fiscal years 2026 and 2027. If connection fee revenue falls short of the $500,000 per year assumed in the financial plan, or if the growth capital program accelerates, additional operating fund support will be required and the recommended revenue adjustments should be revisited.
 Update the study periodically. NewGen recommends that the City review the financial plan annually using the Excel model delivered with this study, and that a full cost of service study be conducted at least every five years, or sooner if customer growth, regulatory obligations, or the capital program change materially.

Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Appendix A
Proposed Sewer Rate Schedule
This appendix presents the complete schedule of proposed sewer rates for fiscal years 2026 through 2031.

Fiscal year 2026 rates are the rates currently in effect; no adjustment is proposed for that year. All charges are stated per month.

Table A-1
Proposed Sewer Rate Schedule, Fiscal Years 2026 through 2031 Rate Component FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031 Fixed Monthly Charges
Single Family (per account) $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 3/4-inch Meter $24.08 $26.34 $30.07 $32.05 $33.63 $34.65 1-inch Meter $40.11 $43.91 $50.11 $53.41 $56.05 $57.74
1 1/2-inch Meter $80.24 $87.82 $100.23 $106.82 $112.10 $115.49 2-inch Meter $128.39 $140.51 $160.37 $170.91 $179.37 $184.78 3-inch Meter $256.76 $263.45 $300.68 $320.45 $336.31 $346.46 4-inch Meter $401.19 $439.08 $501.14 $534.09 $560.52 $577.43 6-inch Meter $802.36 $878.16 $1,002.28 $1,068.18 $1,121.04 $1,154.85 8-inch Meter $1,283.78 $1,405.05 $1,603.65 $1,709.09 $1,793.66 $1,847.76

Volumetric Charges ($ per HCF)
Multi-Family/Mobile Units $3.55 $3.93 $4.17 $4.31 $4.53 $4.66 Commercial Low $3.09 $3.13 $3.32 $3.44 $3.61 $3.72
Commercial Medium $4.00 $4.78 $5.08 $5.26 $5.52 $5.68
Commercial High $8.90 $12.57 $13.35 $13.81 $14.51 $14.92 Institutional $3.04 $3.05 $3.24 $3.35 $3.52 $3.62
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

Economics | Strategy | Stakeholders | Sustainability Sewer Cost of Service and Rate Study Report Appendix B
Capital Improvement Program Detail
This appendix presents the capital improvement program by individual project, fiscal year, and funding source. Amounts are shown in thousands of dollars and are stated in current dollars; no capital cost inflation was applied. A dash indicates no expenditure in that year.

Table B-1
Capital Improvement Program by Project and Fiscal Year (000's) Project Funding Source
FY
2026
FY
2027
FY
2028
FY
2029
FY
2030
FY
2031 Total
Shady Lane and Amezcua Septic to Sewer Conversion (S-15) CWSRF Grant $1,671 -- -- -- -- -- $1,671 Avenue 52 Extension to Jackson Capacity Improvements (S-27) Connection Fees $17 -- -- -- -- -- $17 Avenue 51 Extension to Jackson Capacity Improvements (S-28) Connection Fees $17 -- -- -- -- -- $17 CSD Headworks Screening Improvements (S-29) Connection Fees / ARPA $1,518 -- -- -- -- -- $1,518 Avenue 50, Coronado to Harrison Capacity Improvements (S-19) Connection Fees -- $500 -- -- -- -- $500 Avenue 54 Upsizing Connection Fees -- $2,000 -- -- -- -- $2,000 E4 Frederick Street to Julia Drive to Westfield Way Connection Fees / ARPA -- -- -- -- -- -- $0 SCADA System Upgrade (S-30) Sewer Rates -- $300 $250 -- -- -- $550 E5 Airport Boulevard Pipe Replacement Connection Fees -- -- $115 -- -- -- $115 E6 Van Buren Street to Avenue 54 Pipe Replacement Connection Fees -- -- -- -- -- -- $0 Total Capital Improvement Program $3,224 $2,800 $365 $0 $0 $0 $6,389 Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.

THANK YOU!
900 Bestgate Road, Ste 402, Annapolis,
MD 21401
Phone: (443) 951-4207
Email: [email protected]
ww.newgenstrategies.net
Docusign Envelope ID: 0A69781F-E9A1-8C93-8289-DC1CD0665253

Item 27.
[PAGE 1 of 4]
[HEADING]
Coachella Water Authority

NOTICE OF PUBLIC HEARING
Proposed Water Rate Changes Will Be Considered at Upcoming Public Hearing [POP-OUT BOX]
Public Hearing
When: Wednesday, December 9, 2026 | 6 p.m.

Where: City Council Chambers | 1515 Sixth Street, Coachella, CA 92236 Why am I receiving this noƟce?
The City recently completed an independent Cost-of-Service Study to determine the revenue needed to conƟnue providing reliable water service, maintain and upgrade aging infrastructure, and meet Chromium-6 regulatory requirements, while maintaining financial stability. It is important to note that, as a public agency, the City cannot earn a profit from its water service and must charge no more than the actual cost of providing that service.

ProposiƟon 218 requires the City to noƟfy affected property owners and customers of record, including tenants/renters who are billed directly for service, of proposed rate changes and provide an opportunity to submit a wriƩen protest before rates can be adopted. If approved, proposed rates would take effect January 1, 2027.

Why are water rate changes being proposed?
The City’s last water rate increase was in 2015. The City’s water system requires ongoing maintenance and updates to prevent breaks, provide reliable service, prepare for emergencies and protect public health. The recent Cost-of-Service Study found that exisƟng rates will not generate enough revenue to meet projected costs beginning in 2027. A new statewide Chromium-6 regulatory mandate is also a key reason for the proposed water rate changes.

A New State Drinking Water Standard Is a Major Cost Driver Chromium-6 is a naturally occurring mineral found in groundwater in the Coachella Valley. The Chromium-6 found in the region is not from industrial polluƟon. California has adopted a new standard for the amount of Chromium-6 allowed in drinking water. This new standard requires all of the City’s seven wells be treated for Chromium-6 by 2031 and is esƟmated to cost about $49.1 million.

Per the City’s approved Compliance Plan approved by California’s Division of Drinking Water, the City is commiƩed to meeƟng the 2031 compliance schedule.
[GRAPHIC]
Chromium-6 HEXAVALENT CHROMIUM
Maximum Containment Level (MCL) = 10 parts per billon (ppb) in drinking water THE LAW SINCE 2024 1 ppb = about one drop in 10,000 gallons
6 CURRENT CITY WELLS NEW WELL
All require treatment to meet the new standard by July 3, 2031

BOTTOM OF PAGE
Coachella.org/Rates [email protected]

Item 27.
[PAGE 2 of 4]
The City is Pursuing State Funding
The City is simultaneously pursuing grant funding to offset the costs of the required Chromium-6 improvements. The Cost-of-Service Study must assume the City pays the full cost unƟl outside funding is secured.

If the City receives grant or principal forgiveness funding, the City’s revenue requirement would decrease. The City would then decrease water rates and would not need to repeat the ProposiƟon 218 process to do so. [TABLE]
Proposed Water Rates: 2027 – 2031
Your water bill includes a fixed monthly charge based on your meter size and a charge (“volumetric rate”) based on the amount of water you use. One-hundred cubic feet (HCF) of water equals 748 gallons. Your monthly water bill lists your meter size and your recent monthly water usage.

Cost of Service Based Rate Forecast - Monthly
2026
(Existing)
Effective
January 1,
2027
Effective
January 1,
2028
Effective
January 1,
2029
Effective
January 1,
2030
Effective
January 1,
2031
Monthly Meter Charge
¾” $13.80 $19.67 $20.81 $21.87 $23.02 $23.19
1” $19.32 $26.88 $28.43 $29.88 $31.45 $31.68
1 ½” $24.84 $44.89 $47.49 $49.90 $52.52 $52.91
2” $40.02 $66.51 $70.36 $73.93 $77.82 $78.39
3” $151.82 $134.97 $142.77 $150.02 $157.91 $159.07
4” $193.22 $225.04 $238.06 $250.14 $263.30 $265.23
6” $289.83 $495.27 $523.91 $550.50 $579.46 $583.72
8” $400.24 $585.34 $619.19 $650.62 $684.84 $689.88

Volumetric Rate per HCF
Tier 1: 0 – 8 HCF $1.50 $2.89 $3.06 $3.21 $3.38 $3.41
Tier 2: 9 – 17 HCF $1.50 $3.08 $3.25 $3.42 $3.60 $3.63
Tier 3: Over 17 HCF $1.50 $3.84 $4.06 $4.27 $4.49 $4.52 [SIDEBAR SECTION]
See How the Proposed Rates Could Affect You
Your actual bill depends on your meter size and water usage. Please use the City’s online Bill EsƟmator tool to calculate your esƟmated bill.
[QR CODE GRAPHIC: “Bill EsƟmator SCAN HERE” that links to ConserveCoachella.com/Bill] [SIDEBAR SECTION]
Need help with your water bill?
Eligible residenƟal customers may receive a $150 Help2Others credit once every 12 months. ConservaƟon rebates, grants and other resources are also available. Visit ConserveCoachella.com for more informaƟon.

BOTTOM OF PAGE
Coachella.org/Rates

Item 27.
[PAGE 3 of 4]
[POP-OUT BOX]

WATER RATE PROPOSAL AT A GLANCE
 9,226 Customer ConnecƟons
 2015 Last Water Rate Increase
 Five-years Proposed rate changes schedule
 Jan. 1, 2027 First Proposed effecƟve date
City of Coachella ProposiƟon 218 Public Process
The City launched public informaƟon efforts in August 2026 to help educate the community about the proposed rate changes and the ProposiƟon 218 public process. This public hearing noƟce mailed to every water customer is one of several ways the City is conƟnuing to inform the public.

The City will hold addiƟonal community meeƟngs and distribute informaƟon through City and community plaƞorms leading up to the December 9, 2026 public hearing.
[SIDEBAR SECTION]
More InformaƟon
Visit Coachella.org/Rates for all informaƟon related to the proposed rate changes, to view a recording of the September 2, 2026 informaƟonal webinar and for upcoming community meeƟngs. You can also email [email protected] with your quesƟons.
[QR CODE: Coachella.org/Rates]
You Have Two Different Ways to Formally Respond – Protest or ObjecƟon Coachella Water Authority customers of record, including property owners and tenants/renters, can submit a wriƩen protest to the proposed water rate changes. If wriƩen protests are submiƩed on behalf of a majority (50% plus one) of parcels subject to the proposed water rates, the City cannot implement a rate increase. AddiƟonally, if a customer believes there is a legal issue with the proposed water rates, they can submit a legal objecƟon as described below.

Important Things to Know
 Protests must be in wriƟng; oral/verbal comments alone do not count as protests.  Only one protest per customer is permiƩed.
 All wriƩen protests will be verified.
 Protests submiƩed electronically, either by email or fax, will not be counted.  If you own or are the customer of record for more than one parcel, you must submit a separate protest for each parcel.
[CALL-OUT BOX]
How to Protest Rate Changes
How to submit a formal wriƩen protest, per Prop 218:

Mail it to City Hall 53462 Enterprise Way Coachella, CA 92236 Deliver it to City Hall 53462 Enterprise Way Coachella, CA 92236 Hand it in During the public hearing

Item 27.

Your Protest must:

Clearly state opposiƟon to the proposed rates, but you do not have to explain your reason(s).

Include your property locaƟon (parcel number, address, or account number).* Include your full legal name, signature, and the date.
* If you do not know your parcel ID number, you may obtain it from your Riverside County property tax statement, or by visiƟng the Riverside County Assessor’s website.

BOTTOM OF PAGE
[email protected]

Item 27.
[PAGE 4 of 4]
[Blank space for mailing indicia]
How an ObjecƟon is Different From a Protest
In addiƟon to submiƫng a protest, property owners and customers of record may submit a separate wriƩen objecƟon staƟng the specific legal grounds for alleging that the proposed rates do not comply with ProposiƟon 218. The City will consider each Ɵmely objecƟon and respond in wriƟng before the public hearing concludes.

An objecƟon received aŌer the deadline, but before the close of the public hearing, will sƟll be considered as a protest, just not as an objecƟon. The wriƩen basis supporƟng the proposed water rate adjustments can be found at Coachella.org/Rates.
[CALL-OUT BOX]
ObjecƟon Submission Deadline: Monday, November 30, 6 PM [GRAPHIC]
WriƩen ObjecƟon of ProposiƟon 218 for Alleged Noncompliance A valid objecƟon must:

1. IdenƟfy the specific proposed rate change being objected to.

2. Provide the parcel locaƟon (assessor parcel number, street address, or customer account number).

3. Include the name of the person submiƫng it.

4. Clearly state that the submission is an objecƟon.

5. Explain the grounds for alleging noncompliance with Prop 218 in enough detail for the City to evaluate and respond to the objecƟon. A statement that the proposed rates are too high, or that they are illegal without explaining the reason why, will not be counted as a valid legal objecƟon.

The City Clerk must receive your mailed or delivered wriƩen objecƟon at 53462 Enterprise Way Coachella, CA 92236 by Monday, November 30 at 6 PM for it to be counted. Failure to Ɵmely object in wriƟng by the deadline bars any right to challenge the proposed water rates through a legal proceeding. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - OpƟonal Protest Form (to be used only if you wish to protest the proposed rate increases) I, ___________________________________, (print your name) am the property owner of record or the customer of record for the property located at __________________________________________________ (service address, account number, or Assessor’s Parcel Number). I oppose the proposed water rate charges for the following reason(s):
________________________________________________________________________________________________ ______________________________________________________________________________________________. (Note: reason not required)
Signature __________________________________ Date _____________________ If you use this form as your wriƩen protest, please print and sign your name in ink, and mail/deliver the form in an envelope addressed to: City of Coachella, 53462 Enterprise Way, Coachella, CA 92236. If mailed, please provide sufficient Ɵme for the City to receive your wriƩen protest before the close of the Public Hearing on Wednesday,

Item 27.

