2020-08-20 Coral Mtn Specific PlanMAY 2020
Project Technical Team
CM WAVE DEVELOPMENT, LLC.
2440 Junction Place, Suite 200
Boulder, CO 80301
FREEDMAN LEFF INVESTMENTS, LLC.
23622 Calabasas Rd, Ste 200
Calabasas, CA 91302
CITY OF LA QUINTA
DESIGN AND DEVELOPMENT DEPARTMENT
78-495 Calle Tampico
La Quinta, Ca 92253
ARCHITECT
CCY Architects
228 Midland Avenue
Basalt, Colorado 81621
LANDSCAPE ARCHITECT
Vita Planning and Landscape Architecture
181 Third Street, Suite 100
San Rafael, Ca 94901
CIVIL ENGINEERING & ENTITLEMENTS
MSA Consulting, Inc.
34200 Bob Hope Drive,
Rancho Mirage, Ca 92007
Coral Mountain Specific Plan Table Of Contents
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TABLE OF CONTENTS
CHAPTER I: INTRODUCTION ……………………………………………………..……………………….1
1.1 EXECUTIVE SUMMARY ........................................................................................... 1
1.2 PURPOSE & INTENT ................................................................................................ 2
1.3 PROJECT SETTING ................................................................................................... 3
1.4 PROJECT HISTORY .................................................................................................. 8
1.5 ENABLING LEGISLATION ......................................................................................... 8
1.6 CEQA COMPLIANCE ................................................................................................ 9
1.7 GENERAL PLAN AND ZONING ............................................................................... 10
1.8 ENTITLEMENT PROCESS ...................................................................................... 14
CHAPTER 2: MASTER PLAN ………………..…...………………………………………………………15
2.1 LAND USE PLAN .................................................................................................... 15
2.2 CIRCULATION PLAN .............................................................................................. 19
2.2.1 Vehicular Circulation ............................................................................. 19
2.2.2 Street Sections ...................................................................................... 25
2.2.3 Non-Vehicular Circulation ..................................................................... 26
2.3 OPEN SPACE & RECREATION ................................................................................ 28
2.4 INFRASTRUCTURE PLANS ..................................................................................... 30
2.4.1 Water and Sewer Plan ........................................................................... 30
2.4.2 Drainage Plan ........................................................................................ 30
2.4.3 Off-Site Electrical Improvements .......................................................... 31
2.4.4 Phasing Plan .......................................................................................... 31
CHAPTER 3: DESIGN GUIDELINES ………………………..…………………………………………37
3.1 NEIGHBORHOOD COMMERCIAL (PA-I) GUIDELINES ............................................ 39
3.1.1 Design Vision ......................................................................................... 39
3.1.2 Materials ............................................................................................... 40
3.1.3 Massing and Scale ................................................................................. 40
3.1.4 Architecture .......................................................................................... 40
3.1.5 Outdoor Spaces ..................................................................................... 43
3.1.6 Parking ................................................................................................... 44
Coral Mountain Specific Plan Table Of Contents
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3.2 LOW DENSITY RESIDENTIAL (PA-II) GUIDELINES .................................................. 45
3.2.1 Design Vision ......................................................................................... 45
3.2.2 Materials ............................................................................................... 46
3.2.3 Massing and Scale ................................................................................. 47
3.2.4 Architecture .......................................................................................... 47
3.2.5 Outdoor Spaces ..................................................................................... 50
3.2.6 Parking ................................................................................................... 50
3.3 TOURIST COMMERCIAL (PA-III) GUIDELINES ....................................................... 51
3.3.1 Design Vision ......................................................................................... 51
3.3.2 Elements ................................................................................................ 52
3.3.3 Materials ............................................................................................... 57
3.3.4 Massing and Scale ................................................................................. 58
3.3.5 Architecture .......................................................................................... 60
3.3.6 Outdoor Spaces ..................................................................................... 64
3.3.7 Parking ................................................................................................... 65
3.4 LANDSCAPE GUIDELINES ...................................................................................... 67
3.4.1 Overall Landscape Concept ................................................................... 67
3.4.2 Landscape Components ........................................................................ 67
3.4.3 Plant Material Palette ........................................................................... 69
CHAPTER 4: DEVELOPMENT STANDARDS ……………..……………………………………73
4.1 PA-1 NEIGHBORHOOD COMMERCIAL (CN) .......................................................... 73
4.1.1 Development Intent .............................................................................. 73
4.1.2 Permitted Uses ...................................................................................... 73
4.1.3 Development Standards ........................................................................ 74
4.2 PA-II LOW DENSITY RESIDENTIAL (RL) .................................................................. 75
4.2.1 Development Intent .............................................................................. 75
4.2.2 Permitted Uses ...................................................................................... 75
4.2.3 Development Standards ........................................................................ 76
4.3 PA-III TOURIST COMMERCIAL (CT) ....................................................................... 77
4.3.1 Development Intent .............................................................................. 77
4.3.2 Purpose and Intent ................................................................................ 77
4.3.3 Permitted Uses ...................................................................................... 77
4.3.4 Development Standards ........................................................................ 78
4.4 PA-IV PARKS AND RECREATION (PR) ................................................................... 80
4.4.1 Development Intent .............................................................................. 80
4.4.2 Permitted Uses ...................................................................................... 80
4.4.3 Development Standards ........................................................................ 80
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CHAPTER 5: PLAN ADMINISTRATION ……………………………………………………………81
5.1 IMPLEMENTATION ............................................................................................... 81
5.2 AMENDMENT ....................................................................................................... 82
5.3 INTERPRETATION ................................................................................................. 83
5.4 ENFORCEMENT .................................................................................................... 83
CHAPTER 6: GENERAL PLAN CONSISTENCY ………………….……………………………84
6.1 LAND USE ELEMENT ............................................................................................. 84
6.2 CIRCULATION ELEMENT ....................................................................................... 85
6.3 LIVEABLE COMMUNITY ELEMENT ........................................................................ 85
6.4 ECONOMIC DEVELOPMENT ELEMENT ................................................................. 86
6.5 PARKS, RECREATION, AND TRAILS ELEMENT ....................................................... 86
6.6 HOUSING ELEMENT .............................................................................................. 86
6.7 WATER RESOURCES ELEMENT ............................................................................. 87
6.8 OPEN SPACE AND CONSERVATION ELEMENT ...................................................... 87
6.9 NOISE ELEMENT ................................................................................................... 87
Coral Mountain Specific Plan
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1 Introduction
1.1 EXECUTIVE SUMMARY
The Coral Mountain Specific Plan (“Specific Plan,” ”SP”, or “Project”) is organized as
follows:
Section 1: Introduction. This Section provides an overview of the document, project
setting and history, existing approvals, legislative authority for the specific plan process,
the method of compliance with the California Environmental Quality Act (CEQA), the
existing and proposed land use designations for the area, and the proposed entitlements
to implement the Specific Plan.
Section 2: Master Plan. This Section describes the primary development plan
components required for orderly development of the project. These include land use,
circulation, open space, infrastructure plans, and characteristics of designated planning
areas.
Section 3: Design Guidelines. This Section outlines the broad design approaches and
themes intended to guide the visual appearance of future development for each planning
area.
Section 4: Development Standards. This Section establishes the development standards
applicable to land within the Specific Plan boundary. Development regulations are
presented for each Planning Area.
Section 5: Plan Adminstration. This section describes the various processes and
procedures used to administer and implement the adopted Specific Plan.
Section 6: General Plan Consistency. This Section evaluates the consistency of the
Specific Plan with the City of La Quinta General Plan and relevent General Plan Goals and
Policies.
Coral Mountain Specific Plan
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1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive planning and development
document intended to guide development of lands within the Specific Plan area boundary.
This document establishes development plans, guidelines, and regulations for the project
plan area and specifies development criteria for various use permit entitlements
scheduled to be developed within the plan area.
This document is intended to ensure a high quality of development consistent with the
goals, objectives, and policies of the City of La Quinta General Plan and the development
goals of the property owner. These include:
• Implement a plan that recognizes and responds to the natural and aesthetic
character of the property;
• Create a private resort community with a variety of interrelated and mutually
supportive commercial and recreational land uses;
• Promote walkability and non-motorized connectivity as an integral part of the
project design.
• Maintain the residential unit count and commercial acreage of the Andalusia
Specific Plan 03-067 Amendment No. 4.
The Coral Mountain Specific Plan replaces Specific Plan 03-067 and establishes new
standards for development within the project boundary including a degree of flexibility to
respond to market-driven demand changes.
Coral Mountain Specific Plan
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1.3 PROJECT SETTING
The Specific Plan area is located approximately 130 miles from the City of Los Angeles and
the Pacific coast, approximately 250 miles from the City of Las Vegas, and approximately
250 miles from the Phoenix/ Scottsdale metropolitan region. As shown on Figure 1,
Regional Location Map, the Specific Plan area is situated in the easterly portion of the
Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The
project is accessible from Interstate 10 by way of Monroe Street with immediate access to
Avenue 58 to the North, as shown in Figure 2, Local Vicinity Map and Figure 3, Aerial
Photograph.
Consisting of approximately 386 acres, the Specific Plan area is generally defined by
Avenue 58 along the Northerly boundary, Madison Street to the East, Avenue 60 to the
South, and vacant land and portions of the flood control dike to the West. In its existing
setting, the project property is currently undeveloped. Surrounding land uses are listed in
Table 1, Existing and Surrounding Uses, and shown in Figure 4, Existing General Plan Map.
TABLE 1: EXISTING AND SURROUNDING USES
Jurisdiction General Plan Zoning Existing Use
Project La Quinta GC/LDR/OS-R RL/CN/GC Vacant
North
La Quinta LDR/OS-R RL/GC Avenue 58, Single Family Residences,
golf course
South La Quinta LDR/OS-N RL / OS Avenue 60, Single Family Residences,
Natural Open Space
East La Quinta GC/LDR/OS-R RL/CN/GC
Madison Street, Single Family
Residences, golf course, undeveloped
land
West La Quinta OS-N OS Natural Open Space
General Plan Designations: LDR – Low Density Res. / OS-R - Open Space - Recreation/ OS-N – Open Space –
Natural / GC- General Commercial
Zoning Designations: RL – Low Density Residential / GC – Golf Course / CN – Neighborhood Commercial / OS –
Open Space
CORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGREGIONAL LOCATION MAPSource: MSA Consulting, Inc.FIGURE 1PAGE 4N.T.S.NORTH
A V E N U E 6 0A V E N U E 5 8A I R P O R T5 4 T H A V E N U E5 2 N D A V E N U EM A D I S O N S T R E E T
M O N R O E S T R E E T
B O U L E V A R DCITY OFLA QUINTASITECOUNTY OFRIVERSIDECORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGVICINITY MAPSource: MSA Consulting, Inc.FIGURE 2PAGE 5N.T.S.NORTH Legend:Project BoundaryExisting City / County Boundary
PROJECT SITEA V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGAERIAL PHOTOGRAPHSource: MSA Consulting, Inc.FIGURE 3PAGE 6N.T.S.NORTH Legend:Project Boundary
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGEXISTING GENERAL PLAN LAND USESource: MSA Consulting, Inc.FIGURE 4PAGE 7N.T.S.NORTH Legend:Medium/High Density ResidentialGeneral CommercialOpen Space - NaturalOpen Space - RecreationProject BoundaryLow Density Residential
Coral Mountain Specific Plan
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1.4 PROJECT HISTORY
This property was originally part of the larger “Rancho La Quinta Specific Plan” approved
in 1988 while part of unincorporated Riverside County. Portions north of Avenue 60 were
later annexed to the City of La Quinta. This became known as the “Andalusia at Coral
Mountain Specific Plan 03-067” and included areas east and west of Madison Street. The
eastern half was eventually developed with the Andalusia Country Club while the western
half remained vacant. Approval of this Coral Mountain Specific Plan will establish a new
master plan and development standards for the property west of Madison Street to allow
creation of a boutique resort and master-planned community. Concurrently, Amendment
5 of the Andalusia Country Club Specific Plan 03-067 is being processed to remove the
western half such that only the Andalusia Country Club east of Madison Avenue will
remain. This will create two separate and distinct communities, ”Coral Mountain”, west of
Madison Street and “Andalusia Country Club” east of Madison Street
The development plan for the Coral Mountain Specific Plan includes:
• Necessary infrastructure to assure adequate facilities and services;
• 60,000 sf of neighborhood commercial uses on 7.8 acres located at the corner of
Avenue 58 and Madison Street.
• A resort hotel with up to a 150 keys and complementary resort uses and
amenities
• A recreational surf wave basin amenity, golf and golf practice facilities, and
variety of neighborhood / resort commercial uses;
• Up to 600 residential units including variety of product types such as estate lots,
attached and detached single family units, and resort residential - both short-
term / long-term rentals and owner occupancy.
1.5 ENABLING LEGISLATION
• The authority to prepare, adopt, and implement the Specific Plan is granted to
the City of La Quinta by the California Government Code (Title 9, Chapter 9.240).
• The Planning Commission must hold a public hearing before it can recommend
to the City Council the adoption of a Specific Plan or an amendment thereto.
The City Council may adopt a Specific Plan and/or an amendment to the Specific
Plan by either ordinance or resolution.
• This Specific Plan is a regulatory document that, once adopted, will serve as the
Zoning, and Development Code for the plan area. Upon completion of the
Specific Plan adoption process, future development must be consistent with the
Specific Plan and amendments thereto.
