Coral Mountain Resort Specific Plan - Clean Draft 2021-11-04CORAL MOUNTAIN RESORT SPECIFIC PLAN
NOVEMBER 2021
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
DESIGN AND DEVELOPMENT DEPARTMENT
Table Of Contents Coral Mountain Resort Specific Plan
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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 SUSTAINABILITY AND PROJECT DESIGN FEATURES ................................................ 9
1.8 GENERAL PLAN AND ZONING ............................................................................... 10
1.9 ENTITLEMENT PROCESS ...................................................................................... 14
1.10 FUNDING AND FINANCING .................................................................................. 15
CHAPTER 2: MASTER PLAN ………………..…...………………………………………………………16
2.1 LAND USE PLAN .................................................................................................... 16
2.1.1 Land Use Summary ................................................................................ 16
2.1.2 Planning Area Descriptions ................................................................... 19
2.2 PHASING PLAN ..................................................................................................... 22
2.3 CIRCULATION PLAN .............................................................................................. 22
2.3.1 Vehicular Circulation ............................................................................. 23
2.3.2 Street Sections ...................................................................................... 28
2.3.3 Non-Vehicular Circulation ..................................................................... 29
2.3.4 Traffic Calming ...................................................................................... 31
2.4 OPEN SPACE ......................................................................................................... 33
2.5 SHEEP PROTECTION PLAN .................................................................................... 35
2.6 INFRASTRUCTURE PLANS ..................................................................................... 40
2.6.1 Water and Sewer Plan ........................................................................... 40
2.6.2 Drainage Plan ........................................................................................ 40
2.6.3 Off-Site Electrical Improvements .......................................................... 41
CHAPTER 3: DEVELOPMENT STANDARDS ……………..……………………………………47
3.1 PA-1 NEIGHBORHOOD COMMERCIAL (CN) .......................................................... 47
3.1.1 Development Intent .............................................................................. 47
3.1.2 Allowable Uses ...................................................................................... 47
3.1.3 Development Standards ........................................................................ 48
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3.2 PA-II LOW DENSITY RESIDENTIAL (RL) .................................................................. 49
3.2.1 Development Intent .............................................................................. 49
3.2.2 Allowable Uses ...................................................................................... 49
3.2.3 Development Standards ........................................................................ 50
3.3 PA-III TOURIST COMMERCIAL (CT) ....................................................................... 51
3.3.1 Development Intent .............................................................................. 51
3.3.2 Purpose and Intent ................................................................................ 51
3.3.3 Allowable Uses ...................................................................................... 52
3.3.4 Development Standards ........................................................................ 54
3.4 PA-IV PARKS AND RECREATION (PR) ................................................................... 57
3.4.1 Development Intent .............................................................................. 57
3.4.2 Allowable Uses ...................................................................................... 57
3.4.3 Development Standards ........................................................................ 58
CHAPTER 4: DESIGN GUIDELINES ………………………..………………………………………59
4.1 NEIGHBORHOOD COMMERCIAL (PA-I) GUIDELINES ............................................ 60
4.1.1 Design Vision ......................................................................................... 62
4.1.2 Materials ............................................................................................... 63
4.2 LOW DENSITY RESIDENTIAL (PA-II) GUIDELINES .................................................. 64
4.2.1 Design Vision ......................................................................................... 64
4.2.2 Materials ............................................................................................... 66
4.2.3 Massing and Scale ................................................................................. 66
4.2.4 Architecture .......................................................................................... 66
4.2.5 Outdoor Spaces ..................................................................................... 69
4.2.6 Parking ................................................................................................... 70
4.3 TOURIST COMMERCIAL (PA-III) GUIDELINES ....................................................... 71
4.3.1 Design Vision ......................................................................................... 71
4.3.2 Elements ................................................................................................ 72
4.3.3 Materials ............................................................................................... 73
4.3.4 Building Material Vignettes ................................................................... 76
4.3.5 Massing and Scale ................................................................................. 77
4.3.6 Architecture .......................................................................................... 78
4.3.7 Outdoor Spaces ..................................................................................... 84
4.3.8 Parking ................................................................................................... 86
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4.4 LANDSCAPE GUIDELINES ...................................................................................... 87
4.4.1 Landscape Elements .............................................................................. 87
4.4.2 Thematic Planting Zones ....................................................................... 88
4.4.3 Plant Material Palette ........................................................................... 96
CHAPTER 5: PLAN ADMINISTRATION …………………………………………………………..99
5.1 IMPLEMENTATION ............................................................................................... 99
5.2 AMENDMENT ..................................................................................................... 100
5.3 INTERPRETATION ............................................................................................... 101
5.4 ENFORCEMENT .................................................................................................. 101
CHAPTER 6: GENERAL PLAN CONSISTENCY ………………….………………………..…103
6.1 LAND USE ELEMENT ........................................................................................... 103
6.2 CIRCULATION ELEMENT ..................................................................................... 104
6.3 LIVEABLE COMMUNITY ELEMENT ...................................................................... 105
6.4 ECONOMIC DEVELOPMENT ELEMENT ............................................................... 105
6.5 PARKS, RECREATION, AND TRAILS ELEMENT ..................................................... 105
6.6 HOUSING ELEMENT ............................................................................................ 106
6.7 WATER RESOURCES ELEMENT ........................................................................... 106
6.8 OPEN SPACE AND CONSERVATION ELEMENT .................................................... 107
6.9 NOISE ELEMENT ................................................................................................. 107
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FIGURE LIST
FIGURE 1: REGIONAL LOCATION MAP ...................................................................................... 4
FIGURE 2: LOCAL VICINITY MAP ............................................................................................... 5
FIGURE 3: AERIAL PHOTOGRAPH ............................................................................................. 6
FIGURE 4: EXISTING GENERAL PLAN MAP ................................................................................. 7
FIGURE 5: EXISTING ZONING MAP ......................................................................................... 11
FIGURE 6: PROPOSED GENERAL PLAN MAP ........................................................................... 12
FIGURE 7: PROPOSED ZONING MAP ...................................................................................... 13
FIGURE 8: CONCEPTUAL LAND USE PLAN .............................................................................. 18
FIGURE 9: VEHICULAR CIRCULATION PLAN ............................................................................. 24
FIGURE 10A: TYPICAL ROAD SECTIONS (OFF -SITE) ................................................................. 25
FIGURE 10B: TYPICAL ROAD SECTIONS (ON-SITE) .................................................................. 26
FIGURE 10C: TYPICAL ROAD SECTIONS (ON -SITE) .................................................................. 27
FIGURE 11: NON-VEHICULAR CIRCULATION .......................................................................... 32
FIGURE 12: CONCEPTUAL OPEN SPACE PLAN ......................................................................... 34
FIGURE 13: CONCEPTUAL PBS BARRIER PLAN ........................................................................ 36
FIGURE 14: TYPICAL PBS CROSS SECTION ............................................................................... 37
FIGURE 15A: REPRESENTATIVE PBS FENCE PHOTOS .............................................................. 38
FIGURE 15B: REPRESENTATIVE PBS FENCE PHOTOS ............................................................... 39
FIGURE 16: CONCEPTUAL WATER PLAN ................................................................................. 42
FIGURE 17: CONCEPTUAL SEWER PLAN .................................................................................. 43
FIGURE 18: CONCEPTUAL DRAINAGE PLAN ........................................................................... 44
FIGURE 19: OFF-SITE ELECTRICAL IMPROVEMENTS ............................................................... 45
FIGURE 20: CONCEPTUAL PHASING PLAN ............................................................................... 46
FIGURE 21: CONCEPTUAL LANDSCAPE PLAN .......................................................................... 90
FIGURE 22: PLANTING ZONES DIAGRAM ................................................................................ 91
FIGURE 23: PLANTING ZONES DIAGRAM: REVEGETATION ..................................................... 92
FIGURE 24: PLANTING ZONES DIAGRAM: DESERT GARDEN ................................................... 93
FIGURE 25: PLANTING ZONES DIAGRAM: DESERT OASIS ....................................................... 94
FIGURE 26: PLANTING ZONES DIAGRAM: VILLAGE LANDSCAPE ............................................ 95
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1 Introduction
1.1 EXECUTIVE SUMMARY
The Coral Mountain Resort 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: 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 4: 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 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.
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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 uses permitted 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:
To implement a plan that recognizes and responds to the natural and aesthetic character of the
property.
To create a private resort community with a variety of interrelated and mutually supportive
commercial and recreational land uses that will also generate transient occupancy and sales tax
revenues in order to enhance the City’s economic base and long-term financial stability.
To promote walkability and non-motorized connectivity as an integral part of the project design,
including (1) establishing residential neighborhoods that are linked through multi -use trails that
connect neighborhoods throughout the project; and (2) providing “walk streets” in the Resort
area to provide internal connection between facilities within the Resort and the Wave Basin.