December 9, 2026, at 6:00 PM, in the City Council Chambers at 1515 Sixth Street, Coachella, CA 92236. Any wriƩen protest received aŌer the close of the Public Hearing will not be tabulated.

BOTTOM OF PAGE
Coachella.org/Rates [email protected]

Item 27.
[PAGE 1 of 4]
[HEADING]
Coachella Sanitary District

NOTICE OF PUBLIC HEARING
Proposed Sewer Rate Changes Will Be Considered at Upcoming Public Hearing [POP-OUT BOX]
Public Hearing
When: Wednesday, December 9, 2026 | 6 p.m.

Where: City Council Chambers | 1515 Sixth Street, Coachella, CA 92236 Why am I receiving this noƟce?
The City recently completed an independent Cost-of-Service Study to determine the revenue needed to conƟnue providing reliable sewer collecƟon and treatment service, maintain the sewer system, fund ongoing operaƟons and necessary system improvements, and meet financial obligaƟons. It is important to note that, as a public agency, the City cannot earn a profit from its sewer service and must charge no more than the actual cost of providing that service.

ProposiƟon 218 requires the City to noƟfy affected property owners and customers of record, including tenants/renters who are billed directly for service, of proposed rate changes and provide an opportunity to submit a wriƩen protest before rates can be adopted. If approved, proposed rates would take effect January 1, 2027.

Why are sewer rate changes being proposed?
The City’s last sewer rate increase was in 2021. The City’s sewer system requires ongoing operaƟon, maintenance and investment to provide reliable collecƟon and treatment service and protect public health and the environment. The recent Cost-of-Service Study found that exisƟng rates will not generate enough revenue to meet projected costs beginning in 2027.

What is driving increased costs?
The Cost-of-Service Study projects increasing costs to operate and maintain the sewer system. These include general cost increases, addiƟonal staffing idenƟfied through the City’s UƟlity Manpower Study, compensaƟon adjustments, ongoing equipment and infrastructure renewal, and exisƟng financial obligaƟons.

Projected OperaƟon & Maintenance Costs
FY 2026: approximately $6.05 million
FY 2031: approximately $9.48 million

BOTTOM OF PAGE
Coachella.org/Rates [email protected]

Item 27.
[PAGE 2 of 4]
Maintaining a Reliable Sewer System
The Coachella Sanitary District serves 8,080 customer connecƟons. The sewer system includes approximately 90 miles of pipeline, two sewage pump staƟons and more than 1,600 manholes, along with a wastewater treatment plant designed to treat up to 4.5 million gallons per day.
[DESIGNER TO CREATE A SEWER SYSTEM INFOGRAPHIC]
90 MILES of sewer pipeline
2 sewage pump staƟons
1,600+ manholes

4.5 MILLION GALLONS/DAY wastewater treatment plant design capacity [TABLE]
Proposed Sewer Rates: 2027 – 2031
Single-family residenƟal customers pay a flat monthly sewer charge. All other customers pay a fixed monthly charge based on meter size plus a charge (“volumetric rate”) based on the amount of water used. One-hundred cubic feet (HCF) of water equals 748 gallons. The proposed rates are based on the cost of providing sewer service to each customer class.

Proposed Fixed Monthly Charges
Rate Component
FY 2026
(Existing) FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Single Family (per account) $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 3/4-inch Meter $24.08 $26.34 $30.07 $32.05 $33.63 $34.65 1-inch Meter $40.11 $43.91 $50.11 $53.41 $56.05 $57.74
1 1/2-inch Meter $80.24 $87.82 $100.23 $106.82 $112.10 $115.49 2-inch Meter $128.39 $140.51 $160.37 $170.91 $179.37 $184.78 3-inch Meter $256.76 $263.45 $300.68 $320.45 $336.31 $346.46 4-inch Meter $401.19 $439.08 $501.14 $534.09 $560.52 $577.43 6-inch Meter $802.36 $878.16 $1,002.28 $1,068.18 $1,121.04 $1,154.85 8-inch Meter $1,283.78 $1,405.05 $1,603.65 $1,709.09 $1,793.66 $1,847.76 Proposed Volumetric Charges ($ per HCF)
Customer Class
FY 2026
(Existing) FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
Multi-Family/Mobile Units $3.55 $3.93 $4.17 $4.31 $4.53 $4.66 Commercial Low $3.09 $3.13 $3.32 $3.44 $3.61 $3.72
Commercial Medium $4.00 $4.78 $5.08 $5.26 $5.52 $5.68
Commercial High $8.90 $12.57 $13.35 $13.81 $14.51 $14.92 Institutional $3.04 $3.05 $3.24 $3.35 $3.52 $3.62

Item 27.

SIDEBAR SECTION]
See How the Proposed Rates Could Affect You
Your actual bill depends on your meter size and water usage. Please use the City’s online Bill EsƟmator tool to calculate your esƟmated bill.
[QR CODE GRAPHIC: “Bill EsƟmator SCAN HERE” that links to ConserveCoachella.com/Bill]

BOTTOM OF PAGE
Coachella.org/Rates

Item 27.
[PAGE 3 of 4]
[POP-OUT BOX]

SEWER RATE PROPOSAL AT A GLANCE
 8,080 Customer ConnecƟons
 2021 Last Sewer Rate Increase
 Five-years Proposed rate changes schedule
 Jan. 1, 2027 First Proposed effecƟve date
City of Coachella ProposiƟon 218 Public Process
The City launched public informaƟon efforts in August 2026 to help educate the community about the proposed rate changes and the ProposiƟon 218 public process. This public hearing noƟce mailed to every water customer is one of several ways the City is conƟnuing to inform the public.

The City will hold addiƟonal community meeƟngs and distribute informaƟon through City and community plaƞorms leading up to the December 9, 2026 public hearing.
[SIDEBAR SECTION]
More InformaƟon
Visit Coachella.org/Rates for all informaƟon related to the proposed rate changes, to view a recording of the September 2, 2026 informaƟonal webinar and for upcoming community meeƟngs. You can also email [email protected] with your quesƟons.
[QR CODE: Coachella.org/Rates]
You Have Two Different Ways to Formally Respond – Protest or ObjecƟon Coachella Sanitary District customers of record, including property owners and tenants/renters, can submit a wriƩen protest to the proposed water rate changes. If wriƩen protests are submiƩed on behalf of a majority (50% plus one) of parcels subject to the proposed water rates, the City cannot implement a rate increase. AddiƟonally, if a customer believes there is a legal issue with the proposed water rates, they can submit a legal objecƟon as described below.

Important Things to Know
 Protests must be in wriƟng; oral/verbal comments alone do not count as protests.  Only one protest per customer is permiƩed.
 All wriƩen protests will be verified.
 Protests submiƩed electronically, either by email or fax, will not be counted.  If you own or are the customer of record for more than one parcel, you must submit a separate protest for each parcel.
[CALL-OUT BOX]
How to Protest Rate Changes
How to submit a formal wriƩen protest, per Prop 218:

Mail it to City Hall 53462 Enterprise Way Coachella, CA 92236 Deliver it to City Hall 53462 Enterprise Way Coachella, CA 92236 Hand it in During the public hearing
Your Protest must:

Item 27.

Clearly state opposiƟon to the proposed rates, but you do not have to explain your reason(s).

Include your property locaƟon (parcel number, address, or account number).* Include your full legal name, signature, and the date.
* If you do not know your parcel ID number, you may obtain it from your Riverside County property tax statement, or by visiƟng the Riverside County Assessor’s website.

BOTTOM OF PAGE
[email protected]

Item 27.
[PAGE 4 of 4]
[Blank space for mailing indicia]
How an ObjecƟon is Different From a Protest
In addiƟon to submiƫng a protest, property owners and customers of record may submit a separate wriƩen objecƟon staƟng the specific legal grounds for alleging that the proposed rates do not comply with ProposiƟon 218. The City will consider each Ɵmely objecƟon and respond in wriƟng before the public hearing concludes.

An objecƟon received aŌer the deadline, but before the close of the public hearing, will sƟll be considered as a protest, just not as an objecƟon. The wriƩen basis supporƟng the proposed water rate adjustments can be found at Coachella.org/Rates.
[CALL-OUT BOX]
ObjecƟon Submission Deadline: Monday, November 30, 6 PM [GRAPHIC]
WriƩen ObjecƟon of ProposiƟon 218 for Alleged Noncompliance A valid objecƟon must:

1. IdenƟfy the specific proposed rate change being objected to.

2. Provide the parcel locaƟon (assessor parcel number, street address, or customer account number).

3. Include the name of the person submiƫng it.

4. Clearly state that the submission is an objecƟon.

5. Explain the grounds for alleging noncompliance with Prop 218 in enough detail for the City to evaluate and respond to the objecƟon. A statement that the proposed rates are too high, or that they are illegal without explaining the reason why, will not be counted as a valid legal objecƟon.

The City Clerk must receive your mailed or delivered wriƩen objecƟon at 53462 Enterprise Way Coachella, CA 92236 by Monday, November 30 at 6 PM to be counted. Failure to Ɵmely object in wriƟng by the deadline bars any right to challenge the proposed water rates through a legal proceeding. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - OpƟonal Protest Form (to be used only if you wish to protest the proposed rate increases) I, ___________________________________, (print your name) am the property owner of record or the customer of record for the property located at __________________________________________________ (service address, account number, or Assessor’s Parcel Number). I oppose the proposed water rate charges for the following reason(s):
________________________________________________________________________________________________ ______________________________________________________________________________________________. (Note: reason not required)
Signature __________________________________ Date _____________________ If you use this form as your wriƩen protest, please print and sign your name in ink, and mail/deliver the form in an envelope addressed to: City of Coachella, 53462 Enterprise Way, Coachella, CA 92236. If mailed, please provide sufficient Ɵme for the City to receive your wriƩen protest before the close of the Public Hearing on Wednesday,

Item 27.

December 9, 2026, at 6:00 PM, in the City Council Chambers at 1515 Sixth Street, Coachella, CA 92236. Any wriƩen protest received aŌer the close of the Public Hearing will not be tabulated.

BOTTOM OF PAGE
Coachella.org/Rates [email protected]

Item 27.

AVISO DE AUDIENCIA PÚBLICA
Los cambios propuestos a las tarifas de agua se considerarán en una próxima audiencia pública
Audiencia pública
Cuándo: miércoles 9 de diciembre de 2026 | 6 p.m.

Dónde: Salón del Concejo Municipal | 1515 Sixth Street, Coachella, CA 92236 ¿Por qué recibo este aviso?
La Ciudad recientemente completó un Estudio independiente sobre el Costo de los Servicios (COS) para determinar los ingresos necesarios para continuar brindando un servicio de agua confiable, dar mantenimiento y modernizar la infraestructura existente, cumplir con los requisitos regulatorios del cromo-6 y mantener la estabilidad financiera. Es importante señalar que, como agencia pública, la Ciudad no puede obtener ganancias del servicio de agua y no debe cobrar más que el costo real de prestar ese servicio.

Conforme a la Proposición 218, la Ciudad debe notificar a los propietarios afectados y a los clientes registrados, incluidos los inquilinos que reciben y pagan directamente las facturas del servicio, sobre los cambios propuestos a las tarifas y brindarles la oportunidad de presentar una protesta por escrito antes de que las tarifas puedan ser adoptadas.

Si se aprueban, las tarifas propuestas entrarían en vigor el 1 de enero de 2027. ¿Por qué se proponen cambios a las tarifas de agua?
El último aumento en la tarifa del agua de la Ciudad fue en 2015. El sistema de agua de la Ciudad requiere mantenimiento y mejoras continuas para prevenir roturas, brindar un servicio confiable, prepararse para emergencias y proteger la salud pública. El reciente Estudio sobre el Costo de los Servicios concluyó que las tarifas actuales no generarán suficientes ingresos para cubrir los costos proyectados a partir de 2027. Un nuevo mandato regulatorio estatal sobre el cromo-6 también es una de las principales razones de los cambios propuestos a las tarifas de agua.

Una nueva norma estatal para el agua potable es uno de los principales factores que aumentan los costos
El cromo-6 es un mineral natural que se encuentra en las aguas subterráneas del Valle de Coachella. El cromo-6 presente en la región no proviene de contaminación industrial. California ha adoptado una nueva norma para la cantidad de cromo-6 permitida en el agua potable. Esta nueva norma requiere que los siete pozos de la Ciudad reciban tratamiento para el cromo-6 a más tardar en 2031, con un costo estimado de aproximadamente $49.1 millones.

De acuerdo con el Plan de Cumplimiento de la Ciudad, aprobado por la División de Agua Potable de California, la Ciudad se ha comprometido a cumplir con el calendario de cumplimiento de 2031.

Cromo-6 | CROMO HEXAVALENTE
Nivel Máximo de Contaminantes (MCL) = 10 partes por mil millones (ppb) en agua potable | Norma vigente desde 2024 1 ppb = aproximadamente una gota en 10,000 galones
6 POZOS ACTUALES DE LA CIUDAD + POZO NUEVO
Todos requieren tratamiento para cumplir con la nueva norma a más tardar el 3 de julio de 2031 La Ciudad está gestionando financiamiento estatal
La Ciudad también está gestionando fondos de subvenciones para ayudar a cubrir el costo de las mejoras obligatorias para el cromo-6. El Estudio sobre el Costo de los Servicios debe suponer que la Ciudad cubrirá el costo total hasta que se obtengan fondos externos.

Item 27.