Coral Mountain Specific Plan
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1.6 CEQA COMPLIANCE
The project is subject to the requirements of the California Environmental Quality Act
(CEQA). Pursuant to the CEQA Guidelines, an Initial Study was prepared to analyze the
potential environmental effects of the project. The following environmental studies were
prepared in support of the environmental analysis:
• Cultural Resources – CRM Tech, October 2019
• Paleontological Resources, CRM Tech, October 2019
• Biological Assessment – LSA Associates, Inc., March 2020
• Geotechnical Report – Sladden Engineering, February 2019
• Traffic Impact Analysis – Urban Crossroads, November 2019
• Air Quality Impact Analysis - Urban Crossroads, December 2019
• Greenhouse Gas Analysis – Urban Crossroads, December 2019
• Noise Impact Analysis - Urban Crossroads, December 2019
The Initial Study concluded that all potential adverse impacts could be mitigated to a level
of “less than significant”. Based on this, the City as the Lead Agency, has determined that
preparation of a Mitigated Negative Declaration (MND) is the appropriate CEQA
compliance document. The MND will document the evaluation of potential environmental
impacts associated with the project and appropriate mitigation measures for each
potential impact. All mitigation measures identified in the MND shall be identified in a
Mitigation Monitoring and Reporting Program (MMRP) to ensure that implementation
occurs. The MND will apply to all subsequent implementing entitlements proposed within
this SP. All future development projects for the project site will be reviewed for consistency
with this SP and the MND to determine whether additional environmental documentation
must be prepared pursuant to CEQA Guidelines.
Coral Mountain Specific Plan
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1.7 GENERAL PLAN AND ZONING
The La Quinta General Plan (2035), establishes the City's policy relative to the planned
future pattern, intensity, density, and relationships of land uses in the City and the various
infrastructure systems needed to effectively support those land uses. The Specific Plan
implements the City’s General Plan by bringing detailed policies and regulations together
into a focused development plan for the Specific Plan area. It serves as a link between the
General Plan and subsequent development proposals within the Specific Plan area. The
Specific Plan is a regulatory document which, when adopted by the La Quinta City Council,
will govern all facets of project development including the distribution of land uses,
location and sizing of supporting infrastructure, as well as development standards and
regulations. Per the La Quinta General Plan Land Use Map, the current land use
designations for the site are General Commercial, Low Density Residential, and Open
Space – Recreation. Figure 4, Existing General Plan Map, displays the existing General Plan
Land Use designations.
Zoning implements the General Plan land use by applying appropriate development
standards for allowable uses, minimum lot size, yard setbacks and similar development
considerations. Figure 5, Existing Zoning Map, displays the existing zoning designations for
the site as Low Density Residential (RL), Neighborhood Commercial (CN), and Golf Course
(GC).
General Plan and Zoning Map Amendments are proposed as part of the project
entitlements to establish Specific Plan consistency with these regulatory documents. The
proposed General Plan and Zoning Map designations are illustrated in Figure 6, Proposed
General Plan Map, and Figure 7, Proposed Zoning Map.
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGEXISTING ZONINGSource: MSA Consulting, Inc.FIGURE 5PAGE 11N.T.S.NORTH Legend:Medium High Density ResidentialNeighborhood CommercialOpen SpaceGolf CourseProject BoundaryLow Density ResidentialEquestrian Overaly
GENERALTOURISTCOMMERCIALLOW DENSITYRESIDENTIALOPEN SPACE -RECREATIONCOMMERCIALTOURISTCOMMERCIALA V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGPROPOSED GENERAL PLAN LAND USESource: MSA Consulting, Inc.FIGURE 6PAGE 12N.T.S.NORTH Legend:Low Density ResidentialResortOpen Space (Recreation)Project BoundaryNeighborhood Commercial
NEIGHBORHOODTOURISTCOMMERCIAL (CN)LOW DENSITYRESIDENTIAL (RL)PARKSANDRECREATION (PR)COMMERCIAL (CT)TOURISTCOMMERCIAL (CT)A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGPROPOSED ZONINGSource: MSA Consulting, Inc.FIGURE 7PAGE 13N.T.S.NORTH Legend:Tourist Commercial (CT)Neighborhood Commercial (CN)Parks and Recreation (PR)Project BoundaryLow Density Residential (RL)
Coral Mountain Specific Plan
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1.8 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this project:
Specific Plan (SP) – The Coral Mountain Specific Plan will be adopted as the master plan
governing the allowable land uses, development standards and design guidelines for the
project. The SP requires public hearings before the Planning Commission (Commission)
and the City Council (Council).
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use
designations to General Commercial, Low Density Residential, and Tourist Commercial.
The GPA requires public hearings before the Commission and the Council.
Zone Change (ZC) - The ZC will change the existing zoning of the Specific Plan area to
Neighborhood Commercial, Low Density Residential, and Tourist Commercial. The ZC
requires public hearings before the Commission and Council.
Tentative Tract Map (TTM) – Tentative Tract Maps are intended to implement the project
and subdivide the property into smaller lots for development. TTMs may be filed with each
phase of development as necessary. Each TTM will require review by the Commission and
Council.
Site Development Permit (SDP): SDPs are required by the City for final approval of
landscape design, architectural design, and site plans. Individual SDP’s may be required
for each phase of development. These may be processed concurrent with or subsequent
to other entitlement approvals. Each SDP will require public hearings before the
Commission.
Temporary Use Permit (TUP): TUPs are required by the City to accommodate special,
unique, and limited duration activities that might otherwise be outside the provisions of
normal zoning. Temporary uses are expected on a limited basis by this Specific Plan as
discussed in Section 2.1. TUPs are reviewed administratively by the Design and
Development Director and do not require a public hearing.
Coral Mountain Specific Plan
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2 Master Plan
2.1 LAND USE PLAN
The Specific Plan will facilitate development of a boutique resort and planned residential
community. The project will contain a variety of resort facilities, residential units and
amenities, featuring an artificial wave basin as the focal point for the community.
The Land Use Plan, as shown in Figure 8 and detailed in Table 2, Conceptual Land Use
Summary, proposes 600 residential units and 150 hotel keys, distributed within
approximately 386 acres. These buildings are arranged in configurations which may
include estate compounds, single-family detached units, townhome styled units and/or
stacked flats of two, four, and six units each. Additionally, a neighborhood commercial
area is planned at the southwest corner of Madison Street and Avenue 58.
TABLE 2: CONCEPTUAL LAND USE SUMMARY
Planning
Area
Land Use
Category
Gross Land
Area (Acres)
Non-
Residential
Building (SF)
Max. Dwelling
Units (DU)
Max. Hotel/Resort
Units (DU)
PA I GC 7.8 60,000
PA II LDR 232.1 496
PA III TC 117.7 104 150
PA IV OS-R 27.0
TOTAL 384.6 1 60,000 600 150
Key: GC = General Commercial, LDR = Low Density Residential, TC = Tourist Commercial,
OS-R = Open Space - Recreation
Notes:
1. Excluding 1.5 acres dedicated to perimeter public ROW.
PA IINEIGHBORHOODCOMMERCIALPA ILOW DENSITYRESIDENTIALPA IIRESORTPA IIIA V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TOPEN SPACEPA IVIII-CIII-BIII-DIII-FIII-AIII-EIII-GCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL LAND USE PLANSource: MSA Consulting, Inc.FIGURE 8PAGE 16N.T.S.NORTH Legend:Planning Area Sub-BoundaryNeighborhood CommercialLow Density ResidentialProject BoundaryPlanning Area BoundaryResortOpen Space (Recreation)
Coral Mountain Specific Plan
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The Specific Plan is broken into four Planning Areas, each corresponding with a basic land
use component as follows:
Planning Area I (PA-I) - Neighborhood Commercial
PA I consists of approximately 7.8 acres of land and will allow for up to 60,000 sf of
neighborhood commercial building space. Retail development is proposed at the
southwest corner of Madison Street and Avenue 58 and will consist of a mixture of
neighborhood commercial and resort-related commercial development.
Planning Area II (PA-II) – Residential
PA-II consists of approximately 232 acres of land and will allow for the construction of up
to 496 single family attached and detached dwellings. Residential neighborhoods of
various types occur throughout the project. Product types may include estate compounds,
single-family detached/attached units, alley loaded homes, cluster products, and
fractional interest ownership units.
Planning Area III (PA-III)– Resort
PA-III consists of approximately 103 acres and will allow the construction of a resort hotel
with up to 150 keys, 104 attached residential units, along with standard resort support
services such as eateries/cafes, retail shops, corner grocery, golf and golf practice
facilities.
Resort Hotel - The project will include a full-service resort hotel (up to 150 keys). The hotel
is envisioned as a boutique facility with a relaxed surf-village feel and a mix of traditional
hotel rooms, suites, and casitas.
Resort Village –The hotel will be embedded within a walkable, surf-themed village.
Structures will consist primarily of attached residential units designed around a compact
gridlike network of streets and pathways.
Resort Amenities - The resort will offer a wide range of community and active lifestyle
amenities such as golf and golf practice and training facilities, hiking, biking, spa and
dining, bicycle pump-track, fitness and swimming pool areas. In addition, spa and dining
facilities may be provided within the resort for resort residents and hotel guests so that
upon arrival, everything is provided and there is no need to leave the resort.
Wave Surf Basin - The resort is oriented around an artificial surf wave basin that will function as the
focal amenity for the community. “The Wave” basin will feature state of the art proprietary
technology designed to re-create ocean waves for recreational surfing by individual resort residents
and hotel guests as well as the hosting of limited private and public events by invitation. Open areas
south of the Wave Basin will provide gathering and staging space using temporary facilit ies such as
port-a-potties, shade structures, tenting for inclement weather, and catering equipment as well as
permanent facilities for maintenance, service and administrative operation of the wave basin and
resort.
Coral Mountain Specific Plan
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Temporary Events - The project anticipates that the Wave basin and resort will be used to
host occasional temporary events and gatherings for hotel guests, resort residents and
public visitors by reservation. These events may be held up to 4 times per year and are
restricted to 4 days duration with attendance by a maximum of 2,500 guests per
day. Examples of temporary events include farmers markets, festivals, pop-up food
competitions or tastings, surf competitions, classic car shows, and similar activities.
Planning Area IV (PA-IV)- Open Space
PA-IV consists of approximately 27 acres to accommodate low-impact active and passive
recreation activities such as hiking and biking trails. This Planning area will be retained
largely in natural open space to preserve the rugged beauty of Coral Mountain as a
backdrop for The Wave basin.
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2.2 CIRCULATION PLAN
Vehicle and pedestrian circulation systems are an important component of every
development project. This Specific Plan is designed to promote alternative forms of
transportation while still providing for vehicular access through a roadway network that
interconnects all land uses within the Project. The following sections provide an overview
of the circulation system proposed for the Project.
This Specific Plan takes a multi-modal approach to circulation system planning within the
Project. This design seeks to decrease automobile dependency by providing
transportation facilities for a variety of user groups including motorists, cyclists,
pedestrians, and drivers of electric vehicles. With this goal in mind, the backbone system
of circulating roadways throughout the Specific Plan with multiple access points will serve
as vehicular and multi-use transportation routes for residents and visitors.
Convenient access and parking is planned in close proximity to retail and resort areas for
visitors. The internal system of private local roadways will allow residents of the individual
neighborhoods to access Planning Area III internally without exiting onto surrounding
public streets. The following are characteristic features accommodated within a multi-
modal transportation system:
• Off-street bicycle and pedestrian paths/routes;
• Sidewalks in higher traffic areas;
• Enhanced pedestrian/bicycle crosswalks;
• Landscaped median islands;
• Pedestrian and multi-use paseos;
• Traffic calming devices;
• Golf cart and other alternative forms of personal transportation
2.2.1 Vehicular Circulation
The ability to move easily from one area of the Project to another using multiple modes of
transportation is a key organizing principle of this Specific Plan. As illustrated on Figure 8,
Vehicular Circulation Plan, the interior street system envisioned for the Project is an
internal system of private streets linking all neighborhoods to provide open circulation.. A
main street, leading from the Project entry off of Madison Street to the resort area in
Planning Area III, is intended to create a sense of place.. Local Roads branch off the primary
entry drive, linking residential and resort residential areas to the main street. Resort
Streets are open to the guests and residences of the community and convey vehicles,
pedestrians, and bicycles throughout the Resort Planning Area. The Community is
surrounded by public streets designated as Secondary Arterials by the City of La Quinta
General Plan 2035.
Coral Mountain Specific Plan
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The Specific Plan’s circulation system contains a network of access points and streets
arranged according to the function, character, and location of each intersection and
roadway. The Specific Plan provides for a primary public entry from Madison Street and
secondary public entries from Avenue 58 to the Neighborhood Commercial corner in
Planning Area I. Entries to residential neighborhoods will be provided from the primary
entry drive and their conceptual locations are illustrated in Figure 9, Vehicular Circulation
Plan. Brief descriptions of each street classification are illustrated in Figures 10 A-10C
Typical Road Sections.
Image Corridor Standards for the Specific Plan Area
Development adjacent to the City of La Quinta General Planned Image Corridors located
on Avenue 60, Madison Street, and Avenue 58 shall be restricted to a height limitation of
22' from pad grade within a setback distance of 150' from the right-of-way. Rear and side
yard setbacks for lots adjacent to the Image Corridors shall be expanded to a minimum of
25' per La Quinta Municipal Zoning Code Section 9.50.020.
