PC Resolution 2022-011 Coral Mountain Resort SP GPA ZC TTMPLANNING COMMISSION RESOLUTION 2022 - 011
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL APPROVE SPECIFIC PLAN
2019-0003 (AMENDMENT V TO ANDALUSIA SPECIFIC
PLAN), GENERAL PLAN AMENDMENT 2019-0002, ZONE
CHANGE 2019-0004, SPECIFIC PLAN 2020-0002,
TENTATIVE TRACT MAP 2019-0005 AND DEVELOPMENT
AGREEMENT 2021-0002 TO ALLOW THE DEVELOPMENT
OF THE CORAL MOUNTAIN RESORT SOUTH OF AVENUE
58, NORTH OF AVENUE 60, AND EAST AND WEST OF
MADISON STREET
CASE NUMBERS: SPECIFIC PLAN 2019-0003 (AMENDMENT V TO
ANDALUSIA SPECIFIC PLAN); GENERAL PLAN AMENDMENT 2019-0002;
ZONE CHANGE 2019-0004; SPECIFIC PLAN 2020-0002; TENTATIVE TRACT
MAP 2019-0005; DEVELOPMENT AGREEMENT 2021-0002
APPLICANT: CM WAVE DEVELOPMENT LLC
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on April 26, 2022, hold a continued Public Hearing to consider a request
by CM Wave Development LLC for approval of a Specific Plan Amendment,
General Plan Amendment, Zone Change, Specific Plan, Tentative Tract Map,
and Development Agreement for a master planned community on 386 acres
of a 929 acre area located south of Avenue 58, north of Avenue 60, and east
and west of Madison Street, more particularly described as:
APN 764-200-076, 764-210-007, 764-210-028, 764-210-029, 766-070-003,
766-070-006, 766-070-012, 766-070-014, 766-080-001, 766-080-002,
766-080-004 & 766-080-005
WHEREAS, the Planning Commission did previously hold a duly noticed
public hearing on March 22, 2022 to consider said applications and did vote
to continue the public hearing to a date certain of April 12, 2022, and
requested staff provide further information regarding proposed lighting near
the wave pool, short-term vacation rentals, and the costs and revenues
associated with short-term vacation rentals; and
WHEREAS, the Planning Commission did previously hold a continued
Public Hearing on April 12, 2022, to consider said applications and did vote to
continue the public hearing to a date certain of April 26, 2022, in order to give
the opportunity to have all commissioners present at the next meeting; and
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 2 of 10
WHEREAS, the Design and Development Department published a
public hearing notice in The Desert Sun newspaper on March 11, 2022, as
prescribed by the Municipal Code. Public hearing notices were also mailed to
all property owners within 500 feet of the site; and
Specific Plan 2019-0003
(Amendment V to Specific Plan 2003-037, Andalusia)
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Specific Plan Amendment [Exhibit A]:
1.The proposed Specific Plan Amendment is consistent with the General
Plan, insofar as the land area remaining in the Specific Plan will continue
to develop with the land uses shown in the General Plan Land Use Map,
and consistent with the policies and programs of the General Plan.
2.Approval of the Specific Plan Amendment will not create conditions
materially detrimental to the public health, safety and general welfare,
as development already occurs within this Specific Plan, and its build
out will be consistent with that development.
3.Specific Plan 2003-037 is compatible with zoning on adjacent properties
which are also Low Density Residential.
4. Specific Plan 2003-037 is suitable and appropriate for the subject
property, as development has occurred there, and will continue to build
out as originally intended.
General Plan Amendment 2019-0002
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to justify approval of said General Plan Amendment [Exhibits B and C]:
1.The amendment is internally consistent with those goals, objectives and
policies of the General Plan which are not being amended, as follows
[and supplemented by Exhibit B]:
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 3 of 10
Goal LU-1 Land use compatibility throughout the City.
Policy LU-1.2 All land use decisions shall be consistent with all applicable
General Plan policies and programs and shall uphold the rights and
needs of property owners as well as those of the general public.
Consistency: The General Plan Amendment is proposed to support the
development of a master planned community, similar to other master
planned communities in the City. Other such communities include
Tourist Commercial components, including PGA West and SilverRock.
The community will be private, will be surrounded by a perimeter wall,
and proposes land uses that, as analyzed in the project Environmental
Impact Report (EIR), will not be visible or discernable from outside its
boundaries.
The application for the General Plan Amendment has been made in
compliance with the City’s procedures and requirements, by a private
landowner. The General Plan Amendment, due to the nature of the
private resort community described above, will not negatively affect the
general public.
Goal LU-2 High quality design that complements and enhances the City.
Consistency: The Specific Plan (SP2020-0002) proposed in conjunction
with the General Plan Amendment includes comprehensive development
standards, guidelines and graphics illustrating a high quality of design.
Notwithstanding the proposed Specific Plan (SP2020-0002), should the
General Plan Amendment be approved and development under the
Specific Plan not proceed, the City’s Zoning Ordinance requirements
include high quality development standards and guidelines designed to
preserve the quality of development in all parts of the City.
Goal LU-3 Safe and identifiable neighborhoods that provide a sense of
place.
Consistency: The proposed General Plan Amendment will result in a
master planned, free-standing community, consistent with the
development which already exists in the area. The project as proposed
will include perimeter landscaping, a gated entry, and resort commercial
development in the center of the site, shielded from neighboring
development. The project’s perimeter and gate will provide identifying
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 4 of 10
characteristics distinguishing it from its neighbors, as has occurred in
master planned communities throughout the City. Any development
resulting from the General Plan Amendment will be reviewed by both
police and fire department staff to assure public safety. Should the
proposed project not proceed, the General Plan land use designations
would still likely result in a self-contained community, perimeter walls
and gated access.
Goal LU-4 Maintenance and protection of existing neighborhoods.
Policy LU-4.1 Encourage compatible development adjacent to existing
neighborhoods and infrastructure.
Consistency: The proposed General Plan Amendment will result in
residential densities of up to 4 units per acre, consistent with the land
use designations applied to surrounding development. The project
proposed for the site would result in a residential density of 2.6 units
per acre, which is consistent with the developed projects in the area,
including Trilogy, PGA West and Andalusia.
The amount of Open Space land resulting from the General Plan
Amendment will be less than that provided in surrounding
developments, insofar as all three surrounding country clubs include golf
courses. From the public realm, however, this difference will not be
discernible, as the interior of the project will not be visible from public
streets.
The proposed addition of Tourist Commercial lands to the property will
represent a change from the land uses in Andalusia and Trilogy, as well
as the smaller subdivisions occurring in the area. However, the inclusion
of Tourist Commercial land in master planned communities in the City
is not unusual, and is included at Centre Pointe, PGA West, SilverRock,
Legacy Villas, and Travertine Specific Plans. Its location at the south-
central portion of the site provides for a buffer from existing surrounding
neighborhoods, and would be fully shielded from public view, or views
from surrounding existing neighborhoods. As analyzed in the project
EIR, the impacts associated with this land use are less than significant
from the perspective of CEQA.
The General Commercial land use designation currently exists at the
corner of Madison Street and Avenue 58, and its reduction by 1± acre
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 5 of 10
will not change the anticipated land uses or character of this portion of
the site.
Goal LU-5 A broad range of housing types and choices for all residents
of the City.
Policy LU-5.2 Consider changes in market demand in residential product
type to meet the needs of current and future residents.
Consistency: The General Plan Amendment will not, in and of itself,
result in any particular type of housing. The Specific Plan (2020-0002)
proposed in conjunction with it, however, includes a broad range of
attached and detached residential products which will broaden and add
to the City’s housing inventory. The General Plan Amendment will not
substantially change, as shown in Table 1, the amount of Low Density
Residential land provided in the City for development. The range of
housing proposed in the Specific Plan (2020-0002) is consistent with
market trends seen in the City in recent years, including clustered,
smaller lot development, which is also typical of golf course communities
in the City.
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.
Policy LU—6.1 Commercial land use designations shall allow a full range
of retail, office, resort and institutional businesses in the City.
Policy LU-6.3 Support and encourage the expansion of the resort
industry as a key component of the City’s economic base.
Consistency: The proposed General Plan Amendment maintains the
General Commercial land use at the corner of Madison Street and
Avenue 58. This has long been considered in the General Plan as an
appropriate location for neighborhood shopping, which would include a
range of services and goods, based on the lack of commercial
opportunities in this part of the City. As a result, this land use
designation has been in place since annexation of the property, and its
continuation, and eventual implementation, maintains the vision for the
property.
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 6 of 10
The proposed General Plan Amendment will also expand the City’s
economic base by adding to its hotel room inventory, and provide new
and different housing opportunities. The proposed project includes a
Development Agreement which addresses the City’s lack of property tax
revenue in this area of the City, by requiring the payment of mitigation
fees to offset the loss. This has been consistently applied to lands in this
part of the City over the past decades, in order to assure that projects
contribute to public services costs and do not represent a financial drain
on the City.
2.Approval of the General Plan Amendment will not create conditions
materially detrimental to the public health, safety and general welfare
because the community will be entirely self-contained and of high
quality, and will be surrounded by homes, perimeter improvements and
streets.
3.The Land Use designations are suitable and appropriate for the subject
property, as it continues the pattern of master planned communities
envisioned in the General Plan for southern areas of La Quinta.
4.Approval of the General Plan Amendment is warranted because changes
in the market and in consumer interest in golf courses has changed, and
alternative forms of recreation will expand the options for current and
future City residents.
Zone Change 2019-0004
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to justify approval of said Zone Change [Exhibit D]:
1.The zone map change is consistent with the goals, objectives and
policies of the General Plan, as described above and contained in Exhibit
B.
2.Approval of the zone map change will not create conditions materially
detrimental to the public health, safety and general welfare because the
community will be entirely self-contained and of high quality, and will
be surrounded by homes, perimeter improvements and streets.
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 7 of 10
3.The new zoning is compatible with the zoning on adjacent properties as
it continues the pattern of master planned communities envisioned in
the General Plan for southern areas of La Quinta.
4.The new zoning is suitable and appropriate for the subject property
because the property is essentially flat, and development will not occur
on Coral Mountain or protected areas.
5.Approval of the zone map change is warranted because changes in the
market and in consumer interest in golf courses has changed, and
alternative forms of recreation will expand the options for current and
future City residents.
Specific Plan 2020-0002
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to justify approval of said Specific Plan [Exhibit E]:
1.Consistency with General Plan. The Specific Plan (2020-0002) is
consistent with the goals, objectives, and policies of the general plan,
as follows.
Policy LU-2.1 Changes and variations from the Zoning Ordinance in a
Specific Plan will be offset by high quality design, amenities and mix of
land uses.
Policy LU 2.2 Specific Plans shall be required for projects proposing the
integration of recreation, tourist commercial and residential uses; and
for all projects proposing flexible development standards that differ from
the Zoning Ordinance.
Consistency: The Specific Plan (2020-0002) implements the policies of
the General Plan relating to site-specific development standards and
high quality development, and provides flexibility for the development
of specialized land uses to the site.
2.Approval of the Specific Plan (2020-0002) will not create conditions
materially detrimental to the public health, safety and general welfare
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 8 of 10
because it will create an entirely self-contained and master planned
community that will continue the pattern of master planned resort
communities envisioned in this part of La Quinta.
3.The Specific Plan (2020-0002) is compatible with zoning on adjacent
properties as it continues the pattern of master planned communities
envisioned in the General Plan for southern areas of La Quinta.
4.The Specific Plan (2020-0002) is suitable and appropriate for the subject
property because the property is essentially flat, and development will
not occur on Coral Mountain or protected areas.
Tentative Tract Map 2019-0005
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to justify approval of said Tentative Tract Map:
1.The Tentative Tract Map is consistent with the La Quinta General Plan,
as amended, and implements the Low Density Residential, General
Commercial, Open Space and Tourist Commercial land use designations
allowed on the site.
2.The design and improvement of the Tentative Tract Map are consistent
with the La Quinta General Plan with the implementation of
recommended conditions of approval to ensure comprehensive
improvements and coordinated development.
3.The design of the Tentative Tract Map is not likely to cause substantial
environmental damage, nor substantially and avoidably injure fish or
wildlife or their habitat. The Coral Mountain Resort EIR found that
impacts to the environment could be reduced to less than significant
levels, with the exception of aesthetics and greenhouse gas emissions.
The City has determined that the benefits of the project outweigh the
impacts to these resources, as identified in the Findings and Statement
of Overriding Considerations.
4.The design of the Tentative Tract Map and type of improvements are
not likely to cause serious public health problems, insofar as the project
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 9 of 10
will be required to comply with all laws, standards and requirements
associated with sanitary sewer collection, water quality and other public
health issues.
5.The design and improvements required for the Tentative Tract Map will
not conflict with easements, acquired by the public at large, for access
through or use of property within the proposed subdivision. All roadway
improvements, easements, if any and surrounding improvements will
be completed to City standards.
Development Agreement 2021-0002
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to justify approval of said Development Agreement [Exhibit F]:
1.The Development Agreement is consistent with the objectives, policies,
general land uses, and programs specified in the General Plan and the
Coral Mountain Resort Specific Plan.
2.The Development Agreement is compatible with the uses authorized in
and the regulations prescribed in the Coral Mountain Resort Specific
Plan, and implements the Specific Plan’s design features.
3.The Development Agreement is in conformity with the public necessity,
public convenience, general welfare and good land use practices
because it will create a revenue stream to assure that public safety costs
incurred by the City for the project will be paid for by the project.
4.The Development Agreement will not be detrimental to the health,
safety and general welfare, as it provides for the long term ordered
development of a master planned community.
5.The Development Agreement will not adversely affect the orderly
development of property or the preservation of property values insofar
as it will ensure that development occurring on the site will generate
revenues and assure high quality development.
6. The Development Agreement will have a positive fiscal impact on the
city by paying mitigation fees for services it requires, and additional
Transient Occupancy Tax and Sales Tax revenues.
Planning Commission Resolution 2022-011
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067);
General Plan Amendment 2019-0002; Zone Change 2019-0004; Specific Plan 2020-0002;
Tentative Tract Map 2019-0005 (TTM 37805); Development Agreement 2021-0002
Project: Coral Mountain Resort
Adopted: April 26, 2022
Page 10 of 10
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings
of the Planning Commission in this case; and
SECTION 2. That the above project is consistent with EA 2019-0010, Coral
Mountain Resort Environmental Impact Report (SCH #2021020310); and
SECTION 3. That it does hereby recommend that the City Council approve
Specific Plan 2019-0003 (Amendment V to Andalusia Specific Plan), General
Plan Amendment 2019-0002, Zone Change 2019-0004, Specific Plan 2020-
00021 Tentative Tract Map 2019-0005 and Development Agreement 2021-
0002 for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval [Exhibits G and H].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on April 26, 2022, by the following
vote:
AYES: Commissioners Caldwell, Hassett, McCune, and
Chairperson Nieto
NOES: Commissioners Currie, Proctor, and Tyerman
ABSENT: None
ABSTAIN: None
e5 14; 0 �' / - 401
5T PHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
DANNY CASTRO, D4sign and Development Director
City of La Quinta, California
SPECIFIC PLAN 03-067
May 20 17:
AMENDMENT IV OF ANDALUSIA AT CORAL MOUNTAIN
........
A Development by:
CORAL OPTION I, LLC
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
April 2020:
COUNTRY CLUB
SUNRISE LQ, LLC, a Delaware Limited Liability Company
FREEDMAN LEFF INVESTMENTS, LLC, a Delaware Limited Liability Company
EXHIBIT A
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
11
PROJECT TECHNICAL TEAM
CORAL OPTION I, LLC
81 M570 Carboneras
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Les Johnson
Community Development Director
78-495 Calle Tampico
La Quinta, CA 92253
MASTER PLANNING
Hart Howerton
l Union Street Floor 3
San Francisco, CA 94111
LANDSCAPE ARCHITECT
RGA Landscape Architects, Inc.