Si la Ciudad recibe fondos de subvención o condonación del capital del préstamo, disminuiría la cantidad de ingresos que necesita recaudar. En ese caso, la Ciudad reduciría las tarifas de agua y no tendría que repetir el proceso de la Proposición 218 para hacerlo.

Tarifas de agua propuestas: 2027–2031
Su factura de agua incluye un cargo mensual fijo según el tamaño de su medidor y un cargo (“tarifa volumétrica”) basado en la cantidad de agua que consume. Cien pies cúbicos (HCF, por sus siglas en inglés) de agua equivalen a 748 galones. Su factura mensual de agua indica el tamaño de su medidor y su consumo mensual reciente de agua.

Proyección mensual de tarifas basada en el costo del servicio Componente 2026
(vigente)
1 ene.
2027
1 ene.
2028
1 ene.
2029
1 ene.
2030
1 ene.
2031
Cargo mensual por medidor
¾” $13.80 $19.67 $20.81 $21.87 $23.02 $23.19
1” $19.32 $26.88 $28.43 $29.88 $31.45 $31.68
1 ½” $24.84 $44.89 $47.49 $49.90 $52.52 $52.91
2” $40.02 $66.51 $70.36 $73.93 $77.82 $78.39
3” $151.82 $134.97 $142.77 $150.02 $157.91 $159.07
4” $193.22 $225.04 $238.06 $250.14 $263.30 $265.23
6” $289.83 $495.27 $523.91 $550.50 $579.46 $583.72
8” $400.24 $585.34 $619.19 $650.62 $684.84 $689.88
Tarifa volumétrica por HCF
Nivel 1: 0–8 HCF $1.50 $2.89 $3.06 $3.21 $3.38 $3.41
Nivel 2: 9–17 HCF $1.50 $3.08 $3.25 $3.42 $3.60 $3.63
Nivel 3: más de 17 HCF $1.50 $3.84 $4.06 $4.27 $4.49 $4.52 Vea cómo podrían afectarle las tarifas propuestas
Su factura real depende del tamaño de su medidor y de su consumo de agua. Utilice la herramienta en línea de estimación de facturas (Bill Estimator) de la Ciudad para calcular su factura estimada. [CÓDIGO QR: Bill Estimator – ESCANEE AQUÍ – ConserveCoachella.com/Bill] ¿Necesita ayuda con su factura de agua?
Los clientes residenciales que cumplan con los requisitos pueden recibir un crédito de $150 del programa Help2Others una vez cada 12 meses. También hay reembolsos por conservación de agua, subvenciones y otros recursos disponibles. Visite ConserveCoachella.com para obtener más información.

Coachella.org/Rates

RESUMEN DE LA PROPUESTA DE TARIFAS DE AGUA
9,226 conexiones de servicio
2015 | Último aumento en la tarifa del agua
Cinco años | Calendario de cambios propuestos a las tarifas 1 de enero de 2027 | Primera fecha propuesta de entrada en vigor Proceso público de la Proposición 218 de la Ciudad de Coachella La Ciudad inició esfuerzos de información pública en agosto de 2026 para ayudar a informar a la comunidad sobre los cambios propuestos a las tarifas y el proceso público de la Proposición 218. Este aviso de audiencia pública, enviado por correo a todos los clientes del servicio de agua, es una de las varias maneras en que la Ciudad continúa informando al público.

Item 27.

La Ciudad realizará reuniones comunitarias adicionales y distribuirá información a través de plataformas de la Ciudad y de la comunidad antes de la audiencia pública del 9 de diciembre de 2026.

Más información
Visite Coachella.org/Rates para consultar toda la información relacionada con los cambios propuestos a las tarifas, ver la grabación del seminario web informativo del 2 de septiembre de 2026 y conocer las próximas reuniones comunitarias. También puede enviar sus preguntas a [email protected]. [CÓDIGO QR: Coachella.org/Rates]
Tiene dos maneras distintas de responder formalmente: protesta u objeción Los clientes registrados de la Autoridad del Agua de Coachella, incluidos los propietarios y los inquilinos, pueden presentar una protesta por escrito contra los cambios propuestos a las tarifas de agua. Si se presentan protestas por escrito en nombre de la mayoría (50% más uno) de las parcelas sujetas a las tarifas de agua propuestas, la Ciudad no puede implementar un aumento de tarifas. Además, si un cliente considera que existe un problema legal con las tarifas de agua propuestas, puede presentar una objeción por escrito basada en fundamentos legales, como se describe a continuación.

Cosas importantes que debe saber
 Las protestas deben presentarse por escrito; los comentarios orales o verbales por sí solos no cuentan como protestas.
 Solo se permite una protesta por cliente.
 Todas las protestas por escrito serán verificadas.
 Protestas presentadas electrónicamente, ya sea por correo electrónico o fax, no serán contabilizadas.  Si es propietario o cliente registrado de más de una parcela, debe presentar una protesta por separado para cada parcela.

Cómo protestar los cambios en las tarifas
Cómo presentar una protesta formal por escrito, conforme a la Proposición 218:

Enviarla por correo al edificio municipal: 53462 Enterprise Way, Coachella, CA 92236.

Entregarla personalmente en el edificio municipal: 53462 Enterprise Way, Coachella, CA 92236.

Presentarla durante la audiencia pública.

Su protesta debe:

Indicar claramente su oposición a las tarifas propuestas. No es necesario explicar los motivos.

Incluir la ubicación de su propiedad (número de parcela, dirección o número de cuenta).* Incluir su nombre legal completo, firma y la fecha.
* Si no conoce su número de parcela, puede consultarlo en su factura del impuesto sobre la propiedad del condado de Riverside o en el sitio web del Tasador del Condado de Riverside.

[email protected]
Diferencia entre una objeción y una protesta
Además de presentar una protesta, los propietarios y clientes registrados pueden presentar una objeción por escrito por separado que exponga los fundamentos legales específicos para alegar que las tarifas propuestas no cumplen con la Proposición 218. La Ciudad evaluará cada objeción presentada dentro del plazo establecido y responderá por escrito antes de que concluya la audiencia pública.

Una objeción recibida después de la fecha límite, pero antes del cierre de la audiencia pública, seguirá contándose como una protesta, pero no como una objeción. La documentación que sustenta los ajustes propuestos a las tarifas de agua está disponible en Coachella.org/Rates.

Fecha límite para presentar una objeción
lunes 30 de noviembre | 6 PM

Item 27.

Objeción por escrito por presunto incumplimiento de la Proposición 218 Una objeción válida debe:

1. Identificar el cambio propuesto a la tarifa que se objeta.

2. Indicar la ubicación de la parcela mediante el número de parcela del tasador, la dirección o el número de cuenta del cliente.

3. Incluir el nombre de la persona que presenta la objeción.

4. Indicar claramente que el escrito es una objeción.

5. Explicar por qué se considera que el cambio propuesto incumple la Proposición 218, con suficiente detalle para que la Ciudad pueda evaluar la objeción y responder a la inquietud. Una declaración que únicamente indique que las tarifas propuestas son demasiado altas, o que son ilegales sin explicar el motivo, no se considerará una objeción legal válida.

La Secretaría Municipal debe recibir su objeción por escrito, ya sea enviada por correo o entregada personalmente, en 53462 Enterprise Way, Coachella, CA 92236, a más tardar el lunes 30 de noviembre a las 6 PM, para que sea tomada en cuenta. No presentar una objeción por escrito dentro del plazo establecido impedirá ejercer cualquier derecho a impugnar las tarifas de agua propuestas mediante un proceso judicial.

Formulario opcional de protesta (utilícelo solo si desea protestar los aumentos propuestos en las tarifas)
Yo, ___________________________________ (escriba su nombre en letra de molde), soy el propietario registrado o el cliente registrado de la propiedad ubicada en __________________________________________________ (dirección del servicio, número de cuenta o número de parcela del tasador). Me opongo a las tarifas de agua propuestas por los siguientes motivos:
_______________________________________________________________________________________________ _
_______________________________________________________________________________________________ _
(Nota: no es necesario indicar un motivo)
Firma __________________________________ Fecha _____________________ Si utiliza este formulario como su protesta por escrito, escriba su nombre en letra de molde y firme con tinta, y envíe por correo o entregue el formulario en un sobre dirigido a: Ciudad de Coachella, 53462 Enterprise Way, Coachella, CA 92236. Si lo envía por correo, hágalo con suficiente anticipación para que la Ciudad reciba su protesta por escrito antes del cierre de la audiencia pública que se realizará el miércoles 9 de diciembre de 2026, a partir de las 6 p.m., en el Salón del Concejo Municipal, 1515 Sixth Street, Coachella, CA 92236. Toda protesta por escrito recibida después del cierre de la audiencia pública no será contabilizada.

Item 27.

Distrito Sanitario de Coachella
AVISO DE AUDIENCIA PÚBLICA
Los cambios propuestos a las tarifas de alcantarillado se considerarán en una próxima audiencia pública
Audiencia pública
Cuándo: miércoles 9 de diciembre de 2026 | 6 p.m.

Dónde: Salón del Concejo Municipal | 1515 Sixth Street, Coachella, CA 92236 ¿Por qué recibo este aviso?
La Ciudad recientemente completó un Estudio independiente sobre el Costo de los Servicios (COS) para determinar los ingresos necesarios para continuar brindando un servicio confiable de alcantarillado, mantener el sistema, financiar las operaciones continuas y las mejoras necesarias, y cumplir con las obligaciones financieras. Es importante señalar que, como agencia pública, la Ciudad no puede obtener ganancias del servicio de alcantarillado y no debe cobrar más que el costo real de prestar ese servicio.

Conforme a la Proposición 218, la Ciudad debe notificar a los propietarios afectados y a los clientes registrados, incluidos los inquilinos que reciben y pagan directamente las facturas del servicio, sobre los cambios propuestos a las tarifas y brindarles la oportunidad de presentar una protesta por escrito antes de que las tarifas puedan ser adoptadas.

Si se aprueban, las tarifas propuestas entrarían en vigor el 1 de enero de 2027. ¿Por qué se proponen cambios a las tarifas de alcantarillado? El último aumento en la tarifa de alcantarillado de la Ciudad fue en 2021. El sistema de alcantarillado de la Ciudad requiere operación, mantenimiento e inversión continuos para brindar un servicio confiable y proteger la salud pública y el medio ambiente. El reciente Estudio sobre el Costo de los Servicios concluyó que las tarifas actuales no generarán suficientes ingresos para cubrir los costos proyectados a partir de 2027. ¿Qué está impulsando el aumento de los costos?
El Estudio sobre el Costo de los Servicios proyecta que aumentarán los costos de operación y mantenimiento del sistema de alcantarillado. Estos incluyen aumentos generales de costos, personal adicional identificado mediante el Estudio de Dotación de Personal de Servicios Públicos de la Ciudad, ajustes de compensación, renovación continua de equipos e infraestructura y obligaciones financieras existentes.

Costos proyectados de operación y mantenimiento
AF 2026: aproximadamente $6.05 millones
AF 2031: aproximadamente $9.48 millones
Coachella.org/Rates | [email protected]
Mantener un sistema de alcantarillado confiable
El Distrito Sanitario de Coachella brinda servicio a 8,267 conexiones. El sistema de alcantarillado incluye aproximadamente 90 millas de tubería, dos estaciones de bombeo de aguas residuales y más de 1,600 pozos de registro, además de una planta de tratamiento de aguas residuales con capacidad de diseño para tratar hasta 4.5 millones de galones por día.

Datos del sistema de alcantarillado

Item 27.
90 MILLAS de tubería de alcantarillado
2 estaciones de bombeo de aguas residuales
1,600+ pozos de registro

4.5 MILLONES DE GALONES/DÍA | capacidad de diseño de la planta de tratamiento de aguas residuales Tarifas de alcantarillado propuestas: 2027–2031
Los clientes residenciales de viviendas unifamiliares pagan un cargo mensual fijo por el servicio de alcantarillado.

Todos los demás clientes pagan un cargo mensual fijo según el tamaño del medidor, más un cargo (“tarifa volumétrica”) basado en la cantidad de agua utilizada. Cien pies cúbicos (HCF, por sus siglas en inglés) de agua equivalen a 748 galones. Las tarifas propuestas se basan en el costo de prestar el servicio de alcantarillado a cada categoría de clientes.

Cargos mensuales fijos propuestos
Componente AF 2026
(vigente) AF 2027 AF 2028 AF 2029 AF 2030 AF 2031
Vivienda unifamiliar (por cuenta) $49.74 $54.73 $60.21 $63.23 $66.38 $68.32 Medidor de 3/4” $24.08 $26.34 $30.07 $32.05 $33.63 $34.65 Medidor de 1” $40.11 $43.91 $50.11 $53.41 $56.05 $57.74 Medidor de 1 1/2” $80.24 $87.82 $100.23 $106.82 $112.10 $115.49 Medidor de 2” $128.39 $140.51 $160.37 $170.91 $179.37 $184.78 Medidor de 3” $256.76 $263.45 $300.68 $320.45 $336.31 $346.46 Medidor de 4” $401.19 $439.08 $501.14 $534.09 $560.52 $577.43 Medidor de 6” $802.36 $878.16 $1,002.28 $1,068.18 $1,121.04 $1,154.85 Medidor de 8” $1,283.78 $1,405.05 $1,603.65 $1,709.09 $1,793.66 $1,847.76 Tarifas volumétricas propuestas ($ por HCF)
Componente AF 2026
(vigente) AF 2027 AF 2028 AF 2029 AF 2030 AF 2031
Viviendas multifamiliares / casas
móviles $3.55 $3.93 $4.17 $4.31 $4.53 $4.66
Comercial (baja carga) $3.09 $3.13 $3.32 $3.44 $3.61 $3.72 Comercial (carga media) $4.00 $4.78 $5.08 $5.26 $5.52 $5.68 Comercial (alta carga) $8.90 $12.57 $13.35 $13.81 $14.51 $14.92 Institucional $3.04 $3.05 $3.24 $3.35 $3.52 $3.62
Vea cómo podrían afectarle las tarifas propuestas
Su factura real depende del tamaño de su medidor y de su consumo de agua. Utilice la herramienta en línea de estimación de facturas (Bill Estimator) de la Ciudad para calcular su factura estimada. [CÓDIGO QR: Bill Estimator – ESCANEE AQUÍ – ConserveCoachella.com/Bill] Coachella.org/Rates

RESUMEN DE LA PROPUESTA DE TARIFAS DE ALCANTARILLADO
8,080 conexiones de servicio
2021 | Último aumento en la tarifa de alcantarillado
Cinco años | Calendario de cambios propuestos a las tarifas

Item 27.
1 de enero de 2027 | Primera fecha propuesta de entrada en vigor Proceso público de la Proposición 218 de la Ciudad de Coachella La Ciudad inició esfuerzos de información pública en agosto de 2026 para ayudar a informar a la comunidad sobre los cambios propuestos a las tarifas y el proceso público de la Proposición 218. Este aviso de audiencia pública, enviado por correo a todos los clientes del servicio de alcantarillado, es una de las varias maneras en que la Ciudad continúa informando al público.