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 surroundi ng residential
neighborhoods, while maintaining the overall density previously included for this property in
the Andalusia Specific Plan.
Provide a variety of open space and recreational uses (active and passive).
Design a planned community that complement s 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 that attracts r esort guests and creates a
landmark facility that will enhance the City’s reputation as the “Gem of the Desert”.
The Coral Mountain Resort Specific Plan replaces Specific Plan 03-067 for lands west of Madison
Street, and establishes new standards for development within the project boundary including a
degree of flexibility to respond to market-driven demand changes.
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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/MHDR/OS-R RL/RMH/GC Avenue 58, Vacant Land, Single
Family Residences, Golf Course
South La Quinta LDR/OS-N RL / OS Avenue 60, Single Family Residences,
Natural Open Space
East La Quinta LDR/GC/OS-R RL/CN/GC Madison Street, Single Family
Residences, Golf Course, Vacant land
West La Quinta OS-N OS Natural Open Space
General Plan Designations: LDR – Low Density Residential / MHDR – Medium High Density Residential / OS-R -
Open Space - Recreation/ OS-N – Open Space – Natural / GC- General Commercial
Zoning Designations: RL – Low Density Residential / RMH – Medium High Density Residential / GC – Golf Course
/ CN – Neighborhood Commercial / OS – Open Space
CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGSource: MSA Consulting, Inc.N.T.S.AERIAL PHOTOGRAPHNORTHFIGURE 3PAGE 6Legend: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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.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
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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. The Specific Plan area was later
annexed to the City of La Quinta. The area south of Avenue 58 and north of Avenue 60
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 Resort 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 Specific Plan 03-067 is
being processed to remove the western half such that only the Andalusia Country Club
east of Madison Street will remain. This will create two separate and distinct communities,
”Coral Mountain Resort”, west of Madison Street and “Andalusia Country Club” east of
Madison Street
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 §65450 - 65457.).
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 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.
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1.6 CEQA COMPLIANCE
The project is subject to the requirements of the California Environmental Quality Act
(CEQA). An Environmental Impact Report (EIR) was prepared for the project in
conformance with CEQA guidelines.
The EIR evaluated potential environmental impacts associated with the development as
described in this Specific Plan and included mitigation measures to reduce those impacts
wherever possible. The mitigation measures will be applied to all applicable components
of the project as it is developed.
1.7 Sustainability and Project Design Features
The Project will be designed with sustainability features to reduce Greenhouse Gases
(GHGs) and promote energy efficiency project-wide. Such features include but are not
limited to, pedestrian connections and interconnectivity, implementation of ride share
programs, drought-tolerant landscaping, and use of photovoltaic systems. These Project
Design Features (PDFs) are described below:
• Use of Pedestrian connections to promote access, interconnectivity, and vehicle
trip reduction.
• Variety of proposed land uses and amenities within the Project to promote vehicle
trip and emission reductions.
• Implementation of ride sharing programs (including designated ride-share vehicle
parking) and employer-sponsored shuttle services to reduce commute trips.
• Compliance with Title 24 standards for residential and non-residential buildings.
• Use of drought-tolerant plants in landscape design.
• Use of energy efficient lighting.
• Use of photovoltaic (PV) systems
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1.8 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,
governs 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 land use designations for the site are
General Commercial, Low Density Residential, and Open Space – Recreation. Figure 4,
Existing General Plan Map, displays the General Plan Land Use designations in effect when
this Specific Plan was proposed.
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 zoning designations for the site
at the time this Specific Plan was proposed: Low Density Residential (RL), Neighborhood
Commercial (CN), and Golf Course (GC).
General Plan and Zoning Map Amendments were processed 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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGPROPOSED GENERAL PLAN LAND USESource: MSA Consulting, Inc.FIGURE 6PAGE 12N.T.S.NORTH Legend:Low Density ResidentialTourist CommercialOpen 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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.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)
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1.9 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this project:
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use
designations to General Commercial, Low Density Residential, Open Space – Recreation,
and Tourist Commercial. The GPA requires public hearings before the Planning
Commission and the City Council.
Zone Change (ZC) - The ZC will change the existing zoning of the Specific Plan area to
Neighborhood Commercial, Low Density Residential, Parks and Recreation, and Tourist
Commercial. The ZC requires public hearings before the Planning Commission and the City
Council.
Specific Plan (SP) – The Coral Mountain Resort 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 and the City
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.
Site Development Permit (SDP): SDPs are required by the City for approval of site-
specific 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.
Conditional Use Permits (CUP): As provided in Section 3 of this document, uses that
require a CUP under the City’s Zoning Ordinance shall be processed in accordance with
Section 9.210.020 of the La Quinta Municipal Code.
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.
Development Agreement (DA): The DA would vest the applicant’s right to develop the
Coral Mountain Resort Specific Plan area pursuant to the entitlements described above,
address short-term rentals within the project, provide assurances to the City that the
project will have a net positive fiscal impact on the City, ensure the timely completion of
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infrastructure to serve the project and surrounding area, and ensure that the project
design features and mitigation measures are enforceable project requirements.
1.10 FUNDING AND FINANCING
The Coral Mountain Specific Plan will be developed using private funds.
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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 up to 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.
2.1.1 Land Use Summary
The development plan for the Coral Mountain Resort Specific Plan includes:
Necessary infrastructure to assure adequate facilities and services;
60,000 sf of neighborhood commercial uses on 7.7 acres located at the corner of
Avenue 58 and Madison Street;
A resort community on approximately 121 acres including a hotel with up to a 150
keys, 104 resort residential units and 57,000 sf of complementary resort-serving
commercial and recreational uses and amenities and a recreational surf wave
basin with operational, administrative and maintenance equipment/facilities.
Up to 496 residential units with an average densitiy of up to 4 units per acre,
ownership options and product types along with compatible recreational
amenities, such as golf, on approximately 232 acres.
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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 7.7 60,0001
PA II LDR 232.3 496
PA III TC 120.8 57,000 2 104 150
PA IV OS-R 23.6
TOTAL 384.4 3 117,000 600 150
Key: GC = General Commercial, LDR = Low Density Residential, TC = Tourist Commercial,
OS-R = Open Space - Recreation
Notes:
1. Consisting of retail commercial uses available to the general public.
2. Consisting of private resort-serving uses available to residents, members and guests.
3. 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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL LAND USE PLANSource: MSA Consulting, Inc.FIGURE 8PAGE 18N.T.S.NORTH Legend:Planning Area Sub-BoundaryNeighborhood CommercialLow Density ResidentialProject BoundaryPlanning Area BoundaryResortOpen Space (Recreation)
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2.1.2 Planning Area Descriptions
The Specific Plan is broken into four Planning Areas, each corresponding with a basic land
use component.
Planning Area I (PA-I) - Neighborhood Commercial
PA I consists of approximately 7.7 acres of land and will allow for up to 60,000 sf of publicly
accessible 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. Allowable uses
are discussed in Chapter 3.
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 and affiliated amenities. Residential
neighborhoods of various types occur throughout the project. Product types may include
estate compounds, single-family detached/attached units, alley loaded homes, and
clustered products so long as the overall number of allowable units within the PA is not
exceeded. This would mean that if denser housing products are used, a larger percentage
of the planning area would be retained in open space. Ownership and occupancy of these
units may include primary, secondary and fractional ownership along with short term
vacation rentals.
Planning Area III (PA-III)– Resort
PA-III consists of approximately 121 acres of land and allows for construction of a mixed-
use private resort including a surf wave basin, a boutique hotel, a walkable residential
village, an entertainment and fitness complex, and a private community clubhouse. The
resort will contain 150 hotel keys, 104 residential units, and 57,000 square feet of resort -
serving commercial and recreational building space, outdoor amenities and a community
clubhouse. For descriptive purposes, the resort is further divided into seven planning
subareas as noted below.
PA-III (A) Resort Hotel
The Resort Hotel subarea contains approximately 8.5 acres and will accommodate a
boutique resort hotel with up to 150 keys along with customary resort amenities. The
Resort Hotel will provide a hospitality component with relaxed surf-village feel. Amenities
may include a restaurant and bar, retail space, meeting space, swimming pool, fitness
center, spa and lodging. Lodging options will provide a range of traditional hotel rooms,
suites, and casitas.
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PA-III (B) The Wave
The Wave subarea contains approximatly 31.2 acres containing 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, members and guests as well as the
hosting of limited private and public events by reservation. Like other major recreational
amenities, the Wave requires ancillary operational, administrative and maintenance
functions for basin operations that are located and further described in PAIII-G. The Wave
basin operates under ambient temperatures and does not require heating.
PA -III (C) Wave Club
The Wave Club subarea contains approximatley 3.2 acres fronting the wave basin and will
function as a private clubhouse with amenities for exclusive use by the Coral Mountain
Resort community. Representative amenities at the “Wave Club” may feature changing
rooms, surfboard storage, pool, and a casual dining / lounge area.