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGVEHICULAR CIRCULATION PLANSource: MSA Consulting, Inc.FIGURE 9PAGE 21N.T.S.NORTH Legend:Project BoundaryConceptual Residential Entry Point32' Right of Way: Private Drive36' Right of Way: Resort Drive40' Right of Way: Local Roads48' Right of Way: Resort / Commercial Drive60' Right of Way: Resort Drive70' Right of Way: Resort Drive100' Right of Way: Entry DriveConceptual Residential Gated Entry PointNote: Conceptual residential entry points reflect anticipatedlocations only. Entry locations are conceptual and subject torefinement as the project is built out.
6'11'8'8'7'25'15'40'30' (EX. R/W)A.C.AVENUE 58(SECONDARY ARTERIAL / PUBLIC ROAD)N.T.S.R/WEX.MADISON STREET(SECONDARY ARTERIAL / PUBLIC ROAD)N.T.S.PAINTEDMEDIANTRAVEL LANESHOULDERSIDEWALKPROP. CURB & GUTTERAVENUE 60(COLLECTOR / PUBLIC ROAD)N.T.S.R/WPROP.±13'±12'±12'±6'11'±14'9'6'44'±69' (EX. IMPROVEMENTS)±12'26' (PROP. IMPROVEMENTS)51'95'44' (EX. R/W)30' (EX. R/W)±20±18'±13'±13'±8'±8'±4'±13'±13'8'±8'4'±43'±43' (BY OTHERS)±12'±12'55'110' (EX. R/W)6'11.5'55'R/WEX.R/WEX.R/WPROP.PROP. CURB &GUTTEREX. TRAVEL LANEEX. PAINTEDEX. TRAVEL LANEEX. TRAVEL LANEMEDIANPROP.SIDE-WALKE/PEX.EX.SHOUL-EX. CURB &GUTTEREX. LANDSCAPEPARKWAYEX. RAISED MEDIANEX. TRAVEL LANEEX. TRAVEL LANEEX.SHOULDEREX. TRAVEL LANEEX. TRAVEL LANEEX.SHOULDEREX. BARRIER CURBEX. CURB &GUTTEREX. MEAN-DERINGR/WEX.EX. R/WBNDRY &PROJECTEX. BARRIER CURBPROP. 6'MEAN-DERINGSIDEWALKEX.EX. CURB &GUTTERSIDEWALKPAVEMENTOVER A.B.DERCLCLCLPROP.IMPOVEMENTSCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (OFF-SITE)Source: MSA Consulting, Inc.FIGURE 10APAGE 22N.T.S.
VARIES6'5'6'5'13'13'11'11'26'48'VARIESVARIES6'5'4'5'20'8'11'9'28'48'VARIES2'2'2'2'ENTRY DRIVE36'50'50'100'9'5'9'5'24'8'14'14'32'60'2'2'28'50'36'50'15'15'18'5'5'24'35'70'2'18'35'(COMMERCIAL)15'LANDSCAPE &ROADWAYLANDSCAPE &ROADWAYN.T.S.PATHPROP. MEANDERINGOVER A.B.A.C. PAVEMENTR/WPROP.R/WPROP.ESMT.LANDSCAPECOMMUNITYESMT.LANDSCAPECOMMUNITYR/WPROP.R/WPROP.(HOTEL)SETBACKANGLED PARKINGWALKSIDE-TRAVEL LANESANGLED PARKINGWALKSIDE-OVER A.B.A.C. PAVEMENTGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYRESORT DRIVERESORT DRIVEGUTTERPROP. 2' VALLEYPROP. 2' VALLEY GUTTERR/WPROP.R/WPROP.TRAVEL LANES*PARKINGLANDSCAPEPARKINGLANDSCAPEPARKINGWALKSIDE-WALKSIDE-OVER A.B.A.C. PAVEMENTR/WPROP.R/WPROP.WALKSIDE-SETBACKSETBACKWALKSIDE-RESORT /GUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYPROP. 2' VALLEY GUTTERWALKSIDE-WALKSIDE-R/WPROP.R/WPROP.TRAVEL LANES*PARKINGSETBACKSETBACKOVER A.B.A.C. PAVEMENTOVER A.B.A.C. PAVEMENTN.T.S.N.T.S.COMMERCIAL DRIVEN.T.S.RESORT /COMMERCIAL DRIVEN.T.S.PROP.PROP.VALLEYPROP. 2'VALLEYPROP. 2'GUTTER2'2'UTILITY CORRIDORUTILITY CORRIDORDRAINAGEPROP. 1'SWALEGUTTERDRAINAGEPROP. 1'SWALETRAVEL LANES*NOTE:TRAVEL LANETRAVEL LANECLCLCL1' P.U.E.PARKING ONLY OCCURS ON ONE SIDE OF TRAVELLANE, BUT MAY ALTERNATE FROM SIDE TO SIDE.*NOTE:PARKING ONLY OCCURS ON ONE SIDE OF TRAVELLANE, BUT MAY ALTERNATE FROM SIDE TO SIDE.CORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (ON-SITE)Source: MSA Consulting, Inc.FIGURE 10BPAGE 23N.T.S.
VARIES6'6'24'36'VARIES12'12'5'10'20'5'RESIDENCERESIDENCE2'2'VARIES5.5'5.5'24'40'VARIES12'12'2'2'VARIES4'4'24'32'VARIES12'12'2'2'5'CLWALKINGR/WPROP.R/WPROP.R/WPROP.R/WPROP.R/WPROP.R/WPROP.LOTPROP.LOTPROP.SETBACKSETBACKGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2' VALLEYWALK STREETLOCAL ROADSRESORT DRIVEPRIVATE DRIVEOVER A.B.A.C. PAVEMENTOVER A.B.A.C. PAVEMENTOVER A.B.A.C. PAVEMENTN.T.S.N.T.S.N.T.S.N.T.S.6'P.U.E.6'P.U.E.SETBACKSETBACK4'P.U.E.4'P.U.E.4.5'SETBACKP.U.E.SETBACKCLCLSTREETCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (ON-SITE)Source: MSA Consulting, Inc.FIGURE 10CPAGE 24N.T.S.
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2.2.2 Street Sections
The Conceptual Vehicular Circulation Plan illustrates the network of streets and entries
that provide connectivity to all areas within the Project. This section details the distinct
Neighborhood, Local, and Town Center streets that interconnect to comprise the
circulation system. Each street classification is described below and illustrated in Figures
10A-10C, Typical Road Sections, showing the minimum pavement widths that apply within
the Project.
The vehicular circulation system is as follows:
Perimeter Streets
Perimeter streets are Arterial Roads, as designated on the City’s General Plan, bordering
the Project on three sides. These roads are largely improved to their ultimate lane width,
needing only the addition of minor widening, a meandering multi-purpose trail, sidewalks,
and parkway landscaping along the boundary of the Specific Plan. These roads comprise
the major transportation corridors for this portion of the Coachella Valley and provide
connection to interstate and regional access routes such as the Interstate 10 Freeway and
State Highway 111 to the north. They also include sidewalks and bicycle lanes that link
with these systems throughout the rest of the City.
• Minor Arterials (Public Road) – Avenue 58 on the north and Madison Street on
the west are designated as Secondary Arterials with a right-of-way width of 102
feet. Within the right-of-way, improvements include four travel lanes separated
by a raised landscape median and two painted bike lane. A supplemental
landscape easement borders the right-of-way to accommodate streetscape
enhancements and a meandering pathway for shared use by golf carts,
pedestrians, and cyclists.
• Local Collector (Public Road) – Avenue 60 is designated as a collecter street with
an ultimate right-of-way width of 80 feet. Improvements will include painted
bike lanes and two travel lanes seperated by a painted median.
Internal Streets
Internal streets provide overall Project connectivity and link the various neighborhoods,
commercial, and resort areas. The internal street system is summarized below and
illustarted in Figures 10 A- 10C, Typical Road Sections.
• 32’ Right of Way – Private Drive
• 36’ Right of Way – Resort Drive
• 40’ Right of Way – Local Roads
• 48’ Right of Way – Resort/Commercial Drive
• 60’ Right of Way - Resort Drive
• 70’ Right of Way - Resort Drive
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• 100’ Right of Way - Primary Entry Drive
2.2.3 Non-Vehicular Circulation
In addition to accommodating automobiles, the Project’s Circulation Plan also addresses the
movement of pedestrians, bicyclists, golf carts, and other forms of alternative personal
transportation.
The overall intent and design of the Specific Plan is geared toward creating a transportation
environment that accommodates vehicles, but also minimizes barriers to and promotes
convenient multi-use connectivity between the diverse uses within the Specific Plan. While
pedestrian access will be incorporated at all levels, many internal and external trips cannot or
will not be undertaken by foot due to heat, distance, accessibility needs, or general
inconvenience. Accordingly, the Specific Plan also accommodates access for bicycle, golf cart,
and other forms of alternative personal transportation throughout the site and into the
surrounding community. The Non-Vehicular Circulation Plan is shown in Figure 11. The
components shown in Figure 10 are described below.
• Multi-Use Trail – A multi-use trail will be incorporated along the main spine road
to provide future neighborhoods with a central bike and pedestrian connection
to the resort core as well as the main entry gate.
• Sidewalk – Sidewalks are included along key streets in the resort core to provide
a completely interconnected pedestrian grid experience so that resort guests
can walk or bike to all activities at the Wave basin and resort facilities.
• Walk Streets - Designed as narrow walkways between homes, Walk Streets
provide connectivity with immediate residential frontage. The Walk Street
network is one of the primary organizing components of the community plan.
Terminating at the boardwalk, Walk Streets link residents to The Wave, The
Farm, and the greater network of trails and open spaces, enabling movement
throughout the community.
• The Wave Boardwalk: The Wave Basin and its integrated pedestrian boardwalk
is the terminus for nearly all of the Walk Streets – functioning as a gathering
space as well as an active recreational amenity.
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGNON-VEHICULAR CIRCULATION PLANSource: MSA Consulting, Inc.FIGURE 11PAGE 27N.T.S.NORTH Legend:Connecting Pedestrian FeatureProject BoundaryMulti-Use TrailSidewalkWalk Street
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2.3 OPEN SPACE PLAN
Open space is a community asset with multiple benefits. These areas provide distant
vistas, introduce appealing landscapes and shade for a more attractive and comfortable
living environment, and provide convenient access to recreational opportunities without
leaving the Community. In addition to the the Wave Basin, open space will be distributed
throughout the Project with integrated plazas/greenspaces. A conceptual open space
design is shown in Figure 12 Conceptual Open Space Plan, but remain subject to change
as to specific location and type.
• The Wave Basin: The Wave Basin is the primary open space amenity and
centerpiece to the resort, accommodating both surfers and spectators.
• Open Space Planning Area: West of the wave basin, the Open Space Planning
Area (Planning Area IV) provides open space complete with a trail network that
connects with the community trail system.
• Primary Entry Drive: The primary entry road is flanked by a generous landscape
easement to create a aesthetically pleasing experience for residents and guests
as they proceed from the main entry to the resort core and individual
neighborhoods.
• Greenways: Greenways are interconnecting corridors (walk streets) distributed
throughout the resort core.
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL OPEN SPACE PLANSource: MSA Consulting, Inc.FIGURE 12PAGE 29N.T.S.NORTH Legend:RetentionGreenwaysOpen SpaceProject BoundaryThe Wave BasinPrimary Entry Streetscape Corridor
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2.4 INFRASTRUCTURE PLANS
The infrastructure system planned to serve the Project described below will be designed
to provide a coordinated system of infrastructure and public services to adequately serve
the plan area at full buildout. Standards for infrastructure and public services relative to
land use intensity envisioned for the Specific Plan area will be served by the following
utilities:
• Sewer: Coachella Valley Water District (CVWD)
• Water: Coachella Valley Water District (CVWD)
• Electricity: Imperial Irrigation District (IID)
• Gas: Sothern California Gas Company
2.4.1 Water and Sewer Plan
The intent of the Specific Plan is to utilize existing water and sewer facilities where
possible, and to provide additional or upgraded facilities as necessary. Water and sewer
service for the Specific Plan area is provided by the Coachella Valley Water District (CVWD).
The CVWD provides domestic water from wells. Agricultural water used for irrigation is a
surface water source. An underground irrigation distribution system providing water to
the valley, traverses the western portion of the Specific Plan property from the northwest
to the southwest. The Specific Plan will conform to the requirements of the CVWD's current
and future programs and requirements pertaining to water management and
conservation. See Figure 13 for the Conceptual Water Plan and Figure 14 for the Conceptual
Sewer Plan.
2.4.2 Drainage Plan
As shown in Figure 15, Conceptual Drainage Plan, the Specific Plan includes a
comprehensive drainage system that collects storm flows, retains the incremental post-
development increase and discharges surface water at pre-development levels to protect
individual residences, the resort, and commercial uses as well as downstream properties.
Surface drainage will be conveyed by the local street system from developme nt areas to a
system of basins and underground storm drains. As illustrated in the conceptual drainage
plan, multiple retention basins and lakes (including the Wave), will be used to convey to
and safely capture surface flows. Retention basins will be constructed and sized to retain
the worst-case flood volume from a 100- year storm event. These basins will also include
water quality elements that serve as structural Best Management Practices (BMPs) in
accordance with the MS-4 Whitewater River Watershed Municipal Stormwater Program.
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2.4.3 Off-Site Electrical Improvements
Electric utilities for the site are served under the jurisdiction of the Imperial Irrigation District (IID).
The developer will work with IID on the timing and scope of the improvements. The projects CEQA
document analyzes and covers these improvements in further detail. Figure 16, Off-Site Electrical
Improvements, shows the location of the existing substation and proposed distribution line(s) and
upgrades.