La Ciudad realizará reuniones comunitarias adicionales y distribuirá información a través de plataformas de la Ciudad y de la comunidad antes de la audiencia pública del 9 de diciembre de 2026.

Más información
Visite Coachella.org/Rates para consultar toda la información relacionada con los cambios propuestos a las tarifas, ver la grabación del seminario web informativo del 2 de septiembre de 2026 y conocer las próximas reuniones comunitarias. También puede enviar sus preguntas a [email protected]. [CÓDIGO QR: Coachella.org/Rates]
Tiene dos maneras distintas de responder formalmente: protesta u objeción Los clientes registrados del Distrito Sanitario de Coachella, incluidos los propietarios y los inquilinos, pueden presentar una protesta por escrito contra los cambios propuestos a las tarifas de alcantarillado. Si se presentan protestas por escrito en nombre de la mayoría (50% más uno) de las parcelas sujetas a las tarifas de alcantarillado propuestas, la Ciudad no puede implementar un aumento de tarifas. Además, si un cliente considera que existe un problema legal con las tarifas de alcantarillado propuestas, puede presentar una objeción por escrito basada en fundamentos legales, como se describe a continuación.

Cosas importantes que debe saber
 Las protestas deben presentarse por escrito; los comentarios orales o verbales por sí solos no cuentan como protestas.
 Solo se permite una protesta por cliente.
 Todas las protestas por escrito serán verificadas.
 Protestas presentadas electrónicamente, ya sea por correo electrónico o fax, no serán contabilizadas.  Si es propietario o cliente registrado de más de una parcela, debe presentar una protesta por separado para cada parcela.

Cómo protestar los cambios en las tarifas
Cómo presentar una protesta formal por escrito, conforme a la Proposición 218:

Enviarla por correo al edificio municipal: 53462 Enterprise Way, Coachella, CA 92236.

Entregarla personalmente en el edificio municipal: 53462 Enterprise Way, Coachella, CA 92236.

Presentarla durante la audiencia pública.

Su protesta debe:

Indicar claramente su oposición a las tarifas propuestas. No es necesario explicar los motivos.

Incluir la ubicación de su propiedad (número de parcela, dirección o número de cuenta).* Incluir su nombre legal completo, firma y la fecha.
* Si no conoce su número de parcela, puede consultarlo en su factura del impuesto sobre la propiedad del condado de Riverside o en el sitio web del Tasador del Condado de Riverside.

[email protected]
Diferencia entre una objeción y una protesta
Además de presentar una protesta, los propietarios y clientes registrados pueden presentar una objeción por escrito por separado que exponga los fundamentos legales específicos para alegar que las tarifas propuestas no cumplen con la Proposición 218. La Ciudad evaluará cada objeción presentada dentro del plazo establecido y responderá por escrito antes de que concluya la audiencia pública.

Item 27.

Una objeción recibida después de la fecha límite, pero antes del cierre de la audiencia pública, seguirá contándose como una protesta, pero no como una objeción. La documentación que sustenta los ajustes propuestos a las tarifas de alcantarillado está disponible en Coachella.org/Rates.

Fecha límite para presentar una objeción
lunes 30 de noviembre | 6 p. m.

Objeción por escrito por presunto incumplimiento de la Proposición 218 Una objeción válida debe:

1. Identificar el cambio propuesto a la tarifa que se objeta.

2. Indicar la ubicación de la parcela mediante el número de parcela del tasador, la dirección o el número de cuenta del cliente.

3. Incluir el nombre de la persona que presenta la objeción.

4. Indicar claramente que el escrito es una objeción.

5. Explicar por qué se considera que el cambio propuesto incumple la Proposición 218, con suficiente detalle para que la Ciudad pueda evaluar la objeción y responder a la inquietud. Una declaración que únicamente indique que las tarifas propuestas son demasiado altas, o que son ilegales sin explicar el motivo, no se considerará una objeción legal válida.

La Secretaría Municipal debe recibir su objeción por escrito, ya sea enviada por correo o entregada personalmente, en 53462 Enterprise Way, Coachella, CA 92236, a más tardar el lunes 23 de noviembre a las 6 p. m., para que sea tomada en cuenta. No presentar una objeción por escrito dentro del plazo establecido impedirá ejercer cualquier derecho a impugnar las tarifas de alcantarillado propuestas mediante un proceso judicial.

Formulario opcional de protesta (utilícelo solo si desea protestar los aumentos propuestos en las tarifas)
Yo, ___________________________________ (escriba su nombre en letra de molde), soy el propietario registrado o el cliente registrado de la propiedad ubicada en __________________________________________________ (dirección del servicio, número de cuenta o número de parcela del tasador). Me opongo a las tarifas de alcantarillado propuestas por los siguientes motivos:
_______________________________________________________________________________________________ _
_______________________________________________________________________________________________ _
(Nota: no es necesario indicar un motivo)
Firma __________________________________ Fecha _____________________ Si utiliza este formulario como su protesta por escrito, escriba su nombre en letra de molde y firme con tinta, y envíe por correo o entregue el formulario en un sobre dirigido a: Ciudad de Coachella, 53462 Enterprise Way, Coachella, CA 92236. Si lo envía por correo, hágalo con suficiente anticipación para que la Ciudad reciba su protesta por escrito antes del cierre de la audiencia pública que se realizará el miércoles 9 de diciembre de 2026, a partir de las 6 p. m., en el Salón del Concejo Municipal, 1515 Sixth Street, Coachella, CA 92236. Toda protesta por escrito recibida después del cierre de la audiencia pública no será contabilizada.

Coachella.org/Rates | [email protected]

Item 27.

STAFF REPORT
10/14/2026
TO: Honorable Mayor and City Council Members
FROM: Gustavo J. Romo, City Manager
PREPARED BY: Kendra Reif, Community Development Director Nicole Sauviat Criste, City of Coachella Consulting Planner SUBJECT: A Public Hearing to Consider Resolution No. 2026-59 of the City Council of the City of Coachella: Request for conditional approval of Tentative Parcel Map 39721; CUP 324 to allow commercial cannabis uses; CUP 325 to allow drive through restaurant; CUP 326 to allow service station and mini-mart; and AR 20- 04 to approve site design, architecture and signage (billboard); and introduction and first reading of Ordinance No. 1237 for Change of Zone, CZ 20-01, modifying the Zoning Map from MH to MS and CG and Ordinance 1238 for DA 25-02 to approve a Development Agreement; for 43± acres of land located at the northwest corner of Airport Boulevard and SR 86 (APNs 763-330-013, 763-330-018, and 763-330-029); and Resolution No. 2026-58 certifying the Coachella Airport Business Park Development Environmental Impact Report (SCH No. 2023040106), adopting the Mitigation Monitoring and Reporting Program, CEQA Findings and a Statement of Overriding Considerations, in conformance with the California Environmental Quality Act. Applicant: Empire Airport LLC.

STAFF RECOMMENDATION:

Staff recommends that the City Council:

1. Open the public hearing and receive public testimony;

2. Adopt Resolution No. 2026-58 certifying the Coachella Airport Business Park Development Environmental Impact Report (SCH No. 2023040106), adopting the Mitigation Monitoring and Reporting Program, CEQA Findings and a Statement of Overriding Considerations, in conformance with the California Environmental Quality Act;

3. Introduce for first reading, by title only, and waive further reading of Ordinance No. 1237, approving of Change of Zone, CZ 20-01, modifying the Zoning Map from MH to MS and CG for 43± acres of land located at the northwest corner of Airport Boulevard and SR 86.

4. Introduce for first reading, by title only, and waive further reading of Ordinance No. 1238, approving Development Agreement 25-02.

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5. Adopt Resolution No. 2026-59 conditionally approving Tentative Parcel Map 39721, CUP 324, CUP 325, CUP 326, and AR 20-04.

FISCAL IMPACT:

The Project will generate property and sales tax over its operational life, and will pay development fees and permitting fees during construction. In addition, the City will receive advertising time on the Project’s electronic billboard at no charge, and will receive a percentage of advertising sales from that billboard.

EXECUTIVE SUMMARY:

The applicant, Empire Airport LLC, is seeking approval for the following entitlement applications.

All Project plans are attached to this staff report, and also provided as Exhibit B of Resolution 2026-59.
 Change of Zone No. 20-01 which changes the Zoning designation of the 40.8± acres from Heavy Industrial (MH) to Manufacturing Service (MS) and 2.2± acres from MH to General Commercial (CG);
 Tentative Parcel Map 39721 which will subdivide the site into 8 lots, including the potential for condominium use;
 CUP No. 324 which would allow the development of commercial cannabis uses on the

40.8± acres of MS land;
 CUP No. 325 which would allow the development of a drive-through restaurant on the

2.2± acres of CG land (parcel no. 7 of the TPM);
 CUP No. 326 which would allow the development of a service station and convenience store on the 2.2± acres of CG land (parcel no. 7 of the TPM);  AR 20-04 which provides for the design, architecture and landscaping for the Project, as well as allowing an electronic billboard on the east boundary of the site;  DA 25-02 which would establish the responsibilities of the developer and the City relating to the build out of the Project;
 Coachella Airport Business Park Development Environmental Impact Report (SCH No. 2023040106) which analyzed the environmental impacts of the Project, and an adjacent future Imperial Irrigation District (IID) substation on 4 acres north of the Project.

The project received a recommendation of approval from the Planning Commission to the City Council with a vote of 3-1 at the May 6, 2026 meeting. The Planning Commission made the recommendation of approval to the City Council with the conditions recommended by staff and

Item 28.
with the additional recommendation that further discussion about labor unions and community outreach was at the City Council’s discretion.

Since the Planning Commission hearing, the applicant has made repeated efforts to contact the owners of the mobilehome park on the south side of Airport Boulevard. The applicant has also made multiple visits to the mobilehome park, in an effort to reach out to residents to update them about the proposed project. The applicant is planning a full report to the City Council on these efforts at the hearing.

Figure 1 - Vicinity Map
DISCUSSION/ANALYSIS:

The Project site is an isolated parcel that occurs between the Coachella Valley Stormwater Channel (CVSC) and SR 86. Lands in this area are envisioned in the General Plan to be developed for industrial uses, and some of that type of development has occurred west of the Project site and beyond the CVSC along Grapefruit Boulevard. The Project site is located at the south boundary of the City, and the south side of Airport Boulevard is unincorporated Riverside County. The City and County are currently working toward improvements to the Airport Boulevard bridge immediately south of the Project site. These plans are well into design, and the Project has been designed to integrate into these improvements.

Item 28.

As shown in Figure 1, Vicinity Map, the Project site is located on currently vacant land at the northwest corner of Airport Boulevard and State Route 86. The site is bounded by the Coachella Valley Stormwater Channel to the west, vacant Caltrans right of way to the north, SR 86 and the Airport Boulevard on- and off-ramps to the east with agricultural lands beyond, and Airport Boulevard and an existing mobile home park beyond to the south. Table 1 provides the existing conditions, including General Plan and Zoning designations for the site and its surroundings.

Table 1
General Plan, Zoning, and Surrounding Existing Uses
General Plan Zoning Surrounding Existing
Uses
Site: Industrial District Current: Heavy Industrial
Proposed: Manufacturing Service,
General Commercial
Vacant
North: Industrial District Heavy Industrial Vacant
South: Riverside County Riverside County Occupied mobile home park
East: Industrial District Heavy Industrial SR 86, Agriculture West: Industrial District,
Public Facilities
Open Space Coachella Valley
Stormwater Channel
The Project site totals 42.69± acres, extending along the SR 86 right-of-way. The applicant proposes the development of a master planned mixed commercial/industrial Project that will consist of the following development types/areas which are described from south to north on the Project site. For reference, the corresponding parcel number from the TPM is provided with each development type. The TPM is provided in Exhibit B of Resolution. The Project site plan is provided in Figure 2 below, and in Attachment 2, Architectural Plan Set.  A 4,000± square foot convenience store with 6 pump stations (12 pumps) and a 4,650± square foot retail/drive-through restaurant building on 2.2± acres at the south end of the site (Parcel 7 of TPM);
 81,000± square feet of office/business park space in 18 buildings immediately north Parcels 5 and 6 of TPM);
 76,800± square feet of auto storage in 4 buildings (Parcel 4 of TPM);  128,600± square feet of self-storage space in 17 buildings (Parcel 3 of TPM);  233,100± of large warehouse space in 6 buildings ranging in size from 22,400 to 48,800 square feet each (Parcel 1 of TPM);
 96,000± square feet of small warehouse space in 5 buildings ranging in size from 9,600 to 24,000 square feet would be places along the east boundary of the site (Parcel 2 of the TPM).