73061 El Paseo Suite 210
Palm Desert, CA 92260
CML ENGINEERING
Watson Engineering
50-200 Monroe Street
Indio, CA 92201
0
Specific Plan 03M067
SUNRISE LQ, LLC
300 Eagle Dance Cr
Palm Desert, CA 92211
Danny Castro
Design and Development Director
FREEDMAN LEFF INVESTMENTS, LLC
23622 Calabasas Rd, Ste 200
Calabasas, CA 91302
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TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECIITIVE SUI\W.ARY ••••••••••••••••••••••••••••••••••••••• .' •••••• 1.1
1.2 PURPOSE .AN'D 'IN"rENT ................... " •••••••••••••••••••••••••••• 1.2
1.3 PROJECT REG-IONAL SErnNG ........................................ ,l.3
1.4 PROJECT l..OCAL SErnNG ............................................. 1.4
1.5 PROJ'ECI' .BJSTORY ••••••••••••••••••••••••••••••••••••••••••••••••.• 1.6
l.6 ENABLIN'G LEG.ISUTION ............................................ ..1.8
l. 7 CEQA COMPUANCE ....................... .,. ••.•••••••••••••••••••••.•• 1.9
2 PLANS, PROGRAMS AND 'GUIDELINES
2.1 T.RE LAND-USE CONCEPT .......................................... ~ •••••• 2.1
2.1.1 PlanningA..ea. Breakdown ••.•.•••••••••••••.•.•••••••••••.••••... .:2.2
2.2 LAND USE •••••••••••••••••••••••••••••••••••.••••••••••••••••••••••• 2.3
2.2.1 Land Use I General Plan. Context • , •••••••••••••••••••••••••••••• , •• 2.3
2.2.2 Exiating General Plan I Land Use .••••••••••••••••••••••••••••••••• .2.4
2.2.3 Proposed General Piao I Land Use •••••••••••••••••••••••••••••.•••• 2.5
2.3 ZONIN'G ••••••• 4 ..................... , ....................................... 2.6
2.3.l Existing Zoning •••••.•••••••••••••••••••.•.•••••••••••••••••••••• 2 .. 6
2.3.? Propose<! 7'c>njng ....................................................... .2,. 7
2.4 The Land Use Master' Plan .•••••••..•.•••••.•••••••••••••.•••••.••••.••. 2.8
2.4.1 Lam Use By P1$nnin.g Area ••• , ...................................... .2.9'
2.5 CIR.CUU..TlON PLAN .................................................. 2.23
l.5.1 Off site-Improvements .............................................. .2.25
Z.5.2 On1ite Improvements •••••••••••••••••••••••••••••••••••••••••••• 2.25
2.6 MASTER PLAN SUPPORTING ELEMENTS .•••••.••••••••.• · •••••.••••• 2.27
Z.6.1 Open Space and Recreation. ......................................... µ7
2.6.2 Infrastructure and Utilities Plan •••••••••••••••••••••••.•••••••••.• .2.28
2..6,J Water an.d Sewer Plan ...................... ~ ••••••••••••••••••••• .2.28
2.6.4 Elet:tricity' ....................................................... 2.29
2.6.S Natu.ral Gu .................................................... " .2.29
2.6.6 Telephone ....................................................... 2.29
2.6. 7 Refuse Colle.ct.ion ................................................. 2.29
2.6.8 School Service .................................................... 2.30
2.6.9 Law Enfor~men.t .••.•••••••••.•••••••••••••••••••••.•••••••••.•• 2.30
2 .. 6.10 Fire Protection ••••••••••••••••••••••••••••••••••••••••••••••••• .2.30
2.6.11 l.Ab,ra.ey Facilities ................................... ~ ••••••••••••• 2.30
2. 7 GENERAL DESIGN GUIDELINES & STANDARDS .••••••••••••••••••••• 2.31
2. 7.1 The Specific Plan 03-067 Community Image ••••••••••••••••••••••••• 2.33
2. 7 :i. CommerclalArcbitectural and Site Guideline ••••••••••••••.••••••••• 2.33
2.7.3 Tke Specific Plan 03-067 Golf and Country Club Facilities ••••••••••••• 2.37
2. 7.4 Resideutial Site Plarining Guidelines ••••••••••.••••••••••••••••••••• 2.46
Specific Pinn 03-067 ill
. ! I. :
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;, i 2.7.5 Grading Design Standards and Guidelines •••••••.•••••••••••..•••..• 2.53
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2.8 THE CORAL MOUNTAIN PHASING PLAN •••••••••••••••••••••••••••• .2.54
2.8.l The Phasing Concept ....................................... " •.•••• 2.54
2.9 PLANf MA.TERIAL PALETIE ••••••••••••••••• I ••••••••••••••••••• 4 •• 2.S5
3 ZONING AND DEVELOPMENT REGULATIONS
3.1 SPECIFIC PLAN OVERLAY DISTRICTS •••••••••••••••••••••••••••••••• 3.1
3.1.1 Planning. Area I •••••••••••• -...................................... 3.3
3.1.2 Planning Area Il .................................................. .3.6
3.1.3 Planning A.rea. m ................................................. II .3.9
3.1.4 Plauning Area. W ................................................. 3.12
3.1.S Planning Area V •••••••••••.••••••••••••••••••••••••••••••••••••• 3.14
3.1.6 Pla.nning Area. VJ' .................................................... 3.17
3.2 SPECTFIC PLAN AMENDJtfENTS 4 •••••• : .............................. .3.lO
3.2.l Specific Plan Amendment Procedures ••••••••••••••••••••••••••••••• 3.20
3.3 DENSITY TRANSFER PROVISIONS •••••••••••••••.•••••.•••.••••••••• 3.21
4 GENERAL PLAN CONSISTENCY
4.1 LAN'D USE El.E1'1ENT ................................................. 4.1
4.2 CIR.CULATCON ELEME~ •• -•••••.••...•• IA •••••••••••••••••••••••••••• 4.2
4..3 OPENS.PACE ELEMENT •• -•••••••.••••••••••• I ••••••••••••••••••••••• 4.3
4.4 PARK AND RECREATION ELEMENT •..•••••••••••••.••••••.•••••••••• 4.4
4.5 ENVIRONMENTALCONSERVATION ELEMENT ••••••••••.••••••••••••• 4.4
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT •••••••••..••••• 4.5
4. 7 ENVIRONMENTAL HAZARDS ELEMENT •••••••••••••••••••••••••••••• 4.5
4.8 AIR QUAUTY ELE)IENT ..................... , ••••••••••.••••• -••••••• 4.6
Specific Plan 03-067 iv
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1 Introduction
1.1 EXECUTIVE SUMMARY
The Specific Plan 03-067 is organized in four sections.
Section 1: Introduction. 'J1lis section provides an overview of the document, project setting and
history, exiting approvals, the legislative authorify for the specific plan process and the method of
compliance with the California Environmental Qualify Act (CEQA).
Section l: Plans, Programsf and Guidelines. This section provides the organfz.ational frame-
work of the Land Use Plan and related plan exlnl>its. This section establishes the land use poli·
cy for the Specific Plan 03-067 area and provides the design guidelines which set design and
development criteria and direction for individual projects within the Specific Plan boundary.
Subsequent to the filing of the Specific Plan documents. separate Use Permit applications will be
filed which will delineate development criteria for the golf clubhouse and ancillary support struc-
tures and buildings. residential units, and supporting maintenance facility areas .
Section 3: Zoning and Development Regulations. This section establishes the zoning appli-
cable to land within the Specific Plan 03-067 area boundary. Development Regulations are pre-
sented for each PlBDD:ing Area within the Specific Plan boundary .
Sectfon 4: General Plan Consistency. This section uses the key Iaiid use issues statement of
each element of the City of La Quinta General P1an .as .. the..b.asis.for .. e:v.aluating..the .. co, ... ns .... 1s...,te .... n .... cy.~of._ ___ _
the Specific Plan 03-067 with the City of La Quinta General Plan.
Spacifio Plan 03-067 1.1
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1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive p]anning and development document
intended to guide development of lands within the Specific Plan 03w067 area boundary. This do~
wnent establishes development plans, guidelines, and regulations for the project plan area and
specifies development criteri~ for various use permit entitlements scheduled to be developed
within the plan area.
This document is intended to insure a high quality of development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan and the goals of the Coral Option
1, LLC, develo~ of the property. These goals include:
• Implementation of a plan which recognizest and wherever possiblet protects fue environmental
characteristics of the property;
• Creation of a community with a balance of appropriate land uses and a range of housing
types;
• Development of complementary recreational and commercial facilities which will serve a
range of housing types;
• Development of a community which provides a safe, secure and ecologically sound
living environment
This Specific Plan guides the standard of development for Specific Plan 03w067 and is structured
to provide a degree of flexibility to address market"driven demand changes. The Specific Plan 03-
067 Amendment II establishes and updates the design and development zoning policies applica-
ble to development within the Specific Plan area described herein and establishes the regulations
and standards which serve as the ordinance and development regulation for the property.
This docwnents removes all land area south of Avenue 60 from the existing Specific Plan land area,
which is concurrently being processed under the "Trilogy at La Quinta. Shea Homes Community."
1.2 Specific Pltt.n 03-067
V
This document removes all land area West of Madison Street from the existing Specific Plan
land area, which is concurrently being processed as "Coral Mountain Resort" Specific
Plan by CM Wave Development, LLC.
Sunrise LQ,
LLC and Freedman Leff Investments, LLC, developers of the property. These goals
include:
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1.3 PROJECT REGIONAL SETTING
Exhibit 1
In 1999 the project was renamed to "Coral Mountain" after a significant landform. which bas been
historically referred to as "Coral Reef Mountain.,, This significant geological feature forms part of
what is referred to as the "Remnant of Ancient Shoreline" on the Recreation & Thoroughfare Map
of Desert Communities.
The Coachella Valley is divided into the Upper and Lower Coachella Valley Land Use Planning
Area profiles and the project site is located witWn the Lower Coachella Land Use Planning Area.
The predominant land use in the area is agriculture, including dry farming and citriculture, while
a large portion of the Planning Area is vacant, nonMirrigated desert. Several sections ofland in the
Planning Area are under Indian (Torres Martinez and Augustine Indian reservations) and Bureau
of Land Management (BLM) ownership. The resulting checkerboard pattern is found throughout
eastern Riverside Cmmty.
Coral Mountain Specific Plan Amendment 1 included 1,280 aores of flat, slightly sloping land.
Approximately 355 acres have been added to the plan area bringing the total acreage of the pr~
vious plan to roughly 1635 The elevation ranges from approximately sea level in the western por-
tion of the site to 90 feet below sea level in the eastern portion .
Specific Plan 03-067 1.3
--·----·--------··---.
The Coral Mountain Specific Plan Amendment I (Original Specific Plan) included 1,280 acres
of flat, slightly sloping land. Approximately 355 acres have been added to the plan area
bringing the total acreage of the previous plan to roughly 1,635 acres. The elevation ranges
from approximately sea level in the western portion of the site to 90 feet below sea level in the
eastern portion.
Initial
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1.4 PROJECT LOCAL SETIING
The Specific Plan boundary is within the City of La Quinta, a 31 square mile municipality lo cat~
ed in the southwestern portion of the Coachella Valley. The City> which was in90rporated in 1982,
is bounded on the west by the City of Indian Wells, on the east, by the City of Indio and~verside
County, on the north by Riverside County. and Federal and County lands to the South.
The amended Specific Plan project site is generally defined by Avenue 58 along the Northerly
boundacy, Monroe Street to the East, Avenue 60 to the South, and to the West, vacant land and
portions of the flood control dike.
AV9Wl! Ill
1.r--t-------PROJECT SITE
AVENUE 60 Exhibit 2
Specific Plan 03..067 is accessible from Interstate 10 by way of Jefferson Street and Madison
Street or Monroe Street
The Specific Plan 03-067 project continues the implementation of a network of General Plan
roads and infrastructure within the City's Master Plan for development and exemplifies a quality
·-of growth that reiterates the City's emergence as a desert resort community with the highest stan-
dards for resort residential and recreational development.
1.4 Speoifio Plan 03-067
The Andalusia Country Club Specific Plan boundary is within the City of La Quinta, a 31
square mile municipality located in the southwestern portion of the Coachella Valley. The
City, which was incorporated in 1982, is bounded on the west by the City of Indian Wells,
on the east by the City of Indio and Riverside County, on the north by Riverside County,
and Federal and County lands to the South.
The amended Specific Plan project site as provided in Amendment V is now generally
defined by Avenue 58 along the Northerly boundary, Monroe Street to the East, Avenue 60
to the South, and Madison Street to the West.
Property adjacent to Specific Plan 03-067 is designated by the General Plan for a variety of land
uses. Low Density Residential (LDR) uses are proposed and existing to the north and south of the
property. The property west of the project site is designated Parks and Recreatio n.
Specific Plan 03-067
LEGEND
RESIDENTw.
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NOHRESIDEHTI~ DISll\ICTS
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THE SITE
Exhibit 3
l.5
Property adjacent to Specific Plan 03-067 is designated by the General Plan for a variety of land
uses. Low Density Residential (LDR) uses are proposed and existing to the north and south of
the property. The property west of the project site is proposed to be designated Coral Mountain
Resort Specific Plan 2020-0002 having a variety of land uses consisting of Neighborhood
Commercial, Low Density Residential, Resort and Open Space (Recreation) as proposed by
General Plan Amendment 2019-0002.
1.6 Specific Plan 03-067
1.5 PROJECT HISTORY
A Brief History of the Original Specific Plan’s Previous Entitlement
The property is currently approved for various uses under the name Coral Mountain Specific Plan
Amendment I “Original Specific Plan”. This Specific Plan is an amendment to the earlier approval
document filed in the County of Riverside known as Rancho La Quinta Specific Plan 218.
The Original Specific Plan under Amendment I incorporated 23 acres of Commercial Use, 689
acres of residential use and associated land, and three golf courses on approximately 567 acres - all
uses totaling approximately 1280 acres. The portion of the plan south of Avenue 60 is currently
being built out by Shea Homes and addressed in a separate Specific Plan under the name "Trilogy
at La Quinta, Shea Homes Community".
The Specific Plan 03-067 Amendment II delineates a bifurcation of the "Trilogy" plan area south
of Avenue 60 from the land area north of Avenue 60. The area north of Avenue 60 will use the
name Specific Plan 03-067 while the area south of Avenue 60 will acquire the name "Shea Homes"
and will be developed within the parameters of the Original Specific Plan Amendment I document.
This Specific Plan 03-067 Amendment V delineates a further bifurcation of the remaining property,
removing the land West of Madison Street from the land East of Madison Street, which has been
developed as Andalusia Country Club and continue to develop under the parameters of this Specific
Plan 03-067 Amendment V.
The land West of Madison Street will develop under its own parameters through a new Specific
Plan 2020-0002 known as “Coral Mountain Resort” by CM Wave Development, LLC. See Exhibit,
next sheet.
The development plan for the Specific Plan 03-067 plan area includes:
The development of two championship golf courses and Club amenities;
The development of 1,400 residential units ;
The development of supporting infrastructure to assure adequate facilities and services.
PROPOSED SPECIFIC PLAN 03-067
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Exhibit 4
Sp ec ific Plan 03-067 1.7
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650
Amendment V plan area includes:
PROPOSED ANDALUSIA COUNTRY CLUB
SPECIFIC PLAN 03-067 AMENDMENT V
RESORT
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1.6 ENABLING LEGISLATION
1.8
• The authority to prepare, adopt, and implement the Coral Mountain Specific Plan is
granted to the City of La Quinta by the California Government Code (Title 7, Division 1,
Chapter 3, Article 8, Sections 65450 through 65457).
• As with General Plans, 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 of La Quinta may adopt a Specific Plan and/or an amendment to the
Specific Plan by either ordinance or resolution.
• The Specific Plan 03-067 is a regulatory document that, once adopted, will serve as the
General Plan, the Zoning Ordinance, and Development Cod~ (Specific Plan) for fue
amended plan area. As such, the adopted plan, once inc01poraied by reference, makes
consistent the La Quinta General Plan. Upon completion of the Specific Plan amendment
and adoption process, future development must be consistent with 1he Specific Plan and
amendments thereto .
Spocifia Plan 03-067
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Original
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1.7 CEQA COMPLIANCE
Specific Plan 03-067
The following statements address the City of La Quin1a's responsibility to address CEQA com-
pliance in the preparation of a Negative Declaration of environmental impact (NEG-DEC).