PA-III (D), PA-III (E) Resort Residential West & East
These Planning subareas contain approximately 40.5 acres and are planned as a grid-
patterned village that flanks the hotel and resort amenities. Structures will consist of 104
residential units designed on a compact gridlike network of streets and pathways. The
majority of the Resort Residential neighborhoods are located within a 1,200’ walking
radius of the Hotel, Wave Basin, Wave Club, and Farm (see description below) to
concentrate density within easy walking distance of the key resort amenities. Residents
are encouraged to walk or use alternate forms of transportation such as golf-carts, bikes,
scooters, and skateboards to access the hotel or resort amenities to promote a pedestrian
friendly community that reduces reliance on automobiles. The 104 units will be allowed
to participate in a resort rental program through the hotel.
PA-III (F) The Farm
The Farm contains approximately 11 acres of land for construction of private resort-
serving entertainment facilities and amenities. It will offer a wide range of community and
active lifestyle amenities such as golf, golf practice and training facilities, hiking, biking,
bicycle pump-track, raquet sports, fitness and swimming pool areas. In addition, spa and
dining facilities may be provided within the Farm for residents and hotel guests so that,
upon arrival, everything is available for a full resort experience with no reason to leave the
resort grounds.
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PA-III G Back of House
The Back of House subarea contains approximately 26.5 acres that will be graded as level,
largely open, land south of the wave basin. This subarea will provide flexible gathering
and staging space for temporary equipment such as port-a-potties, shade structures,
tenting for inclement weather, and catering equipment that might be used during
temporary events. It will also house up to 12,000 square feet of necessary permanent
support facilities for maintenance, service and administrative operation of the wave basin
and resort including employee parking (estimated at about 18 spaces based on existing
operations at the Lemoore Surf Ranch, a comparable wave basin.)
The back of house subarea will also be used to host public ticketed events on the wave
basin. These events may occur up to 4 times per year and are restricted to 4 days duration
with a maximum of 2,500 guests per day.
Planning Area IV (PA-IV)- Open Space
PA-IV contains approximately 24 acres of natural open space that may also be used for
low-impact active and passive recreation activities, such as hiking, biking and ropes
courses. This Planning Area will be maintained largely in anatural desert landscape to
complement the rugged beauty of Coral Mountain, the visual backdrop for the wave basin.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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2.2 PHASING PLAN
The Project is designed for construction in eight (8) primary development phases with
build out over approximately 4-6 years. Each primary development phase may be broken
into subphases in response to market conditions and consumer demand. For example, the
hotel of up to 150 keys may be constructed in multiple subphases. Similarly, the resort and
retail commericial areas may be built at different times as demand dictates. Construction
of Phase 1 is estimated to begin in 2021 with full buildout estimated to be complete by
2026 subject to market conditions. Figure 20, Conceptual Phasing Plan reflects the
anticipated construction sequence and may be non-sequential and adjusted subject to
market conditions (so long as necessary utilities 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 and changes in sequence in
response to market conditions
2.3 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 res ort areas for
visitors. The internal system of private local roadways will allow residents of individual
neighborhoods to access all Planning Areas internally without exiting onto surrounding
public streets. The following are characteristic features accommodated within the
project’s multi-modal transportation system consisting of walk streets, sidewalks, multi-
use trails and shared use low-speed, low-volume roadways:
Off-street bicycle and pedestrian paths/routes;
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
23
Sidewalks in higher traffic areas;
Enhanced pedestrian/bicycle crosswalks;
Pedestrian and multi-use paths and streets;
Traffic calming methods;
Short street segments with frequent caution zones and stopping points;
Golf cart and other alternative forms of personal transportation
2.3.1 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 9,
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.
The Entry Drive, 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 Drives
are open to the guests and residents of the community and convey vehicles, pedestrians,
and bicycles throughout the Resort. A secondary entrance is provided from Avenue 60. The
Community is bordered on the north and east sides by public streets designated as
Secondary Arterials in the City of La Quinta General Plan 2035 and on the south by a
segment of Avenue 60, which is designated as a Collector Road
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 access to the Neighborhood Commercial in Planning
Area 1 with a primary public entry from Madison Street and two public entries from Avenue
58. An internal access from the project Entry Drive is also provided. 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 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 150' of 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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGengineering design plans.VEHICULAR CIRCULATION PLANSource: MSA Consulting, Inc.FIGURE 9PAGE 24N.T.S.NORTH Notes:1.Conceptual residential entry pointsreflect anticipated locations only.Entry locations are conceptual andsubject to refinement as the project isbuilt out.2.Local Road Sections "B" and "C"(not shown) may be used in futuredevelopment areas.3.Final geometry and alignments to bedetermined with future SDPs and finalLegend:Project BoundaryConceptual Residential Entry PointConceptual Residential Gated Entry Point24' Right of Way: Entry Drive24' Right of Way: Local Road "A"24' Right of Way: Resort Drive26' Right of Way: Resort / Commercial Drive28' Right of Way: Entry Drive32' Right of Way: Resort / Commercial Drive40' Right of Way: Entry Drive40' Right of Way: Resort Drive60' Right of Way: Resort Drive
AVENUE 60(COLLECTOR / PUBLIC ROAD)N.T.S.PROP. CURB &EX. CURB &CLSIDEWALKA.C. PAVEMENT±18'±13'±13'±8'±8'±4'±13'±13'±8'±8'±4'±43'±43' (BY OTHERS)±12'±12'55'110' (EXISTING R/W)6'11.5'55'±12'±12'±12'±6'±12'44'±69' (EX. IMPROVEMENTS)±12'30' (PROP. IMPROVEMENTS)55'99'44' (EX. R/W)30' (EX. R/W)±20'12'11'8'8'7'11'8'8'7'25'25' (BY OTHERS)15'15'40'80' (ULTIMATE R/W)30' (EX. R/W)30' (EX. R/W)40' (BY OTHERS)10'10'10'R/WFUTURER/WPROP.R/WEX.R/WEX.SHOULDERTRAVEL LANEPAINTED MEDIANTRAVEL LANEBIKE LANEEASEMENTLANDSCAPEADDITIONALGUTTERGUTTERR/WEX.R/WEX.CLEX.SHOU-EX. TRAVEL LANEEX. TRAVEL LANEEX. LANDSCAPE PARKWAYLDEREASEMENTLANDSCAPEADDITIONALR/WPROP.EX. E/PAVENUE 58(SECONDARY ARTERIAL / PUBLIC ROAD)N.T.S.PROP. CURB &GUTTEREX. CURB &GUTTEROVER A.B.A.C.PAVEMENTOVER A.B.MADISON STREET(SECONDARY ARTERIAL / PUBLIC ROAD)N.T.S.EX. BARRIER CURBEX. BARRIER CURBCLEX. TRAVEL LANEEX. TRAVEL LANEEX. RAISED MEDIANEX. TRAVEL LANEEX. TRAVEL LANEEX.EX.SHOULDERSHOULDERR/WEX.EASEMENTLANDSCAPEADDITIONALEX. R/WBOUNDARY &EX. PROJECTPROP.IMPOVEMENTSEX. CURB &GUTTEREX. MEANDERINGSIDEWALKEX. CURB &GUTTERPROP. 6' MEANDERINGSIDEWALK12'VARIES12'6'EX. PAINTEDMEDIANEX. TRAVEL LANEPROP.EX. TRAVEL LANEPROP.PROP.MEANDERINGSIDEWALKSHOU-LDERCORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (OFF-SITE)Source: MSA Consulting, Inc.FIGURE 10APAGE 25
18'5'5'24'60'2'18'10'(COMMERCIAL)2'5'5'5'5'12'8'10'10'40'2'2'12'8'VARIESVARIES24'5'5'15'10'24'2'2'12'12'10'VARIES5'VARIES88'10'VARIES88'40'2'2'20'20'10'VARIES5'VARIES80'10'20'80'TRAVEL LANETRAVEL LANEP.U.E.P.U.E.PROP. 2'VALLEYGUTTERPROP. 1' DRAINAGE SWALEPROP. 2'VALLEYGUTTERPROP. 1'DRAINAGESWALEPROP.MEANDERINGPATHENTRY DRIVEN.T.S.A.C. PAVEMENTOVER A.B.CLA.C. PAVEMENTOVER A.B.P.U.E.P.U.E.TRAVEL LANETRAVEL LANECLPROP. 2'VALLEYGUTTERPROP. 2'VALLEYGUTTERR/WPROP.R/WPROP.R/WPROP.R/WPROP.EASEMENTPEDESTRIANEASEMENTPEDESTRIANEASEMENTPEDESTRIANEASEMENTPEDESTRIANPROP. 1' DRAINAGE SWALEPROP. 1'DRAINAGESWALEPROP.MEANDERINGPATHTRAVEL LANESANGLED PARKINGANGLED PARKINGSETBACK(HOTEL)R/WPROP.EASEMENTPEDESTRIANR/WPROP.P.U.E. &EASEMENTPEDESTRIANP.U.E. &A.C. PAVEMENTOVER A.B.PROP. 2' VALLEY GUTTERGUTTERPROP. 2' VALLEYGUTTERPROP. SIDEWALKPROP. SIDEWALKTRAVEL LANETRAVEL LANEPARKINGSETBACKR/WPROP.R/WPROP.SETBACKEASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &A.C. PAVEMENTOVER A.B.PROP. SIDEWALKPROP. 2' VALLEY GUTTERPROP. 2' VALLEY GUTTERPROP. SIDEWALKCLLANDSCAPEENTRY DRIVEN.T.S.RESORT DRIVEN.T.S.RESORT DRIVEN.T.S.28'2'2'14'14'10'VARIES5'VARIES86'10'VARIES86'A.C. PAVEMENTOVER A.B.P.U.E.P.U.E.CLPROP. 2'VALLEYGUTTERPROP. 2'VALLEYGUTTERR/WPROP.R/WPROP.EASEMENTPEDESTRIANEASEMENTPEDESTRIANPROP. 1' DRAINAGE SWALEPROP. 1'DRAINAGESWALEPROP.MEANDERINGPATHENTRY DRIVEN.T.S.TRAVEL LANETRAVEL LANECORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (ON-SITE)Source: MSA Consulting, Inc.FIGURE 10BPAGE 26Note:Street sections may be refined or adjusted if approved by the City Public Works Director.