In total, the Project would generate 624,500± square feet of building space. Due to its size, the Project will be phased. A Phasing Exhibit is included in Attachment 1.

Item 28.

Access to the Project is proposed from a central driveway on the north side of Airport Boulevard.

A second emergency access point will be provided east of the primary access point, immediately west of the SR 86 off-ramp. The primary access will be signalized.

As described above, the Project TPM will divide the site based on the land use type envisioned for the property, and will result in 8 parcels. Table 2 provides a breakdown of the Project components, and Figure 2 represents the Project site plan.

Table 2
Project Information
Total Project Area 42.69
Parcels Created 8 Parcels
Convenience Store & Service Station 4,000 SF, 6 pump stations/2.2 acres Retail/Drive Through 4,650 SF/2.2 acres
Business Park 81,000 SF/6.62 acres
Auto Storage 76,800 SF/4.62 acres
Self-Storage 128,600 SF/6.71 acres
Large Warehouse 233,100 SF/9.22 acres
Small Warehouse 96,000 SF/5.94 acres
Airport Boulevard ROW 0.8 acres
Internal Streets (TPM Parcel 8) 2.3 acres
Figure 2 - Site Plan
The following sections address each of the applications described above individually. The Change of Zone application is the over-arching application for the Project. The three Conditional Use Permits (CUP) address various specific land uses within the Project, and the Architectural Review application will guide the architecture and landscaping design through its ultimate build out.

Finally, the Tentative Parcel Map provides for the legal means to convey the property to various potential ownership entities in the future, including the potential to establish a condominium map,

Item 28.
which would function much like a residential condominium map, and provide for common area maintenance and coordinated implementation of Project plans.

CONSISTENCY WITH GENERAL PLAN
The Project site is located in an Industrial District, and further located in Subarea 8 as designated in the General Plan.

The Industrial District is envisioned to be made up of larger lots and buildings that support concentrations of business activity, with supporting retail and office uses. Projects are to be served by major City streets, and provide internal roadways that provide for internal circulation. Buildings are to be one- and two-story structures, with simple, attractive facades that face the street. Building materials should consist of masonry or concrete, and larger buildings should include multiple simple masses. Industrial Districts are intended to be separate from the City’s neighborhoods and districts. Subarea 8 is envisioned as a transforming area that will create employment opportunities with a variety of industrial and office uses that take advantage of SR 86 and railroad proximity.

The Project conforms with the vision and policies established for the Industrial District and Subarea 8. It will provide a variety of employment opportunities from a broad range of business types, which are likely to include local business owners and regional or national brands. The Project will provide meaningful frontage on SR 86, and has been designed to provide defined architectural detail on the highway (see further discussion under Architectural Review, below).

The Project is forecast to create about 740 jobs, which will range from professional and management position, to service industry employment. The commercial component located at the south end of the Project provides both a highway commercial function, and a local convenience for Project employees and surrounding businesses and residents.

CHANGE OF ZONE 20-01
As described above, the Project proposes a Change of Zone from Heavy Industrial (MH) to Manufacturing Service (MS) for 40.8± acres, and General Commercial (CG) for 2.2± acres of the site. Both these zoning designations are consistent with the Industrial District General Plan land use designation, insofar as MS allows a range of industrial uses, and CG in this case provides for supporting commercial uses that will serve both on-site employees and the general public. Given the site’s location on SR 86, the less intense, more “industrial park” appearance generated by MS uses is desirable to provide a more attractive appearance on this regional roadway. Finally, the MS Zone, and the proposed Project, will create an employment center for the City in this location, and broaden residents’ employment opportunities.

Conditional Use Permit 324
CUP 324 is proposed to allow for commercial cannabis businesses across the site. There are no specific users proposed at this time. However, by establishing the CUP, the individual buildings within the MS portion of the site could develop as cannabis businesses, without further consideration for their land use compatibility. Given the site’s isolation from other parcels, and its location on a major City roadway, use of some of the buildings for cannabis cultivation or manufacturing would not impact residential neighborhoods within the City. The site provides for

Item 28.
such a use in a controlled environment, and would be appropriate given the setting among other quasi-industrial uses. Cannabis uses, if proposed in the future, would be required to comply with Chapters 17.85 of the Zoning Ordinance, including the requirements for indoor use only, odor control, distance restrictions and compliance with all State laws and permitting. These restrictions ensure that the use can be operated with minimum conflicts with other land uses. Finally, any cannabis user would be required to the design established in Architectural Review 20-04, which ensures that the high quality of design required throughout the Project would be maintained. As described, the Findings for approval of this CUP can be made, and are provided below.

Conditional Use Permit 325
CUP 325 would allow the development of a drive-through restaurant on the 2.2 acre CG portion of the site. The use is consistent with the Industrial District designation of the General Plan, insofar as it provides a support commercial and retail use for the businesses within the Project, as well as travelers on SR 86. The site will have high visibility to the highway, and is provided direct access from the off-ramps and Airport Boulevard. The isolated nature of the Project limits the potential impacts associated with this use, including lights from vehicles and outdoor speaker systems on the residential uses on the south side of Airport Boulevard. The drive-through has been designed to provided sufficient stacking internal to the Project site, so as not to impact City roadways or the highway. As described, the Findings for approval of this CUP can be made, and are provided below.

Conditional Use Permit 326
CUP 326 is proposed to allow the service station and convenience store on the 2.2 acre CG portion of the site. The proposed use is consistent with the General Plan land use designation of Industrial District, insofar as it provides a supporting retail use for employees within the Project and travelers on SR 86. The use is also consistent with the MS Zone, as it is allowed with approval of a CUP. As with CUP 325, this CUP will provide a service to the employees and customers of the Project, as well as the traveling public on SR 86. The site is isolated, and is located internal to the Project, with sufficient maneuvering and stacking area to prevent interference with traffic movements on Airport Boulevard. The design of the building and the canopy are consistent with the design of the Project overall, and will integrate into the Project. The Findings for approval of this CUP can be made, and are provided below.

Architectural Review 20-04
AR 20-04 addresses the entire Project site, and provides a master plan for site design, architecture and landscaping within the Project. Although no specific users for the site are known at this time, the AR will assure cohesive and high quality development within the Project. As described above, and in Attachment 1 and below, the Project is proposed to be built in phases, and may take, depending on market forces, as long as 20 years to develop. As such, a master plan for the architecture and landscaping is critical to provide direction, but the AR may require amendment when specific users are identified, or changes in building footprints are identified to meet user needs. Any such changes would require amendment of the AR, which would be reviewed consistent with City requirements for such changes. As proposed, the Phasing Plan would assure that all Project components will be built in a unified manner, including the internal roadway system and perimeter landscaping, which are proposed in Phase 1. Development plans for the site will be provided as the applicant identifies buildings and areas for development, and will be processed

Item 28.
through the Public Works and Building Departments, with the Planning Department assuring compliance with the approved AR.

Figure 3 – Phasing Plan
Future users would be required to conform to the AR, or would be required to amend it if inconsistent, which would assure that the City would maintain control on building designs throughout the build out of the Project. All references to page numbers within this subsection can be found in Attachment 2, Architectural Plan Set.

Site Design
The Project’s circulation pattern provides an internal loop road, 30 to 35 feet in paved width, that connects all parts of the Project together. The primary roadway will extend from the Project entry along the entire western edge of the property, looping east at the northern boundary, and returning southerly to connect to the westerly road near the Project entry. Although parking is provided along this roadway, it is limited to assure fewer vehicle conflicts, insofar as interior parking areas are provided for each type of development within the site. Within this circulation system, the different types of buildings are organized together, so that the progression of uses extends from most customer-centric to least on the north end of the site. A second roadway, immediately north of the Project entry, is provided for direct access to the convenience store and service station.

Please see page A-010.

The buildings are distributed throughout the site, and provide sufficient separation and setbacks from structures to allow for the masses of the buildings to be relieved. The setbacks and building heights provided meet the standards of the CG and MS zones, as applicable. Parking is also

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distributed throughout the site. A total of 682 parking stalls are provided, which exceeds the requirement for 668 stalls. As required by the Building Code, electrical vehicle and ADA spaces are included in this total.

Architecture
The arrangement of buildings within the Project is grouped by business type, with smaller building masses located closer to Airport Boulevard, and the largest building masses at the northern end of the site, in an area that will be less visible from City streets. Building architecture has been detailed for each area of the Project, and is provided on pages A-201 through A-206 of Attachment 2.

Details are shown below.

The architectural style of the Project is contemporary, and incorporates substantial articulation and materials/color variations to prevent monotony and long uninterrupted façades. A significant component of the design, as shown above and in Attachment 2, is that the buildings are architecturally detailed on all sides. This is particularly important in this case, where a number of buildings will back onto either the CVSC, and development beyond, and the SR 86. The level of detail will assure that the entire Project is cohesive, and that its appearance is consistent both on and off the Project site.

Building heights for the CG zone range between 24 and 28 feet, and for buildings within the MS zone, range from 24 to 50 feet, depending on the development area. Only the large warehouses are proposed to extend to 50 feet. These building heights are consistent with each zone’s development standards.

Item 28.

Landscaping
The overall landscaping plan is provided in Attachment 4. As shown, it provides for perimeter landscaping around the entire site, and landscaping along the internal roads and parking areas. The species proposed include desert-adapted species, including Date and Mexican Fan Palms, Acacia, Bougainvillea, Ocotillo and Agave. A total of 12% of the site is landscaped.

Item 28.

Electronic Billboard
The plans for the proposed electronic sign on SR
86 are provided in Attachment. 3. The billboard is proposed for the center of the site, as shown in the site plan. The billboard is subject to the requirements of Municipal Code Section 5.48. Under that Section, the billboard is permitted by right in the MS zone, but is subject to development standards, including the following:
 Overall height no more than 40 feet above adjacent roadbed: Because of the 2 foot grade differential between the site and the SR 86 roadbed, although the sign will be 42 feet in height, it will be 40 feet above the roadbed.
 Sign face cannot exceed 700 square feet: The sign face is 14 feet by 48 feet, or a total of 672 square feet.

The sign will also be subject to Caltrans signage requirements for illuminated signs on a State highway.

Tentative Parcel Map 39721

Item 28.

The TPM will divide the property into 8 lots which are generally consistent with the development types proposed within the Project. It has been submitted as a condominium map, which will allow for the sale of buildings within the site, and will require a property owners’ association for the maintenance of Project-wide improvements, including roads, parking areas, landscaping and retention basins. The map has been reviewed by the City Engineer, and conforms to the City’s subdivision standards. The map, as conditioned in the attached Resolution, meets City standards and provides for the logical subdivision of the property.

Development Agreement 25-02
The Development Agreement (DA) is governed by the provisions of Chapter 17.100 of the Zoning Ordinance. It allows for the City and the applicant to establish responsibilities of both parties to facilitate the build out of larger or more complex projects. In this case, the DA includes a number of provisions, including but not limited to:

1. The Project’s approvals, including the TTM, three CUPs and AR described above shall remain in effect for the life of the DA;

2. The Project may be developed in Phases, consistent with the Construction Phasing exhibit attached to the DA;

3. The Developer will be responsible for public improvements, including the construction of Airport Boulevard’s half width adjacent to the Project;

4. The Developer will provide the 5.6 acres they own north of the Project for use as an IID substation; and

5. Development Impact Fees will be frozen at current levels for 5 years; Proposed findings:

Zone Change

1. That the proposed Zone Change is consistent with applicable general and specific plans; The Project site is designated Industrial District in the General Plan. The site is currently zoned Heavy Industrial and is proposed to be changed to Manufacturing Service and General Commercial. The Industrial District designation describes a wide range of industrial uses, including manufacturing and light industrial or business park uses, supported by commercial services in areas that are separated from residential neighborhoods. The designation is also intended to create jobs and diversify the economy for City residents. The proposed Zone Change implements the intent of the General Plan by allowing the development of a broad range of businesses, building types and services that will be consistent with the intent of the designation.

The commercial zone created at the south end of the Project will allow for retail services that support the employees working within the site, the traveling public and surrounding businesses and residents. The Zone Change is consistent with the General Plan.

Conditional Use Permit 324

Item 28.

Pursuant to Coachella Municipal Guidelines Chapter 17.74, Conditional Uses, subject to the provisions of this chapter, the City Council must make the following findings for the CUP:

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

The proposed CUP will allow for the development of cannabis-related businesses within the site.

The Project location is isolated from residential neighborhoods, and surrounded by the SR 86, CVSC and Airport Boulevard, providing separation and distance from residential neighborhoods, as directed in General Plan Land Use policies 7.3 and 7.4. The potential for cannabis-related businesses allows the City an additional component to its economy that provides a service to City residents. The CUP is consistent with the General Plan.

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

The development of cannabis-related businesses in this part of the City is consistent with the industrial character existing to the west, along Grapefruit Boulevard, and expected within Subarea 8 of the General Plan, which envisions this part of the City for industrial and quasi-industrial development to expand the City’s economic base and increase employment opportunities, while isolating industrial development from sensitive uses. All cannabis businesses would be operated within buildings, and would be required to comply with all City and State requirements, including State permitting. The use would be located in a master planned project which has established high quality design for all buildings, and any user within a Project building would be required to comply with the internal character of the Project.

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

The CUP would allow cannabis businesses in buildings already designed and proposed within the Project. Because the design is established in AR 20-04, any user would occupy building(s) that are compatible with the Project as a whole. Further, the use is consistent and compatible with industrial and business park uses, and will not impact residential neighborhoods or sensitive receptors.