2.4.4 Phasing Plan
The project is designed for construction in eight (8) primary development phases with
build out over approximately 4-6 years. Construction of Phase 1 is estimated to begin in
2021 with full buildout of estimated to be complete by 2026 subject to market conditions.
Figure 17, Conceptual Phasing Plan reflects the anticipated construction sequence and
may be non-sequential and adjusted subject to market conditions (so long as necessary
utility and access points are provided). Phased development will be accompanied by the
orderly extension of circulation and parking facilities, public utilities, and infrastructure in
accordance with the final conditions of approval for the project and the City Engineering
Services Division. Phasing is conceptual and subject to refinement with final engineering
design.
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M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL WATER PLANSource: MSA Consulting, Inc.FIGURE 13PAGE 32N.T.S.NORTH Legend:Proposed Public 8'' Water MainProposed Public 12'' Water MainProposed Public 18'' Water MainProject BoundaryExisting Water Main8W12W18WWNote:Information shown is conceptual only.Final engineering design plans may deviate.
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M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL SEWER PLANSource: MSA Consulting, Inc.FIGURE 14PAGE 33N.T.S.NORTH Legend:Proposed 8'' Sewer MainProposed 12'' Sewer MainProposed 15'' Sewer MainProject BoundaryExisting Sewer MainSNote:Information shown is conceptual only.Final engineering design plans may deviate.8S12S15S
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL DRAINAGE PLANSource: MSA Consulting, Inc.FIGURE 15PAGE 34N.T.S.NORTH Legend:Conceptual Drainage Sub-AreaConceptual 100-Year Sub-Area RetentionProject BoundaryWater Feature / RetentionSite Drainage FlowsOff-Site Drainage DirectionNote:Drainage and retention is conceptual and subjectto refinement with final engineering design.
A V E N U E 5 8A V E N U E 6 0EXISTING I.I.D. SUBSTATIONPROJECT SITEM A D I S O N S T R E E T CORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGOFF-SITE ELECTRICAL IMPROVEMENTSSource: MSA Consulting, Inc.FIGURE 16PAGE 35N.T.S.NORTH Legend:Proposed Transformer BankProject BoundaryProposed Conduit System
5311224678A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL PHASING PLANSource: MSA Consulting, Inc.FIGURE 17PAGE 36N.T.S.NORTH Legend:Project BoundaryPhase 1Phase 2Phase 3Phase 4Phase 5Phase 6Phase 7Phase 8Phase BoundaryNote:Phasing plan reflects the anticipated constructionsequence. It is conceptual and subject to refinementin response to market conditions.
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3 Design Guidelines
The Wave Basin, Boardwalk, Hotel, and Surf Village at Coral Mountain
The guidelines contained in this chapter identify unifying elements for design of
permanent buildings and landscaping within each Planning Area. Renderings, simulations
and photographs are intended as thematic illustrations and do not depict final designs,
nor should they limit the range of creative expression available to the developer or their
professional design team. These guidelines will be reflected and refined in subsequent
implementing subdivision maps and development permits.The Specific Plan emphasizes
the creation of low-density, walkable neighborhoods oriented around the Wave as the
central amenity within the Project. These guidelines will assist the developer of the
Specific Plan project to execute a built environment that incorporates the following main
concepts:
• Develop a private resort that includes recreational amenities, retail shops and
dining venues.
• Establish residential neighborhoods that are linked through linear, pedestrian-
oriented pathways, or “Walk Streets”, that connect neighborhoods throughout
the Project to the resort.
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Resort residential “Walk Street” with vehicular “Resort Drive” cross -street
• Establish a density hierarchy that situates the highest density development
within the resort and gradually reduces density as you move away from the
resort into the surrounding residential neighborhoods.
• Develop buildings which respond to the desert environment and utilize passive
heating / cooling techniques through orientation and design.
• Incorporate a variety of open space and recreational uses (active and passive).
• Design a planned community that complements existing development in the
surrounding area and is compatible with the surrounding environment.
• Develop a high-quality private wave basin (The Wave) that provides unique
recreational opportunities for future residents of the Project and creates a
landmark facility that will enhance the City’s reputation as the “Gem of the
Desert”.
• Develop a community that is visually attractive and captures the essence of the
Coral Mountain landscape.
To implement these concepts, design guidelines and standards are provided for each of
the Specifc Plan’s four Planning Areas.
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3.1 NEIGHBORHOOD COMMERCIAL (PA -I) GUIDELINES
3.1.1 Design Vision
The Neighborhood Commercial (PA-1) area will create a memorable arrival experience to
the overall Project and provide an attractive public retail experience. This commercial
corner will provide resort guests, homeowners, and neighbors with convenient retail, food
and beverage services in a relaxed lifestyle environment.
Neighborhood Commercial character inspiration
The Neighborhood Commercial area has been planned as a publicly-accessible retail
commercial use fronting Madison Street and Avenue 58. It is anticipated that the
commercial development will include both neighborhood- and visitor-serving businesses.
In addition to vehicular access, pedestrian and golf cart connections are provided from
Coral Mountain community and from adjoining public streets. Commercial buildings will
be one and two-story with pedestrian-level interest or detailing. The following principles
are intended to guide the overall design and development goals of the Neighborhood
Commercial area:
• Streets will maintain a narrow road profile with on-street parking to help slow
traffic and encourage walking or electric cart circulation.
• Utilize smaller, neighborhood-scale retail buildings to create a walkable,
pedestrian-friendly environment.
• Shade and pedestrian comfort will be provided through the use of arcades,
shade devices, landscaping, and building orientation.
• Special areas such as paseos, plazas, and courtyards shall be c reated to further
enhance the pedestrian scale of the commercial area and to provide
comfortable spaces for outdoor dining.
• Provide flexibility in commercial architecture to encourage creative and
innovative retail concepts.
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3.1.2 Materials
Materials for Neighborhood Commercial (PA-I) should be complementary to Tourist
Commercial (PA-III) materials and feature high-performance characteristics with
sustainable attributes. Natural stone, stucco, architectural concrete, pre-finished metal
panels, cementitious panels or siding, and thermally-modified wood siding may be utilized
as the finish material for vertical surfaces in a range of natural colors which complement
the desert landscape. Roofing products may be selected from a variety of metal profiles
like corrugated or standing seam as well as a variety of membrane roofs like Thermoplastic
Polyolefin (TPO) or Polyvinyl Chloride (PVC). The colors of the roofing materials shall
conform a range of lighter tones to reduce heat gain such as white, sand, and gray.
Examples of high-performance materials
3.1.3 Massing and Scale
The majority of commercial buildings shall be one and two-stories with an eclectic
variety of roof-forms such as gable, shed, flat, and ramped. Secondary mass elements
like porches, trellises, and brise-soleil will provide visual interest and detail at the
pedestrian scale.
3.1.4 Architecture
Careful consideration should be given to the architectural footprints of Neighborhood
Commercial during the site planning phase of the design process to ensure buildings are
Coral Mountain Specific Plan
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not configured with a conventional strip-mall typology. Buildings should be laid-out to
promote a village-like commercial experience favoring pedestrians over automobiles.
Multiple building solutions with small footprints are favored over singular big-box stores.
The architectural theme for PA-1 is related to the character of PA-III including the
following:
Neighborhood Commercial architectural character inspiration
Windows and Doors
• Large expanses of high-performance aluminum, wood, wood-clad, or steel
windows and operable door systems scaled to the interior space as well as
adjacent covered exterior space are encouraged to support a seamless indoor-
outdoor experience. Frames shall be painted or appropriately colored as an
integral component of a building’s design.
• Rather than trimming, windows shall be set into walls to reveal the depth of the
wall assembly. When expressed as a wall of glass, window or door systems shall
be detailed to highlight the structural elements.
• The style of windows shall be compatible with the architectural style of the
building. The eclectic use of different window styles or shapes on one building
plane may be considered appropriate provided the resulting composition fits
within the commercial context.
• Clerestory windows encourage a natural stack effect for ventilation and visually
allow the roof to float above the wall plane. Clerestories may be used as long as
they are consistent with the building design.
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Entries
• Entry into individual Neighborhood Commercial buildings shall be signified by
massing, wall offsets, roof elements, columns, porches, recesses or projections,
accent windows or other architectural features.
Porches, Loggias, Balconies, and Railings
• Porches and loggias shall be incorporated into building design to the greatest
extent possible with a focus on ground level detail and sun control.
• Porches, loggias, and balconies facilitate seamless indoor-outdoor experiences
and provide visual interest, shadow, texture, and shade.
• When there are second stories, balconies and covered outdoor rooms shall be
designed as an integral component of the building’s architecture and may be
expressed as recessed or additive.
• Railing details will be in harmony with the architectural character of the building
and express craftsmanship of joinery, connections, or assemblies such as a
material change at the top rail.
Inspirational details within NeighborhoodCcommercial character
Columns
• Columns shall express materiality and be used as simple structural elements
consistent with the architectural expression of an individual building. Use of
historic column types such as doric, ionic, and others are not permitted.
Exterior Stairs
• When visible, exterior stairways shall be simple structural expressions which
complement the architectural massing and form of the building. Elaborate,
ornate, or formal grand staircases are discouraged.
Building Details
• All mechanical equipment shall be screened from view by walls, fences, or
landscaping.
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• All utility meters are to be integrated into the architecture and screened from
view.
• Building designs that incorporate trellises and other shade structures are
encouraged.
• Accessory structures shall be complementary to the architecture of adjacent
buildings.
3.1.5 Outdoor Spaces
Outdoor spaces will be well-shaded, pedestrian-scale retail frontages or small common
spaces with seating and outdoor dining. Street trees and accent plantings soften building
frontages and create an inviting pedestrian atmosphere throughout the year.
Common Space Elements/Outdoor Gathering Areas
• Special common space areas such as paseos, plazas, and courtyards shall be
created between buildings to further enhance the pedestrian scale of the
commercial area and to provide comfortable spaces for outdoor dining.
• Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas,
processing equipment, and any other unsightly apparatuses must be screened
from primary view corridors through the use of landscape or architectural
elements that are compatible with the building architecture in material, color
and design.
Neighborhood Commercial character inspiration- outdoor spaces and gateways
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Gateways
• Gateways provide an architectural threshold between two distinct spaces such
as a courtyard and the adjacent sidewalk. The use of gateways shall be
compatible with the building’s architecture.
• When used, gateways shall define thresholds into exterior spaces at entries,
porches, patios, and courtyards.
Walls and Fences
• When visible from streets, open space, other quasi-public or private spaces, site
walls and fences shall be compatible with adjacent and/or existing architectural
elements.
3.1.6 Parking
Off-street parking shall be designed to minimize the visual impact of vehicular parking within
the Project.
• Trees or other landscape elements shall be used at surface parking areas to provide
shade.
• In addition to vehicular parking spaces, there will be golf cart and bicycle parking
areas to encourage the use of alternate transportation within the Project.
• Parking areas shall provide clearly defined pedestrian circulation.
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3.2 LOW DENSITY RESIDENTIAL (PA-II) GUIDELINES
Planning Area II (PA-II) will accommodate residential neighborhoods that take access from
the primary entry road. Residences here will take advantage of spectacular south to
southwest facing views of Coral Mountain. Pedestrian and bike trails will provide multi-use
connectivity to the Wave resort and Neighborhood Commercial area.
3.2.1 Design Vision
The intent in PA-II is to create residential neighborhoods that maximize privacy between
individual homes while embracing the desert landscape. Residential design may be
reflective of contemporary desert architecture, desert vernacular, and simple
interpretations of agricultural form. Spanish Colonial, Moorish, or other historically
themed architectural styles should be avoided.
Residential design inspired and informed by the desert environment
Planning for the residential areas within the Specific Plan centers on the resort and village
core as the activity hub for the Project with open space and trail connections providing
easy access to all amenities. Residents are encouraged to walk or use alternate forms of
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transportation to access the Resort to help promote a pedestrian friendly community and
reduce traffic.
The climate in La Quinta is characterized by sunny and hot weather in the summer and
relatively mild winters with excellent air clarity. The design of residences shall incorporate
elements that respond to these conditions, such as patios, courtyards, arcades, plazas,
and Walk Streets which encourage residents to take advantage of outdoor living. Other
residential site planning considerations include the following:
• The placement of structures should consider prevalent environmental
conditions including sun orientation, prevailing winds, and desired views.
• Orientation of residential development edges should maximize view potential
and access to natural open areas and recreation areas.
• Varying house configurations on corner lots are encouraged to promote variety
in the street scene.
• A combination of side-entering and front-entering garages with varied driveway
locations are encouraged in order to interrupt repetitive curb cuts and yard
patterns.
• Recreation areas/greenbelt features shall be, wherever feasible, visible upon
entry to neighborhoods to enhance neighborhood value.
3.2.2 Materials
Building materials will feature high-performance characteristics meant to reduce carbon
footprint with sustainable attributes that consider proximity of manufacturing to reduce
impact of transport / delivery, imbedded energy, renewability of resource, and
recyclability. Natural stone, stucco, architectural concrete, pre-finished metal panels,
cementitious panels or siding, and thermally-modified wood siding may be utilized as the
finish material for vertical surfaces in a range of natural colors which complement the
desert landscape. Roofing products may be selected from a variety of metal profiles like
corrugated or standing seam as well as a variety of membrane roofs like Thermoplastic
Polyolefin (TPO) or Polyvinyl Chloride (PVC). The colors of the roofing materials shall
conform a range of lighter tones to reduce heat gain such as white, sand, and gray. Roof
mounted photo-voltaic solar panels may be used throughout PA-II.