VARIES5'5'5'5'13'13'10'10'26'VARIES2'2'VARIES5'5'5'5'12'10'10'32'VARIES2'2'8'12'24'VARIES5'10'24'VARIES12'12'2'2'5'10'VARIES10'24'VARIES12'12'10'6'8'20'6'RESIDENCERESIDENCE*WALKINGTRAVEL LANETRAVEL LANESETBACKSETBACKPROP. SIDEWALKTRAVEL LANETRAVEL LANE*PARKINGSETBACKSETBACKPROP. SIDEWALKPROP. SIDEWALKSETBACKSETBACKTRAVEL LANETRAVEL LANETRAVEL LANETRAVEL LANE2'2'SETBACKSETBACKRESORT /COMMERCIAL DRIVEN.T.S.WALK STREETN.T.S.RESORT DRIVEN.T.S.RESORT /COMMERCIAL DRIVEN.T.S.LOCAL ROAD "A"N.T.S.*Note: Private (Bicycle &10'32'16'16'2'2'10'R/WA.C. PAVEMENTCLTRAVEL LANETRAVEL LANELOCAL ROAD "B"N.T.S.10'36'18'18'2'2'10'PROP. 2'PROP. 2'TRAVEL LANETRAVEL LANELOCAL ROAD "C"N.T.S.VALLEYGUTTERVALLEYGUTTERPROP. 2'VALLEYGUTTERPROP. 2'VALLEYGUTTERPROP. 2'VALLEYGUTTERPROP. 2'VALLEYGUTTEROVER A.B.PROP.R/WPROP.R/WPROP.R/WPROP.A.C. PAVEMENTOVER A.B.EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &Pedestrian Only)PATHLOTPROP.LOTPROP.A.C. PAVEMENTOVER A.B.CLCLCLCLCLR/WPROP.R/WPROP.R/WPROP.R/WPROP.PROP. SIDEWALKEASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &R/WPROP.R/WPROP.EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &PROP. 2'VALLEYGUTTERPROP. 2'VALLEY GUTTERPROP. 2'VALLEYGUTTERA.C. PAVEMENTOVER A.B.A.C. PAVEMENTOVER A.B.PROP. 2'VALLEYGUTTERPROP. 2' VALLEYGUTTERPROP. 2'VALLEY GUTTERPROP. SIDEWALKA.C. PAVEMENTOVER A.B.R/WPROP.R/WPROP.EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &EASEMENTPEDESTRIANP.U.E. &*Note: Parking Only Occurs on One Side of Travel Lane butmay Alternate from Side to Side. See Detail "A" on Sheet 2 of 2of the Tentative Tract Map.CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL CROSS SECTIONS (ON-SITE)Source: MSA Consulting, Inc.FIGURE 10CPAGE 27Note: Street sections may be refined or adjusted if approved by the City Public Works Director.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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2.3.2 Street Sections
The Vehicular Circulation Plan illustrates the network of streets and entries that provide
connectivity to all areas within the Project. This section details the distinct Private, Local,
Entry, Commercial, and Resort Drivesthat interconnect to comprise the circulation system.
Each street classification is described below and illustrated in Figures 10A-10C, Typical
Cross Sections, showing the minimum pavement widths that apply within the Project.
The vehicular circulation system is as follows:
Perimeter Streets
Perimeter public streets designated on the City’s General Plan Circulation Element border
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.
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. The Specific Plan street section
for Avenue 58 conforms with the General Plan. However, Madison Street was
constructed with a wider pavement section and slightly exceeds the General Plan
street width. The Specific Plan reflects the built condition.
Avenue 60 on the south is designated as a Collector with an ultimate right-of-way
width of 80 feet. Ultimate improvements will include painted bike lanes and two
travel lanes separated by a painted median.
Internal Streets
Internal streets provide overall Project connectivity and link the various neighborhoods,
commercial, and resort areas. Streets within the resort core are intended for safe, shared,
multi-modal use by cars, golf carts, bicycles and pedestrians.The internal street system is
summarized below and illustrated in Figure 9: Vehicular Circulation and Figures 10 A- 10C,
Typical Cross Sections.
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CORAL MOUNTAIN RESORT SPECIFIC PLAN
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• 24’ Right of Way – Resort Drive to be utilized by residents for access to their
homes in the village core. Local Road A will provide internal circulation to
residences within future PA-II neighborhoods.
• 24’ Right of Way – Resort Drive to accommodate secondary resort traffic and
provide connections to Local Roads and the Resort/Commercial Drive.
• 24’ Right of Way – Local Road A to accommodate circulation around the village,
within the estate lot neighborhood
• 26, 32’ Right of Way – Resort/Commercial Drive to be utilized for internal village
and commercial area circulation, with limited parking for community guests.
(Reference Figure 9: Vehicular Circulation for varying width locations.)
• 40’ Right of Way - Resort Drive functions as the central community arrival drive,
with limited parking on one side.
• 60’ Right of Way - Resort Drive functions as the central communtiy arrival drive,
with angular parking at the village core.
• 24’, 28’, 40’ Right of Way - Entry Drive is the principal road by which all guests
and residents enter the community and reach the village core. (Reference Figure
9: Vehicular Circulation for varying width locations.)
2.3.3 Non-Vehicular Circulation
In addition to accommodating automobiles, the Project’s Circulation Plan also addresses the
movement of pedestrians, bicyclists, golf carts, e-vehicles, and other forms of alternative
personal transportation Golf carts, e-vehicles and other alternative forms of low-speed
transportation are accomodated in the streets with no striping or designated lanes.
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 throughout 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 climate, 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 11
are described below.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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Multi-Use Trail – An 8’ wide 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 and retail area.
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. Sidewalks are
optional on local streets, depending on the street section chosen.
Walk Street - 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 are limited to pedestrian and bicycle use linking residents
to The Wave, The Farm, and the greater network of trails and open spaces, enabling
convenient access to alternate personal transportation modes throughout the
community.
The 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.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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2.3.4 Traffic Calming
Low speed, low volume roads within the resort are intended to safely intermix vehicles, golf
carts, bicycles and pedestrians. To achieve this, various design techniques are applied that
cause vehicles to slow and exercise caution creating a safe shared-use environment for
pedestrians and other transportation modes. Street segments are intentionally designed to be
short (typically less than 200’ long) with frequent stops and caution zones to ensure that
vehicles maintain low speeds. Safe zones are demarcated at “walk street” crossings with visual
and textural indicators to ensure that vehicles slow and yield to pedestrians. Traffic volumes
are kept far lower than in traditional developments by situating recreation venues and services
on site in close proximity such that they are most conveniently and quickly accessed on foot,
by bike or by golf cart. Consequently, there will be very little need for a car. The focus on non-
vehicular travel will ensure the safety and comfort of guests using all means of transportation
on these shared roadways. The following sketch depicts a typical street/walk street interface
illustrating the use of pavement texture, traffic control bollards, and alternating single sided
parking stalls to create a safe, low speed roadway.
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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGNON-VEHICULAR CIRCULATION PLANSource: MSA Consulting, Inc.FIGURE 11PAGE 32N.T.S.NORTH Legend:Connecting Boardwalk FeatureProject BoundaryMulti-Use TrailSidewalkWalk Street
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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2.4 OPEN SPACE PLAN
Open space is a community asset with multiple benefits. These areas provide distant
vistas, introduce appealing landscapes 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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL OPEN SPACE PLANSource: MSA Consulting, Inc.FIGURE 12PAGE 34N.T.S.NORTH Legend:RetentionGreenwaysOpen SpaceProject BoundaryThe Wave BasinPrimary Entry Streetscape CorridorPublic Streetscape
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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2.5 SHEEP PROTECTION PLAN
The project includes specific measures to ensure that Peninsular Bighorn Sheep
(PBS) are restricted from entering the project and to promote proper human
interactions between residents/guests and PBS.