Generally, cannabis cultivation and manufacturing uses are low traffic generators, and given that the traffic study for the Project has studied trip generation and impacts on City streets, and identified improvement projects required to keep traffic flows operating at acceptable levels, the CUP would not negatively impact traffic or the capacity of surrounding streets.

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

Item 28.

The CUP will not result in hazardous uses or substances. Cannabis uses would likely use fertilizers and pesticides, which are highly regulated. Any cannabis business would require permits from and compliance with RWQCB and State licensing agencies, including the management and disposal of hazardous materials. In addition, cannabis uses would occur within a master planned industrial/business park development, and not adjacent to residents or other sensitive receptors.

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

The CUP will allow the cannabis use only within the MS portion of the site, and only within buildings that are planned for the site. Therefore, any cannabis business proposed under this CUP would be required to access the site from the main entry drive on Airport Boulevard, and would use the internal street system. The CUP does not interfere with traffic on surrounding streets because the traffic study prepared for the Project as a whole analyzed traffic impacts and provided mitigation measures and improvements required to maintain acceptable levels of service on City streets.

Conditional Use Permit 325
Pursuant to Coachella Municipal Guidelines Chapter 17.74, Conditional Uses, subject to the provisions of this chapter, the City Council must make the following findings for CUP 325:

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

The CUP would allow a drive-through restaurant to occur within the 2.2± acres of CG land proposed at the south end of the Project site. As described in the staff report, this use will provide support for workers in the Project, the traveling public and nearby residents and businesses. This is consistent with the intent of the Industrial District, which provides for support services for employees in industrial projects in the District. The CUP is therefore consistent with the General Plan.

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

The future drive-through on the Project site will be required to conform to AR 20-04, which master plans the architecture and landscaping for the entire Project site. The use is typical of a support service for an industrial or business park, or for commercial development at a freeway off-ramp.

The area currently consists of a mix of businesses, vacant land and a mobile home park on the south side of Airport Boulevard, and is envisioned in Subarea 8 of the General Plan as an employment center area. Therefore, the CUP will be compatible with the character of the Project and the area, and will not change that character.

3. Consideration is to be given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable

Item 28.
neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development.

The CUP would allow a drive-through in a building already designed and proposed within the Project for that purpose. Because the design is established in AR 20-04, any user would occupy a building that is compatible with the Project as a whole. Further, the use is consistent and compatible with industrial and business park uses, and will not impact residential neighborhoods or sensitive receptors. The Project EIR has studied trip generation and impacts on City streets, including a drive-through restaurant, and identified improvement projects required to keep traffic flows operating at acceptable levels. Therefore, the CUP would not negatively impact traffic or the capacity of surrounding streets.

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

The development of a drive-through restaurant will not result in hazardous uses or the use of hazardous materials, insofar as a drive-through restaurant neither creates hazardous conditions, not uses hazardous materials. Therefore, the CUP will not result in impacts to neighboring uses.

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

The CUP will allow the drive-through use only within a building planned for that use within the Project. Therefore, any drive-through proposed under this CUP would be required to access the site from the main entry drive on Airport Boulevard, and would use the internal street system. The traffic analysis included a study of stacking at the drive-through site, which found that all traffic would be contained on the site, and would not conflict with adjacent uses. The CUP does not interfere with traffic on surrounding streets because the traffic study prepared for the Project as a whole analyzed traffic impacts and provided mitigation measures and improvements required to maintain acceptable levels of service on City streets.

Conditional Use Permit 326
Pursuant to Coachella Municipal Guidelines Chapter 17.74, Conditional Uses, subject to the provisions of this chapter, the City Council must make the following findings for CUP 326:

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

The CUP would allow a convenience store and gas station to occur within the 2.2± acres of CG land proposed at the south end of the Project site. As described in the staff report, this use will provide support for workers in the Project, the traveling public and nearby residents and businesses. This is consistent with the intent of the Industrial District, which provides for support services for employees in industrial projects in the District. The CUP is therefore consistent with the General Plan.

Item 28.

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

The future convenience store and gas station on the Project site will be required to conform to AR 20-04, which master plans the architecture and landscaping for the entire Project site. The use is typical of a support service for an industrial or business park, or for commercial development at a freeway off-ramp. The area currently consists of a mix of businesses, vacant land and a mobile home park on the south side of Airport Boulevard, and is envisioned in Subarea 8 of the General Plan as an employment center area. Therefore, the CUP will be compatible with the character of the Project and the area, and will not change that character.

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

The CUP would allow a convenience store and gas station in a building already designed and proposed within the Project for that purpose. Because the design is established in AR 20-04, any user would occupy a building that is compatible with the Project as a whole. Further, the use is consistent and compatible with industrial and business park uses, and will not impact residential neighborhoods or sensitive receptors. The Project EIR has studied trip generation and impacts on City streets, including a convenience store and gas station, and identified improvement projects required to keep traffic flows operating at acceptable levels. Therefore, the CUP would not negatively impact traffic or the capacity of surrounding streets.

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

The development of a convenience store and gas station will result in the presence of large amounts of fuel on the property. The storage and dispensing of fuel is highly regulated by County, State and federal agencies, and any operator would be subject to these regulations. Because the regulations are intended to protect the public from hazards associated with the use, the CUP will not result in impacts to neighboring uses.

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

The CUP will allow the convenience store and gas station only within a building planned for that use within the Project. Therefore, any such use proposed under this CUP would be required to access the site from the main entry drive on Airport Boulevard, and would use the internal street system. The traffic analysis included a study of traffic accessing the gas station, which found that all traffic would be contained on the site, and would not conflict with adjacent uses. The CUP does not interfere with traffic on surrounding streets because the traffic study prepared for the Project

Item 28.
as a whole analyzed traffic impacts and provided mitigation measures and improvements required to maintain acceptable levels of service on City streets.

Tentative Parcel Map 39721
Pursuant to Coachella Municipal Guidelines Chapter 16.12, Tentative Map, subject to the provisions of this chapter, the City Council must make the following findings for Tentative Map approval:

The Planning Commission shall deny approval of a tentative map, 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 located in the Industrial District as defined by the General Plan. The TPM proposes the subdivision of the parcel consistent with the uses included in the Project, which are allowable and foreseen uses in the General Plan. The TPM will therefore be consistent with the General Plan, and this finding does not apply to the proposed TPM.

2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
The General Plan designates the Project site an Industrial District. The TPM includes improvements, including streets, retention basins, utility connections and other features that are necessary for the operation of the Project, and consistent with the City’s standard requirements, including requirements for industrial, business park and commercial uses. The size and shape of the parcels are consistent with the various uses proposed within the Project, and the design includes improvements to serve all of these uses. The TPM will therefore be consistent with the requirements of the General Plan, and this finding does not apply to the proposed TPM.

3. That the site is not physically suitable for the type of development; The Project site is generally flat, and does not contain any physical features which would prohibit or constrain development. The Project will connect to Airport Boulevard, and has integrated plans for improvements to the Airport Boulevard bridge which are consistent with the County’s plans for that bridge. The distribution of buildings, streets and other facilities within the Project site allows for the safe and orderly movement of vehicles and people throughout the site. Therefore, this finding does not apply to the proposed TPM.

4. That the site is not physically suitable for the proposed density of development; The Project is proposed in the MS and CG zones, and proposes development consistent with the development standards of both zones. The Project includes all of the ancillary facilities needed for the proper operation of a master planned industrial/commercial project, including roads, parking areas, retention basins and utility connections necessary for the safe operation of all components

Item 28.
of the Project. The site is therefore physically suitable for the Project, and this finding does not apply to the proposed TPM.

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat;
An EIR was prepared for the proposed Project which analyzes all the potential impacts of the Project, and proposed mitigation measures where necessary to reduce impacts to less than significant levels. Mitigation measures have been applied to assure that impacts to biological resources, including birds and bats which could occur on the site, will be less than significant. The EIR also found that the Project would have significant and unavoidable impacts associated with VMT generated from the site. However, the City Council will consider, as allowed under CEQA, whether the benefits of the project outweigh the impacts associated with VMT, and make Findings and a Statement of Overriding Considerations when they consider the Project for final approval. The approval of the Project would also include a Mitigation Monitoring and Reporting Program which will assure that the required mitigation measures are implemented throughout construction and operation of the Project. Therefore, this finding does not apply to the proposed TPM.

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
The TPM proposes the subdivision of 43± acres of land into 8 parcels to facilitate the development of a master planned industrial/business park/commercial project. All components of the Project have been reviewed by the City Engineer, and the City’s Utilities Department to assure that sufficient improvements and facilities are proposed to adequately serve the Project area, including all of the uses proposed. These requirements and conditions of approval are designed to assure that no impacts to public health will occur. Therefore, this finding will not apply to the proposed TPM.

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 TPM will not conflict with any public easements acquired for access or use by the public at large within the proposed subdivision. The Riverside County Office of the Fire Marshal and Engineering Department/Public Works Department have reviewed and approved the access points to the site. The subdivision of land will not conflict with easements for access through or use of property and as such, the subdivision’s design is confirmed to be in harmony with existing public easements. Therefore, this finding does not apply to the proposed TPM.

Architectural Review 20-04

Item 28.

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

1. The proposed project is consistent with the general plan; AR 20-04 will result in an industrial and commercial master planned project with uses permitted and conditionally permitted in the Industrial District of the General Plan, and the MS and CG zones of the Municipal Code. The design and distribution of the buildings is consistent with the development standards and requirements of the Industrial District as specified in the Land Use Element. The AR will also result in the generation of jobs opportunities for City residents, and provides an isolated site which does not conflict with surrounding neighborhoods.

2. The proposed project complies with zoning regulations; The buildings, parking and ancillary structures proposed in the AR conform to the development standards of the MS and CG zones, as applicable. Setbacks and building heights are consistent with the requirements in each zone, and do not exceed these standards. The Project is consistent with Fire Department and Engineering requirements, and has been conditioned appropriately to comply with City standards.

3. The proposed project is consistent with the city's design guidelines; The Project will provide a high quality design for an industrial, business park and commercial project, including a unified design theme for architecture and landscaping. All future users within the Project will be required to maintain the same level of development and maintenance to assure the long term quality of the Project.

4. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity; The Project proposes a master planned, self-contained development that will be isolated from sensitive receptors and residential neighborhoods in the City. The uses likely to locate within the Project are not expected to propose businesses that contain or use hazardous materials, and those that could will be regulated by City, County, State and federal agencies. The improvement of the property will facilitate the development of other surrounding properties by extending utility services in this area of the City, which is still developing and expanding.

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

The Project is proposed in the Industrial District, and in Subarea 8, as defined in the General Plan.

This area is envisioned for long term economic growth in the City, and for the development of projects similar in style, use and scope to that proposed by the Project. The Project’s design consists of a unified architectural and landscaping theme that will assure a high quality of

Item 28.
development and support future developments in the area to also develop to a high standard. The Project will include a Property Owners’ Association or similar mechanism to manage the Project’s facilities in total, and assure long term maintenance of the site.

Development Agreement 25-02
Pursuant to Coachella Municipal Code Chapter 17.100, Development Agreements, subject to the provisions of this chapter, the City Council must make the following findings for the Development Agreement:

1. The Development Agreement is consistent with the general plan, and any applicable specific plan.

The Project site is located in the Industrial District as defined by the General Plan. The Development Agreement will support the development of a master planned project consistent with the goals, policies and implementation measures of the General Plan by allowing for the shared costs of infrastructure, the sharing of advertising revenue, and the coordinated and planned development of the project to allow increased property taxes, sales taxes, and employment opportunities for the residents of the City.

2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for the land use district in which the real property is located.

The Development Agreement provides for the phased implementation of industrial and commercial land uses in a master planned project that are consistent with the land uses allowed in the Industrial District, and in Subarea 8 of the General Plan. The land uses will occur in a developing area, and will provide for increased employment opportunities for City residents.

3. The Development Agreement is in conformity with good land use planning.

The Project proposes a master planned industrial and commercial development plan that creates opportunities for development and for the installation of infrastructure in an area of the City that is currently underdeveloped and lacking in services. The Project will result in the orderly expansion of land uses as envisioned in Subarea 8 of the General Plan.

4. The Development Agreement will not be detrimental to the health, safety and general welfare.

The Project proposes a master planned, self-contained development that will be isolated from sensitive receptors and residential neighborhoods in the City. The uses likely to locate within the Project are not expected to propose businesses that contain or use hazardous materials, and those that could will be regulated by City, County, State and federal agencies. The improvement of the property will facilitate the development of other surrounding properties by extending utility services in this area of the City which is still developing and expanding.

Item 28.

5. The Development Agreement s in the best interest of the City of Coachella and its residents.

The Development Agreement will assure that the Project pays its fair share of improvements in infrastructure, including the extension of water, sanitary sewer and electricity distribution currently unavailable in this area of the City. This orderly development will allow surrounding lands to develop in an orderly and well planned manner, while providing revenue to the City in the form of property tax, sales tax and a share of advertising revenues.

PUBLIC HEARING NOTICE:

A notice of public hearing to consider the Project was published in the Desert Sun, the newspaper of record, on October 2, 2026 and a public hearing notice was mailed to property owners within a radius of 300- feet of the subject property on September 28, 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 section 21067 of the Public Resources Code, and section 15367 of the State CEQA Guidelines, the City is the lead agency for the Project. The City determined that the Project as proposed could have a significant impact on the environment, and required the preparation of an Environmental Impact Report (EIR). The EIR analyzed all of the required environmental issue areas and found that mitigation measures could be applied to the Project to reduce impacts to less than significant levels for all issue areas except the Project’s impacts from the generation of Vehicle Miles Traveled. As described in the EIR, those impacts remain significant and unavoidable. The Draft and Final EIR are available at:
https://www.coachella.org/departments/development-services/environmental-reviews The City circulated the Draft EIR for public comment between July 1 and September 3, 2025.