(a) The lead agency or responsible agency shall prepare an addendum. to a previously
certified BIR if some changes or additions are necessary but none of the conditions
descnbed in Section 15162 calling for preparation of a subsequent Em. have occurred
(b) An addendum to an adopted Negative Declaration may be prepared if only minor
technical changes or additions are necessary.
( c) An addendum need not be circulated for public review but can be included in or attached
to the final BIR or adopted Negative Declaration
(d) The decision making body shall consider the addendum with the final .Em. or adopted
negative declaration prior to making a decision on the project
( e) A brief explanation of ~e decision not to prepare a subsequent BIR pursuant to Section
15162 should be included. in an addendum to an BIR, the lead agency's :findings on the
project, or elsewhere in the record. The explanation must be supported by substantial evidence.
Speoifio 'Plan 03-06! 1.9
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-2 Plans, Programs and Guidelines
2.1 THE LAND USE CONCEPT
1. Residential Uses
The project encompasses two residential "neighborhoods" located on either side of Madison Street
One of the "neighborhoods" is envisioned as a private country club featuring one of the two 18
hole championship golf courses and corresponding low density neighborhoods, and the other
"neighborhoods11 is envisioned as a low to medium density residential offering within the second
championship course.
Product types may include single-family detached and attached units. Residential development is
anticipated to occur over approximately 50% of the total acreage 'within the Specific Plan area
with the balance of the property in open space, golf course, and other recreation based land use .
2. Commercial Use
Commercial development is proposed to be located on approximately 10 acres of land located on
the Southwest & Southeast comer of Madison Street and Avenue 58. Commercial development will
consist of a mixture of commercial retail and resort-related commercial development It is antici-
pated that the commercial retail development will include both neighborhood commercial and visi-
tor serving commercial uses.
3. Parks/ Open Space/ Recreation
_ The primary recreational component of the development will be two 18-hoJe championship golf
courses designed by Rees Jones which will occupy approximately 45% of the Specific Plan area
In addition to its function as a recreational component, the golf course will also provide a visual
amenity within the Specific Plan area with a significant number of residential units having
frontage on and/or views of the golf courses. The conceptual layout for the golf courses is shown
on the Master Plan graphic. Individual developments within the Specific Plan area may have addi-
tional recreational amenities including tennis and swimming facilities .
4. Circulation
The circulation plan for Specific Plan 03-067 is intended-to-utili7.e-existinlrlocal-a:rea-roadways---------
to provide the access to the SPecific Plan area. These roadways include Avenue 60, Avenue 58,
Avenue 62, Monroe Street and Madison Street. The internal circulation system will consist of a
series of loop roads providing access to the individual residential and recreational components
within the Specific Plan area
Additional information is provided in the Circulation element of this document iii Section 2.S .
S~citic Plan 03-067 2.1
..... ··--··· .. -.··"-. --·-. ···---------
4.5
an
The project encompasses two residential "neighborhoods" located on the East side of
Madison Street. The main "neighborhood" is envisioned as a private country club
featuring an 18 hole championship golf course and corresponding low density
neighborhoods, with another smaller “neighborhood” envisioned as low to medium
density residential units next to the club house and its recreational facilities.
.
50
2.1.1 Planning Area Breakdown
The Specific Plan 03-067 document breaks the plan area into six distinct sub areas, with
corresponding "site driven" development regulations and design criteria. These Planning Areas
are depicted in Exhibit 4 shown below.
Planning Areas within the Specific Plan 03-067 Community
Planning Area 1 is characterized by the club facilities, supporting parking and circulation
elements, and associated open space area.
Planning Area II is defined by villa residential dwelling units of one and two stories with
associated pools and open space areas.
Planning Area III is defined by various residential dwelling product types of one and two stories
with associated pools, spas and open space areas.
Planning Area IV is defined by the golf and open space maintenance facilities.
Planning Area V is defined by the neighborhood commercial site and its supporting parking and
circulation elements.
Planning Area VI addresses golf course areas and the primary stormwater management and
retention zone of the plan area .
. J .. GoU Club & Recreation Amenities
-Multifamily Residential Use
-Residentia l Use
-GoU & Open Space Maintenance
-Neighborhood Commercial
-Goll Course
2.2 Specific Plan 03-067
2.2 LAND USE
2.2.1 Land Use I General Plan Context
The Specific Plan 03-067 amends the existing Specific Plan I and implements the City of La
Quinta General Plan by bringing together detailed policies and regulations into a focused devel-
opment plan for the Specific Plan area. The Specific Plan 03-067 is a regulatory document which,
when adopted by the City Council of La Quinta, governs all facets of project development includ-
ing the distribution ofland uses, location and sizing of supporting infrastructure, as well as devel-
opment standards and regulations for uses within the plan area
The location and alignment of the land uses and zones depicted herein are diagrammatic. The
precise layout within subsequent site development permit applications for the resort residential
unit clusters, recreation amenities and clubhouse and support facilities will determine the actual
alignment and adjacency of each land use category.
This Specific Plan is prepared as a link between the La Quinta General Plan and subsequent
development proposals for individual planning areas within the Specific Plan 03-067.
The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy
relative to the planned future patte~ intensity, density and relationships of land uses in the City
as well as in the Specific Plan 03·067 plan area addressed herein. The purpose of the Land Use
Element within the City's General Plan is to establish official City and plan area policy which:
• Identifies the general types, locations and distribution of land uses desired in La Quinta
at buildout;
• Identifies standards for land uses relative to population and building density/intensity and
the character and compatibility of land uses;
• Identifies desired courses of action/ strategies which provide the means to implement the
community's land use policies while implementing the Specific Plan .
The Specific Plan 03-067 establishes consistency with. and implements the City's General Plan
by:
• Specifying the land uses in the plan area~
·• Delineating standards for land use compatibility with the City's policies;
• Providing the framework for development in an orderly manner;
• Making consistent the General Plan Land Use and Zoning Category for the property and
the City's General Plan.
Specific Plan 03·067 2.3
Original
2.2.2 Existing General Plan I Land Use
The Existing General Plan/Land Use for the plan area is Low Density Residential allowing 2-4
Dwelling Units per acre.
The adopted general plan and corresponding zone classification for Medium and Low Density
Residential -LDR allows for a variety of h.ousing types and supporting land use within the resi-
dential residential use. Golf use is currently allowed
Residential La.nd Uses
Z.4
Low Density Residential -LDR
Medium density ResidentiaJ -MDR
Golf-G
Major Community Facility-MC
Specific Plan 03-067
Commercial Land Uses
General Commercial - GC
Open Space Recreation - OSR
2.2.3 Proposed General Plan I Land Use
The proposed General Plan/Land Use for the plan area provides for Low DensitY Residential land use
· allowing up to 4 Dwelling Units per acre as well as sites for a Neighborhood Commercial center.
The adopted General Plan classification for Low Density Residential ~ LDR allows for a variety
of housing types and supporting land use within the low density residential residential use . The
adopted General Plan classification for Neighborhood Commercial-NC allows for a limited range
of neighborhood serving commercial uses .
Proposed Land Use
Low Density Residential -LOR
Neighborhood Commercial -NC
Golf-G
Specific Plan 03-067 4.5
General Commercial - GC
a site for a General Commercial use:
General GC
Open Space Recreation (Golf) - OSR
2.3 ZONfNG
2.3.I Exis ting Zon ing
The corresponding zone classification for residential , community faciliti es , and golf cours e use
allows for a variety of housing types and supporting land use within the plan ar ea.
Residential Land Uses
2.6
Low Density Residential -RL
Medium Density Residential -RM
Golf Course -GC
Major Community Facility -MC
Spec ific Plan 03 -067
Commercial Land Uses
Neighborhood Commercial - CN
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2.3.2 Proposed Zoning
The proposed Zoning for the plan area includes Low Density Residential (RL) allowing up to 4
dweJling units per acre and Neighborhood Commercial (CN).
The corresponding zone classification for Low Density Residential -RL allows for a variety of
housing types and supporting land use within the low density residential use. The corresponding
zone classification for Neighborhood Commercial (CN) allows for a limited variety of commer-
cial land use and support facilities within the Neighborhood Commercial use.
Zoning Classifications
Low Density Residential -RL
Neighborhood Commercial (CN)
Golf Course -GC
Specific Plan 03-067
·-··-·---... ----··-·-·-·-....... -·-··i !
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CN
CN
2.4 THE LAND USE MASTER PLAN
The Land Use Master Plan for the third amendment to the Coral Mountain Specific Plan reflects
the development goal of providing a variety of residential units in a secluded setting of two
championship golf courses and other private and semi-private recreational amenities.
The Land Use Master Plan graphically delineates the proposed uses located within each planning
area of the overall amended Specific Plan. The Master Plan includes complementary
architecture in all product types and common area buildings and club facilities as well as a
hierarchy of landscape setbacks, pedestrian areas, and connecting circulation systems for
pedestrians, bicycles and carts.
Development regulations for each planning area are presented in Section 3 -Zoning and
Development Regulations. The Master Plan proposes 1400 units in Planning Area I and II
distributed within a gross area of approximately 490 acres . These buildings are arranged in
configurations which may include detached units, townhome styled units and/or stacked flats of
two, four , and six units each. Additionally, a 10 acre neighborhood commercial area is being
planned adjacent to the intersection of Madison Street and Avenue 58. The balance of the
property is planned to be golf and open space use for the benefit of residents and their guests.
Planning Area I is characterized by the club facilities, supporting parking circulation elements,
and associated open space area. This facility includes resident and guest serving recreation
facilities and supporting uses for all residents and guests.
Planning Area II is defined by Villa Residential dwelling units of one and two stories with
associated pools and open space area. These units are envisioned as attached and detached
townhome "Casitas".
Planning Area III is defined by various residential dwelling product types of one and two stories
with associated pools and spas and associated open space areas . These units are envisioned as
attached and detached single family units.
Planning Area IV is defined by the golf and open space maintenance facilities .
Planning Area V is defined by the Neighborhood Commercial site and its supporting parking and
circulation elements. This site is envisioned to be developed as a pedestrian -scale neighborhood
serving a commercial area.
Planning Area VI is defined by the two golf course areas and associated open space, also serving
as which is the primary stormwater management and retention zone of the plan area.
2.8 Specific Plan 03 ~067
fifth
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650
250
4.5planned in the Southeast corner of the intersection of Madison Street and Avenue 58. The balance
of the property is planned to be golf and open space use for the benefit of residents and their guests.
II III
original Specific Plan reflects
Planning Area VI is defined by the golf course area and associated open space, also serving as
the primary stormwater management and retention zone of the plan area.
..
2.4.1 Land Use By Planning Area
A detailed discussion of the proposed land use for the Specific Plan 03-067 and the resulting
change in development intensity is presented for each of the six planning zones. The Existing
Land Use Table illustrates a tabulation of existing land use, existing zoning, acreage and
densities within each planning area.
A range of land use categories are provided within the boundary of the Specific Plan 03-067 .
These include land use for the Golf and open space within the plan, various residential uses, a
limited neighborhood serving commercial use and supporting ancillary facilities for proposed
land uses.
The plan area is broken into six distinct planning areas. Development and Zoning criteria
responding to the environment within each planning area is presented for each use area.
The diagram below delineates the limits of each Planning Area and their relationship to the
amended Coral Mountain Plan boundary.
Golf Club &: Recreation Am•nitl•~
-Mullifamlly Residential Use
-Residential Use
-Golf &c Open Space Maintenance
-Neighborhood Commercial
-Golf Course
2.9 Specific Plan 03-067
Planning Area I
Golf and Tennis Clubhouse Land Use
Planning Area I is the intended site for the Specific Plan 03-067 Club facilities and is located in
the central portion of the easterly half of the master plan area. Primary access to the Club
facilities is provided from the main project entry point from Madison Street through a secure
entry gate . Planning area I is approximately 10 acres and is delineated herein.
Club
FIGURE2
Pedestrian and cart access throughout the plan is provided on surface streets and other open
space paths to facilitate alternative modes of transportation to and from residential areas and
other local offsite areas such as the Commercial element of the plan at the intersection of
Madison and Avenue 58.
Club Facilities will include golf and tennis locker rooms, meeting rooms, indoor and outdoor,
restaurants, lounge areas, kitchen and food preparation and support facilities, as well as five to
ten tennis courts, swimming pool, sauna, and spa amenities.
2.10 Specific Plan 03-067
PLANNING AREA I
TABLE I
PLANNING AREA I -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
~RALP /LAN USE QNB UNITS
LDR RL 10 VACANT
SUBTOTALS 10
TABLE2
PLANNING AREA I -PROPOSED LAND USE
Proposed Land Use Description-Club Amenities
G GC 10
SUBTOTALS 10
2.11 Specific Plan 03-067
OSR GC
OSR
Planning Area II
Residential Land Use
Planning Area II is adjacent to the club facilities site with internal access to residential facilities
from the club access road. Residential uses configured as attached and detached single, duplex,
triplex and fourplex units are planned for the land area within Planning Area IL
Uni t count and distribution is described in the accompanying tables and graphics. Within
Planning Area II there are 71 units---proposed on 16 acres of generally flat terrain. This mix of
residential buildings and anci ll ary recreation amenities results in a net density of five dwelling
units per acre.
2 .1 2
~·
Racquet Club '-·:.:.-· ~,,,_
Specific Pian 03-067
PLANNING AREA II
TABLE3
PLAJ\TNING AREA II -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
PENERAL PLAN/.LAND USE -ZONE ACRES J UNITS DENS1TY
LDR RL 16
SUBTOTALS 23
TABLE4
PLANNING AREA II -PROPOSED LAND U SE
Residential Us e
ZONE ACRES UNITS
LDR RL 16 80
SUBTOTALS 23 80
2 .13 Specific Plan 0 3-067
1616
16
Planning Area ID
Residential Land Use
Land use in Planning Area m is distributed generally within the entire project site with internal
access to residential units provided from a main project loop road. Both attached and detached
single family units are planned for the land area within Planning Area III.
Unit count and distribution is described in accompanying tables and graphics .
2.14 Specific Plan 03·067
PLANNING AREA ID
TABLES
PLANNING AREA ID -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
LDR RL
SUBTOTALS
TABLE6
PLANNING AREA Ill -PROPOSED LAND USE
Proposed Land Use Description -Residential Use
LDR RL
SUBTOTALS
Specific Plan 03-067
477
477
477
477
1320 2.8
1320 2.8
2.15
250
250
250
250
650
650
2.6
2.6
Planning Area IV
Golf and Open Space Maintenance Facilities
Land use in Planning Area IV is located on 3 acres adjacent to the intersection of Madison Street
and Avenue 60 on the northeast comer of the intersection. Access to the site is provided from
Avenue 60 as well as from the internal plan.
A Site Development Permit shall be applied for prior to development of 1he Golf Maintenance
Facility.
2.16 Specific Plan 03-067
PLANNING AREA IV
TABLE7
PLANNING AREA JV -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
1.1 :'11{·\l.1 '1.-\\t J..\\IJ l ~.I ·: /.O\E \CIU" t VI'-l>E:\'ill\
LDR RL 3 VACANT
SUBTOTALS J
TABLES
PLANNING AREA IV· PROPOSED LAND USE
Proposed Land Use Description -Golf Maintenance Facilities
(,J.\IR\l.l'l\\'l .\\lll"i /(l\J. \CJ{I~ l\ll'i
G GC 3 0
SUBTOTALS 3 0
Specific Plan 03-067
)
2.17
Planning Area V
Neighborhood Commercial Land Use
Planning Area Vis located at the intersection of Madison Street and Avenue 58 , and is planned to
be accessed from either arterial roadway adjacent to the two sites . Pedestrian and cart access from
the internal area is also planned to facilitate alternative modes of transportation to and from the
two sites.
)
Planning Area V has a total of 10 acres of Neighborhood Commercial development with access
from either side of Madison street or the south side of Avenue 58. Acreage of the two adjacent
conunercial lots are not required to be precisely equal in square footage. Planning Area V
encompasses 10 acres and is described in accompanying tables and graphics .
2.18 Specific Plan 03-067
Planning Area V has a total of 4.5 acres of Neighborhood Commercial development with
access from Madison Street and/or the south side of Avenue 58. Planning Area V
encompasses 4.5 acres and is described in accompanying tables and graphics.