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Sustainable and high-performance residential building materials
3.2.3 Massing and Scale
Residences will be broken down into a collection of smaller building forms to avoid a
singular massing expression. Courtyards are encouraged as an effective way to engage the
desert landscape while reducing the apparent mass of a home. Stand alone casitas or
guest houses as well as detached garages are encouraged. Buildings shall be primarily
one-story in scale with secondary two-story elements. Porches, loggias, trellises, and
brise-soleil are encouraged to provide solar control and create opportunities to express
crafted details.
3.2.4 Architecture
Residences should express the individuality of the homeowner with the intent of creating
a place instead of a Project. Custom architectural designs are preferred over highly
repetitive tract-homes. Further, special consideration should be given to passive solar
building orientation in order to develop custom homes that perform efficiently in the
desert environment .
Windows and Doors
• To withstand the desert heat, high-performance residential windows with
responsive passive solar shading strategies are encouraged. Window sash
colors shall complement the building.
• Large panes or walls of operable glass allow spaces to flow seamlessly indoor-
outdoor may be used at select locations. Window and door details that reveal
the depth of the wall assembly are encouraged. If trim is used, it shall
complement the building.
• The style of windows shall be compatible with the architectural style of the
residence. The eclectic use of different window styles or shapes on one building
plane may be considered appropriate provided the resulting composition
remains coherent.
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• Clerestory windows encouraging a natural stack effect for ventilation and
visually allowing the roof to float above the wall plane shall be used as long as
they are consistent with the style of the residence.
A variety of residential window and door configurations adapted for the desert environment
Entries
• The entry of a residence shall be an important design consideration for Low
Density Residential (PA-II). Entries can be signified by porches, trellises,
columns, recesses, projections, sidelights, other architectural features =\or
vibrant color accents.
• Residential entries shall be scaled appropriately and understated. Grand, two -
story, entry porches and windows are discouraged.
Porches, Loggias, Balconies, and Railings
• Front porches encourage neighborly interaction and signify entry to the unit.
• Porches and loggias shall be incorporated into residential design to the greatest
extent possible with a focus on craftsmanship and sun control.
• Porches, loggias, and balconies facilitate seamless indoor-outdoor experiences
and provide visual interest, shadow, texture, and shade.
• Second story balconies shall be designed as an integral component of the
residence and may be expressed as recessed or additive.
• Railing details will be in harmony with the architectural character of the
residence.
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49
Residential porches functioning as shading devices from the intense sun
Columns
• Columns shall be used as structural elements consistent with the architectural
expression of an individual residence.
• Columns may be used as supports for porches, loggias, balconies, and roofs and
express craftsmanship through connection details or material assemblies.
• Use of historic column forms (doric, ionic, corinthian, etc.) are not permitted.
Chimneys
• Chimneys are often important design elements and signature features on
residences. Chimney caps shall be simple in design and provide visual screening
for vent or flue terminuses.
• The design of chimneys shall be compatible with residential architecture.
Garage Doors
• Garage doors shall be compatible with the architectural style of the residence.
Design details like porches, trellises, or deep recesses minimize the impact of
garage doors from the driveway and street.
• It is encouraged that two single doors (or a single door designed to look like two
doors) be utilized for two-car garages while three-car garages may incorporate
a double door and single door or three single doors.
• Where three car garages are proposed, at least one garage entrance should be
offset or detached from the remaining two entrances.
Exterior Stairs
• Exterior Stairs shall be simple elements which complement the massing and
form of the residence.
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Building Details
• Exterior residential mechanical equipment shall be screened from view by
walls, fences, or landscaping.
• Guest houses, casitas, detached garages, carports and gear / storage sheds will
be integrated into the design of individual residences and neighborhoods.
• Finish materials on raised planters for floral, vegetable, or herb gardens should
complement materials used in the residence.
• Flashing and sheet-metal shall be prefinished.
• Vents, roof appurtenances, gutters, and downspouts shall be integrated into the
residential design or screened from view.
3.2.5 Outdoor Spaces
• Residential courtyards and outdoor spaces will be designed to seamlessly
integrate indoor and outdoor experiences. Trees, shade canopies, trellises, or
other landscape elements provide shade and comfort and create outdoor gathering
spaces that connect with interior uses.
Thoughtfully planned outdoor spaces create privacy for individual residences
Gateways
• Gateways provide an architectural threshold between two distinct spaces such
as a courtyard and the adjacent sidewalk. The use of gateways must be
compatible with the architectural style of the residence and shall be designed
as a complimentary part of the building or adjacent courtyard.
Walls and Fences
• When walls and fences are visible from any street, open space, or other common
areas, they shall be compatible in material, color, and design of adjacent
architectural features.
3.2.6 Parking
• All residential parking areas, including auto-courts, shall be screened from view
of adjacent roadways and neighbors
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3.3 TOURIST COMMERCIAL (PA-III) GUIDELINES
3.3.1 Design Vision
Appropriate site planning as described below shall be used to ensure functional and
aesthetic development within the Tourist Commercial area that contains the Wave basin
and resort hotel. These guidelines are intended to be flexible and not all guidelines are
applicable in all situations. Reasonable application of guidelines in order to achieve a high-
quality consistency in design theme within the adjacent architectural context will be
necessary. The following principles shall be used in the design and development of the
Tourist Commercial planning area:
• Create a casual and comfortable neighborhood scale within a walkable,
pedestrian friendly environment.
• Establish a “Main Street” feel with emphasis toward on-street parking.
• Encourage a variety of small boutique retailers to enhance the resort
experience.
• Maintain flexibility to encourage creative and innovative resort concepts.
Main Street arrival into Hotel (left) and Surf Village (right)
The Tourist Commercial area has been planned to function as the social center of the
community and contains a variety of amenities including: The Wave, retail shops, a
boutique hotel, and dining venues. The Tourist Commercial area has been designed to
minimize the use of cars and encourage walking by linking central amenities with the
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52
neighborhoods through pedestrian-friendly roadway detailing and the creation of a
community-wide “Walk Street” network. The following principles are intended to guide
the overall design and development goals of the TCommercial area:
• Establish a “Main Street” feel with an emphasis toward on-street parking
• “Walk Streets” will terminate on The Wave providing a physical and visual
connection from the neighborhoods to the resort.
• Streets will maintain a narrow road profile with on-street parking to help slow
traffic and encourage walking or electric cart circulation.
• Commercial development will focus on establishing neighborhood scale retail
buildings and a walkable, pedestrian-friendly environment.
• Commercial development will prioritize boutique retailers who complement
the quality of the resort community.
• Club amenities will be spread throughout the resort to create several group
function areas and a lively pedestrian experience.
• Shade and pedestrian comfort will be provided through the use of arcades,
shade devices, landscaping, and proper solar orientation when siting buildings.
• Special areas such as paseos, plazas, and courtyards shall be created to fu rther
enhance the pedestrian scale of the community.
• Provide flexibility in commercial architecture to encourage creative and
innovative retail concepts.
3.3.2 Elements
The Tourist Commercial area at the center of the project and resort functions as the social
center and focal point of the community. The Tourist Commercial area is comprised of:
Wave Club
The “Wave Club” features changing rooms, board storage, pool, and a casual dining /
lounge area. These facilities front the west end bay directly on the Wave Basin. The Wave
Club is a private facility for residential homeowners and their guests.
Indoor-outdoor living spaces at the Wave Club
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53
Hotel
The “Long House” portion of the hotel contains the public or common areas and provides
a hospitality component to the resort. Amenities include a restaurant and bar, meeting
space, swimming pool, and lodging. Lodging unit options range from Wave front hotel
rooms to detached casitas. Additional hotel amenities include:
• A “Fitness Center” contains yoga, cardio, and spin studios. Locker Room
facilities are shared with the “Board Room”(see “Wave Basin” below for “Board
Room” description).
• A “Spa” contains several treatment rooms, pre/post treatment lounge,
changing areas, and small retail area overlooking an outdoor courtyard.
The Wave Basin
Boardwalk with Hotel’s “Long House” (left) and Wave Basin (right)
The Wave Basin is the primary amenity and centerpiece to the resort accommodating
surfers throughout the day on the main wave as well as in the end bays. A pedestrian
Boardwalk along the northern edge of the Wave Basin provides an elevated vantage point
from which to view the action.. Walk Streets terminate on the Wave Basin along the
Boardwalk, while providing connectivity to resort and residential areas within PA-III.
Several buildings adjacent to the Wave Basin support surf operations and include the
following:
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• The “Board Room” is where surfers check-in, gear-up, change, meet their
instructors, and prepare to get in the water, including a space to explore and
identify the best boards for their surf style and skill. Check-in facilities also
support a retail surf shop.
• The “Shaping Studio” is where surfboards are custom made by instructors (like
artists in residence) offering hands-on educational seminars, DIY production,
and live demonstrations.
• The “High-Performance Center” is a facility for experienced surfers with
programming to reach the next-level through multi-day in-water coaching
sessions, equipment testing, advanced video analysis; and, dry-land strength,
endurance, mobility, and sport specific training.
Resort Residential
Resort Residential areas are planned as a grid-patterned surf village that leverages its
proximity to hotel and resort amenities. The majority of the Resort Residential
neighborhoods have been located within a 1,200’ walking radius of the Hotel, Wave Basin,
Surf Club, and Farm to concentrate density within a walkable village-like resort core.
Residents are encouraged to walk or use alternate forms of transportation such as golf -
Board Room located on boardwalk
Iconic architectural forms at Shaping Studio
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55
carts, bikes, scooters, and skateboards to access the Hotel or resort amenities and help
promote a pedestrian friendly community while reducing traffic. It is anticipated that
many resort residence owners will participate in a short-term rental program operated
from the hotel.
The climate in La Quinta is characterized by sunny and hot weather in the summer and
relatively mild winters that feature excellent air clarity. The design of Resort Residences
in PA-III shall incorporate elements that respond to these conditions, such as patios,
courtyards, arcades, plazas and Walk Streets which encourage residents to take
advantage of outdoor living. Other residential site planning considerations include the
following:
• The placement of structures should consider prevalent environmental
conditions including sun orientation, prevailing winds and desired views.
• Orientation of residential development edges should maximize view potential
and access to natural open areas and recreation areas.
• The entry of a residence shall be an important design consideration for PA-III.
The majority of residences will have two entries: Walk-Street (primary /
pedestrian) and alley (secondary / vehicular).
• Varying house configurations on corner lots are encouraged to promote variety
along the street.
• A combination of side entering and front-entering garages and varied driveway
locations are encouraged to breakup repetitive curb cuts and yard patterns.
• Guest parking shall be, wherever feasible, located to provide easy access to
units.
• Neighborhoods bordering open areas shall be, wherever feasible, sited to
maximize views of the amenities, while discouraging through access.
• Recreation areas/greenbelt features shall be, wherever feasible, visible upon
entry to neighborhoods to enhance neighborhood value.
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The Farm
“The Farm” is the first resort element residents and guests encounter after passing
through the residential gated entry point. During high season, a produce stand featuring
food grown on-site may be set up along the entry drive to further enhance the arrival
experience into the resort community. At the pedestrian level, trails and Walk Streets will
connect the Farm to Resort Residential neighborhoods and the Hotel. Upon first
impression, the architectural character will be simple, utilitarian, and agricultural.
Rounding out the amenity set for the resort, the Farm offers a diverse menu of family
oriented programming options ranging from action sports and swimming to casual dining
and banquet-sized events. Tennis, pickleball, rock climbing, basketball, golf training and
practice facilities, skate parks, pump tracks, slacklining, stand-up-paddle boarding,
biking, and volleyball are some of the activities envisioned at the Farm.
Rental equipment for these activities will also be available at the Farm. Likewise, guide
service and coaches will operate out of the Farm to serve residents and guests. An indoor
facility provides a conditioned alternative to outdoor facilites.
Beyond active sport pursuits, community gardening will play an important role in
programming the Farm. Facilities envisioned to support the grow operations may include
a greenhouse, barn, and equipment shed.
Dining at the Farm will be available in a family-friendly indoor-outdoor restaurant setting
and serve produce grown on-site. The restaurant kitchen will be designed with flexibility
in mind to serve double-duty as an interactive classroom for nutrition programs and
Casual, relaxed main street vibe
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cooking demonstrations. Produce grown at the Farm will also supply the Hotel restaurant
and Wave Club.
Located proximate to the community core, The Farm is planned to be an activity hub with
numerous indoor and outdoor recreational facilities, agricultural plots, and farm -to-table
dining. Directly accessible from the “Walk Street” and trail networks, with immediate links
to the wave basin, the boutique resort, and all adjacent residential areas, The Farm
reinforces the active, pedestrian-friendly ethos of the community.
3.3.3 Materials
Architecture shall defer to the desert landscape with natural textures, tones, and materials
native to the Coachella Valley.
• Bright vibrant colors, echoing native desert wildflowers and artistic
interpretations of the desert landscape, are encouraged as building accents or
focal points within the resort.
• In order to visually support the resort concept, there will not be a pred ominant
exterior building material for the project. An eclectic variety of high-
performance materials ranging from cast or rammed earth to board-formed
concrete and stucco or thermally-modified wood will be used.
• Additionally, natural stone, pre-finished metal panels, and cementitious panels
or siding may also be utilized as the finish material for vertical surfaces in a
range of natural colors which complement the desert landscape.
• Roof colors ranging from gray, beige, white, sand, taupe, or natural metals such
as raw aluminum and bonderized steel provide a range of lighter color options
compatible with the desert landscape while reducing heat gain.