During that time, the City received 17 comments from various public agencies and private parties.

In response to these comments, the City prepared a Final EIR/Response to Comments. The Final EIR contains all responses to public comments, changes made to the EIR as a result of these responses, and the Mitigation Monitoring and Reporting Program for the Project.

As provided in the Resolution, it is Staff’s recommendation that the City Council certifies the Final EIR, adopts the Mitigation Monitoring and Reporting Program, and adopts CEQA Findings of Fact and a Statement of Overriding Considerations.

ALTERNATIVES:
1) Approve Resolution No. 2026-58, Resolution No. 2026-58, Ordinance 1237, and Ordinance 1238, approving Zone Change 20-01, CUP 324, CUP 325, CUP 326, Tentative Parcel Map 39721, AR 20-04 and DA 25-02 with the findings and conditions as recommended by Staff, and certifying the Coachella Airport Business Park Development Environmental Impact

Item 28.

Report (SCH No. 2023040106), including Findings and a Statement of Overriding Considerations.
2) Deny Resolution No. 2026-58, Resolution No. 2026-58, Ordinance 1237, and Ordinance 1238. 3) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 to approve Zone Change 20-01, CUP 324, CUP 325, CUP 326, Tentative Parcel Map 39721, AR 20-04 and DA 25-02 and certify the Coachella Airport Business Park Development Environmental Impact Report (SCH No. 2023040106), including Findings and a Statement of Overriding Considerations.

ATTACHMENT(S):

1. Tentative Parcel Map, Grading Plan and Phasing Plan

2. Architectural Plan Set

3. Pylon Sign Plans

4. Landscape Plans

5. Resolution No. 2026-58 certifying the Coachella Airport Business Park Development Environmental Impact Report (SCH No. 2023040106), adopting the Mitigation Monitoring and Reporting Program, CEQA Findings and a Statement of Overriding Considerations

6. Ordinance No. 1237, approving of Change of Zone, CZ 20-01, modifying the Zoning Map from MH to MS and CG for 43± acres of land located at the northwest corner of Airport Boulevard and SR 86

7. Ordinance No. 1238, approving Development Agreement 25-02 and Development Agreement Exhibit

8. Resolution No. 2026-59 conditionally approving Tentative Parcel Map 39721, CUP 324, CUP 325, CUP 326, and AR 20-04.

9. Planning Commission Resolution No. 2026-09

10. Draft and Final EIR (available at https://www.coachella.org/departments/developmentservices/environmental-reviews)

11. Comments and Response to Comments

12. Published Copy of the Notice of Public Hearing

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Haagen Co LLC
12302 Exposition Boulevard, Los Angeles CA 90064

COVER COVER / TITLE SHEET
A-010 SITE PLAN
A-011 COLORED SITE PLAN
A-101 RETAIL BUILDING FLOOR PLAN
A-201 RETAIL BUILDING ELEVATIONS
A-102 SERVICE STATION FLOOR PLAN
A-202 SERVICE STATION ELEVATIONS
A-103 SMALL BUSINESS FLOOR PLAN
A-203 SMALL BUSINESS ELEVATIONS
A-104 BRICKYARD FLOOR PLAN
A-104.1 SELF-STORAGE FLOOR PLAN
A-204 BRICKYARD & SELF STORAGE

ELEVATIONS
A-105 SMALL WAREHOUSE FLOOR PLAN
A-205 SMALL WAREHOUSE ELEVATIONS
A-106 LARGE WAREHOUSE FLOOR PLAN
A-206 LARGE WAREHOUSE ELEVATIONS
SE-01 SITE ELEVATION / LINE OF SIGHT
TE-01 TRASH ENCLOSURE DETAIL
CM-01 COLOR AND MATERIALS BOARD
McKently Malak Architects
35 Hugus Alley, Suite 200
Pasadena, CA 91103
Contact: Herb Horowitz
T: 626.583.8348
ARCHITECT Hermann Design Group
6864 Indiana Avenue, Suite 104e
Riverside, CA 92506
Contact: Jose Estrada
T: 951.782.9335

LANDSCAPE

ARCHITECT
Haagen Co, LLC
12302 Exposition Boulevard
Los Angeles, CA 90064
Contact: Chris Fahey
T: 310.820.1200
CLIENT The Altum Group
73-710 Fred Waring Drive, Suite 219
Palm Desert, CA 92260
Contact: Rich Malacoff
T: 760.346.4750
CIVIL

ENGINEER
SHEET
INDEX
N.W.C. State Highway 86 & Airport Boulevard
Coachella, California
April 12, 2022
Coachella Airport Business Park

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064 A-010

PROPOSED SITE PLAN

PROJECT DATA
NORTH

VICINITY MAP
NOT TO
SCALE

COACHELLA, CALIFORNIA
N.W.C. OF STATE HWY. 86 &

AIRPORT BOULEVARD

SOUTHERN PACIFIC RAILROAD
HIGHWAY 111
HIGHWAY 86S

AIRPORT BOULEVARD

CVWD STORMWATER CHANNEL
AVENUE 54

FILLMORE STREET

POLK STREET

PALM STREET

DESERTCACTUSDRIVE

SITE SUMMARY

PROPOSED BUILDING AREA

BUILDING DATA

TOTAL SITE AREA

SITE AREA
APN# 763-330-013 21.56 AC
APN# 763-330-018
LARGE WAREHOUSE ±233,100 SF
SMALL WAREHOUSE ±96,000 SF
SMALL BUSINESS ±81,000 SF
PERSONAL VEHICLE STORAGE ±76,800 SF
SELF STORAGE ±128,600 SF
SERVICE STATION/ MINI MART ±4,000 SF
DRIVE-THRU FAST FOOD RESTAURANT ±4,650 SF
TOTAL BUILDING AREA ±624,150 SF

9.62 AC
APN# 763-330-029 11.18 AC

42.36 AC
PARKING PROVIDED:

STANDARD: 583 STALLS
DISABLED: 44 STALLS
ELECTRIC / CLEAN AIR VEHICLES 55 STALLS
TOTAL PARKING PROVIDED 682 STALLS
PARKING REQUIRED:

Restaurant w/ Drive Through (1/45 sf of Customer Area + 1/200 sf Non Customer Area) Customer Area (±2,000 SF - 50%) = 44.4 Stalls
Non Customer Area (±2,000 SF - 50%) = 10 Stalls
Service Station = 5 Stalls
Large Warehouse (233,100 sf) 20,000 sf = 50 Stalls
213,100 sf = 213.1 Stalls
Small Warehouse (96,000 sf) 20,000 sf = 50 Stalls
76,000 sf = 76 Stalls
Small Business (81,000 sf) 20,000 sf = 50 Stalls
61,000 sf = 61 Stalls
Personal Vehicle Storage (76,800 sf) 20,000 sf = 50 Stalls 56,800 sf = 56.8 Stalls
Self Storage Office (625 sf) = 1.5 Stalls
GRAND TOTAL REQUIRED 667.8 Stalls or 668 Stalls

PROPOSED BUILDING HEIGHT
LARGE WAREHOUSE ±38' TO 50' HIGH
SMALL WAREHOUSE ±28' TO 32' HIGH
SMALL BUSINESS ±24' TO 28' HIGH
PERSONAL VEHICLE STORAGE ±24' TO 28' HIGH
SELF STORAGE ±24' TO 28' HIGH
RETAIL (GAS STATION & DRIVE THRU) ±24' TO 28' HIGH

BUILDING TYPE TYPE V-B (FULLY SPRINKLERED)

BUILDING DATA
1'-0" 17'-0" 8'-0" 1'-0"
00'-0"
PROJ. FIN. GRADE
4'-0"
T.O.FLOOD WALL
-3'-0"
B.O.BASIN
3 1
8" BLOCK WALL
27'-0"

ROAD WAY
CONC. CURB

PROPERTY LINE
RETENTION BASIN TYP. CROSS SECTION 1 SCALE: 1/8" = 1'-0" 1'-0" 8'-0" 9'-0" 8'-0" 1'-0"
00'-0"
PROJ. FIN. GRADE
4'-0"
T.O.FLOOD WALL
-3'-0"
B.O.BASIN
3 1
8" BLOCK WALL
27'-0"

ROAD WAY
CONC. CURB

PROPERTY LINE
RETENTION BASIN TYP. CROSS SECTION 2 SCALE: 1/8" = 1'-0" FIRE DEPARTMENT NOTES:

Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2016 California Fire Code (cfc) 507.5.1, 3312, Appendices B and C.

Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1
Knox Box and Gate Access: Buildings shall be provided with a knox box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Manual gates shall also be provided with approved emergency access (Knox) equipmentRef. CFC 506.1 NOTE:

1. FIRE HYDRANT TO BE LOCATED MAX. 300 FT. O.C. OR AS

APPROVED BY RIVERSIDE COUNTY FIRE DEPARTMENT

2. PROPOSED FIRE HYDRANT LOCATION ON SITE ARE

REPRESENTED BY FH SYMBOL

3. 43 FT. LENGTH TEMPLATE WAS USED TO ILLUSTRATE FIRE

TRUCK PATH

4. MINIMUM TRUCK TURNING RADIUS ±30 FT.

H Y D
S T A T E H I G H W A Y 8 6

CVWD STORM WATER CHANNEL

COUNTY OF RIVERSIDE

CITY OF COACHELLA
CL
CL

AIRPORT BOULEVARD
FRWY. ON RAMP
FRWY. OFF RAMP

LARGE WAREHOUSE
LW-2
±44,500 S.F.

LARGE WAREHOUSE
LW-4
±48,800 S.F.

DESERT CACTUS DR.

MONUMENTATION
FRWY. OFF RAMP

CALTRANS RIGHT OF WAY
(SITE AREA NOT INCLUDED)

3.44 ACRES

LARGE WAREHOUSE
LW-1A
±44,000 S.F.

LARGE WAREHOUSE ±233,100 SF
SELF STORAGE ±128,600 SF SMALL BUSINESS ±81,000 SF
SMALL WAREHOUSE ±96,000 SF
32 55
10 21 27
8 174 STALLS (LW-1 to LW-4)
109 STALLS (SB-13 to SB-18)
121 STALLS (SB-1 to SB-12)
35 STALLS (FC-1)
200'
40'
40'
13 13
87'
262'
300'
89'
45'
100'
100'
100'
45'100'
100'
100'
45'
45'
120'

SMALL WAREHOUSE
SW-1
±9,600 S.F.

RETAIL ±8,650 SF

FUEL CENTER
FC-1
±4,000 S.F.

RETAIL BLDG.

RB-1
±4,650 S.F.
5 22
9 10
12 25
27 10
9 101 STALLS (SW-1 to SW-5)
ROAD
ROAD
10x25 (37)
10x25 (34)
10x25 (27)
Office/
Caretaker
±625 S.F.
±7,750 S.F.
±9,250 S.F.
2 240'
80'

BRICK YARD
BY-1
±19,200 S.F.
240'
80'

BRICK YARD
BY-2
±19,200 S.F.

BRICK YARD
BY-3
±19,200 S.F.
320'
100'
2 3
300'
90'

SMALL WAREHOUSE
SW-3
±24,000 S.F.
320'
60'

SMALL WAREHOUSE
SW-5
±19,200 S.F.
6 6
5 320'
60'

SMALL WAREHOUSE
SW-4
±19,200 S.F.
6 45'
60'
320'
2 60'
±6,125 S.F.
14 268'
256'
30'-0"
16 ROAD
ROAD
ROAD
ROAD
16 ROAD
ROAD
100'
9 45' 45'
45'
45'
100'
8 SMALL BUSINESS
SB-1
±4,500 S.F. 100'
103 STALLS (BY-1 to BY-4)
100'
45'
14 PERSONAL VEHICLE STORAGE
6 5

LARGE WAREHOUSE
LW-1B
±22,400 S.F.
237'-9" 150'
186'
118'
±126'-2"
±256'

LARGE WAREHOUSE
LW-3A
±37,900 S.F.

LARGE WAREHOUSE
LW-3B
±35,500 S.F.
±262'
±88'-5"
±308'-5"
±136'-10"
±152'-10"
10 SECONDARY

POINT OF ACCESS
15'-0"
30' 15
30'-0"
30'-0"
30'-0"
35'-0"
35'-0"
30' 35'
25'-0" 25'-0"
35'-0"
35'
60'-0"
35'-0"
35'-0"
60'-0"
15'-0"
26'-0" 26'-0" 26'-0" 26'-0" 26'-0" 26'-0"
37'-0"
FIRE
LANE
34'-0"
FIRE
LANE
37'-0"
FIRE
LANE
10'-0"
20'-0"
20'
26'-0"
30'
42'-0"
15'-9"
20'
30'-0"
28'-0"
10' 20'
30'-0"
10'
9'-0"
20' 20'
8' 8'
15' 20'
20' 35'-0" 20'
10' 30'
9'
30' 20' 154'-0" 20' 9'
9'
40'-0"
20'
40'-0"
30'-0"
H Y D
26'-0" 26'-0"
30'-0"
30'-0" 30'-0" 40'-0"
23'-8"
30'-0"
FH
30'-0"
H Y D

H Y D FH

H Y DFH H Y D

FH H Y D
FH

H Y DFH

H Y DFH
H Y D
FH
H Y D
FH
H Y D
FH
H
FH Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
FH

FH FH FH
FH
FH
FH FH
FH
FH
FH
FH

FH FH FH
FH
FH
FH
FH
FH
6 10
6 13
6 20
11 15'-0"
10'-0"
33'-6"
24'-0" 20' 20' 30'-0" 20' 20'
23'-6"
30'-0"
20'-0" 60'-0" 16'-0"
40'-0" 30'-0"
47'-0"
26'-0"
60'-0"
40'-0"
20'-0"
80'-0"
20'-0"
22'-6" 22'-6"
10x25 (21)
80'80'
120'
45'
100'
±6,750 S.F. ±5,250 S.F.