Planning Area V is located at the Southeast corner of the intersection of Madison Street and
Avenue 58 and is planned to be accessed from either arterial roadway adjacent to the site.
Pedestrian and cart access from the internal area is also planned to facilitate alternative
modes of transportation to and from the site.
PLANNING AREA V
TABLE9
PLANNING AREA V -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
LDR RL
SUBTOTALS
TABLE 10
PLANNING AREA V -PROPOSED LAND USE
10
10
"t
Proposed Land Use Description -Neighborhood Serving Commercial
C.L \Lil \l.l'I..\\ 'I..\ \I> I 'SE /0\1: ·\Cl<I S I '\t'J S
NC CN 10 0
SUBTOTALS 10 0
Specific Plan 03-067
VACANT
'
t
i.19
GC 4.5
4.5
GC 4.5
4.5
CN
CN
Planning Area VI
Reaidential (8upporting) Land Use -Golf Course I Open Space
Planning Area VI is distributed generally throughout the Plan Area and represents the majority of
the project site acreage. The two 18-hole championship golf courses will occupy approximately
421 acres, which is approximately 50% of the Specific Plan area. In addition to its function as a
recreational facility, the golf course component will also provide a significant visual amenity
within the Specific Plan area with the vast majority of residential units having frontage on and/or
views of the golf courses. The conceptual layout for the golf courses is shown on the Master Plan
Exhibit.
A~l.,&.-'I JI
.
! ·-• .
" ................................ t --.,•
A"u:ra 'o -
Distribution of this land use is described in accompanying tables and graphics. An Employee
parking lot is sited in the northeast comer of the project adjacent to Avenue 58 allowing employ-
ee access to the site via internal circulation paths .
2.20 Specific Plan 03-067
. • . . . ... . : • • "
295 50
PLANNING AREA VI
TABLE ll
PLANNING AREA IV -EXISTING LAND USE
Existing Land Use Description -Vacant Flat Terrain
(,f ·:\Fl(\J.l'l.\\/l .\:-.IJl~F /.(l\.E .-\CIO :s l i \f(-.. llE:'\~ln
LDR RL
SUBTOTALS
TABLE 12
PLANNING AREA IV -PROPOSED LAND USE
Proposed Land Use Description
421 VACANT
421
Ar.r,,.1.•& If
<.E.,l .H \I. l'I . \'\.'I.\ \fl l "I : /.U\I·: ,\( IU .S l ·'f IS
Golf Course - G GC 421 0
SUBTOTALS 421 0
Sp ecific Plan 03-067 2 .21
295
295
295
295
OSR GC
OSR
SUMMARY TOTALS
TABLE33
EXISTING LAND USE
GENERAL PLAN/LAND USE ZONE ACRES UNITS ORO.SS DENSITY
LDR RL 934 1400 1.4 D.U.'s/AC
SUBTOTALS
TABLE14
PROPOSED LAND USE
GENERAL PLAN/LAND USE ZONE ACRES UNITS NET DENSITY
LDR RL 497 1400 2.8 D.U.'s/AC
NC CN 10
G GC 427
SUBTOTALS 934 2.8 D.U.'s/AC
2.22 Specific Plan 03-067
550 650 1.2
250
4.5
295
550 650
650 2.6
2.6
2.5 CIRCULATION PLAN
The proposed circulation system for the Specific Plan 03-067 addresses the requirements of the
City of La Quinta General Plan Circulation Element by providing a hierarchy of vehicular traffic
ways with pedestrian paths within the plan area. The Circulation Plan for the Specific Plan 03-067
utilizes existing circulation element roadways adjacent to and internal to the project area
(Madison Street) to provide primary access to the Specific Plan area. These roadways include
Avenue 60, Avenue 58 , Avenue 62, Monroe Street and Madison Street.
The internal circulation system of the amended plan for Coral Mountain will consist of a series
of loop roads providing access to the individual residential and recreational components within
the Specific Plan area. Cul-de-sac neighborhood streets/drives will utilize the internal loop spines
in assuring a "private neighborhood feel''. It is anticipated that the internal loop collector system
will consist of private streets .
The proposed circulation plan for the Specific Plan 03-067 is illustrated below and will consist of
im.B[ovement of roadways surrounding the Specific Plan area, including 58th Street to the north,
60 Street to the south and Monroe to the east. The Specific Plan area is bisected by Madison
Street, which, pursuant to the standards set forth in Specific Plan 218 approved in Riverside
County has been improved as a 110' right of way. Similarly, 6oth Street has been constructed as a
? street, including full median construction, as a 100' ri~t of way. Except for the tie-in to Madison
Street, it is anticipated that both Monroe Street and 58 Street will be constructed in accordance
with the City of La Quinta General Plan Circulation Element Standards in conjunction with the
development of an internal loop road system to serve development within the project.
The proposed Circulation Plan for the Specific Plan 03 -067 is illustrated below and will consist of
improvement of the roadways surrounding the Specific Plan area to General Plan Circulation Element
Standards and development of an internal loop road system to serve development within the project.
- -Neighborhood Drives -~
* *
Car/Cart Tunnel
Primary Entry
Seconduy Entry
Service Entry ---'--
Exhibit 5
Specific Plan 03-067
"'' ~
2.23
Avenue 60 to the south and Monroe to the east. The Specific Plan area's Western boundary is
Madison Street, which, pursuant to the standards set forth in Specific Plan 218 approved in
Riverside County, has been improved as a 110' right of way. Similarly, Avenue 60 has been
constructed as a street, including full median construction, as a 100' right of way. Except for the
tie-in to Madison Street, it is anticipated that both Monroe Street and Avenue 58 will be
constructed in accordance with the City of La Quinta General Plan Circulation Element
Standards in conjunction with the development of an internal loop road system to serve
development within the project.
Avenue 58
Individual cluster access drives are proposed with generous setbacks from the arrival boulevard
and interior loop road t~ provide safe ingress and egress from individual residences .
Within the Specific Plan area, the circulation system bas been designed to accomplish the fol-
lowing:
• Provide for internal private roadways that respond to the proposed development corridors
while providing a safe route for project ingress and egress;
• Provide for a private street with access to Madison Street, and to facilitate the internal
network of planned pivate roadways to adequately serve residential areas and other amenities.
2 .24 Specific Plan 03-067
2.5.1 Offslte Improvements
• The offsite public streets surrounding the project are currently developed in accordance
with La Quinta City Engineering and Public Works Department standards and will be
constructed incrementally in accordance with the applicable General Plan designations.
City-wide mass transit systems and stops are accessible along perimeter public thorough
fares . Perimeter landscape improvements shall be implemented along the project frontage.
• The o:ffsite trails system is consistent with the La Quinta General Plan multipurpose and
Bridal Trails plan to allow safe access to the trail head and staging area currently
operational at the westerly terminus of Avenue 58 at Lake Cahmlla.
2.5.2 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the proposed project and shall be implemented in a phased manner in conjunction
with adjacent planning area(s) requiring roadway ~provements.
Bus stops will be provided on Avenue 58 in the vicinity of the project service entry and along
Avenue 60 in the vicinity of the Maintenance Building employee entry.
• All internal divided roads will have a minimum pavement width of 20 feet (divided roads)
per lane to accommodat.e minimum. design criteria for fire equipment access . All other
roads shall have a minimum pavement of 28 fe.et (internal streets and drives).
• Each subdivision shall comply with the on-site and off-site street improvement
recommendations and mitigation measures as required by the City Engineer.
• All sections shall be approved by the City of La Quinta Transportation Department.
• All access points shall conform to appropriate street classification per City standards for
access spacing.
• Commercial uses shall be per the General Plan. Neighborhood commercial uses must be
located along secondary or greater highways, or near intersections with secondary highways .
• The offsite trails system is consistent with the La Quinta General Plan multipurpose and
Bridal Trails plan to allow safe access to the trail head and staging area. currently
operational at the westerly terminus of Avenue 58 at Lake Cahuilla.
Specific Plan 03-067
• Any landscaping within public road rights-of-way will require approval by the
Community Development Department and assurance of continuing maintenance through
the establishment of a landscape maintexµmce district or similar mechanism as approved
by the City.
• No textured pavement accents will be allowed witbln City right-of-ways.
Image Corridor Standards for the Specific Plan Area
Development adjacent to the City of La Quinta General Planned Image Corridors located on
Monroe Street, A venue 60: Madison Street and A venue 58 shall be restricted to a height
limitation of22' from pad grade within a setback distance of 150' from the Right-of .. Way. Rear
and side yard setbacks for lots adjacent to the Image Corridors shall be expanded to a minimum
of25' per La Quinta Municipal Zoning Code Section 9.50 .020.
2.26 Specific Plan 03-067
2.6 MASTER PLAN SUPPORTING ELEMENTS
Open Space, Recreation, and Infrastructure Plans and Concepts
Within the Specific Plan 03-067, the Open Space, Recreation and Infrastructure Plan identifies
and establishes the plan policy relative to the management of open space and recreation ameni-
ties within the plan area boundary as well as delineates infrastructure supporting the plan area.
The pmpose of this plan is to establish development policies and a philosophy which identifies
resources and facility sites in the plan area, which shall be managed to prevent waste, destruction,
or abuse of natural or man made amenities or resources.
PROJECT SETTING
The 934 acre project area is within the City of La Quinta, a 51 square mile mwlicipality located
in the southwestern portion of the Coachella Valley. The City, which was incorporated in 1982,
is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside
. County, on the north by Riverside County, and Federal and County lands to the south.
The second amendment to the Specific Plan project site is generally defined by Avenue 58 along
the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and to the West vacant
I.and and portions of the flood control dike .
2.6.1 Open Space and Recreation
The Specific Plan 03-067 Master plan utilizes open· space and recreation as a fwidamental concept
for the development Extensive recreational amenities have been incorporated into the design of
the project to serve future residents. The primary recreational component of the development will
be the two 18-hole championship golf courses . In addition to its function as a recreational facili-
ty. the golf course component will also provide a visual amenity within the Specific Plan area with
a significant nwnber of residential units having frontage on and/or views of the golf courses.
Individual developments within the Specific Plan area may have additional recreational amenities
including tennis and swimming facilities to augment the recreation base of the community.
The conceptual layout for the golf courses and private club facilities are illustrated on the master
plan graphic.
Specific Plan 03-067
550
The fifth amendment to the Specific Plan project site is generally defined by Avenue 58
along the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and
Madison Street to the West.
an
2.6.2 Infrastructure and Utilities Plan
The infrastructure system planned to serve the Specific Plan 03-067 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 plan area will be served by the following utilities:
• Sewer
• Water
• Electricity
• Gas
-Coachella Valley Water District (CVWD)
.. Coachella Valley Water District (CVWD)
-Imperial Irrigation District (IID)
-Southern California Gas Company
2.6.3 Water and Sewer Plan
The intent of the Specific Plan 03-067 is to utilize existing water and sewer facilities where pos-
sible, and to provide additional or upgraded facilities as necessary. Warer and sewer service for
the Specific Plan area is provided by the Coachella Valley Water District (CVWD). The CVWD
provides domestic water from wells . Agricultural water used for irrigation is a surface water
source . An underground irrigation distribution system providing water to the valley, traverses the
western portion of the Specific Plan 03-067 property from the northwest to the southwest. The
Specific Plan 03-067 will conform to the requirements of the CVWD 's current and future pro-
graillS and requirements pertaining to water management and conservation.
Sewer Service
The Specific Plan area would be served by a series of standard sewer lines and laterals linking to
existing 18" force mains located in Avenue 60 and Madison Street Pumping facilities would be
located as necessary within the Specific Plan area to transport sewage to the existing trunk lines.
The CVWD has indicated its ability to provide sewer service to the Specific Plan area.
Domestic Water Service
Domestic water would be distributed to individual residential units by standard water lines to be
located within road rights-of-way. New water lines would need to be installed in conjunction with
road improvements to serve the proposed Specific Plan 03-067 development. The developer will
be required to construct domestic water lines, transmission mains and reservoir sites to accom-
modate the water demands for this project. CVWD will require a well site for eacn 70 acres of
developed land. The location of such well sites will be subject to CVWD approval.
2.28 Specific Plan 03..:067
be required to construct domestic water lines, transmission mains and reservoir sites to
accommodate the water demands for this project. CVWD requires a well site for each 70
acres of developed land. The final number and location of such well sites will be subject to
CVWD approval.
•,:
Irrigation Water
The sources for irrigation water for the golf courses and other landscape features within the
Specific Plan area will be provided by reclaimed or canal water. These waters will be stored in
lakes and ponds located throughout the golf courses. The existl,::lg underground irrigation distri-
bution system traversing the Specific Plan area is not anticipated to be disturbed in conjunction
with Specific Plan implementation. The golf courses have been routed over this irrigation line to
ensure that no residential units would be constructed on top of the underground line . Grading of
the golf course will be coordinated with CVWD in relation to the alignment of the existing or
relocated lines. CVWD reserves the right to review and approve any activity occurring within
any existing irrigation right-of~way within the Specific Plan area.
2.6.4 Electricity
All overhead public utility transmission lines for cable television, electricity and telephone are
routed or currently scheduled for installation in the vicinity of the perimeter of the Specific Plan
site. The developer will be required by IID to install to District standards . All permanent power
and telecommunications distnbution lines int.ernal to the project, will be required to install those
facilities underground per the District guidelines where possible.
2.6.S Natural Gas
AlJ natural gas transmission facilities are routed or cWTently scheduled for installation in the
vicinity of the perimeter of the Specific Plan site. The developer will be required by Southern
California Gas Company (the Gas Company) to install to the Gas Company standards . All per-
manent distribution lines internal to the project will be installed per the District guidelines.
2.6.6 Telephone
Land-based telephone services are provided by General Telephone Company in the project area
and will extend lines to the site as needed . Local cellular service is provided for that area .
2.6. 7 Refuse CoJJection
Refuse collection within the City limits is provided by an entity franchised by the City of La
Quinta and occurs in accordance with a schedule established by the franchisee and the City. It is
envisioned that unit areas of the plan will be served by extension of the contract refuse collection
services currently in place with the City. Prior to regularly scheduled pickup and removal, refuse
will be contained in a maintained swface bin environment to ensure recycling of waste materials
as appropriate and required .
Specific Plan 03 -067 2.29
2.6.8 School Service
School service in the vicinity of the Specific Plan area is provided by the Coachella Valley
Unified School District (CVUSD). It is not anticipated that significant numbers of students will
be generated by the Specific Plan due to the anticipated family characteristics of potential pur-
chasers of residential units. The applicant will contribute school fees in accordance with the
requirements of the CVUSD .
2.6.9 Law Enforcement
In general, police protection for the Specific Plan area will be provided by the Coun1y of
Riverside Sheriffs Department Police protection provided ·by the Sheriffs Department will be
augmented by security facilities to be incorporated into the Specific Plan. In general, it is antici-
pated that the entire Specific Plan area will be a gate-guarded community with its own private
security force. Primary and secondary entrances to these residential development areas will be
protected by either a guard-gated entry or by card-gated entry. The presence of such security will
reduce the dependence of the development on complete prot~ction by the Riverside County
Sheriffs Department and other City of La Quinta security personnel. In addition, it is anticipated
that many of the residences within the Specific Plan area will have their own individual private
security systems. This pattern bas been typical of other similar developments by the developer.
2.6.10 Fire Protection
Fire protection within the specific plan area will be provided by the Riverside County Fire
Department. In conjunction with their PGA West development, the developer constructed a new
fire station on the PGA West property at Madison. S1reet and Avenue 54 (the "PGA Station''). It
is anticipated that fire protection service to the specific plan area will be provided from the PGA
Station. 542 acres of the 987 acre plan area was originally entitled for 2,198 developable units .
Since originally approved, development of both the PGA West deveJopment and the Coral
Mountain specific plan areas have experienced a significant reduction in overall project densities.
As a result, the PGA Station should be more than sufficient to servjce the requirements of this
plan area.
2.6.11 Library Facilities -
The City is served by a public libracy which is administered by the Riverside County Library
System located within 6 miles of the project boundary.