• Roof materials shall be selected for high-performance characteristics in a
variety of profiles like corrugated or standing seam as well as a variety of
membrane roofs TPO Thermoplastic Polyolefin (TPO) or Polyvinyl Chloride
(PVC). Roof mounted photo-voltaic solar panels and roof mounted evaporative
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cooling mechanical equipment with proper screening may be used throughout
PA-III.
• Reclaimed or pre-weathered wood, tile, concrete block, and oxidized steel shall
be appropriately incorporated as accent materials and be consistent with the
architectural style of the resort.
3.3.4 Massing and Scale
Buildings with small footprints shall be used as an integral part of the site planning design
to provide open view corridors to the Wave Basin in a casual village-like setting.
• Building faces shall be offset from each other to highlight the spaces in between
and clarify pedestrian nodes.
• Offset building corners provide subtle articulation.
The massing strategy shall consist of an eclectic mix of primarily one- and two-story
building heights and roof forms.
o Architectural projections, overhangs, and recesses shall be used to provide
shadow, articulation, and scale to building elevations.
Varied building materials create eclectic look
Pedestrian-level roof detail
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• Roof decks and terraces are encouraged to provide visual interest as well as
activity above the street level. This may be accomplished with step-backs in the
second level massing.
• A eclectic mix of roof forms from flat, parapet, ramped, shed, and gable create
visual interest to the roofscape in the resort.
• High-performance buildings shall incorporate time-tested vernacular solutions,
passive solar orientation and active technologies to respond to the desert
climate of the Coachella Valley.
The casual scale of the resort development area (PA-III) shall be reflective of a village-like
surf resort with the primary focus being the Wave Basin. The majority of the buildings will
be one-story with small footprints and pedestrian level interest or details. The two-story
lodge shall be the dominant building mass and neighborhood landmark.
• Avoiding visual monotony, buildings with small footprints create a porous or
open edge condition to the Wave Basin and allow pedestrians to wander
casually between structures.
• Porches, trellises, and brise-soleil break up the building mass at the pedestrian
level while providing shelter or relief from the intense desert sun as viewed from
the street.
• Porches, trellis, and brise-soleil provide visual setbacks for the two-story lodge
on front, side, and rear elevations.
Variety of roof and building forms
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• Side elevations provide an appropriate level of articulation for secondary
facades from the neighborhood perspective and pedestrian experience.
• A variety of roof forms from flat to ramped and gabled, create visual interest
reinforcing the eclectic nature of the resort.
• Repetition and variation are common themes in design and will be evaluated
for visual interest with the roof scape throughout the resort.
3.3.5 Architecture
The architectural character for Planning Area III is intended to evoke the comforable,
casual, vibe of a surf community. A variety of different building types will highlight an
eclectic combination of materials and form. Sustainability, durability, and individuality
are important factors to consider when designing buildings for Tourist Commercial uses.
The resulting architecture should reinforce the idea of creating a place , not a project, and
be fully integrated into the planning, landscape, and programming of Coral Mountain.
Shaded outdoor spaces
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Comfortable, casual, surf village vibe from the Hotel’s Long House
Windows and Doors
• Large expanses of high-performance aluminum, wood, wood-clad, or steel
windows and operable door systems scaled to the interior space as well as
adjacent covered exterior space are encouraged to support a seamless indoor-
outdoor experience. Frames shall be painted or appropriately colored to
complement the architecture.
High-performance window and door systems promote indoor-outdoor living
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• Rather than trimming, windows shall be set into walls to reveal the depth of the
wall assembly. When expressed as a wall of glass, window or door systems shall
be detailed to highlight the structural elements.
• The style of windows shall be compatible with the architectural style of the
building. The eclectic use of different window styles or shapes on one building
plane may be considered appropriate provided the resulting composition is
complementary to the resort.
• Clerestory windows encouraging a natural stack effect for ventilation and
visually allowing the roof to float above the wall plane shall be used as long as
they are consistent with the building design.
Entries
• Entry into individual buildings shall be identified by massing, wall offsets, roof
elements, columns, porches, recesses or projections, accent windows or other
architectural features.
Porches, Loggias, Balconies, and Railings
• Porches and loggias shall be incorporated into building design to the greatest
extent possible with a focus on ground level detail and sun control.
• Porches, loggias, and balconies facilitate seamless indoor-outdoor experiences
and provide visual interest, shadow, texture, and shade.
• Second story balconies and covered outdoor rooms shall be designed as an
integral component of the building’s architecture and may be expressed as
recessed or additive.
• Railing details will be in harmony with the architectural character of the
residence and express craftsmanship.
Emphasis on building entries
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Columns
• Columns shall be used as structural elements consistent with the architectural
expression of an individual building.
• Columns may be used as supports for porches, loggias, balconies, and roofs and
expressed in structural steel, wood timbers, or as a simple mass element of
stone, rammed-earth, architectural concrete, etc.
Chimneys
• Chimneys are often important design elements and signature features on
buildings. Chimney caps shall be simple in design and provide visual screening
for vent or flue terminuses.
• The design of chimneys shall be compatible with the building’s architecture.
Exposed metal flues with an applied decorative metal shroud are permitted.
Garage Doors
• Resort residential garage doors shall be compatible with the architectural style
of the residence. Design details like porches, trellises, or deep recesses
minimize the impact of garage doors from the driveway and street.
• It is encouraged that two single doors (or a single door designed to look like two
doors) be utilized for two-car garages in Resort Residential areas, while three-
Hotel roof deck offers views of the Wave Basin
Simple columns delineate outdoor spaces
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car garages may incorporate a double door and single door or three single
doors.
Exterior Stairs
• Exterior stairways shall be simple structural expressions which complement the
architectural massing and form of the building.
Building Details
• Exterior residential mechanical equipment shall be screened from view by
walls, fences, or landscaping.
• Guest houses, casitas, detached garages, carports and gear / storage sheds will
be integrated into the design of individual residences and neighborhoods.
• Finish materials on raised planters for floral, vegetable, or herb gardens should
complement materials used in the residence.
• Flashing and sheet-metal shall be prefinished.
• Vents, roof appurtenances, gutters, and downspouts shall be integrated into the
residential design or screened from view.
3.3.6 Outdoor Spaces
Outdoor spaces in the Tourist Commercial area will be detailed to reinforce the desert,
vilage aesthetic established by the Wave Basin and Resort. The Boardwalk is the principle
social space for the community, connecting with the trail and walk street networks and
encouraging interaction among residents. Outdoor spaces in this central area also
prioritize pedestrian movement through the use of landscape elements and paving details
that reduce traffic speed and maximize comfort for non-vehicular circulation.
Connected upper and lower outdoor spaces
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Outdoor gathering space shared by Hotel Casitas
Common Space Elements/Outdoor Gathering Areas
• Special common space areas such as paseos, plazas, and courtyards shall be
created between buildings to further enhance the pedestrian scale of the
commercial area and to provide comfortable spaces for outdoor dining.
• Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas,
processing equipment, and any other unsightly apparatuses must be screened
from view through the use of landscape or architectural elements that are
compatible with the building architecture in material, color and design.
• In Resort Residential areas, accessory buildings or structures for sports /
recreation, storage, administration, mail / delivery, shall be compatible with the
neighborhood.
Gateways
• The use of gateways shall be compatible with the building’s architecture.
• When used, gateways shall define thresholds into exterior spaces at entries,
porches, patios, and courtyards.
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Architecturally-integrated gateways
Walls and Fences
o When walls and fences are visible from the street, open space, or other
common areas, they shall be compatible in material, color, and design of
adjacent architectural features.
3.3.7 Parking
• Off-street surface parking shall be screened from view through the use of plant
material or low walls that are consistent with the architectural style.
• Landscape treatments shall be used at surface parking areas to provide shade.
• In addition to vehicular parking spaces, there will be golf cart and bicycle parking
areas to encourage the use of alternate transportation.
• Parking areas shall provide clearly defined pedestrian circulation.
Integrated pony walls extend architecture
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3.4 LANDSCAPE GUIDELINES
The landscape design will establish an identity and theme for the Project and will be an overall
unifying element. Figure 18 Conceptual Landscape Plan provides thematic guidance for key
common landscape areas within the Project and is shown for illustrative purposes only.
3.4.1 Overall Landscape Concept
Generally, the conceptual landscape plan will incorporate landscape elements that
establish a “sense of place” and create visual unity and compatibility throughout the
Project. Key landscape elements would include entryways, streetscapes, and common
areas. Table 3, Plant Material Palette, provides a list of compatible trees, shrubs, and
groundcovers to be incorporated as part of the landscape design. Final landscape desig n
will be subject to implementing tentative tract maps or Site Development Permit review
and Final Landscaping Plan permits.
3.4.2 Landscape Components
Project Entries
The principle community entry from Madison Street is intended to create a “sense of
place” within the Project. Walls, fences, monumentation, and all other hardscape
elements will utilize materials, color, and detailing that are compatible with the Rand
residential architecture. Landscape plantings distinguish the Project entrance through the
use of grove trees and textural shrubs and grasses.
• Entry ways are intended to create a “sense of place” within the Project.
Main Street
Leading from the Project entry to the Resort, this primary entry road transitions to become
the main street upon entering the Resort core. Providing on-street parking and an allee of
street trees in the Resort and a more informal arrangement of water efficient trees and
shrubs between the Resort and the entry, the landscape treatment along this spine road
is designed to establish physical and visual connectivity between uses within the Project.
• Landscape treatment along the main street is designed to establish physical
and visual connectivity between uses within the Project.
Perimeter Public Streetscape
Landscaping and trails along the perimeter roadway frontages are designed to provide a
varied, comforting environment for pedestrians, cyclists, and equestrians. Informal
arrangements of water efficient, drought tolerant plantings create interest through
texture, color, and form.
CORAL MOUNTAIN SPECIFIC PLANExhibit Date: May 15, 2020MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL LANDSCAPE PLANSource: VitaFIGURE 18PAGE 68N.T.S.NORTH Legend:Project Boundary
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Walk Streets
Designed as narrow walkways between homes, Walk Streets provide connectivity with
immediate residential frontage. The Walk Street network is one of the primary organizing
components of the community plan. Terminating at the boardwalk, Walk Streets link
residents to The Wave, The Farm, and the greater network of trails and open spaces,
enabling movement throughout the community.
The Wave Basin and Boardwalk
The Wave is the focal point and primary recreational component of the Project. Fronted by
the Resort, Wave Club, and select residential units, the Wave Basin and Boardwalk are the
terminus for nearly all of the Walk Streets – functioning as a gathering space as well as an
active recreational amenity. These elements imbue the entire Project with the essence of
the surf experience, and the materials and detailing of the Boardwalk, Wave Basin, and
associated infrastructural elements embody the surf village aesthetic surrounding the
Wave Basin.
Common Areas
• Common area landscaping is encouraged to complement the resort nature of
the Project, creating a unique sense of place and connectivity.
• West of the Wave Basin, the trail network connects to the community trail
system. Select tree and shrub plantings will blend with the native landscape,
providing shade for the open space areas and a backdrop to the surf wave.
South of the Wave Basin the area allows for flexible, temporary uses during
special events. Landscape elements will be designed to accommodate mobile
vendors, tents, portapotties, and event visitors, creating comfort but allowing
flexible uses.
3.4.3 Plant Material Palette
The theme of the landscape architecture for the Specific Plan Project is to create a lush
desert character of visual variety and textural interest while complying with water
conserving techniques based on plant selection and technica l irrigation system design.
Consistent with this goal, use of drought tolerant plant material is a primary consideration
in the development of the plant palette to further aid in the conservation of water while
promoting this lush desert theme in the prevailing landscape image.
To provide guidance to the builders and designers of future projects within the Project, the
plant material palette gives guidance to builders and developers within the Project.
Species in addition to those listed are to be considered in order to provide diversity;
however, the plant material in the list provided is relatively successful in the unique soil
and climactic conditions of Project site.
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TABLE 3: PLANT MATERIAL PALETTE
BOTANICAL NAME COMMON NAME
Trees Acacia salicina
Acacia saligna
Acacia smalli
Acacia stenophylla
Brachychiton populneus
Cercidium floridum
Cercidium hybrid
Cercidium praecox
Chamerops humilis
Chilopsis linearis
Citrus Species
Cupressus sempervirens
Dalbergia sissoo
Fraxinus Uhdei 'Majestic Beauty'
Geijera parviflora
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Olea europaea
Olneya Tesota
Parkinsonia aculeata
Phoenix dactylifera
Pinus eldarica
Pinus halepensis
Prosopis chilensis
Prosopis glandulosa
Rhus lancea
Schinus terebinthifolius
Thevetia peruviana
Ulmus parvifolia
Washingtonia filifera
Washingtonia robusta
Native Willow
Blue Leaf Wattle
Desert Sweet Acacia
Shoestring Acacia
Bottle Tree
Blue Palo Verde
Desert Museum
Palo Brea
Med. Fan Palm
Desert Willow
Citrus
Italian Cypress
Indian Rosewood
Evergreen Ash
Australian Willow
Crape Myrtle
Feather Bush
Olive
Desert Ironwood
Mexican Palo Verde
Date Palm
Afghan Pine
Aleppo Pine
Chilean Mesquite
Honey Mesquite
African Sumac
Brazilian Pepper Tree
Yellow Oleander
Elm
California Fan Palm
Mexican Fan Palm
SHRUBS
Acacia farnesiana
Bucida buceris
Prosopis species
Caesalpinia pulcherrima
Carissa grandiflora
Cassia nemophilla
Chrysactinia mexicana
Chrysothamnus nauseosus
Dietes vegeta
Dodonaea viscosa
Hemerocallis hybrid
Heteromeles arbutifolia
Hibiscus species
Justicia califomica
Sweet Acacia
Black Olive
Mesquite
Red Bird of Paradise
Natal Plum
Desert Cassia
Chamisa
Damianita Daisy
Fortnight Lily
Green Hopseed Bush
Daylily
Toyon
Hibiscus
Chuparosa
Coral Mountain Specific Plan
71
Leucophyllum Species
Myrtus communis 'Compacta'
Nandina domestica
Photinia fraseri
Phormium tenax
Pittosporum tobira
Prunus caroliniana
Rhaphiolepis indica
Rosmarinus officinalis
Ruellia brittonia 'Katie'
Ruellia californica
Simmondsia chinensis
Sophora secundiflora
Tecoma stans 'Angustata'
Tecomaria capensis
Xlyosma congestum
Texas Ranger
Compact Myrtle
Heavenly Bamboo
Photinia
New Zealand Flax
'Wheeler's Dwarf'
Carolina Laurel Cherry
India Hawthorn
Rosemary
Compact Ruellia
Ruellia
Jojoba
Texas Mountain Laurel
Yellow Bells
Cape Honeysuckle
N.C.N.