SMALL WAREHOUSE
SW-2
±24,000 S.F.
10'-0"
10'-0"
10'-0"
10'-0"
(E) PRIVATE TILE DRAIN

RETENTION BASIN

RETENTION BASIN
17'-1"
13 30'-0"28'-0"
20'-0"
28'-0"

RETENTION BASIN

RETENTION BASIN
SP-17
1 FLOOD WALL
SP-17
2 12
6 18 17
7 32'-0"
20' 20'

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VAN OO P L / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VAN OO P L / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

BRICK YARD
BY-4
±19,200 S.F.

SMALL BUSINESS
SB-2
±4,500 S.F.

SMALL BUSINESS
SB-7
±4,500 S.F.

SMALL BUSINESS
SB-8
±4,500 S.F.

SMALL BUSINESS
SB-9
±4,500 S.F.

SMALL BUSINESS
SB-3
±4,500 S.F.

SMALL BUSINESS
SB-6
±4,500 S.F.

SMALL BUSINESS
SB-5
±4,500 S.F.

SMALL BUSINESS
SB-4
±4,500 S.F.

SMALL BUSINESS
SB-10
±4,500 S.F.

SMALL BUSINESS
SB-11
±4,500 S.F.

SMALL BUSINESS
SB-12
±4,500 S.F. 100'
45'
100'

SMALL BUSINESS
SB-18
±4,500 S.F.
100'
45' SMALL BUSINESS
SB-13
±4,500 S.F.
100'
45' SMALL BUSINESS
SB-16
±4,500 S.F.
100'
45' SMALL BUSINESS
SB-14
±4,500 S.F.
100'
45'

SMALL BUSINESS
SB-17
±4,500 S.F.
100'

SMALL BUSINESS
SB-15
±4,500 S.F.

FREEWAY ORIENTED

MESSAGE BOARD

PROJECT

PYLON SIGN
100'-0"
MIN.

PROJECT
SIGN

PROPOSED

SIGNALIZED

INTERSECTION
PATIO
20'-6"
59'-0"
R.O.W.
10' PARKWAY

LANDSCAPE
5 7
10 8
20'-0"
20'
7 23
12'-0"
23 20'-0"
8 14'-10"
13'-5"
5' BIKE LANE
10'-0"
59'-0"
R.O.W.
143'-9"
28'-3"
34'-6"
±76,800 SF
Main
Entry
Gate

FIRE ACCESS
GATE
260'-0"

CONCRETE
APRON

TURF BLOCK
20'-0"
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 140'-0"

REMOVABLE
PIPE

BOLLARDS
R20'-0"
R20'-0"
315'-0"
315'-0"

PROPOSED SUBSTATION
30'-0"
ACCESS
30'-0"
ACCESS
± 135,000 SF
(APPROX. AREA)
5x10 (52)
10x10 (26)
10x15 (26)
10x15 (26)
10x20 (26)
10x20 (26)
10x20 (26)
10x15 (26)
5x10 (52)
10x20 (26)
10x10 (26)
10x15 (26)
±625 S.F.
±5,200 S.F.
±5,200 S.F.
±7,800 S.F.
±7,800 S.F.
±10,400 S.F.
±10,400 S.F.
3 STALLS (SELF STORAGE)
H Y D
H Y D
H Y D
FH
FH
FH
FH
(E) PRIVATE TILE DRAIN TO BE REMOVE
5x10 (52)
10x10 (26)
10x15 (26)
10x15 (26)
10x20 (26)
10x20 (26)
10x20 (26)
10x15 (26)
5x10 (52)
10x20 (26)
10x10 (26)
10x15 (26)
±5,200 S.F.
±5,200 S.F.
±7,800 S.F.
±7,800 S.F.
±10,400 S.F.
±10,400 S.F.

H Y D
260'-0"
150'-0" 150'-0" 150'-0" 150'-0"
15'-0"
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

FIRE ACCESS
GATE
30'-0"
FIRE
ACCESS
GATE

FIRE ACCESS
GATE
FIRE
ACCESS
GATE

CL CL CL

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A R / I

VANPOOL / EV

CLEAN A R / I

VANPOOL / EV

CLEAN A R / I

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV
12'-0"
36 STALLS (RB-1)
7 1

PROPOSED SITE PLAN
SCALE: 1" = 100'-0"
1 inch = feet

GRAPHIC SCALE
0 100'
100' 50' 100' 200' 300'
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

PROPOSED SITE PLAN
SP-18

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064

COLORED SITE PLAN

A-011
Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064

FLOOR PLAN
A-101
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV
1 A
50'-0"
100'-0"
40'-0"
20'-0"
C
B
50'-0"
2 4'-0"
10'-0"
10'-0"
4'-0" 2'-0"
32'-0"
2'-0"

ENTRY / EXIT

ENTRY / EXIT
EXIT

PICK-UP
WINDOW
EXIT

OUTDOOR SEATING

TRASH ENCLOSURE

LANDSCAPE
ORDER

MENU BOARD

PRE-ORDER

LANDSCAPE

CLEARANCE BAR
FIRE

HYDRANT
14'-0"
4'-0"
6'-0" 2'-0"
7'-0"
2'-0"
14'-0"
2'-0"
7'-0"
2'-0"
10'-0"
3'-0" 3'-0"
12'-0"
3'-0"
12'-0"
1 2
4'-0"
1'-0"
3'-6"
23'-0"
1'-0"
3'-6"
4'-0"
30'-0"
A
C
B

P A R K I N G S T A L L S

P A R K I N G S T A L L S

P A R K I N G S T A L L S P A R K I N G S T A L L S

PROPOSED
RETAIL BUILDING W/ D.T.
± 4,650 S.F.

S I D
E
W
A L K

L A N D S C A P E D P L A N T E R
1 A201
3 A201
2 A201
4 A201 H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A R I / VAN OP OL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 H Y D
H Y D
H Y D
H Y D
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A R I / VANPOOL / EV

CLEAN A R I /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

FLOOR PLAN
A-101

FLOOR PLAN
SCALE: 3/32" = 1'-0"

RETAIL BUILDING W/ DRIVE THRU
RB-1
RETAIL

KEY PLAN
1 inch = feet

GRAPHIC SCALE
0 11'
8' 4' 8' 16' 24'

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064

ELEVATIONS
A-201
Note: Signage shown on the elevations for graphic purpose only and does not represent the use or actual tenants

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 H Y D
H Y D
H Y D
H Y D
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A R I / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
H Y D

CLEAN AIR /

VANPOOL / EV
FIRE
C

HYDRANT

P A R K I N G S T A L L S
1 12'-0"
2 A
C
100'-0"
B

PROPOSED

SERVICE STATION
± 4,000 S.F.

ENTRY / EXIT
3'-0" 20'-0" 2'-0" 32'-0" 2'-0" 29'-0"
A
C
B
1 2
27'-0" 3'-0" 12'-0" 3'-0" 5'-0" 2'-0" 48'-0"
EXIT

P A R K I N G S T A L L S

TRASH ENCLOSURE
1 A202
2 A202
3 A202
4 A202

LINE OF CONCRETE SLAB

UNDERGROUND FUEL TANKS

LINE OF FUEL PUMP CANOPY ABOVE
40'-0"
14'-0" 2'-0" 24'-0"
12'-0" 3'-0" 25'-0"
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

FLOOR PLAN
A-102

FLOOR PLAN
SCALE: 3/32" = 1'-0"

SERVICE STATION
1 inch = feet

GRAPHIC SCALE
0 11'
8' 4' 8' 16' 24'

KEY PLAN
FC-1

SERVICE STATION
A-102

FLOOR PLAN

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064

ELEVATIONS
A-202
Note: Signage shown on the elevations for graphic purpose only and does not represent the use or actual tenants

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064 A-103

FLOOR PLAN
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A R I / VAN OP OL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 H Y D
H Y D
H Y D
H Y D
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A R I / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
H
Y
D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV
COL.COL.COL.

L A N D S C A P E D A R E A

TRASH ENCLOSURE

EXIT ELECTRICAL ROOM FSR EXIT
1 A
100'-0"
20'-0"
B C
2 50'-0" 50'-0"
2'-0" 2'-0"
A B C
28'-0" 28'-0" 20'-0"
45'-0"
2'-0" 13'-0"
14'-0" 2'-0" 25'-0" 3'-0" 12'-0" 3'-0" 25'-0" 2'-0" 14'-0" A
100'-0"
20'-0"
B C
50'-0" 50'-0"
2'-0" 2'-0"
A B C
28'-0" 28'-0" 20'-0"
14'-0" 2'-0" 25'-0" 3'-0" 12'-0" 3'-0" 25'-0" 2'-0" 14'-0"

ENTRY / EXIT ENTRY / EXIT
1 2

EXIT FSR ELECTRICAL ROOM EXIT

ENTRY / EXIT ENTRY / EXIT

PROPOSED

SMALL BUSINESS
± 4,500 S.F.

PROPOSED

SMALL BUSINESS
± 4,500 S.F.

P A R K I N G S T A L L S P A R K I N G S T A L L S

L A N D S C A P E D A R E A L A N D S C A P E D A R E A

L A N D S C A P E D A R E A

PROPOSED

SMALL BUSINESS
± 4,500 S.F.
1 A203
3 A203
2 A203
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

FLOOR PLAN
A-103

FLOOR PLAN
SCALE: 3/32" = 1'-0"

TYPICAL SMALL BUSINESS
1 inch = feet

GRAPHIC SCALE
0 11'
8' 4' 8' 16' 24'

KEY PLAN
SB-15
SB-7 SB-4 SB-1
SB-8 SB-5 SB-2
SB-9 SB-6 SB-3
SB-10
SB-11
SB-12
SB-14 SB-13
SB-16
SB-17 SB-18

SMALL BUSINESS

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064 A-203
Note: Signage shown on the elevations for graphic purpose only and does not represent the use or actual tenants

ELEVATIONS

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064

FLOOR PLAN
A-104
1 A
60'-0"
240'-0"
40'-0"
80'-0"
COL.
44'-0"

PROPOSED

BRICK YARD
± 19,200 S.F.

ENTRY / EXIT

B C D E
3 60'-0" 60'-0" 60'-0"
2'-0" 14'-0" 14'-0" 2'-0" 44'-0" 44'-0" 2'-0" 14'-0" 14'-0" 2'-0" 2 40'-0"
1 3
2 COL.COL.

SECTIONAL DOOR SECTIONAL DOOR ENTRY / EXIT ENTRY / EXIT SECTIONAL DOOR SECTIONAL DOOR ENTRY / EXIT

EXIT EXIT EXIT EXIT

LINE OF CLEARSTORY ABOVELINE OF CLEARSTORY ABOVELINE OF CLEARSTORY ABOVELINE OF CLEARSTORY ABOVE COL.

A B C D E
5'-6" 1'-6" 14'-0" 2'-0" 31'-0" 2'-0" 8'-0" 2'-0" 31'-0" 2'-0" 14'-0" 1'-6" 11'-0" 1'-6" 14'-0" 2'-0" 31'-0" 2'-0" 8'-0" 2'-0" 31'-0" 2'-0" 14'-0" 1'-6" 5'-6"

P A R K I N G S T A L L S

S I D E W A L K
1 A204
4 A204
2 A204
3 A204
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A R I / VAN OP OL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 H Y D
H Y D
H Y D
H Y D
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A R I / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

FLOOR PLAN
A-104

FLOOR PLAN
SCALE: 3/32" = 1'-0"

TYPICAL BRICKYARD
1 inch = feet

GRAPHIC SCALE
0 11'
8' 4' 8' 16' 24'

KEY PLAN

BRICKYARD
BY-1
BY-2
BY-3
BY-4

Item 28.
3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7

04.12.2022 18028TMA
NWC State Highway 86 and Airport Road

COACHELLA, CALIFORNIA
Haagen Co LLC Coachella Airport Business Park
12302 Exposition Boulevard, Los Angeles CA 90064 A-104.1

FLOOR PLAN
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

NO PARKING - FIRE LANE NO PARKING - FIRE LANE

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV
A
25'-0"
2'-0"
B
1 25'-0"
2 PROPOSED

SELF STORAGE
± 625 S.F.

ENTRY / EXIT

SLIDING GATE

LANDSCAPE PLANTER

L A N D S C A P E D P L A N T E R

S I D E W A L K

S I D E W A L K

P A R K I N G S T A L L S

LANDSCAPE PLANTER

S T O R A G E U N I T S

S T O R A G E U N I T S

SELF STORAGE OFFICE

S T O R A G E U N I T S

S T O R A G E U N I T S

S T O R A G E U N I T S

S T O R A G E U N I T S
5 A204
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VAN OP OL / EV

CLEAN A R I / VAN OP OL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 H Y D
H Y D
H Y D
H Y D
NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE NO PARKING - FIRE LANE NO PARKING - FIRE LANE - CVC 22500.1 NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1
NO PARKING - FIRE LANE - CVC 22500.1

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR / VANPOOL / EVCLEAN AIR / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A R I / VANPOOL / EV

CLEAN AIR /

VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN AIR / VANPOOL / EV

CLEAN A RI / VANPOOL / EV

CLEAN AIR / VANPOOL / EV
Coachella Airport Business Park

COACHELLA, CALIFORNIA
Haagen Co., LLC 12302 EXPOSITION BLVD., LOS ANGELES, CA 90064

04.11.2022 18028TMA

FLOOR PLAN
A-104.1

FLOOR PLAN
SCALE: 3/32" = 1'-0"

TYPICAL SELF STORAGE
1 inch = feet

GRAPHIC SCALE
0 11'
8' 4' 8' 16' 24'

KEY PLAN

SELF STORAGE
OFFICE