2.30 Specific Plan 03~067
2. 7 GENERAL DESIGN GUIDELINES & STANDARDS
This section provides design guidelines and standards that apply to the Coral Mountain Specific
Plan area. The general guidelines presented herein are an extension of the approved Coral
Mountain Specific Plan Amendment I Design Guidelines and in many cases paraphrase the prior
approval document where applicable.
Many of the guidelines and standards, though applicable throughout the project, only apply in cer-
tain situations or in conjunction with certain uses and/or building types. Those guidelines that
have no specific call-out or geographic reference point can be assumed to apply uniformly
throughout the project site. It should be noted that these design guidelines and standards do not
replace or reduce applicable subdivision requirements of the City of La Quint.a and/or as modi-
fied by the adopted Coral Mountain Specific Plan Amendment I.
1be following major topic areas are incorporated in this section: The Overall Community
Themes, Commercial and Ancillary Buildings and Sites, Club Facilities, Residential Buildings,
and Grading Guidelines and Standards.
Specific Plan 03-067 Community Theme
The Specific Plan 03-067 Master Plan will rely on the Rancho La Quinta project as a baseline for
architectural and landscape architectural sfBndards . These design guidelines will assist the devel-
oper of the Specific Plan 03-067 project to execute a built environment that incorporates the fol-
lowing main concepts:
• Develop a community that is visually attractive and captures the essence of the surroundings.
• Incorporate a variety of open space and recreational uses (active and passive).
• Design a planned commwtity that complements existing development in the surrounding
area and is compatible with the surrowiding environment.
• Establish densities that are consistent with development patterns of surrounding areas .
• Recognize the unique nature of Coral Mountain as a community within a community that
meets the Jiving and recreational needs of future residents of the City of La Quinta.
• Develop high quality golf courses to create a strong community identity and
long-term value.
The design guidelines contained in this subsection arc intended to establish a consistent design
approach among site planning, engineering, architecture, and landscape architectural components
while allowing flexibility in design over the build-out of the community.
Specific Plan 03-067 2 .31
Develop a high quality golf course to create a strong community identity and long-
term value.
adopted Original Specific Plan.
guidelines and standards that apply to the Specific Plan 03-067This section provides design
Amendment V. The general guidelines presented herein are an extension of the approved
“Original Specific Plan” Design Guidelines and in many cases paraphrase the prior approval
document where applicable.
•.
•I
,,
The design guidelines for Specific Plan 03-067 are intended to:
Assist in implementing the design intent of the Specific Plan by establishing project design
compatibility among different residential densities and land uses;
Provide a consistent approach to site planning and the design of buildings, streets, sigilage,
walls and fences, lighting, landscaping, and other design elements that will endure for the life
of the community.
The guidelines provided herein suggest themes compatible with Spanish. Colonial "character" but
are not intended to limit expressions of varying architectural styles. The design guidelines pre-
sente<l herein establish the framework to achieve harmony and compatibility between residential
neighborhoods while still providing flexibility that allows for a variety of architectural expression
and interpretation. Examples of the design theme are illustrated throughout this document. These
examples are meant to convey general design concepts and are not intended to limit the range of
expression among individual builders and their professional design teams.
The guidelines are provided for the benefit of merchant builders, their planners/ designers , and
City of La Quinta staff and decision-making bodies in the review of fuhlre Specific Plan 03-067
site development proposals. As such, the design guidelines identify elements for all residential
and other land use proposals within the Specific Plan 03-067 area. These guidelines may be
incorporated into subsequent site development permits, conditional use permits, and subdivision
maps submitted to the City for approval unless it is demonstrated that certain guidelines are not
applicable, appropriate, or feasible under site-specific circumstances.
2.32 Specific Plan 03-067
• A range of muted color tones shall be used throughout the development within Specific
Plan 03-067.
Materials in Commercial Architecture
Roof materials shall include clay barrel tile, flat concrete tile, and concrete shakes. The color of
roofs shall provide a range of deep earth tones. The color of roof materials shall be varied to
reflect the existing surrounding architectural theme. All roofing material shall be fire retardant
2.34
~!Zii~>' i . ' ..... -( ... ,, .
Wood, tile and wrought iron shall be appropriately incorporated as accent materials and
be consistant with the architectural style.
Commercial Area Site Planning
Appropriate site planning guidelines as discussed below shall be used to ensure functional and
aesthetic development within Specific Plan 03-067's Neighborhood Commercial center. The
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. ·
Site planning parameters shall conform to the criteria set fourth.
Flexibility in interpretation is to be implemented in site desi~ to achieve individual
expression .
Building Massing and Scale in Commercial Architecture
The character of the commercial development areas shall reflect a neighborhood scale so that
building massing does not overwhelm the street scene. The site shall be, wherever possible, low-
rise in nature to create a pleasant pedestrian scale environment.
Specific Plan 03-067 2 .35
2.36
Building wall planes, particularly on the front elevation, shall be offset to create interest
along the street, to provide a desirable pedestrian scale, and avoid visual monotony.
Single-story plate lines are encouraged on the front elevation. Second-story wall planes
shall be offset to effectively break up the building mass and reduce the perceived building
scale as viewed from the street.
Singlo-story plate lines with second-story wall setbacks are encouraged on side and
rear elevations.
Side elevations shall provide the same level of articulation and detail as the front elevations
Articulated roofscapes shall be created through the use of a variety of roof fotms.
Repetitious gable ends along front and rear elevations shall be minimized .
Specific Plan 03-067
2. 7.3 The Specific Plan 03-067 Golf and Country Club Facilities
A Clubhouse complex at the center of the Specific Plan 03-067 master plan will function as the
social center and focal point of the commwrity. This complex is comprised of:
• A clubhouse providing dining, lounge and social activity facilities club, and sport
facility pro shops, locker rooms, lowiges and golf cart storage for its championship golf
courses and supporting circulation facilities for operations of those facilities.
• Circulation facilities for golf and clubhouse operations
,. A Swim and Tennis Club featuring a pro shop, locker rooms and a restaurant/lounge area
is envisioned for Specific Plan 03 -067. The Swim and Tenni~ Club is sited within a
garden setting overlooking the courts, pools, and spas.
• A Sp_a of approximately 6,000 SF containing several treatment rooms, a steam room, a salon, and
retail is envisioned for Specific Plan 03-067 .
-· ·-
Club Facility $ite Planning Guidelines
The sit.e design and planning of the Specific Plan 03-067 club facility areas such as the Golf and
Tennis Club will incorporate elements that respond to the desert climate in the same manner as
the residential components of the plan. Elements include generous patios, spacious courtyards,
arcades. plazas, and paseos. Other planning guidelines for commercial. golf and country club
facilities are listed below.
Specific Plan 03~067 2.31
Z.38
Clubh
Main buildings shall be, wherever possible, sited in landmark locations and be
easily accessible and convenient
Service areas shall be, wherever possible, sited in low-visibility areas and effectively
screened by utilizing building elements and/or landscaping.
Pedestrian access routes between adjacent uses shall be, wherever possible, incorporated
into the site design.
Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards,
and promenades that l ink use areas.
Parking shall be, wherever possible, oriented to permit pedestrian flow to club facilities.
Pedestrian courts are encouraged, especially to accent open area access points or primary
vehicular entries and drop-offs.
The use of Landscape areas and green space to separate customer
traffic from conunercial and service traffic is encouraged.
Shared use of service areas , parking,
access, etc., shall be integrated into
the design wherever possible.
Specific Plan 03-067
Roof equipment shall be architecturally screened where feasible .
• Pedestrian access to adjacent uses shall be provided where feasible .
Club Facility Design Criteria
Wall Planes, Windows, and Doors
The use of wood frame windows scaled to the interior space is encouraged. Frames shall
be, wherever possible, painted or appropriately colored to match the club facility.
~·n::··· . ' 'im ..
The use of wood trim is encouraged on all elevations visible from a private or quasi~public
spaces . Trim shall be compatible with the building's architecture and color.
The style of windows shall be compatible with the architectural style of the building. The
use of many different window styles and or shapeson one building plane shall be avoided.
The size and proportion of panes shall be in scale to the overall wall plane.
Accent windows that have a different or articulated shap e or utilize multi~panes shall be
used to create interest on building elevations as long as they are consistent with the style
of the building. rJ~/I ';'/ ."' .. ;~'.-''-"'·'lfilll·H':~ryl " · -
.. . ' If ,~-'= .. ., . i'l\' l'.il.U.+-tt~I Entries , · 11.... ! · \
.. I I / The club entry shall be a focal point of f' ,, , ~ · ,.;. / a~~~ I '\
the building's front elevation througn / .. ., .. I ,
the appropriate use of massing, building . , '/ , \ 'i
offsets, varied roof elements , columns, · ..-. ·
porticos, recesses or projections, accent r :
windows or other architectural features . 1
Specific Plan 03~067
I ·
~
l
. '
Porches, Balconies, and Railings
Porches shall be incorporated to the greatest extent possible.
Porches and balconies function as an extension of interior spaces to provide visual
interest, shadow, texture and shade.
Second story balconies are encouraged
to provide visual interest.
Porches and balconies shall be designed
as an integral component of the
building's architecture and style, and
shall not appear as a poorly conceived
add-on element.
Tile design of porch and balcony railings
shall complement the building 's architec-
ture and style.
Columns
2.40
Columns used as a structural or aesthetic
design element shall convey a solid and
durable image, and shall be consistent
with the architectural sty le of the club
facility building.
Sp ecific Plan 03-067
• Columns may be used as :free-standing
form, or as supports for roofs and
balconies .
Chimneys
Chimneys, particularly chimney caps,
shall be simple in design, so as not to
distract from the building.
• The design of chimneys shall be
compatible with the architectural style
of the building. Exposed metal flues
are not permitted.
Exterior Stairs
• Exterior stairways shall be simple
bold elements which complement the
architectural massing and form of the
building.
Archways
I[ ·. ~ .... -. .
-
The use of archways shall be compatible with the architectural style of the building, and
designed as a complementary component of the building or adjacent courtyard.
Specific Plan 03-067 2.41
.·-""i ..
When used. archways shall define or enframe space, such as entries, porticos, patios,
courtyards, and parking elements.
Walls and Fences
Walls and fences which are visible from streets, open space, or other private or quasi~public
areas, shall be compatible in material, color, and design with adjacent and/or existing
architectural elements.
Building Details
All mechanical equipment shall be screened from view by walls or fences that are
compatible with the building architecture, or by adequately sized plant material.
All utility meters are to be integrated into the architecture and screened from view.
The materials, colors, and forms of garage structures shall be con sistent with the
architectural style of the club facility neighborhood in which they are located .
Building designs that incorporate trellises and other shade structures are encouraged.
Accessory structures shall be des ign·ed to be consistent with the architecture of the
adjacent club fac ility buildings.
Specific Plan 03-067
Club Facility Site Planning Criteria
Club facility areas are to maintain a pedestrian friendly environment through the use of
appropriately proportioned architectural and landscape elements. Street furnishings that add to
the festive and pedestrian atmosphere surrounding the club shall be encouraged.
• Group functions and uses are encouraged at plaza spaces and recreation amenities to
promote a lively pedestrian environment.
• Arcades provide a pedestrian scale to buildings and pleasant shade cover, particularly
when used on south and west facades.
• Special areas such as paseos, plazas, and courtyards shall be created to further enhance
the pedestrian environment.
• Lighting fixtures shall be small in scale and consistent with the character and use of
exterior areas.
• Appropriately spaced benches and seating areas are to be provided for pedestrian
comfort.
• Flags or banners shall be made of durable cloth material and flown from vertical free-
standing poles or incorporated into the design of street lighting and building architecture
through the use of cantilevered poles.
Club Facility Parking
Parking (on-street and off-street) shall be designed to minimize the visual impact of parking areas .
2.43 Specific Plan 03-067
Off-street swface 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 and mini-
mize the visibility of parking areas.
Parlcing areas shall provide clearly defined pedestrian circulation.
Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing
equipment. and any other unsightly apparatuses must be screened from view through the
use of landscape or architectural elements that are compatible with the building architec-
ture in material, color and design.
Club Facility Massing and Scale
Offset wall planes shall be used as an integral part of the building design to provide visual artic-
ulation .
Building offsets shall be used to indicate building entries and pedestrian nodes.
Offset or angled building comers shall be used to provide subtle articulation.
The Clubhouse building massing shall consist of a mix of building heights along with the use of
focal vertical elements.
2.44
Projections, overhangs and recesses shall be used to provide shadow, articulation, and
scale to building elevations.
Specific P lan 03-067
,.'..j .... '.:.' .. .. .. ~
. ~, ~ , .
Stepping back of building elevations is encouraged to provide second story terraces and
visual articulation.
The club facility areas shall create a distinctive roofscape theme by utilizing a variety of
roof forms.
Building design shall incorporate elements that respond to the desert climate of La
Quinta through the use of courtyards, paseos, arcades and extended roof overhangs.
Materials and Colors at the Club Facility
A range of muted color tones shall be used throughout the club facility areas at Specific Plan 03-067.
Specific Plan 03-067 2.45
The extensive use of bright vibrant colors is di~couraged except on lim ited accent and/or
focal elements .
The color of roofs should provide a range of tones compatible with regional Spanish
traditions. All roofing material shall be fire retardant.
2. 7 .4 Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny and hot wea1her in the summer and relatively
mild winters that feature excellent air clarity. The design of residences shall incorporate elements
which respond to these conditions, such as patios, courtyards, arcades, plazas, and passageways.
In addition, extended roof overhangs shall be used to provide shade. Other residential site consid-
erations include the following:
2.46
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. Open space "fingers" should extend into resi-
dential areas where possible.
Varying house configurations on corner lots is encouraged to promote variety in the street
scene and preserve sightJine.s of drivers at intersections.
A combination of side~entering and front-entering garages and varied driveway locations
are encouraged to breakup repetitive curb cuts and yard patterns.
Cul-de-sacs are encouraged to improve neighborhood safety and character.
Specific Plan 03-067
Guest parking shall be, wherever possible, located to provide easy access to units .
Four-way intersections within individual neighborhoods are discouraged.
Neighborhoods bordering open areas shall be, wherever possible, sited to maximize views
of the Specific Plan 03-067 course amenities, while discouraging through access .
Recreation areas/greenbelt features shall be, wherever possible, visible upon entry to
neighborhoods to enhance neighborhood value .
Individual multi-family buildings shall be, wherever possible, separated sufficiently to
provide a green space image and accommodate walks and other circulation elements.
A. Residential Architecural Design Criteria
Wall Planu, Windows, and Doors
The use of desert heat withstanding windows is encouraged. If alwninwn or vinyl frame
windows are used. the frames must be painted or appropriately colored to complement the
building and/or trim material.
Specific Plan 03-067 2.47
Entries
The use of multi pane windows is encouraged for front elevations which are visible from
other private or quasi-public spaces . Trim may be painted to complement the building
architecture and color.
The style of windows shall be compatible with the architectural style of the building. The
use of many different styles of windows on one building plane shall be avoided. The size
and proportion of panes shall correspond to the overall proportioning of the elevation.
Accent windows that have a different or articulated shape or utilize multi-panes shall be
used as an accent element to create interest on building elevations. Windows are to be
consistent with the regional Spanish style.
The entry ofresidential dwelling units shall be articulated as a focal point of the building's
front elevatiQn through the appropriate use of roof elements , colwnns, porticos , recesses
or projections, windows or other architectural features.
Sufficient stacking dis~ces at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
2.48
Front porches shall be designed, where feasible, as an integral part of buldings
to provide visual interest, as well as to promote social interaction among community
residents by providing outdoor living spaces oriented to the front of the dwelling unit.
Incorporate porches and balconies to function as extensions of interior spaces , to provide
shaded outdoor living spaces.
Specific Plan 03 ~067
Porches and balconies shall be designed as an integral component of the building and not
as a poorly conceived add-on element.
The design of porch fill:d balcony railings shall complement the building's architecture and
style.
Second stocy balconies are encouraged to provide visual interest.
Columns
Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the building.
Colwnns may be used as a free-standing form , or as support for roofs and balconies.
Chimneys
Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from
the building.
Specific Plan 03-067 2.49
SC>LIO LOW WALL
Building Details
All mechanical equipment shall be screened from view by walls or fences compatible with
the building architecture, or by plant material adequate in size to provide proper screening.