GROUND-
COVER
Acacia redolens ‘Desert Carpet’
Baccharis x Centennial
Bougainvillea Species
Dalea greggii
Lantana camara ‘New Gold
Lantana montevidensis
Myoporum parvifolium
Oenothera berlandieri
Pyracantha fortuneana
Rosmarinus officinalis ‘Prostratus’
Turf
Verbena species
Prostrate Acacia
Centennial Coyote Brush
Bougainvillea
Trailing Indigo Bush
New Gold Lantana
Purple Trailing Lantana
Prostrate Myoporum
Mexican Evening Primrose
Firethorn
Creeping Rosemary
Turf
Verbena
VINES Antigonon leptopus
Bougainvillea species
Clytostoma callistegioides
Ficus pumila
Macfadyena unguis-cati
Rosa banksiae
Coral Vine
'Barbara Karst'
Violet Trumpet Vine
Creeping Fig
Cat’s Claw Creeper
Lady Bank’s Rose
ACCENTS Annual Color
Agave americana
Agave deserti
Agave desmettiana
Agave parryi
Agave victoriae-reginae
Aloe barbadensis
Dasylirion wheeleri
Echinocactus grusonii
Festuca glauca
Fouquieria splendens
Hesperaloe parviflora
Century Plan
Desert Agave
Agave
Parry’s Agave
Queen Victoria Agave
Aloe Vera
Desert Spoon
Golden Barrel Cactus
Common Blue Fescue
Ocotillo
Red Yucca
Coral Mountain Specific Plan
72
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina bigelovii
Nolina microcarpa
Phormium tenax
Yucca rostrata
Bull Grass
Deer Grass
Nolina
Bear Grass
New Zealand Flax
Big Bend Yucca
Coral Mountain Specific Plan
73
4 Development Standards
As provided for in local ordinance and Califonia Government Code, Specific Plans allow
the creation of flexible and customized development standards suited to the unique needs
of individual projects. This Specific Plan is divided into four Planning Areas, each
representing a logical sub-area of development with common characteristics and defining
surface features (e.g. streets, lot lines, and other physical features). Planning Areas for this
Project are depicted in Figure 8, Land Use Plan. This chapter identifies the development
standards applicable to each Planning Area, including a statement of development intent,
permitted uses and development standards.
4.1 PA-I NEIGHBORHOOD COMMERCIAL (CN)
4.1.1 Development Intent
Planning Area I (PA-I) is intended to allow for the construction of Neighborhood
Commercial buildings with affiliated circulation and infrastructure improvements. PA -I is
located at the southwest corner of Avenue 58 and Madison Street. This Planning Area
contains approximately 7.8 acres of land and will allow for approximately 60,000 sf of
Neighborhood Commercial building space.
4.1.2 Permitted Uses
Permitted uses in PA-I include all allowable uses identified Table 4.1A and in the
Neighborhood Commercial (CN) District of the La Quinta Zoning Ordinance and as
specified herein. The permitted uses in PA-I do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for this
Specific Plan and the currently approved Neighborhood Commercial District within the La
Quinta Zoning Ordinance.
TABLE 4.1A NEIGHBORHOOD COMMERCIAL PERMITTED USES
PERMITTED USES
Retail Stores
Food, liquor, and convenience stores
Restaurants, including drive-through
Banks
Medical offices
Coral Mountain Specific Plan
74
4.1.3 Development Standards
These standards apply to all land within PA-I as described within the text and graphics of
this Specific Plan.
TABLE 4.1B – NEIGHBORHOOD COMMERCIAL DEVELOPMENT STANDARDS
STANDARD
Max. Structure Height 35 ft1
Max. No. of Stories 2
Min. Front Setback 10 ft
Min. Rear Setback 10ft
Min. Parking 1/250 ft GLA.
Max. Floor Area Ratio (FAR) 1.0
Min. Building Setback to Avenue 58 25 ft
Min. Building Setback to Madison Street 25 ft
Min. Setback from Interior Property Line 0 ft
Min. Building/Landscape Setback from Residential PA 40 ft/20 ft
Max. Wall Height 8 ft
Footnotes:
1. Architectural and roof projections, such as chimneys, spires, finials and similar features not providing
habitable or otherwise unusable space shall be permitted to extend up to fifteen feet above the maximum
structure height.
2. Landscape setback occurs within the building setback.
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75
4.2 PA II – LOW DENSITY RESIDENTIAL (RL)
4.2.1 Development Intent
Planning Area II (PA-II) is intended to allow for the construction of residential
neighborhoods with affiliated amenities, circulation, and infrastructure improvements. In
addition to permanent year round use, various forms of short-term and long-term rentals,
and fractional interest programs may be accommodated. Open space, golf, and various
other complimentary recreational uses may be integrated with residential development.
PA-II contains approximately 232 acres of land and will allow for the construction of up to
496 single family attached and detached dwellings.
4.2.2 Permitted Uses
Permitted uses for PA-II includes includes all allowable uses defined in the Low Density
Residential (RL) District description of the La Quinta Zoning ordinance and as specified
herein. The permitted uses in PA-II do not preclude other similar uses which are
compatible and otherwise meet the criteria for this Specific Plan and the currently
approved RL District within the La Quinta Zoning ordinance. Sales and marketing buildings
and offices are allowed.
TABLE 4.2A – LOW DENSITY RESIDENTIAL PERMITTED USES
PERMITTED USES
Single- Family Detached Homes 1
Single-Family Attached Homes 1,2
Accessory Units, Including Detached Garages/Carports, Casitas, Carriage House Units
Golf Courses, Driving Ranges, And Golf-Related Uses.
Recreational Facilities and Amenities, Including but Not Limited to Recreational Water Amenities, Tennis Courts,
Pools, Open Space, Etc.
Footnotes:
1. Including short-term rentals and timeshare/fractional ownership units
2. Including Zero-lot-line, duplex, townhomes, and other cluster products subject to project wide
restrictions.
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76
4.2.3 Development Standards
These standards apply to all land within PA-II as described within the text and graphics of
this Specific Plan
TABLE 4.2B – LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS
STANDARD DETACHED
PRODUCT
ATTACHED
PRODUCT
ACCESSORY
BUILDING 1,8
Max. Structure Height 32 ft 2,3 32 ft 2,3 28 ft 2,3
Max. No. Of Stories 2 2 2
Min. Livable Area Per Unit 4 1400 sf 1000 sf 300 sf
Min. Front Setback 5 10 ft 10 ft 3 ft
Min. Setback (From Pedestrian
Circulation Walks) 5 ft 5 ft 2 ft
Min. Front/Side Facing Garage(Carport)
Setback 8 15 ft / 3 ft 5 15 ft / 3 ft 5
Min. Interior/Corner Side Yard Setbacks 5 ft / 5 ft 5 ft 6 / 5 ft 5 ft 6 / 5
Min. Building To Building Setback 7 0 ft 0 ft 0 ft
Max. Wall Height 8 ft 8 ft 8 ft
Max. Parking Required 2 garage spaces plus
0.5 guest space
2 garage spaces plus
0.5 guest space N/A
Footnotes:
1. Detached garages/carports, casitas, carriage house units
2. Height is limited to 22' within 150' of the Madison & Avenue 58 R.O.W.
3. Excluding chimneys, porticos other incidental architectural features etc.
4. Excluding garages, casitas or carriage units and
5. AC units, trellis elements, pools, and spas are allowed to encroach into side and rear
setback areas within 3’ of property line.
6. 0’ setback allowed for products, such as duplexes or zero lot line units, that share a
common wall.
7. Subject to applicable building code requirements
8. Min. garage and accessory structure setbacks reduced to 0 ft for alley loaded and
cluster products.
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4.3 PA-III TOURIST COMMERCIAL (CT)
4.3.1 Development Intent
Planning Area III (PA-III) is intended to allow for the construction of Resort Residential and
Tourist Commercial uses. PA-III is located in the south-central portion of the site and is
structured around the Wave Basin, a private artificial wave generating basin. This Planning
Area contains approximately 103 acres of land and will allow construction of the Wave
Basin, a 150-key resort hotel, 104 attached resort residential units, restaurants, golf, and
other resort supporting ancillary uses and amenities. Open gathering areas sout h of the
Wave Basin may be used to host occasional private club events with non-permanent,
portable convenience facilities (such as port-a-potties, shade structures, tenting, and
catering equipment).
4.3.2 Purpose and Intent
To provide for the development and regulation of a range of specialized Tourist
Commercial uses oriented to resort lifestyle activity, located in areas designated within
PA-III in the Specific Plan. Representative land use includes a resort hotel, the “Wave,”
clubhouse and resort amenities, and supporting ancillary functions to those uses.
4.3.3 Permitted Uses
Permitted uses for land designated Tourist Commercial includes all uses compatible with
the specifically identified uses and otherwise meet the criteria for this Specific Plan and
the currently approved Tourist Commercial (CT) District within the City of La Quinta Zoning
District.
TABLE 4.3A – TOURIST COMMERCIAL PERMITTED USES
PERMITTED USES
THE WAVE
• Wave Operation Maintenance Facilities
• Administrative and Service Facilities
• Directional Lighting
RESORT RESIDENTIAL 1
RESORT HOTEL
RESORT SUPPORT AND ACCESSORY USES
• Commercial Retail
• Indoor and Outdoor Recreation Facilities
• Recreational Water Amenities
• Meeting and Club Facilities
• Parking Lots
• Food and Liquor Markets
• Dining and Drinking Establishments
Coral Mountain Specific Plan 78
•Community Gardens
Footnotes:
1.Including short-term rentals and timeshare/fractional ownership units
4.3.4 Development Standards
The following development standards apply to property proposed for development
designated as Tourist Commercial (CT) and as described within the text of this Specific
Plan.
TABLE 4.3B – TOURIST COMMERCIAL DEVELOPMENT STANDARDS
STANDARD
III-A III-B III-C III-D III-E III-F III-G RESORT THE WAVE WAVE CLUB RESORT RESIDENTIAL WEST RESORT RESIDENTIAL EAST THE FARM BACK OF HOUSE Min. Lot Size --- --- --- 3600 sf 3600 sf --- ---
Max. Lot Coverage --- --- --- 70% 70% --- ---
Min . Lot Frontage --- --- --- 30 ft 30 ft --- ---
Min. Liveable Area 1 --- --- --- 1,400 sf 1,400 sf --- ---
Min. Accessory Building
Area 2 --- --- --- 300 sf 300 sf --- ---
Min. Front Setback 5 ft --- 5 ft 5 ft 5 ft 5 ft 5 ft
Min. Setback From Walk
Streets Or Sidewalks 3 5 ft --- 5 ft 5 ft 5 ft 5 ft ---
Min. Setback From Wave
Basin 0 ft --- 0 ft 0 ft 0 ft --- 0 ft
Min. Front Facing
Garage/Carport Setback --- --- --- 12 ft 12 ft --- ---
Min. Side Facing
Garage/Carport Setback --- --- --- 12 ft 12 ft --- ---
Min. Rear Setback 4 --- --- 5 ft 5 ft 25 ft --- ---
Coral Mountain Specific Plan 79
Min. Interior/Corner Side
Setback 4,5,6 --- --- --- 5 ft/5 ft 5 ft/5 ft --- ---
Min. Setback From Low-
Density Residential District --- --- --- --- --- --- 50 ft
Max. Height / Stories 7,8 40 45 40 30 3 40 40
Min. Building Separation 9 6 ft 0 ft 15 ft 6 ft 6 ft 6 ft 0 ft
Min. Building Separation
With Partial Attachment 4 ft 0 ft 4 ft 4 ft 4 ft 4 ft ---
Directional Lighting Height 80 ft 80 ft 80 ft --- --- 80 ft 80 ft
Max. Wall Height 8 ft 8 ft 8 ft 8 ft 8 ft 8 ft 8 ft
Min. Parking Provided 1.1 per
key
25
employee
spaces
1 per 500
sf
1 per
bedroom
1 per
bedroom
1 per
500 sf 0
Min. Parking Dimension 9’ X 18’ 9’ X 18’ 9’ X 18’ 9’ X 18’ 9’ X 18’ 9’ X 18’ ---
Footnotes:
1.Excluding garages, casitas or carriage units
2.Detached garages/carports, casitas, carriage house units
3.Where walk street occurs at rear or side property line, walk street setback shall govern.
4.AC units and other mechanical equipment may encroach within setback up to 3’ from property line.