2.5.1 Barrier Plan
The Specific Plan will incorporate fencing and walls along the entire project
perimeter as shown on Figure 13 Conceptual PBS Barrier Plan. This will serve as a
physical barrier to prevent Peninsular bighorn sheep (PBS) from accessing the site.
The fence/wall design will be approved by the City of La Quinta in consultation with
the California Department of Fish and Wildlife (CA DFW). It will draw from the
prototypical fencing types described in the Coachella Valley Conservation
Commission (CVCC) “PBS Barrier Project” as shown in Figure 14 Typical PBS Fence
Cross Section and Figures 15a & b Representative PBS Fence Photos, and will be
consistent with the Coachella Valley Multi-Species Habitat Conservation Plan.
Additionally, Tribal monitoring will apply to the fence construction and trail
alignment in any areas containing Tribal cultural resources per City of La Quinta
requirements.
2.5.2 Plant Palette
The Specific Plan plant palette (Table 3 in Section 4.4.3) will include approved
specimens listed as “Coachella Valley Native Plants Recommended for
Landscaping” (CVMSHCP Table 4-112) and will avoid specimens listed as
“Prohibited Invasive Ornamental Plants” (MSHCP Table 4-113) in certain open
spaces areas and on lots adjoining a sheep barrier as shown on Figure 13. In
addition, the approved project plant palette will be referenced in the Project CC&Rs
and will be enforceable by the property owners’ association for the life of the
project.
2.5.3 Education Program
The project will prepare collateral materials for dissemination to buyers and hotel
guests that educate and inform regarding the local environmental setting,
including proper interactions with PBS. Additionally, Coral Mountain intends to
collaborate with the Desert Recreation District regarding the planned public trail
connection through the property. DRD’s master plan envisions interpretative
materials on the trail and markers intended to educate and inform experiences
regarding the local setting, including desert flora and fauna.
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 TOPTIONAL GATE25' MIN. WIDTHCORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGNORTHCONCEPTUAL PBS BARRIER PLANSource: MSA Consulting, Inc.FIGURE 13PAGE 36N.T.S.Legend:Project BoundaryProposed 6' CMU Community Perimeter WallProposed 8' Sheep BarrierAlternative Barrier AlignmentNotes:1.Information shown is conceptual only.Final alignment may be adjusted toaccommodate ground features andother design and/or environmentalconsiderations.2.Perimeter Wall & Sheep Barrier asapproved by City of La Quinta.3.Sheep barrier to consist of 8' high fencingas shown in approved CVCC "PBS BarrierProject" (see Figure XX) or equivalentcombination of 6' CMU and 2' decorativewrought iron or tubular steel view fenceas appropriate.4.See Table 3 of Section 4.4.3 for plantrestrictions.Restricted Plant PaletteAdditional Restricted Plant Palette (Optional)
4.6'5'4'3'4'3'17.1'24'VARIES8.8' - 14.5'8'PROP. BERM3:1PROP. ROCKCATCHMENT1:11:11
:
1 (1:1)20% MAX.5'BENCHDAYLIGHT LINE
PROP. 8'SHEEPBARRIER2% MIN.SPABLDG. LINE
(TYP.)EX.GROUND3'
3'
5'4:1CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGTYPICAL PBS FENCE CROSS SECTIONSource: MSA Consulting, Inc.FIGURE 14PAGE 37
REPRESENTATIVE PBS FENCE PHOTOS
Source: CVCC Peninsular Bighorn Sheep Barrier Project
FIGURE 15A
PAGE 38
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
REPRESENTATIVE PBS FENCE PHOTOS
Source: CVCC Peninsular Bighorn Sheep Barrier Project
FIGURE 15B
PAGE 39
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
40
2.6 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: Southern California Gas Company
2.6.1 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. Non-potable water sources are intended to be
used for the irrigation of common landscape areas. 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 and bisecting the site from east to west. 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 16 for
the Conceptual Water Plan and Figure 17 for the Conceptual Sewer Plan.
2.6.2 Drainage Plan
As shown in Figure 18, 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. This
drainage system design ensures that regulatory flood protection requirements are met 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
development 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 for stormwater storage in accordance with regulatory design requirements.
Retention basins will be constructed and sized to retain a 100- year storm event. These
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CORAL MOUNTAIN RESORT SPECIFIC PLAN
41
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.
2.6.3 Off-Site Electrical Improvements
Electric utilities for the site are provided by the Imperial Irrigation District (IID). The developer is
completing service planning with IID on the timing and scope of project level improvements to IID’s
system. The Project’s CEQA document analyzes and covers these improvements in further detail.
Figure 19, Off-Site Electrical Improvements, shows the location of the existing substation and
proposed distribution line(s) and upgrades.
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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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL DRAINAGE PLANSource: MSA Consulting, Inc.FIGURE 18PAGE 44N.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 RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGOFF-SITE ELECTRICAL IMPROVEMENTSSource: MSA Consulting, Inc.FIGURE 19PAGE 45N.T.S.NORTH Legend:Proposed Transformer BankProject BoundaryProposed Conduit System
5322114678A 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 TPHASE 2PHASE 1PHASE 3CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGCONCEPTUAL PHASING PLANSource: MSA Consulting, Inc.FIGURE 20PAGE 46N.T.S.NORTH Legend:Project BoundaryNotes:1.sequence. It is conceptual and subject to refinementin response to market conditions.Development Area BoundaryPhase BoundaryPhase 1Phase 2Phase 3Phasing plan reflects the anticipated construction2.Numbers 1 - 8 indicate Development Areas.
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3 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. Where differences may occur, these
development standards take precedence over the Municipal Code
3.1 PA-I NEIGHBORHOOD COMMERCIAL (CN)
3.1.1 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 7.7 acres of land and will allow for up to a maximum of 60,000 sf
of Neighborhood Commercial building space.
3.1.2 Allowable Uses
All uses listed in the Neighborhood Commercial (CN) District of the La Quinta Municipal
Code (Section 9.80.020) are allowed in PA-I in accordance with Table 9-5. except that the
uses listed below are specifically considered permitted uses.
TABLE 3.1A NEIGHBORHOOD COMMERCIAL PERMITTED USES
PERMITTED USES
Retail Stores
Food, liquor, and convenience stores
Restaurants
Banks
Medical offices
Boutique Agriculture1
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community
use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not
exceeding 5-acres in aggregate size in the Planning Area.
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3.1.3 Development Standards
These standards apply to all land within PA-I as described within the text and graphics of
this Specific Plan.
TABLE 3.1B – NEIGHBORHOOD COMMERCIAL DEVELOPMENT STANDARDS
STANDARD
Max. Structure Height 35 ft1,2
Max. No. of Stories 2
Min. Front Setback 10 ft
Min. Rear Setback 10ft
Min. Parking 1/250 ft GLA.
Max. Building Floor Area in PA 1 60,000 SF
Min. Building Setback to Avenue 58 25 ft
Min. Building Setback to Madison Street 25 ft
Min. Setback from Interior Property Line3 0 ft
Min. Building/Landscape Setback from Residential PA4 40 ft/20 ft
Max. Wall Height 6 ft
Max. Light Pole Height 25 ft
Min. Parking Provided5 Per Code
Min. Parking Dimension 9’ X 19’
Min. Bicycle Parking Per Code
Min. Golf Cart / NEV Parking Per Code
Min. Electric Vehicle Charging Spaces Per Code
Footnotes:
1. Height is limited to 22' within 150' of the Madison & Avenue 58 R.O.W.
2. Architectural and roof projections, such as chimneys, spires, finials , parapets, and similar features not
providing habitable or otherwise unusable space shall be permitted to extend up to fifteen feet above the
maximum structure height.
3. Mechanical equipment to have a minimum 3-foot setback from interior property lines.
4. Landscape setback occurs within the building setback.
5. Including shared parking subject to provisions of LQMC 9.150.060
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3.2 PA II – LOW DENSITY RESIDENTIAL (RL)
3.2.1 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 complementary 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.
3.2.2 Allowable Uses
All uses listed in the Low Density Residential (RL) District of La Quinta Municipal Code
Section 9.40.030 are allowed in PA-II in accordance with Table 9-1. except that the uses
listed below are specifically considered permitted uses.
TABLE 3.2A – LOW DENSITY RESIDENTIAL PERMITTED USES
PERMITTED USES
Single-Family Detached Dwellings
Single-Family detached Patio Homes
Duplexes
Single Family Attached Dwellings
Townhome Dwellings
Condominium Multi-Family
Short Term Vacation Rental Units
Timeshare Units
Fractional Ownership Units
Lakes with active recreation
Golf Courses, Driving Ranges, and Golf Related Uses.