The materials, colors, and forms of catJ>ort structures shall be consistent with the
architectural style of the neighborhoods in which they are located.
Accessory structures shall be consistent with the architectural style of the adjacent buildings.
All flashing, sheet metal, and vents shall be, wherever possible, painted or screened from
view in a manner which is compatible with the building architecture .
Common Space Elements
All residential areas shall have fully enclosed trash enclosures. which are compatible in
material, color and design with the building architecture.
Support facilities such as recreation buildings, permanent leasing offices, mail stations,
etc .• shall be designed in the same architectural style, and to the same level of detal1 and
articulation, as the main buildings they support.
8. Residential Sit.e Planning Criteria
Single-Family Detached
The following concept shall be incorporated into the design of single-family detached neighbor-
hoods:
The street layout within residential neighborhoods shall provide view corridors to the
pedestrian pathways, open space, and landscape elements, thereby unifying pedestrian
circulation and site landmarks, where feasible.
The use of parkways or greenbelt gardens connecting the residential courts is encouraged
in the design of ~ighborhood streetscapes .
Specific Plan 03-067 Z.51
Where two-story units are located adjacent to one another, the side second story of at least
one unit shall be stepped back, where feasible, to create a single-story plate line along the
common side yard.
The location of dwelling units may include a random mix of front entry and side entry garages,
along with a motor court concept, where feasible, to provide variety to the street scene.
Single-Family Attached
The general site planning concepts established for the single-family detached neighborhoods also
apply to the single-family attached neighborhoods. In addition the following concept shall be
incorporated into the design of single-family attached neighborhoods:
2.52
Neighborhood entry roadways shall focus on an amenity or a community open space
feature or landmark, where feasible.
The street layout within residential neighborhoods shall provide view corridors to the
open space and other special commwtlty features and landmarks, where feasible. In
addition+ the view corridors should also provide physical access to these community
features, where feasible.
The design of streets shall be pedestrian oriented The use of parkways is encouraged in
the design of neighborhood streetscapes, where feasible.
15"' W' ,.(( S,tf,~
Proj11d S;)"A1'
P ,,.,.,.,,e,, Tt,,,..,,
s-in..t r .... s
2. 7.S Grading Design Standards and Guidelines
The following Guidelines are provided to give general direction to grading design. The primary
focus of these Guidelines is to minimize the visual impact of grading by shaping the landfonn to
reflect a more natural topography. The existing relatively flat character of theSpecific Plan 03-067
site will require a carefully thoughtout grading design to significantly alter the natural landform
to create drama and visual excitement
These Guidelines are intended to outline approaches to landfonn alterations which accomplish
this drama and yet sensitively blend graded areas with the adjacent topographic conditfons. Since
the majority of Coral Mountain property is generally without significant contour or grade, it is
anticipated that landform alteration associated with the development will 'be substantial in order
to achieve the development goal of the creation of unique and dramatic landfonn within the golf
course, residential, and open space area of the plan.
Grading Concepts and Standards
Landfonn alteration proposed as a part of construction within the project site boundary is subject
to review and approval by the developer as part of the plan review procedures.
Such review shall include, but not be limited to, the following criteria :
Manufactured slopes should be varied in cross-section and along the slope length that utili ze var-
ied gradients .
Manufactured landforms at development edges shall be recontoured to a transition to their exist-
ing grade.
The toe and crest of any manufactured slope in excess often feet (10 ') in height shall be rounded with
vertical curves to to create natural, nonabrupt grade changes.
All graded slopes shall be revegetated and irrigated in accordance with the landscape architectural
and resource management standards outlined in these Guidelines, and as approved by the developer.
Where residential access across drainage courses occurs it shall be accomplished by a bridge or
ae sthetically enhanced culvert Where these improvements occur, natural materials may be used
for slope bank protection .
Benns, channels, swales , etc., shall be graded in such a way as to be an integral part of the grad-
ed and/or paved surface, and shall be designed with smooth vertical transitions between changes
in slope.
Grading and Drainage Plans must be prepared under the direction of a licensed Civil Engineer.
Specific Plan 03~067 2.53
the majority of Andalusia Country Club property is generally without significant contour or
grade, it is anticipated that landform alteration associated with the development will be
substantial in order to achieve the development goal of the creation of unique and dramatic
landform within the golf course, residential, and open space area of the plan.
..
_,
2.9 Plant Material Palette
The theme of the landscape architecture at the Specific Plan 03-067 project is to create a lush
desert character of visual variety and textural interest while complying with water conserving
techniques based on plant selection and 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 Specific Plan 03-
06? projec~ the plant material palette suggested gives guidance to builders and developers with-
in 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 are relatively successful in the unique soil
and climactic conditions of project site.
PLANT PALETTE
HOl\'\I< \l.'\\lr <0\l\ICl''\\ll.
Trees
SHRUBS:
Acacia salicina
Acacia saligna
Acacia smalli
Acacia stenophylla
Brachychiton populneus
Cercidium floridum
Cercidium. hybrid
Cercidium praecox
Chamerops humilis
Chilopsis Iinearis
Citrus Specie&
Cupressus sempervirens
Fraxinus Uhdei 'Majestic Beauty'
Geijera parviflora
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Olea europaea
Olneya Tesota
Parkinsonia aculeata
Phoenix dactylifera
Pinua eldarica
Pinus halepensis
Prosopis chilensis
Rhus lancea
Schinus Terebinthifolius
Thevetia peruviana
Ulmus pacvifolia
Washingtonia filifera
Washingtonia robusta
Caesalpinia pulcherrima
Carissa grandiflora
Cassia nemophilla
Dietes vegeta
Specific Plan 03~067
Weeping Wattle
Blue LeafWattJe
Desert Sweet Acacia
Shoestring Acacia
Bottle Tree
Blue Palo Verde
Desert Museum
Sonoran Palo Verde
Med . Fan Palm
Desert Willow
Citrus
Italian Cypress
Evergreen Ash
Australian Willow
Crape Myrtle
Feather Bush
Olive
Desert Ironwood
Mexican Palo Verde
Date Palm
Afghan Pine
AleppoPiae
Chilean Mesquite
African Sumac
Brazilian Pepper Tree
Yellow Oleander
Elm
CaJifornia Fan Palm
Mexican Fan Palm
Red Bird of Paradise
Natal Plum
Desert Cassia
Fortnight Lily
2.55
Dodonaea viscosa
Hemerocallis hybrid
Heteromeles arbutifolia
Hibiscus species
Justicia califomica
Leucophyllum Species
Myrtus communis 'Compacta'
Nandina. domestica
Photinia fraseri
Pho!Dlium tenax
Pittosporum tobira
Prunus caroliniana
Rhaphiolepis indica
Rosmarinus officinalis
Ruellia brittonis •Katie'
Ruellia. califomica
Sophora secundlflora
Tecoma stans 'Angustata'
Tecomaria capensis
Xlyosma coogestum
GROUNDCOVER:
VINES:
ACCENTS:
2.56
Acacia redoleos
Baccharis "
Bougainvillea
Dalea greggii
Lantana camara
Lantana montevidensis
Myoporum parvifolium
Oenothera berlandieri
Prlmroae
Pyracantha fortuneana
Rosmarious officinalis
Turf
Verbena species
Aotigonon leptopus
Bougainvillea species
Clytostoma callistegioides
Ficus pwnila
Macfadyena unguis-cati • Cat's Claw
Rosa bankaiae • Lady Bank's Rose
Annual Colo r
Agave deserti
Agave desmeitiana
Aloe barbadensis
Dasylirion wheeleri
Hesperaloe parviflora
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina microcatpa
Phonniwn tenax
Green Hopseed Bush
Daylily
Toy on
Hibiscus
Chuparosa
Texas Ranger
Compact Myrtle
Heavenly Bamboo
Photinia
New Zealand Flax
'Wheeler's Dwarf'
Carolina Laurel Cheny
India Hawthorn
Rosemary
Compact Ruellia
Ruellia
Texas Mountain Laurel
Yellow Bells
Cape Honeysuckle
N.C.N.
Desert Carpet
'Centennial'
various
Trailing Indigo Bush
'New Gold'
Purple Trailing Lantana
Prostrate Myoporum
Mexican Evening
Firethom
'Prostratus'
Verbena
Coral Vine
'Barbara Karst'
Violet Trumpet Vine
Creeping Fig
Desert Agave
Agave
Aloe Vera
Desert Spoon
Red Yucca
Bull Grass
Deer Grass
Bear Grass
New Zeallllld Flax
Specific Plan 03-067
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process which allow the use
of creative land planning and design techniques to create master-planned developments incorpo-
rating coordinated building design, integrated greenbelts, private recreation facilities, emphasiz-
ing a separation of pedestrian and vehicular traffic:, and an overall increase in recreational ameni-
ty.
The regulations presented herein are pursuant to Article 8B Auth~rity and Scope of Specific Plans
of the State Planning and Zoning Law of the Government Code, Section 65000 et seq and are in
compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the
City of La. Quinta Zoning Code (9.60.290).
The specific plan overlay district allows variations in tourist commercjal land uses as provided by
Section 9 .40.030 (per General Plan Policy 2-1 .1.9). Specifi c plan densitie s, developm ent stan-
dards and other features will be made consistent with the Gen eral Plan by adoption of this
Specific Plan.
Pentdtted Uses. The Specific PJan 03-067 delineates the pennitted uses within the plan area
boundaries de.fined within Planning Area I through Planning Area VI. Uses are tailored to indi-
vidual site locations within the Specific Plan 03-067 plan boundary. the existing stre& systems ,
topography, and other.characteristics.
Zonilig Designation. The Specific Plan 03-067 specifies overlay zoning adopted in conjunction
with approval of the Specific Plan document Upon approval. the Specific Plan 03-067 become s
an integral part of the zoning for the property within the plan. boundary and, for the plan area,
becomes the Official Zoning for the City of La Quinta Property z.oning shall consist of the base
district symbol followed by the specific plan symbol in parentheses; for example, Low Density
Residential -LDR would be noted as LDR(RSP).
Specific Pla n 03-067 3.1
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for PlatUling Area I through
Planning Area VI as delineated in the Planning Area Exhibit and are presented in the fo1Jow3ng
order:
Planning A1·ea I
Golf Course GC-(RSP)
USES AND STANDARDS
Description of Uses in Planning Area I
Zoning and Development Regulation and S1andards
Planning Area ll
Low Density Residential LDR -(RSP)
USES AND STANDARDS
Description of Uses in Planning Area 1I
Zoning and Development Regulation and Standards
PJanoing Area ill
Low Density Residential LDR -(RSP)
USES AND STANDARDS
Description of Uses in Planning Area III
Zoning and Development Regulation and Standards
Planning Area IV
Golf Course GC -(RSP)
USES AND STANDARDS
Description of Uses in Planning Area N
Zoning and Development Regulation and Standards
Planning Area V
Neighborhood Commercial NC-(RSP)
USES AND STANDARDS
Description of Uses in Planning Area V
Zoning and Development Regulation and Standards
Planning Area VI
Golf Course GC -(RSP)
USES AND STANDARDS
Description of Uses in Planning Area VI
Zoning and Development Regulation and Standards
3.2, Specific Plan 03-067
Medium Density Residential RM - (RSP)
RL
CN
3.1.1 Planning Area I
GOLF COURSB-GC -(.RSP)
Description ofUres in PlaMingArea I
//
The following section establishes the permitted land use and development standards for property
designated as GC within Planning Area T as depicted on the Land Use Plan. Golf Supporting Use
andFacilities address all land within Planning Area I.
Within the overall plan boundary, Planning Area I proposed 11 acres development uses and stan-
dards for the Specific Plan 03M067 Golf and Recreation Club, resident and guest serving recre-
ation amenities and supporting uses.
A Golf Coarse Residential Specific Plan ~P) overlay for this project area is proposed to
address land use within Planning Area I with development regulation and criteria presented herein
Planning Area I of the Specific Plan 03-067 establishes standards for the location and develop-
ment of recreation amenities consistent with the resort oriented nature of the project and project-
ed trends in golf supporting facilities to serve the two 18 hole courses of Specific Plan 03-067.
A. Purpose rind lnte11t. To provide for the development and regulation of a range of special-
ized resident and guest serving uses oriented to Golf and Tennis Club, resident and guest serving
recreation center and supporting uses, located in areas designated within Planning Area I in the
Specific Plan.
B. Permitted Uses. Permitted uses for land designated GC on the Land Use Plan and/or
Proposed Zoning exhibits as GC-(RSP) i~cludes all cw-rently existing allowable uses delineated
in the Golf Course district delineated in the La Quinta Zoning ordinance and as specified within
this Specific Plan.
C. Temporary & /11terim Uses. Temporary or recurring outdoor event staging facilities and
related uses serving the use and on-site construction and site guard offices including relocatable
buildings. Temporary golf house, sales and marketing buildings and offices are allowed.
D. Accessory Uses. Resort recreation and stage areas, and maintenance facilities and sites.
Signs, fences . and walls. subject to the ·design criteria set forth in this Specific PJan
document Satellite dish and other antennas, subject to this Specific Plan.
E. Otlier Allowable Uses . Water wells and pumping stations, water tanks and reservoirs, pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or deve1oper in water
management and conservation.
F. Allowable Site Coverage. As specified herein
G. Development Standards. The following development standards apply to property proposed
Specific Plan 03-067 3.3
For development designated on the Land Use Plan and/or Proposed Zoning exhibits as GC-
(RSP) and as described within the text of this Specific Plan. Standards are established for all
buildings, structures and uses within Planning Area I.
BUILDING DEVELOP:MENT STANDARDS
Max. Building Height
Max. No. of Stories
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
35 ft.*+
2
8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
10 ft.***
Max. Parking Required 1 space/250sf* * * *
+Height is limited to 22' for a setback of 150' from R.0.W. on Madison & Avenue 58 .
•Not including chimney projections, bell towers, spires, etc .
.. AC Units, trellis clements, pools, and spas are allowed to encroach into side and rear setback areas. * .. 2' of the 10' ht may be retaining with 8' freestand ing.
00The area (sf) ofthe cart garage will not be included in the parking requirement calculation .
The following uses are permitted in Planning Area I.
3.4
1. Recreation Uses
Outdoor lawn and recreation uses .
Golf and Tennis clubs or complexes .
. Health and fitness clubs & Spas.
Golf course & turf/landscape areas .
Live entertainment as an accessory use to a "one-time,, event.
2. Semi-Public Uses
Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails and storage facilities.
Swimming pools and spas.
3. Lodging Uses
Not allowed
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use to
Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
Specific Plan 03-067
5. Temporary & interim Uses
** Interim event par.king lots for events anticipated to extend over three or more days of use.
Temporacy outdoor event staging facilities.
**Temporary outdoor event staging facilities anticipated to extend over three or more
days of use.
*"'Construction and site guard offices in relocatable buildings.
• A single asterisk indicates an allowable use requiring approval of a Conditional U.-;e Permit
from the La Quinta Pkuming Commission.
••A double asterisk indicates an allowable use on a temporary basis requiring approval from the
La Quin/a Community Development DU'ector.
OPEN SPACE LAND USE
Open Space land in Planning Area I is defined by the areas adjacent to the recreation club ameni-
ties. Criteria related to development of the open space surrounding recreation club facilities is
presented and aUowable in all areas of Planning Area identified. The following development
standards apply to the construction of club/recreation fucility buildings for supporting structures
within the golf course zon.e on property designated as GC ~ (RSP) on the Land Use Plan.
ANcn..LARY BUILDING DEVEWPMENT STANDARDS
l"I 1.\1 < I"\ \TIT\'
Max. Building Height
Max. No. of Stories
Min. Setback from :
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
Maximum Allowable Screen Wall Height
t Height is limited to 22' for a sotbaok or 150' from. R.O .W. oa Madisoo & Avcmie 58.
28 ft.•t
1
2 ft.
2 ft.
5 ft.
5 ft.
10 ft
10 ft.
•Not including flllgpoles, chimnl:.)• projections, bell towers, spires, or building projcctio11s that arc nonessentinl to the fonctionru
space of the oommc:rcial building (i.e. bell towers coo..)