5.Side setback may be reduced to 3 feet for lots that adjoin The Wave “PA-III B.” AC units and other mechanical
equipment may not encroach within the side setback.
6.0’ setback allowed for products, such as duplexes or zero lot line units, that share a common wall.
7.Excluding chimneys, porticos and other incidental architectural features.
8.Including rooftop deck and terraces (e.g. railings, parapets, furniture, shade structures, umbrellas, stairs, access
lifts, elevator housings, etc.).
9.Subject to applicable building code requirements
General Note: All residential standards apply to both detached and attached units.
Coral Mountain Specific Plan
80
4.4 PA-IV PARKS & RECREATION (PR)
4.4.1 Development Intent
Planning Area IV (PA-IV) is intended to allow for open space, active-recreational, and
ancillary uses compatible with the resort. This Planning Area contains approximately 27
acres will allow open space and recreational activities, such as hiking trails and ropes
courses.
4.4.2 Permitted Uses
Permitted uses for land designated Open Space Recreational includes all uses compatible
with the specifically identified uses and otherwise meet the criteria for this Specific Plan
and the currently approved Parks and Recreation District within the City of La Quinta
Zoning District.
TABLE 4.4B - OPEN SPACE PERMITTED USES
PERMITTED USES
Multi-Use and Nature Trails
Shade Structures, Relief Stations
Recreational Equipment 1
Wayfinding Signage
Footnote:
1. Including but not limited to aerial adventure and rope courses, ziplines, etc.
4.4.3 Development Standards
The following development standards apply to property proposed for development
designated the Land Use Plan and/or Zoning figures as Parks and Recreation PR and as
described within the text of this Specific Plan.
TABLE 4.4B - OPEN SPACE RECREATION DEVELOPMENT STANDARDS
STANDARD
Min. Building Site n/a
Min. Lot Frontage n/a
Max. Structure Height 12 ft
Max. Recreational and Shade Equipment Height 50 ft
Max. Lot Coverage 2500 sf
Max. Number Of Stories 1
Min. Setback From Property Line 10 ft
Coral Mountain Specific Plan
81
5 Plan Administration
This chapter describes the procedures for administration and implementation of the
Specific Plan
5.1 IMPLEMENTATION
The Specific Plan establishes the general intent and comprehensive framework for
development of the Project. However, prior to construction, various implementing
approvals with greater design detail are required, as noted below.
Specific Plan (SP) – The Coral Mountain Specific Plan will be adopted as the master plan
governing the allowable land uses, development standards and design guidelines for the
Project. The SP requires public hearings before the Planning Commission (Commission)
and the City Council (Council).
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use
designations to General Commercial, Low Density Residential, and Tourist Commercial.
The GPA requires public hearings before the Commission and the Council.
Zone Change (ZC) - The ZC will change the existing zoning of the Specific Plan Area to
Neighborhood Commercial, Low Density Residential, and Tourist Commercial. The ZC
requires public hearings before the Commission and Council.
Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide
the property into smaller lots for development. TTMs may be filed with each phase of
development as necessary. Each TTM will require review by the Commission and Council.
Site Development Permit (SDP): SDPs are required by the City for final approval of
landscape design, architectural design, and site plans. Individual SDP’s may be required
for each phase of development. These may be processed concurrent with or subsequent
to other entitlement approvals. Each SDP will require public hearings before the
Commission.
Temporary Use Permit (TUP): TUPs are required by the City to accommodate special,
unique, and limited duration activities that might otherwise be outside the provisions of
normal zoning. Temporary uses are anticipated and allowed by this Specific Plan as
discussed in Section 2.1. TUPs are reviewed administratively by the Design and Development
Director and do not require a public hearing.
Coral Mountain Specific Plan
82
5.2 AMENDMENT
Administrative Changes - Minor modifications that are consistent with the purpose and
intent of the Coral Mountain Specific Plan are allowed at the discretion of the Design and
Development Director or designee. Therefore, it is intended that this Specific Plan provide
City Staff with the flexibility to interpret the details of Project development as well as those
items discussed in general terms in the Specific Plan without requiring a Specific Plan
Amendment.
Requests for administrative changes shall be made in writing. If it is determined that
changes or adjustments are necessary or appropriate, these shall be approved
administratively by the Design and Development Director or designee. After approval, any
such administrative change shall be attached to the Specific Plan as an addendum and
may be further changed and amended from time to time as necessary.
Representative examples of such changes may include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that do not substantially
change the effect of any regulation. The new information may include more detailed, site -
specific information.
• The transfer of dwelling units and or density within Planning Areas while not exceeding the
maximum number of allowed units in the Specific Plan and not exceeding 25% of
units/density of target Planning Area.
• Changes to the size and configuration of residential lots provided that the maximum number
of allowable units is not exceeded.
• Adjustment of Planning Area boundaries identified in this Specific Plan.
• Changes to Project infrastructure such as drainage systems, roads, water and sewer
systems, etc.
• Modification of architectural or landscape design criteria or details.
Formal Amendments - If the Design and Development director determines that the proposed
change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan
may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La
Quinta Municipal Code.
Coral Mountain Specific Plan
83
5.3 INTERPRETATION
Uses Not Listed - Allowable uses are as specified in the appropriate zoning district or as modified in
the Specific Plan. The Design and Development Director may determine that a use not listed is
included within or comparable to a listed use and, once so determined; it shall be treated in the
same manner as a listed use.
Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code,
the Design and Development Director shall review pertinent information and determine as to which
code or standard applies. All determinations shall be in writing and shall be attached to the Specific
Plan as noted under Administrative Changes, earlier in this section.
5.4 ENFORCEMENT
The enforcement of the provisions of this Specific Plan shall be by the following:
• The City of La Quinta Design and Development Department shall enforce the development
standards and design guidelines set forth herein.
• Any administrative decision or interpretation of this Specific Plan may be appealed to the
Planning Commission. Likewise, any decision by the Planning Commission may be appealed
to the City Council per 9.200.110 LQMC provisions.
• The City of La Quinta shall administer the provisions of the C oral Mountain Specific Plan in
accordance with the State of California Government Code, Subdivision Map Act, the City of
La Quinta General Plan, and the City of La Quinta Municipal Code.
• The Specific Plan development procedures, regulations, standards, and specifications shall
supersede the relevant provisions of the City's Municipal Code, as they currently exist or may
be amended in the future.
• All regulations, conditions, and programs contained herein shall be deemed separate
distinct and independent provisions of this Specific Plan. In the event that any such
provision is held invalid or unconstitutional, the validity of all the remaining provisions of
this Specific Plan shall not be affected.
• Any development regulation and building requirement not addressed in this Specific Plan
shall be subject to all relevant City of La Quinta ordinances, codes, and regulations.
Coral Mountain Specific Plan
84
6 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for
elements contained in the local general plan. Specific plans must demonstrate
consistency in regulations, guidelines and programs with the goals and policies set forth
in the general plan. This section analyzes the consistency between this Specific Plan and
the La Quinta General Plan 2035.
The City of La Quinta General Plan 2035 contains the following elements: Land Use,
Circulation, Livable Community, Economic Development, Parks, Recreation and Trails;
Housing; Air Quality; Energy and Mineral Resources; Biological Resources; Cultural
Resources; Water Resources; Open Space and Conservation; Noise; Soils and Geology;
Flooding and Hydrology; and Hazardous Materials. Each element of the General Plan 2035
contains a summary of goals which reflect the City’s values, aims, and aspirations. They
also address the physical development of the City, the protection of people and property
from man-made hazards, and the preservation of the City’s assets. Each element’s
relevant goals are used in the Specific Plan as the basis for evaluating the Specific Plan's
consistency with the City's General Plan 2035. Applicable goals are stated below followed
by a statement of how the Specific Plan as amended conforms thereto.
6.1 LAND USE ELEMENT
• Land use compatibility throughout the City.
The site components (neighborhood commercial, low density residential,
resort residential, resort hotel, resort amenities, wave basin, and recreational
open space amenities) are compatible with surrounding residential, open
space, and neighborhood commercial uses. The project is seperated from
adjacent uses by surrounding arterial streets and physical topographic
barriers, such as Coral Mountian. Off-site development impacts are
anticipated to be minimal.
• High quality design that complements and enhances the City.
The Specific Plan includes detailed design guidelines in Section 3 to guide high -
quality development throughout the Specific Plan area. The high -quality
design, amenities, and mix of land uses on the site will work to help create a
high-qulaity landmark project that will complement and enhance the
character of the City.
• A broad range of housing types and choices for all residents of the City.
Coral Mountain Specific Plan
85
The project proposes high-quality, housing of varying types and sizes with
access to resort and recreational amenities, thus enhancing housing choice for
potential buyers.
The Specific Plan provides for a broad range of housing types in Planning Areas
II and III, that offer a broad range of housing options on the site. Planning Area
II, designated as Low Density Residential, anticipates detached or attached
residential dwelling units with densities ranging from 0.8 -4 dwelling units per
acre. The land use plan for Planning Area III anticipates attached residential
dwelling units with densities ranging from 2.5-2.8 dwelling units per acre.
• A balanced and varied economic base which provides a broad range of goods
and services to the City’s residents and the region.
The Specific Plan includes both neighborhood commercial and tourist
commercial land uses which will generate revenue and create employment
opportunities. The proposed project would increase services associated with
tourism and neighborhood commercial uses.
6.2 CIRCULATION ELEMENT
• A transportation and circulation network that efficiently, safely and
economically moves people, vehicles, and goods using facilities that meet the
current demands and projected needs of the City.
The project proposes a private circulation system to provide safe and efficient
passage for pedestrians and motorists throughout the site.
The project proposes to build out Madison Street, Ave 58 and Ave 60 to ultimate
standards per the General Plan.
• A circulation system that promotes and enhances transit, alternative vehicle,
bicycle and pedestrian networks.
The project proposes a private circulation system with low-speed, low-volume
internal streets that will safely accommodate both vehicles and pedestrians.
6.3 LIVABLE COMMUNITY ELEMENT
• A community that provides the best possible quality of life for all its residents.
The Specific Plan includes elements to address the goal of the Livable Community
Element, which generally is intended to assist the City in developing a more united
community through resource conservation, built environment enhancement,
promotion of alternative forms of transportation, and improvement of community
health. The Specific Plan is consistent with this goal by promoting a high-quality mix of
Coral Mountain Specific Plan
86
uses that will greatly enhance the built environment, will promote walkability in the
resort center of the project, and will provide ample opportunities for active recreation.
6.4 ECONOMIC DEVELOPMENT ELEMENT
• A balanced and varied economic base which provides fiscal stability to the City, and a broad
range of goods and services to its residents and the region.
The project promotes a balanced and varied economic base for the City by introducing
a resort with up to 150 hotel keys, a water-based active recreation amenity, and resort
residences that will boost tourism and promote fiscal stability. Additionally, the
residential use will incrementally increase demand for commercial goods and services
in the region, thus enhancing the economy.
• The continued growth of the tourism and resort industries in the City.
The project promotes the continued growth of the tourism and reso rt
industries in La Quinta by providing a resort featuring a hotel with up to 150
keys, a water-based active recreation amenity, and supporting uses to
enhance the resort experience.
6.5 PARKS, RECREATION AND TRAILS ELEMENT
• A comprehensive system of parks, and recreation facilities and services that
meet the active and passive needs of all residents and visitors.
The Project designates areas set aside for recreational open space uses, as
well as a water-based active recreational amenity that will provide
recreational opportunities currently not available in the City. Additional open
space will be scattered throughout PA-II.
6.6 HOUSING ELEMENT
• Provide housing opportunities that meet the diverse needs of the City’s existing
and projected population.
The project anticipates the development of up to 600 attached and detached
dwelling units with densities ranging from 0.8 -4 dwelling units per acre, thus
contributing to the City’s market rate housing stock.
• Conserve and improve the quality of existing La Quinta neighborhoods and
individual properties.
The project will complement the surrounding residential communities.
Development of the property into a boutique hotel, neighborhood commercial,
Coral Mountain Specific Plan
87
recreational open space, and residential uses will add value and amenities to
neighboring communities and the City.
• Provide a regulatory framework that facilitates and encourages energy and
water conservation through sustainable site planning, project design, and green
technologies and building materials.
The project promotes water conservation through the use of drought tolerant
plant materials and water efficient irrigation techniques. The project will
comply with all City and water district regulations and building codes for
water conservation, energy efficiency, and building standards. The project will
also comply with all applicable green building requirements.
6.7 WATER RESOURCES ELEMENT
• The efficient use and conservation of the City’s water resources.
The project promotes water conservation through the use of dr ought tolerant
plant materials and water efficient irrigation techniques. The project will
comply with all City and Coachella Valley Water District regulations and
building codes for water conservation.
6.8 OPEN SPACE AND CONSERVATION ELEMENT
• Preservation, conservation and management of the City’s open space lands and
scenic resources for enhanced recreational, environmental and economic
purposes.
The project includes significant open space amenities. It includes a water -
based recreational amenity for use by community residents and guests. The
project incorporates connections to the public sidewalk and public trail system
for convenient walking, jogging, and biking activities.
6.9 NOISE ELEMENT
• A healthful noise environment which complements the City’s residential and
resort character.
The project establishes residential, resort residential, and neighborhood
commercial uses with compatible noise levels in an existing residential area.
These uses maintain and enhance the City’s residential and resort charac ter
and will be subject to the City’s noise ordinance. Noise levels on Avenue 58 and
Madison Street are not excessive and the project is buffered by a perimeter
Coral Mountain Specific Plan
88
community wall. The project with comply with any noise mitigations identified
during the project CEQA review.