Clubhouse
Community Gardens/Boutique Agriculture1
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community
use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not
exceeding 5-acres in aggregate size in the Planning Area
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3.2.3 Development Standards
These standards apply to all land within PA-II as described within the text and graphics of
this Specific Plan.
STANDARD DETACHED
PRODUCT
ATTACHED
PRODUCT
ACCESSORY
BUILDING 1
Min. Lot Size 3,600 sf 3,600 sf N/A
Max. Structure Height 32 ft 2,3 32 ft 2,3 28 ft 2,3
Max. No. Of Stories 2 2 2
Min. Area Per Unit 1,400 sf 1,000 sf 250 sf
Min. Front Setback 10 ft 10 ft 10 ft
Min. Rear Setback 5 ft 5 ft 2 ft
Min. Interior/Corner Side Yard Setbacks4 5 ft / 5 ft 5 ft 5 / 5 ft 5 ft 5 / 5 ft
Min. Building To Building Setback 6 0 ft 0 ft 0 ft
Max. Wall Height 6 ft 6 ft 6 ft
Min. Parking Required
2 garage/carport
spaces plus 0.5 guest
space
2 garage/carport
spaces plus 0.5 guest
space
N/A
Footnotes:
1. Detached garages/carports, casitas, carriage house units, and pool houses.
2. Height is limited to 22' within 150' of the Madison & Avenue 58 R.O.W.
3. Excluding chimneys, porticos, parapets, and other incidental architectural features
etc. may exceed max. structure height by up to 5 feet.
4. AC units, trellis elements, pools, and spas are allowed to encroach into side and
rear setback areas within 3’ of property line.
5. 0’ setback allowed for products, such as duplexes or zero lot line units, th at share a
common wall or zero lot line units with walls built to the side property line.
6. Subject to applicable building code requirements
TABLE 3.2B – LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS
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3.3 PA-III TOURIST COMMERCIAL (CT)
3.3.1 Development Intent
Planning Area III (PA-III) is intended to allow for Resort Residential and Tourist Commercial
uses and is located in the south-central portion of the Project. PA-III is structured around
the wave basin, a private artificial wave generating basin. This Planning Area contains
approximately 121 acres of land and will allow construction of the wave basin, up to a 150-
key resort hotel, 104 resort residential units, restaurants, golf, and other resort supporting
uses and amenities. To help facilitate resort and wave basin operational needs, supporting
uses may include water storage tanks and outdoor storage areas among other uses. Open
gathering areas south of the wave basin may be used to host public and private events
with non-permanent, portable convenience facilities (such as port-a-potties, shade
structures, tenting, and catering equipment) through the approval of a Temporary Use
Permit, consistent with Section 9.210.050 of the Municipal Code.
3.3.2 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 functions to those uses.
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3.3.3 Allowable Uses
All uses listed in the Tourist Commercial (CT) District of La Quinta Municipal Code Section
9.80.020 are allowed in PA-I in accordance with Table 9-5 except that the uses listed below
are specifically considered permitted uses.
TABLE 3.3A – TOURIST COMMERCIAL PERMITTED USES
PERMITTED
USES
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 Bars and cocktail lounges
Retail Stores
Restaurants, other than
drive-through
Community
Gardens/”Boutique”
Agricultural Uses1
Golf Facilities
Indoor and Outdoor
Recreation Facilities
Meeting and Club
Facilities
Parking Lots
Recreational Water
Amenities
Resort Residential 2
Resort Hotel
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Resort Support and
Accessory Uses3
Clubhouse
Water Storage Tanks
Outdoor Storage (For
Resort and Wave Basin
Operations).
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community
use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not
exceeding 5-acres in size.
2. Including short-term rentals and timeshare/fractional ownership units.
3. Including Operation, Maintenance, Administrative and Service Facilities, Equipment and Directional
Lighting.
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3.3.4 Development Standards
The following development standards apply to property in Planning Area III as described
within the text of this Specific Plan.
TABLE 3.3B – 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 20,000 sf 20,000 sf 20,000 sf 3,600 sf 3,600 sf 20,000 sf 20,000 sf
Max. Lot Coverage 50% 10% 70% 70% 70% 50% 20%
Min . Lot Frontage 25’ 25’ 25’ 30’ 30’ 25’ 25’
Min. Livable Area 1 NA NA NA 1,400 sf 1,400 sf NA NA
Min. Accessory Building
Area 2 NA NA NA 300 sf 300 sf NA NA
Min. Front Setback 10’ 0’ 10’ 10’ 10’ 10’ 10’
Min. Setback from Walk
Streets or Sidewalks 3 5’ 0’ 5’ 5’ 5’ 5’ NA
Min. Setback from Wave
Basin parcel 0’ NA 0’ 5’4 5’4 NA 0’
Min. Front Facing
Garage/Carport Setback NA NA NA 10’ 10’ NA NA
Min. Side Facing
Garage/Carport Setback NA NA NA 12’ 12’ NA NA
Min. Rear Setback 5 NA NA NA 5’ 5’ NA 25’
Min. Interior/Corner Side
Setback 5,6,7 NA NA NA 3’/3’ 3’/3’ NA NA
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Min. Setback from
Planning Area II NA 50’ 15’ NA NA NA 50’
Max. Height 7,8,9 (ft/stories) 40’/4 45’/4 40’/3 30’/3 30’/3 40’/3 30’/2
Min. Bldg. Separation 9 6’ 0’ 15’ 6’ 6’ 6’ 0’
Max. Pole Light Height 25’ 80’ 25’ NA NA 25’ 25’
Max. Wall / Fence Height 6’10 8’10 6’10 6’10 6’10 6’10 8’10
Min. Parking Provided11, 12 1.1 per
key
1 per full
time
employee
1 per 500
sf 2 per unit 2 per unit 1 per 500
sf
1 per
1,000 sf
Min. Parking Dimension 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’
Min. Bicycle Parking Per Code Per Code Per Code Per Code Per Code Per Code Per Code
Min. Golf Cart / NEV
Parking Per Code Per Code Per Code Per Code Per Code Per Code Per Code
Min. Electric Vehicle
Charging Spaces Per Code Per Code Per Code Per Code Per Code Per Code Per Code
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.
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4. The following illustration depicts a typical interface between the Wave Basin and adjoining units, including
the 5’ property line setback. For conceptual purposes only, final layout and product to be determined.
5. AC units and other mechanical equipment may encroach within setback up to 3’ from property line.
6. 0’ setback allowed for products, such as duplexes that share a common wall or zero lot line units with walls
built to the side property line.
7. Excluding chimneys, porticos, parapets, and other incidental architectural features up to 5 feet.
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.
10. Security fencing up to 8’ may be allowed if approved by the planning director.
11. Parking requirements for special events and temporary uses to be reviewed through the Temporary Use
Permit Process.
12. Shared parking may be allowed subject to provisions of LQMC 9.150.060
General Note: All residential standards apply to both detached and attached units
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3.4 PA-IV PARKS & RECREATION (PR)
3.4.1 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 24
acres that will allow open space and recreational activities, such as hiking trails, biking
trails and ropes course. This also includes accommodation for a future public trail roughly
following the toe of slope of Coral Mountain, to be constructed at such time as the Desert
Recreation District obtains a lease extension from the Bureau of Reclamation (BOR) to
allow connecting public trails to the south and west.
3.4.2 Allowable Uses
All uses listed in the Parks and Recreation (PR) District of La Quinta Municipal Code Section
9.120.020 are allowed in PA-IV in accordance with Table 9-8 except that the uses listed
below are specifically considered permitted uses.
TABLE 3.4A - OPEN SPACE PERMITTED USES
PERMITTED USES
Multi-Use, Nature and Bike Courses/Trails
Shade Structures, Relief Stations
Recreational Equipment 1
Water Tanks and Reservoirs for purposes of domestic water use or fire flow2
Wayfinding Signage
Outdoor Storage (For Resort and Wave Basin Operations).
Footnote:
1. Including but not limited to aerial adventure and rope courses, bicycle park, ziplines, etc.
2. Including private wells and appurtenant facilities.
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3.4.3 Development Standards
The following development standards apply to property proposed for development
designated the Land Use Plan and/or Zoning figures as Pa rks and Recreation PR and as
described within the text of this Specific Plan.