Specific P1ru.> 03-06 7 3.5
3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN RL-(RSP) USES AND STANDARDS
Ducription tif Uses m Pbnning An.& Il
Planning Area II encompasses development uses and standards for the Specific Plan 03~067 Villas
and Casitas as well as ancillary supporting recreational uses and areas. This Planning Area is
located centrally within the eastern half of the project site and encompass ed 16 acres of land.
Planning Area Il of the Land Use Plan proposed, within its boundaries , one underlying zone, Low
Density Residential LDR -(RSP).
A Residential .Specific Plan (RSP) overlay for Planning Area II is proposed to addres s residen1ial
supporting uses land use within Planning Area II with development regulation and criteria pre-
sented herein, The development criteria for open space, passive, and active recreation areas and
other uses is also delineated for Planning Arca II berein.
RESIDENTIAL SPECTFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the pennitted land use and development standards for property
designated as Low Density Residential Specific Plan LDR -(RSP) on the Land Use Plan 1 within
Planning Area JI.
A. Purpose a1ul l11te11t. To provide for the development and regulation of a range of special-
ized residential uses oriented to Golf club and resort lifestyle activity, located in areas designated
within Planning Area Il in the Specific Plan . Represemative land use include Residential owner-
ship, short term and long term rentals, and leasing uses as well as supporting open space and
recreational use.
B. Perlllitl:ed Uses . Pennitted uses for land. designated LDR ~ (RSP) on the Land Use Plan
and/or Proposed Zoning exhibits as LOR -(RSP) includes all currently existing residential serv-
ing uses and allowable uses delineated in the Cow Density Residential district description of the
La Quinta Zoning ordinance and as specified herein.
C. Ten¥torary & lnterlni Uses. Temporary or recurring outdoor event staging facilities and
related uses serving the Residential use and on-site construction and site guard offices includ[ng
relocatable buildings. Temporary saJes and marketing buildings and offices may be allowed
D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facilities
and sites. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan doc-
ument SateHite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses . Water wells and pumping stations, water tanks and reservoirs. pub·
lie flood control facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation. ·
3.6 Specific Plt111 03-067
RM
Medium Density Residential RM - (RSP).
designated as Medium Density Residential Specific Plan RM - (RSP) on the Land Use Plan,
within Planning Area II.
RM
RMing uses and allowable uses deliniated in the Medium Density Residential district description
of the La Quinta Zoning ordinance and as specified herein.
F. Development Sta11dards. The following development standards apply to property proposed
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Low
Density Residential LDR -(RSP) and as described within the text of th.is Specific Plan .
Standards are established for Low Density Residential LDR -(RSP) buildings, structures and
uses within Planning Area IL
Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area II as described within the text and graph-
ics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
II I \I (JI \ './Tf \"
Max Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking St.all Curb
Pedestrian Circulation Wa1ks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
2
1500 sq/ft
10 ft.
5 ft.
5 ft .
. ·. lO ft.**t
0 ft.**t
8 ft.***·
Per Current Code
t Height is limitt:d. to 22' for n setback of 150' from RO.W: ou Madison & Avenue 58.
*Not. including chi.muey projections, bell towers, spires_ etc_
•• AC Units, trellis elements, pools, Md spas are allowed to encroach into side and rear ~back areas.
*-' 2' of the 8' ht. m~ be retaining with 6' frees1Jmding.
The following uses are permjtted in Planning Area II.
L Recreation Uses
Outdoor lawn and recreation uses.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one-time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space area
Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3 . Lodging Uses
Residential use as delineated within this 3.1.2 herein.
Sp ecific Plan 03-067 3.7
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Medium
Density Residential RM - (RSP) and as described within the text of this Specific Plan. Standards are
established for Medium Density Residential RM - (RSP) buildings, structures and uses within
Planning Area II.
4. Acces.~·ory Uses
Private parking lots, carports and open·air parking stalls as an accessory use to
residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5 . Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular buildings.**
Interim event parking lots for events anticipated to extend over 'three or more days of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three or more days
of use.**
* A single asterisk indicates an allowable use requiring approval of a Co11di.tiv11al Use Permit from the IA Quinta
Planu;ng Commi.~~1io11.
•• A double asterisk indicates an 111lowable use on a temporary basis requin'ng appraval from the La Q11tma
Carmmmfty Development Diret1or.
OPEN SPACE LAND USE
Open Space land in Planning Area lI is defined by th.e areas adjacent to the residential units.
Amenity and supporting facilities are located on adjacent fingers of greenbelt within the devel-
opment plan and may be pools, fountains, spas, etc. Development criteria is defined herein. The
following development standards apply to the construction of buildings for supporting residential
unit and recreational features (such as satellite pool buildings) on property designated as Low
Density Residential LDR -(RSP)on the Land Use Plan.
ANCil.LARY BUILDING DEVELOPMENT STANDARDS
Ill \I 01 \\llT\
Ma.x. Building Height
Max.. No . of Stories
Min. Setback from:
Structure Selback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
Maximum Allowable Screen Wall Height
t Height is limited to 22 'for asctb:ick of ISO' from R.0.W. on Madison & Avenue 58 .
28 ft. *t
1
2 ft .
2 ft .
5 ft.
5 ft.
10 ft.
10 ft
•Not including flmgpolc;s. chimney projections, bell towers, spires, or building projections !hat are noncssentia [ to the fimctional
spaco oftllt oommeteinl building (i.e. bell towers etc.)
3.8 Specific Plan 03:..06 7
unit and recreational features (such as satellite pool buildings) on property designated as
Medium Density Residential RM- (RSP) on the Land Use Plan.
3.1.3 Planning Area ID
RESIDENTIAL SPECIFIC PLAN LDR-{RSP) USES AND STANDARDS
Description of Uses in PlannJngAren m
Within the overall plan boundary, Planning Area III encompasses development uses and standards
for the Coral Mountain proposed residential grounds as well as ancilhuy supporting recreational
uses and areas. This Planning :Area is located throughout the project site and encompasses 477
acres.
Planning Area III of the Land Use Plan proposed, within its boundaries, one underlying zone,
Low Densicy Residential LDR -(RSP).
A Residential Specific Plan LDR-(RSP) overlay for Planning Axea 1Il is proposed to address res-
idential supporting uses Jand use within Planning Area Ill with development regulation and cri-
teria presented herein. The development criteria for open space, passive, and active recreation
areas and other uses is delineated for Planning Area nr herein .
RESIDENTIAL SPECIFlC PLAN (RSP) USES AND STANDARDS
The following section delineates the pem1itted land use and development standards for property
designated as Low Density Residential Specific Plan LOR -(RSP) on the Land Use Plan, within
Planning Area III.
A. Purpose and Intent. To provide for the development and regulation of a range of special-
ized residential uses oriented to golf club and resort lifestyle activity, located in areas designated
within Planning Area ID in the Specific Plan. Representative land use include residential owner-
ship, short term and long tenn rentals. and leasing uses as well as supporting open space and
recreational use .
B. Permitted Uses. Pennitt.ed uses for land designated LDR -(RSP) on the Land Use Plan
and/or Proposed Zoning exhibits as LDR -(RSP) includes all currently existing residential serv-
ing uses and allowable uses delineated in the Low Density Residential district description of the
La Quinta Zoning ordinance and as specified herein . Sales and marketing buildings and offices
are allowed.
C. Temporary & Interim Uses. Temporary or recwring outdoor event staging facilities and
related uses serving the resjdential use and on-site construction and site guard offices including
relocatable buildings.
D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facilities
and sites. Signs, fences and walls> subject to the design criteria set forth in this Specific Plan doc-
ument Satellite dish and other antennas , subject to this Specific Plan.
E. Otller A/lqwabfe Uses. Water wells and p!Jmping stations, water tanks and reservoirs, pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation.
Sp,,cific Pla.u 03-067 3.9
250
RL
RL
RL
RL
RL
RL
F. Developmellt Standards. The following development standards apply to property proposed
for development designated on the Land Use PJan and/or Proposed Zoning exhibits as Low
Density Residential LDR -(RSP) and as described within· the text of tills Specific Plan.
Standards are established for Low Density Residential LDR -(RSP) buildings, structures and
uses within Planning Area HI.
Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area lil as descnbed within the text and graph~
ics of this Specific Plan.
BUJLDING DEVELOPMENT STANDARDS
111:\I Ol .\'\ll'l\
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. [nterior/Exterior Si.de Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft. •t
2
1500 sq/ft.
lO ft.
5 ft.
5 ft.
10 ft .**
5 ft .
8ft.0 •
Per Current Code
t Height is limited ID 22' for a selhaclc of 150' from R.O.W. on Madison & Avcnut 58.
•Not including chilll!ley projections, bell towers, spirt.s, ote. *• AC Un.its, trellis elements, pools, and Bpa!I art allowed to encroach into side and rear setback a~os.
••• 2' oflhe g• ht. may be retainiDg with G' freestanding .
The following uses are permitted in Planning Area UL
L Recreation Uses
Outdoor lawn and recreation uses .
Pool/spa and water recreation uses .
Live entertainment as an accessory use to a "one>-time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
Swimming pools and spas .
3. lodging Uses
Residential use as delineated within this section 3.1.3.
3.10 Specific Plan 03-067
RL
RL
4. Accesso1y Uses
Private parking lots, cmports and open-air parking stalls as an accessory use to residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim l/.~·e.1·
Sales qffeces, construction and site guard offices in relocatable or modular buildings.**
Interim event parking lots for events anticipated to exiend over three or more days of use."'*
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three or more
days of use.**
* A single asterisk indicates an allowable use req11Jring approval of a Cmidiliona/ Use Permit jiom the la Q11f11ta
PlafJning Commis.<J•ion.
•• A doobie asterisk indicates an allowable use on a temporary basis requiring appr(1Wll· from the /..a Q11i1Tta
Commtmily DewloprncttJ Direc!Qf'.
OPEN SPACE LAND USE
Open Space land in Planning Area III is defined by the areas adjacent to the residential wiits.
Amenity and supporting facilities are located on adjacent fingers of greenbelt within the devel-
opment plan and may be pools, fountains, spas, etc. Development criteria is defined herein. The
folle>wing development standards apply to the construction of buildings for supporting residential
unit and recreational features (such as satelJite pool buildings) on property designated as Low
Density Residential LDR -(RSP)on the Land Use Plan .
ANCILLARY BUILDING DEVELOPMENT STANDARDS
11 n1 Ol \\ nn
Max. Building Height
Max. No. of Stories
Min. Setback :from:
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
Maximum Allowable Screen Wall Height
28 ft.*t
1 .
2 ft.
2ft.
s ft.
5 ft.
10 ft.
10 ft.
1 HelGIU is limited to 22' for o. sctb3ek or l50'from R.O.W. on Madison &Avenue 58.
Not uiclucling flagpoles, chimney projections, bell low~rs, spires, or building projections that 3re nonessential to th~ fun ctional
space of the co1M1~ial building (i .e. bell towors etc.)
Specific Pl~n 03-067 3.11
RL
3.1.4 Planning Area IV
GOLF COURSE GC-(RSP) USES AND STANDARDS
Description of Uses in PISnning Are1l IV
Within the overall plan boundary, Planning Area IV encompasses development uses and standards
for the Specific Plan 03-067 proposed Golf Course maintenance facility as well as anciJiary sup-
porting golf uses. This 3 acre Planning Area is located at the intersection of Madison Street and
Avenue 60 on the southern boWldmy of the project site.
Planning Area IV of the Land Use Plan presently has, within its boundaries, one Wlderlying zone,
GC-(RSP).
A Specific Plan (RSP) over.lay for Planning Area IV fa proposed to address gol f cours e support-
ing uses land use within Planning Area IV with development regulati on and criteria presented
herein. The development criteria for other uses is delineated for Planning Area IV herein .
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates fue permitted land use and development standards for property des-
ignated as Golf Course Specific Plan GC-(RSP) on the Land Use Plan, within Planning Area IV.
A. Purpose and lnunt. To provide for the development and regulation of a range of special-
ized maintenance uses oriented to golf course maintenance activity, located in areas designated
within Planning Area [Vin.the Specific Plan. Representative land use include golf and open
space maintenance building use and supporting ancillary functions to that use.
B. Permitted Uses. Pennitted uses for land designated GC -(RSP) on the Land Use Plan
and/or Proposed. Zoning exlubits as GC-(RSP) includes all currently existing maintenance build-
ing serving uses and allowable uses delineated. in the Golf Course district description of the La
Quinta Zoning ordinance and as specified herein .
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and
related uses serving the maintenance use, and on-site construction and site guard offices, and relo-
catable buildings.
D. Accessory Uses. Fuel and supply storage incidental to the operations of the maintenance facil-
ities and sites. Signs. fences and walls, subject to the design criteria set forth in this Specific Plan
document as as required by law. Satellite dish and other antennas, subject to this Specific Plan .
E. Other Allowable Uses. Water wells and pumping stations , water tanks and reservoirs, pub ~
lie flood controJ facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation .
F. Develop1t1e11t SfJT.ndards~ The following development standards apply to property proposed
· for development designated on the Land Use Plan . and/or Proposed Zoning exhibits as Golf
Course GC -(RSP) and as described within the text of this Specific Plan. Standards are estab-
lished for Golf Course GC -(RSP) buildings, structures and uses within Planning Area IV.
3.12 Specific Pl!ln 03-067
BUILDING DEVELOPMENT STANDARDS
I I I \I C,H \ '\ I I I Y
Max. Building Height
Max. No. of St.cries
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable WaU Height
Max. Parking Required
28 ft. *t
1
8 ft.
5 ft .
5 ft.
10 ft .**
5 ft.
8 ft.***
Per Current Code
t Height is limited to 22' for ll scd>nck of 150' from RO.W. on Mlidison & Avenue 58.
>tNot including chimuey projections. bell towccs, spires, etc.
•• AC Units, trdlis elemCD1s, pools, and spas are allowed to cnCTOICh into side and rear .sethlick areas.
'lltf'2' oflhc 8' ht may be TC!llining with 6' ~t:anding.
The following uses are pennitted in Planning Area IV.
1. Recreation Uses
Outdoor lawn and recreation uses.
2. Semi-Public Uses
Maintenance building uses, and passive and active open space area.
Swimming pools and spas.
3. Special Uses
Fuel storage, fertilizer storage, and use incidental to maintenance building functions
4. Accessory Uses
Prjvate parking lots, carports and open-air parking staJls as an accessory use to
maintenance builrung uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan .
5. Temporary & Interim Use.~
Site guard offices in relocatable or modular buildings .**
Interim event parking lots for events anticipated to ex.tend over three or more days
of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event st.aging faciHties anticipated to extend over three or more days
of use.**
•A single asterisk indicates an allowable use 1-equfr;ng approval of a Conditional Use Permit from the La Quinta
Pk11111l11g Comm/ssfo11.
•• A double asterisk indicates an allowable use on a. temporary basis requiring approl'al from the I.a Quinta
Community Deve{vpmerit Di.recfo1:
Specific Pln.u 03-067 3.13
3.1.S Planning Area V
NEIGHBORHOOD COMMERCIAL NC~(RSP) USES AND STANDARDS
Description of Uses in Planning Ares V
Within the overall plan boundary, Planning Area V encompasses development uses and standards
for the Specific Plan 03-067 Neighborhood Commercial center as we1l as anciJJary supporting
uses. This Planning Area is located at the intersection of Madison Street and Avenue 58 on the
northern boundary of the project site.
Planning Area V of the Land Use Plan propQSed, within its boundaries, one underlying zone,
Neighborhood Commercial NC{RSP) on JO acres of Jand.
Pennitted uses in the NC Zoning District will combine essential day-t<rday neighborhood goods
and services, tourism and visitor-based retail restaurant and limited entertainment
opportunities,and facilities ne-cessary for the operational demands of such uses . The following uses
are permitted in Planning Area V with review of development proposals generally conforming to
this Specific Plan and may require submittal of Et Site Development Permit, Temporary Use Pennit,
or other long or short term approval package at the discretion of the Community Development
Department.
NEIGHBORHOOD COMMERCIAL NC -(RSP) USES AND STANDARDS
The folJowing section delineates the permitted land use and development standards for property des-
ignated as Neighborhood Commercial NC-{RSP) on the Land Use Plan, within Planning Area V.