TABLE 3.4B - OPEN SPACE RECREATION DEVELOPMENT STANDARDS
STANDARD
Min. Building Site n/a
Min. Lot Frontage n/a
Max. Structure Height 12 ft
Max. Height - Ropes Course/Zipline 50 ft
Max. Height – Other Recreational Equipment 20 ft
Max. Building Coverage in PA IV 5,000 sf
Max. Number of Stories 1
Min. Setback from Property Line 10 ft
Min. Parking Provided Per Code
Min. Parking Dimension 9’ X 19’
Min. Bicycle Parking Per Code
Min. Golf Cart / NEV Parking Per Code
Min. Electric Vehicle Charging Spaces Per Code
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4 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 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 multi-use trails that
connect neighborhoods throughout the Project. “Walk Streets” will provide
internal connection between facilities within the Resort and the wave basin.
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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.
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Embrace “Desert Modern” as the over-arching architectural theme for the entire
project. The intent of this broad theme is to encourage creativity, flexibility,
variability, diversity and individuality when considering the architectural design of
buildings within the development.
To implement these concepts, design guidelines and standards are provided for each of
the Specifc Plan’s four Planning Areas.
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4.1 NEIGHBORHOOD COMMERCIAL(PA-I) GUIDELINES
4.1.1 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, a multi-use trail will accommodate pedestrian and bicycle
access from within the Coral Mountain Resort communities and from sidewalks on
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.
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Special areas such as paseos, plazas, and courtyards shall be created 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.
4.1.2 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. The colors of the
roofing materials shall conform to 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
the Project to encourage the use of alternate transportation within the Project.
Parking areas shall provide clearly defined pedestrian circulation.
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4.2 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 and the Santa Rosa Mountains. Pedestrian and
bike trails will provide multi-use connectivity to the Wave resort and Neighborhood
Commercial area. These guidelines shall apply equally to both attached and detached
products.
4.2.1 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 Colo nial, Moorish, or other historically
themed architectural styles should be avoided withing the “Desert Modern” theme for the
project.
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Residential design inspired and informed by the desert environment
Planning for the residential areas within the Specific Plan is oriented towards and
influenced by 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 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 outdoor pedestian areas 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 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 manage repetitive curb cuts and yard patterns.
Recreation areas/greenbelt features shall be, wherever feasible, visible upon entry
to neighborhoods to enhance neighborhood value.
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4.2.2 Materials
Building materials will feature high-performance characteristics meant to reduce carbon
footprint 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. 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 the project.
Sustainable and high-performance residential building materials
4.2.3 Massing and Scale
Residences will be broken down into a collection of 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 and
pool houses as well as detached garages with and without carriage units are encouraged.
Buildings shall be generally one-story in scale and appropriately massed with secondary
two-story elements that create visual intrest. Porches, loggias, trellises, and brise-soleil
are encouraged to provide solar control and create opportunities to express crafted
details.
4.2.4 Architecture
Residences should express the individuality of the homeowner with the intent of creating
a place instead of a Project. A variety of architectural designs are preferred. Further,
special consideration should be given to passive solar building orientation in order to
develop custom homes that perform efficiently in the desert environment .
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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.
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 PA-II. Entries
can be signified by porches, trellises, columns, recesses, projections, sidelights,
other architectural features and\or vibrant color accents.
Residential entries shall be scaled appropriately.
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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.
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.
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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.
Building Details
Exterior residential mechanical equipment shall be screened from view by walls,
fences, or landscaping.
Guest houses, casitas, detached garages, and carports 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.
4.2.5 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.
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Thoughtfully planned outdoor spaces create privacy for individual residences
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.
4.2.6 Parking
All residential parking areas, including auto-courts, shall be screened from view of
adjacent roadways and neighbors.
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4.3 TOURIST COMMERCIAL (PA-III) GUIDELINES
4.3.1 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 intoResort
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The Tourist Commercial area has been planned to function as the social center of the
community and contains a variety of resort hotel 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 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 Tourist Commercial 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.
The resort will focus on establishing neighborhood scale buildings and a walkable,
pedestrian-friendly environment.
HOA and 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 further
enhance the pedestrian scale of the community.
4.3.2 Elements
The climate in La Quinta is characterized by sunny and hot weather in the s ummer 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 one oriented towards a Walk Streetand
one towards a vehicular street.
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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.
4.3.3 Materials
Architecture shall defer to the desert landscape with natural textures, tones, and materials
consistent with the desert color palette of 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.
Casual, relaxed main street vibe
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In order to visually support the resort concept, there will not be a predominant
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 metal as well as a variety of membrane
roofs such as TPO Thermoplastic Polyolefin (TPO) or Polyvinyl Chloride (PVC). Roof
mounted photo-voltaic solar panels and roof mounted evaporative cooling
mechanical equipment with proper screening may be used throughout PA-III.
Varied building materials create eclectic look
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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.
Pedestrian-level roof detail
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4.3.4 Building Material Vignettes
Thermally Modified Wood and Portland cement stucco
Natural Stone, Board-formed Concrete, and Breeze Block
Oxidized Steel, Standing Seam Roofing, and TPO Membrane Roofing
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4.3.5 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.
Architectural projections, overhangs, and recesses shall be used to provide
shadow, articulation, and scale to building elevations.
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.
An eclectic mix of roof forms from flat, parapet, ramped, shed, and gable create
visual interest to the roofscape in the resort.
Buildings shall incorporate, passive solar orientation and active technologies to
respond to the desert climate of the Coachella Valley.
The casual scale of 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. A multi-story hotel 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.
Variety of roof and building forms
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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, trellises, and brise-soleil provide visual setbacks for the hotel on front,
side, and rear elevations.
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.
4.3.6 Architecture
The architectural character for the project is “Desert Modern.” Within this over-arching
theme, the 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
Shaded outdoor spaces
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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.
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.
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Rather than trimming, windows shall be integrated into the wall design 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.
High-performance window and door systems promote indoor-outdoor living
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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 resort and
express craftsmanship.
Columns
Columns shall be used as structural elements consistent with the architectural
expression of an individual building.
Emphasis on building entries
Hotel roof deck offers views of the Wave Basin
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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-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.
Simple columns delineate outdoor spaces
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Building Details
Exterior mechanical equipment shall be screened from view by walls, fences, or
landscaping. Roof mounted equipment shall also be screened with parapets as
appropriate.
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 on the building.
Flashing and sheet-metal shall be prefinished.
Vents, roof appurtenances, gutters, and downspouts shall be integrated into the
building design or screened from view.
Maintenance and Mechanical Buildings
Simple, utilitarian, industrial out-buildings support Wave Basin operations. Access
to these buildings is generally limited to staff; they are not public use. Durable, low-
maintenance materials such as metal siding / metal roofing, stucco, cool-roof
membranes, thermally modified woods, cement-board products, and exposed
concrete block are allowed exterior finish materials. Exterior finish material colors
will blend into the desert environment. Fencing may be wood, non-reflective
metals, or concrete block. Building-mounted exterior code-required lighting will
be source-shrouded down lighting and dark-sky compliant. Buildings will be
Connected upper and lower outdoor spaces
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compatible with overall project design theme and outdoor areas will be screened
from public view using walls, landscape or other methods as appropriate.
4.3.7 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 principal
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.
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
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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.
Architecturally-integrated gateways
Walls and Fences
Walls and fences shall be compatible in material, color, and design of
adjacent architectural features.
Integrated pony walls extend architecture
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4.3.8 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, golf cart and bicycle parking areas will be
provided per City code to encourage the use of alternate transportation.
Parking areas shall provide clearly defined pedestrian circulation.
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4.4 LANDSCAPE GUIDELINES
The landscape design will establish an identity and theme for the Project and will be an overall
unifying element.
4.4.1 Landscape Elements
Figure 21 Conceptual Landscape Plan depicts the overall landscape concept for the
Project for illustrative purposes. Generally, the conceptual landscape plan incorporates
landscape elements that establish a “sense of place” and creates visual unity and
compatibility throughout the Project. Key landscape elements would include entryways,
streetscapes, and common areas described below. Final landscape design will be subject
to Site Development Permit review and Final Landscaping Plan permits.
Project Entries
The principal community entry from Madison Street is intended to create a “sense of
place” upon entering the Project. Walls, fences, monumentation, and all other hardscape
elements will utilize materials, color, and detailing that are compatible with the Project
architecture. Landscape plantings distinguish the Project entrance through the use of
grove trees and textural shrubs and grasses.
Resort Drive
The primary entry road leading from the primary project entry transitions to become the
Resort Drive upon entering the Resort core. Providing on-street parking and a fromal row
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.
Perimeter Public Streetscape
Landscaping and trails along the perimeter roadway frontages are designed to provide a
varied, comforting environment for pedestrians, cyclists, and equestrians through
provision of a meandering multi-use trail as a component of the public street system.
Informal arrangements of water efficient, drought tolerant plantings create interest
through texture, color, and form.
Common Areas
Common area landscaping is intended 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
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wave basin. 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.
4.4.2 Thematic Planting Zones
Figure 22, Planting Zones Diagram identifies the various Thematic Planting Zones within
the project. Each Planting Zone is described in further detail in Figures 23-26.
Native Landscape:
As illustrated in Figure 22, Planting Zones Diagram, this Area is to be maintained as existing
landscape and preserved as open space. These areas may require refurbushing and some
ongoing maintenance.
Desert Revegetation:
Depicted in Figure 23, Planting Zones Diagram: Desert Revegetation, the Desert
Revegetation Landscape links the community with the native Coral Mountain landscape
by creating an enhanced planting zone that steadily transitions to the surrounding open
spaces and landscapes as it nears the southern and western perimeter of the Coral
Mountain Resort property. This enhancement of a largely native landscape provides a
more robust trail and outdoor pursuits experience while also creating a varied and
dynamic backdrop for the wave and the greater resort community, helping to screen Back
of House elements and the view of the dike from the village core.
Desert garden:
As shown in Figure 24, Planting Zones Diagram: Desert Garden, the Desert Garden
Landscape engages the resort property with the estate residential lots and the planned
future residential phases within the community ocean by cultivating a curated “desert”
environment within the common areas along roadways or woven into each neighborhood.
Residents can walk out their back door and immediately be immersed in the Coral
Mountain resort experience. Ths garden landscape is characterized by a mix of date palms
and washingtonia palms, coastal scaevola, beach grasses, and a selection of water
efficient accent trees, shrubs, and grasses. As part of the planting concept, “edible plant
palettes” may be established within this zone as appropriate to service culinary and
community food security needs.
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Desert Oasis
Depicted in Figure 25, Planting Zones Diagram: Desert Oaisis the Desert Oasis Landscape
is located at the main arrival points, the entry road, Surf Club, and the Farm, providing
guests a more punctuated, welcoming garden retreat as a contrast to the surrounding
desert landscape. Ths landscape is characterized by a greater mixture of foliage colors and
types, with species that maintain their appearance throughout the year. The landscape
and architecture work together to provide a shady and comfortable environment.
Flowering accent plants add seasonal interest throughout the year. The design geometry
is casual, but has a direct relationship to the surrounding architecture. The contrast
between straight, formal architectural walls and the flowing, organic landscape creates a
dynamic signature for key gathering spaces within the resort.
Village Landscape
Illustrated in Figure 26, Planting Zones Diagram: Village Landscape, the Village Landscape
consists primarily of streetscape and limited common area plantings within the village
core, and is more “urban” in character. Trees and palms that afford shade and provide an
architectural quality through their arrangement are a domanint component of this
landscape zone. Accent shrubs, grasses, and succulents enhance the urban, architectural
quality of the village core. Allees or groves of palm or citrus afford a geometric framework
within select “public” spaces such as the hotel arrival, along the boardwalk, or in parking
areas. In parks or other village common areas the planting geometry is more casual and
varied. As part of the planting concept, “edible plant palettes” may be established within
this zone as appropriate to service culinary and community food security needs.
CONCEPTUAL LANDSCAPE PLANSource: VitaFIGURE 21PAGE 90N.T.S.NORTH CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING>CIVIL ENGINEERING>LAND SURVEYINGLegend:Project Boundary
PLANTING ZONES DIAGRAM
Source: Vita
FIGURE 22
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O R T HCORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: DESERT REVEGETATION
Source: Vita
FIGURE 23
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MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: DESERT GARDEN
Source: Vita
FIGURE 24
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MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: DESERT OASIS
Source: Vita
FIGURE 25
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MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: VILLAGE LANDSCAPE
Source: Vita
FIGURE 26
PAGE 95
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4.4.3 Plant Material Palette
Table 3, Plant Material Palette, provides a list of compatible trees, shrubs, and
groundcovers to be incorporated as part of the landscape design. Landscape architecture
for the Specific Plan is intended to create a lush desert character of visual variety and
textural interest while complying with water conserving techniques based on plant
selection and technical 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 diver sity;
however, the plant material in the list provided is relatively successful in the unique soil
and climactic conditions of Project site.
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
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
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Prosopis glandulosa
Rhus lancea
Schinus terebinthifolius*
Thevetia peruviana
Ulmus parvifolia
Washingtonia filifera
Washingtonia robusta*
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
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
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
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
Prostrate Acacia*
Centennial Coyote Brush
Bougainvillea
Trailing Indigo Bush
New Gold Lantana
Purple Trailing Lantana
Prostrate Myoporum
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Oenothera berlandieri*
Pyracantha fortuneana
Rosmarinus officinalis ‘Prostratus’
Turf
Verbena species
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
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina bigelovii
Nolina microcarpa
Phormium tenax
Yucca rostrata
Century Plan
Desert Agave
Agave
Parry’s Agave
Queen Victoria Agave
Aloe Vera
Desert Spoon
Golden Barrel Cactus
Common Blue Fescue
Ocotillo
Red Yucca
Bull Grass
Deer Grass
Nolina
Bear Grass
New Zealand Flax
Big Bend Yucca
*Species that are prohibited within certain areas of the project as depicted on Exhibit 13,
Conceptual PBS Barrier Plan.
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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.
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use
designations to General Commercial, Low Density Residential, Open Space – Recreation,
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, Parks and Recreation, and Tourist
Commercial. The ZC requires public hearings before the Commission and Council.
Specific Plan (SP) – The Coral Mountain Resort 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).
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.
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.
Conditional Use Permit (CUP): Allowable uses that require a CUP shall be processed in
accordance with Section 9.210.020 of the La Quinta Municipal Code.
Temporary Use Permit (TUP): TUPs are required by the City to accommodate special,
unique, or limited duration activities that might otherwise be outside the provisions of
normal zoning. Temporary uses are anticipated and allowed by this Specific Plan as
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discussed in Section 2.1. TUPs are reviewed administratively by the Design and
Development Director and do not require a public hearing.
Development Agreement (DA): The DA would vest the applicant’s right to develop the
Coral Mountain Resort Specific Plan area pursuant to the entitlements described above,
address short-term rentals within all planning areas of the project, provide assurances to
the City that the project will have a net positive fiscal impact on the City, ensure the timely
completion of infrastructure to serve the project and surrounding area, and ensure that
the project design features and mitigation measures are enforceable project
requirements.
5.2 AMENDMENT
Administrative Changes - Minor modifications that are consistent with the purpose and
intent of the Coral Mountain Resort 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 wi thout 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.
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• 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.
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.
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
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 Coral Mountain Resort 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.
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• 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, except as provided in this Specific Plan.
• 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.
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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.
This amendment to the La Quinta General Plan will facilitate a Specific Plan allowing
Tourist Commercial and Low Density residential uses within a previously approved,
private residential community. It is consistent with General Plan policy as outlined in the
following sections. 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
GOAL LU-1: Land use compatibility throughout the City.
o 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.
GOAL LU-2: High quality design that complements and enhances the City.
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o 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-quality landmark project that will complement and enhance
the character of the City.
GOAL LU-5: A broad range of housing types and choices for all residents of the
City.
o 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.
o 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.
GOAL LU-6: A balanced and varied economic base which provides a broad range
of goods and services to the City’s residents and the region.
o 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
GOAL CIR-1: 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.
o The project proposes a private circulation system to provide safe and
efficient passage for pedestrians and motorists throughout the site.
o The project proposes to build out Madison Street, Ave 58 and Ave 60 to
ultimate standards per the General Plan.
GOAL CIR-2: A circulation system that promotes and enhances transit,
alternative vehicle, bicycle and pedestrian networks.
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o 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
GOAL SC-1: A community that provides the best possible quality of life for all its residents.
o 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 m ore 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 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
GOAL ED-1: A balanced and varied economic base wh ich provides fiscal stability to the
City, and a broad range of goods and services to its residents and the region.
o 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.
GOAL ED-2: The continued growth of the tourism and resort industries in the City.
o The project promotes the continued growth of the tourism and resort
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
GOAL PR-1: A comprehensive system of parks, and recreation facilities and
services that meet the active and passive needs of all residents and visitors.
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o 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
GOAL H-1: Provide housing opportunities that meet the diverse needs of the City’s
existing and projected population.
o 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.
GOAL H-4: Conserve and improve the quality of existing La Quinta
neighborhoods and individual properties.
o The project will complement the surrounding residential communities.
Development of the property into a boutique hotel, neighborhood
commercial, recreational open space, and residential uses will add value
and amenities to neighboring communities and the City.
GOAL H-6: Provide a regulatory framework that facilitates and encourages
energy and water conservation through sustainable site planning, project design,
and green technologies and building materials.
o 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
GOAL WR-1:The efficient use and conservation of the City’s water resources.
o 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 Coachella Valley Water District
regulations and building codes for water conservation.
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6.8 OPEN SPACE AND CONSERVATION ELEMENT
GOAL OS-1: Preservation, conservation and management of the City’s open
space lands and scenic resources for enhanced recreational, environmental and
economic purposes.
o 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
GOAL N: A healthful noise environment which complements the City’s residential
and resort character.
o 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 character
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 community wall. The project with comply with any noise
mitigations identified during the project CEQA review.