A. Purpose and llUent. To provide for the development and regu)ation of a range of special-
ized neighborhood serving commercial and retail uses oriented to Golf club and resort lifestyle
activity. located in areas designated within Planning Area V in the Specific Plan. Representative
land use includes neighborhood serving commercial and retail use and supporting ancillary func-
tions to those uses.
B. Pennitted Uses. Permitted uses for land designated Neighborhood Commercial NC-(RSP)
on the Land Use Plan and/or Proposed Zoning exhibits as Neighborhood Commercial NC-(RSP)
includes all currently existing maintenance building serving uses and allowable uses delineated in
the Golf Course district description of the La Quinta Zoning ordinance and as specified herein.
C. Temporary & Interim. Uses. Temporary or reCWTing outdoor event staging facilities and
related uses serving the Commercial use, on-site construction and site guard offices and relocat-
able buildings . Temporary sales and marketing buildings and offices are allowed.
D. Accessory UKes. Signs. fences and wal1s, subject to the design criteria set forth in this
Specific Plan document as as required by law. Satellite dish and other antennas, subject to this
Specific Plan.
3 .14 Specific Pl/\n 03-067
4.5
uses. This Planning Area is located at the Southeast corner of Madison Street and Avenue
58 on the northwestern boundary of the project site.
CN
CN
CN
CN
CN
CN
CN
E. Otlter Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation.
F. Devilopnumt Standards. The following development standards apply to property proposed
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Golf
Course Neighborhood Commercial NC-(RSP) and as described within the text of this Specific
Plan. Standards are established for Neighborhood Commercial NC -(RSP) buildings, structures
and uses within Planning Area V.
Neighbm ·hood Commercial and Development Standards
These standards apply to all land within Planning Area V as described within the te>..1 and graph-
ics of this Specific Plan.
BUILD1NG DEVELOPMENT STANDARDS
111.\I C.ll \:\Hl'I
~imum Structure Height
Maximum Nutnber of Stories
Minimum Front Setback
Minimum Rear Setback
Minimum Parking
Maximum Lot Coverage (F.A.R.)
Minimum Building Setback to Avenue 58
Minimum Building Setback to Madison Street
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
35 ft.*
2
10 '
10'
1 /250'GLA
.25
25 ft .
25 ft
5/10 ft.
10 ft .
•Architectural and roof projections not providing habitable or otherwise unusable gpace,. such as chimneys,
spires, finials, and similar femmes shall be permitted to extend up to ten feet. above the moximum struc11Ire
height.
The full owing uses are permitted in of Planning Area V
1. Retail Us~·. Retail merchandise sales of limited goods (goods that can be carried out by
the customer), such as antiques, appliances, bicycles, wholesale and/or retail foods , newspaper
and magazines, tobacco products, kitchen and bath shops, video and audio equipment, clothing,
pets and pet supplies, office equipment and suppJies, party and/or costume rentals, sporting
goods, home furnishings, hardware and home improvement items, and other related items.
2. Public Uses. Restaurant"S and prepared food service facilities including restaurants , deli~
ca.tessen, tea , coffee and ice cream shops, pizzerias, and similar uses. Prepared food sold specif-
ically for on-site consumption, with indoor/outdoor sea.ting. Such uses include tine dining and
other low to medium turnover restaurant ; cocktail lounges , dinner clubs, sports bar/lounge,
bar/grill, night clubs and similar uses, with alcohol sales for on-site· conswnption only, along with
live, recorded or other entertainment in or outdoors such as music and/or dancing, karaoke, arcade
games, pool, billiard or shuftleboard tables, etc.
Specifi c PlEttl 03-067 3 .15
CN
CN
3. Special Ul;es. Professional service offices providing limited sales, such as medical., denta~
veterinary clinic, dietician, optician, catering, attorney, real est.ate, banking, mortgage
broker, sociaJ and community service offices, property management, financial services,
beautician, barber, reproduction service, tailor, cleaners and laundry, posml services, shoe,
watch, jewelry and bicycle repafr, and similar uses . Offices with larger scale service
aspects , such as limousine and auto renml . Indoor or outdoor professional art studios , dis
plays and/or galleries, for alJ artistic endeavors and production, to focJude dance, painting,
sculpting, ceramics, jewelry, glass blowing, photography, handmade fumitur<; stone cutting,
and similar activities. There may be sales, presentations and displays or demonstrations to
the public.
4. Acce~·sory U~·~
Private parking Jots, carports and open-air parking stalls as an accessory use to commercial
building uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Site guard offices in relocatable or modular buildings.**
Interim event parking lots for events anticipated to extend over three or more days of use.~'*
Tetnporaiy outdoor event staging faciHties.
Temporruy out.door event staging fucilities anticipated to extend over three or more days of use.**
6. Other Allowable Use
Public indoor assembly/entertainment facilities, such as auditoriums, theaters, dinner
theaters, conference center, gymnasium facilities, concert halls and related use . Indoor
facilities for education, training, self-help and improvement, hobbies, or vocational purpose,
both public and private. These may be located in any facilities Indoor/outdoor cultura~
historic and similar displays and galleries for all fypes of artifacts and/or artistic media, such
as museums, auction houses and consigrunent room. Such uses may include sale of display
act pieces.
"' A single a.i.ierisk indicates Ill\ allowable use roquiring approval. <?fa Conditional Use Permit from the La Qui ma
P/01ming C.Ommission.
0 A double asterisk indicates an allowable use on a temporaiy basis requiring approval from the La Quinta
Community Development Director.
The ~nnitted uses in Planning Area V do not preclude other similnr uses which are com·
patible with the specifically identified uses and otherwise meet the criteria for this Specific
Plan and the cwrently approved Neighborhood Commercial District within the La Quinta
Zoning ordinance.
Any detennination on a proposed use whether listed or unlisted herein may be either inter-
nally reviewed by tbe Commwiity Development Director or Planning Manager or referred
to the Planning Commission as a non-hearing item if the Community Development Director
or Planning Manager determines on a case-by-case basis that the public interest would be
better served by such referral.
3.16 Sl?ecific Pla n 03-067
3.1.6 Planning Area VI
Golf Course GC<RSP) USES AND STANDARDS
Description of'Use.s }n PJRoningArca VJ
Within the overall plan boundary, Planning Area VI encompasses 421 acres of development for
the Specific Plan 03-067 proposed Golf Course as well as ancillary supporting uses. This
Planning Area is located 'furoughout the site.
Planning Area VI of the Land Use Plan presently addresses 421 acres within its boundaries, one
underlying zone, GC -(RSP).
A Specific Plan (RSP) overlay for Planning Area VI is proposed to address golf course support-
ing uses land use within Planning Area VI with development regulation imd criteria presented
herein . The development criteria for other use is delineated for Planning Area Vl herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The fo!Jowing section delineates the pennitted land use and development standards for property des-
ignated as Golf Course Specific Plan GC-(RSP) on the Land Use Plan, within Planning Area VI.
A. Purpose a11d Intent. To provide for the development and regulation of a range of special-
ized golf and open space uses oriented to Golf club and resort recreation lifestyle and activity,
located in areas designated within Planning Area VI in the Specific Plan. Representative land use
include golf and open space use and supporting recreation functions to that use.
B. Permitted Uses. Penn.itted uses for land designated GC -(RSP) on the Land Use Plan
and/or Proposed Zoning exhibits as GC -(RSP) includes all currently existing golf serving uses
and allowable uses delineated in the Gotf Course district description of the La Quinta Zoning
ordinance and as specified herein. Sales and marketing buildings and offices are allowed.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and
related uses serving the golf course use and on-site construction and site guard offices including
relocatable buildings.
D. Accessory Uses. Limited food and beverage sales throughout tne golf course area and
accessory facilities (such as comfort stations and vending booths) to that use.
E. Otlter Allowable Uses. Water wells and pumping stations, water tanks and reservoirs. pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or deveJoper in water
management and conservation.
F. Detiefopment Standards. TI1e following development standards apply to property proposed
for development designated OJl the Land Use Plan and/or Proposed Zoning exhibits as Golf Course
Sp.:cific Plan 03-067 3.17
295
295
GC -(RSP) and as descnbed within the text of this Specific Plan. Standards are established for
Golf Course LDR-(RSP) buildings, structures and uses within Planning Area VI .
Golf Course Building Standards
These standards apply to all land within Planning Area VI as described within the text and graph-
ics of this Specific Plan
BUILDlliG DEVELOPMENT STANDARDS
l'l'l:\J ()l .\.\ ITf'l'
Max. Building Height
Ma."C. No. of Stories
Min. Front Yard Setback from:
Street or Parkiog Stall Curb
Pedestrian Circulation Walles
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.•t
2
8 ft.
5 ft.
5 ft.
10 ft .••
5 ft.
8 ft.*"'"'
Per Current Ordinance
t H.cight is limited to 22' for a setback of l SO' from R.O.W. an Madison & Avenue 58.
•Not including chimney projections, bell rowers, spires, eltl. ·
... AC Un.iis, trellis ctcn1eo.ts. pools, and spo.s rue Allowed to encroach ioto sidti And rear setback lll'CDS .
*** 2' of1hc 8' hJ... lllBY be reminillg wilb. 6' fmestanding.
The following uses are permitted in Planning Area VI .
1. Recreation Uses
Golf course use
Pool/spa and water recreation uses.
2. Semi-Public Uses
Maintenance building uses , and passive and active open space area.
Parking facilities for employees of the development.
3. Special Uses
Fuel storage, fertilizer storage, and use incidentn1 to golf course operations
4. Accessory Uses
Pr.vate parking lots, carports and open-air parking stal]s as an accessory use to
maintenance building uses .
Signs in accordance witli this Speeific Plan.
Antennas and satellite dishes in accordance with this Specific Plan .
5. Temporary & interim Uses
Site guard offices in relocatable or modular buildings.**
3 .18 Specific Plan 03-067
GC
Temporary outdoor event staging facilities related to golf operations
Tempora:ry 'outdoor event staging facilities anticipated to extend over three or more days
of use.*•
"' A single asterisk indicates an allowable use requir;,1g approval of a Condilional Use Permit from fhe La Q1,inta
Pla1111ing Com111isslon.
•• A double asterisk indicates an allowable use on a temporary basis raqufrlng approval fronr the La Quinta
C0111111tr11ity De11elopment Di'/'8cto1:
OPEN SPACE LAND USE
Open Space land in Planning Area VI is defined by the areas adjacent to the Golf Course
Supporting facilities are located on adjacent fingers of greenbelt within the development pJan.
The following deveJopment standards apply to the construction of buildings for supporting golf
and residential features (such as restroom buildings) on property designated as Golf Course GC-
(RSP)on the Land Use Plan.
ANCil.LARY BUILDING DEVEWPMENT STANDARDS
11 I \I <.H".\ \ lTIY
Max. Building Height
Max. No. of Stories
Min. Setback from:
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Intcrior!Ex.terior Side Yard Setbacks to adjacent lot
Ma.xim.um Allowable Screen Wall Height
14 ft.*
1
2 ft .
2 ft.
0 ft.
5 ft .
0 ft.
8 ft .
*Not includin$ building projections !hat~ noncs.,,ential to IM fooctionel spnce of the building (i.e. bell towers elc.) whlch may
extend an additional 10' m h~ght
Specific Plan 03-067 3.19
3.2 SPECIFIC PLAN AMENDMENTS
Minor modifications to the approved Specific Plan 03-067 are allowed at the discretion of the
Community Development Director or Designee. Future modifications to the Specific Plan 03-067
must be consistent with the purpose and intent of the current approved Coral Mountain Specific
Plan Amendment .
3.2.1 Specific Plan Amendment Procedures
Minor modifications to 1he approved Specific Plan 03-067 are allowed at the discretion of the
Commwiity Develqpment Director or designee.
A. Changes TJurt Do Not RequireA Specific Pla11.Anzendme11t As development within the
Specific Plan 03-067 progresses, it may be demonstrated that certain detail changes are appropri-
ate in refinement of the Specific Plan; therefore it is intended that the Specific Plan Document
provide flexibility with respect to the interpretation of the details of project development as well
as those items discussed in general terms in the Specific Plaa If and when it is determined that
changes or adjustments are necessary or appropriate. these changes or adjustments shall be made
as an administrative procedure approved by the Community Development Director or designee .
After such administrative change has been approved, it shall be attached to the Specific Plan as
an addendum, and may be further changed and amended from time to time as necessary. Any
such administrative changes do not require a Specific Plan amendment process.
The following changes to the Specific Plan may be made without amending the Specific Plan
03-067:
The transfer of dwe11ing units from one planning area to another within a single planning
area while maintaining the maximum overall Specific Plan dwelling unit n11.mber of units.
• The addition of new infonnation to the Specffic Plan maps or 1ext that do not change the
effect of any regulation. The new information may include more detailed, site-specific
information. If this information demonstrates that Planning Area boundaries are inaccu-
rately designated, based upon the goals of the Specific Plan, said bowidaries may be
adjusted to reflect a more accurate depiction of on-site conditions, without requiring a
Specific Plan Amendment Adjustments to the golf corridors may be made resulting in a
corresponding change to the adjacent developm~nt parcel without the requirement of a
specific pJan amendment.
Changes to the collllnllllity infrastructure such as drajnage systems, roads, water and
sewer systems, etc ., which do not have the effect of increasing or decreasing capacity in
the project area beyond the specified density range nor increase the backbone infrastruc-
ture construction or maintenance costs.
Changes That Require A Specifre Plan. Amendment.
If it has been determin~d that the proposed change is not in ·conformance with the intent of the
current Specific Plan approval, the Specific Plan may be amen.ded in accordance with the proce-
dures set forth in Chapter 9.240 of the City ofLa Quinta Zoning Code.
3.20 Specific Ple11 03-067
Original Specific Plan
and its amendments.
3.3 DENSITY TRANSFER PROVISIONS
The transfer of residential density from one Residential Planning Area to another Residential
Planning Area within the Specific Plan 03-067 boundary is permitted based upon the provisions
h~rein. Revisions to the Planning Area Statistical Summaries made in accordance with these pro-
visions do not require an amendment to the specific Plan . Transfers of density may be approved
to add or reduce the number of units within a given Residential Planning Area up to but not
exceeding 25% of the Target Units for each Planning Area.
Residential density may be transferred from any Residentia1 Planning Area allowing residential
development to any other Residential Planning Area allowing residential development regardless
of Planning Area location or intensity residential land use category. Within the Planning Area
receiving the transferred density, the permitted density need not be evenly distributed to all sub-
divisions which comprise the "receiving" PJanning Area. Application for Density Transfer shall
be made in writing to the Commwiity Development Director or designee and shall include the fol-
lowing:
Location of properties to be involved in the transfer including the Planning Area or other lot or
district designations.
The number of units to be transferred from one planned are to another.
A calculation of acreage for each affected Planning Area showing the current nwnber of allow-
able units, the proposed numbez: of allowable units for the effected Planning Areas, and, if the
transfer is approved, the increas e and decrease {expressed as a percentage of the previous
approval unit count).
The Community Development Director or desig nee shall approve the Density
Transfer if the following conditions are met:
The overall goals of the Specific Plan 03-067 as amended are maintained .
The full range of housing stock remains available .
Community facilities such as schools and parks can accommodate the additional units in the
affected area.
Infrastructure facilities such as roads, sewer, and water can accommodate the additional units in
the affected area.
proposed densities are compatible with existing City of La Quinta General Plan Land Use desig-
nations.
S pecific .Plau 0 3 -0 67 3.21
•.
·'
4 General Plan Consistency
California Government Code (Title 7, Division l, 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.
The Cjty of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreati~n. Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, Air QuaJjty and Housing. Bach element of the General Plan
contains a summary of key issues which direct and gwde that element's goals and policies.
The summary of key issues is used fa the Specific Plan 03-067 as the basis for evaluating the
Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below
followed by a statement of how the projects Specific Plan as amended conforms thereto.
4.1 LAND USE ELEMENT
Maintaining the City's low density residential character with a balance of supporting commercial
and community facilities.
The Land Use Plan of Specific Plan 03-067 designates the majority of the site a.<i low
Density Resideraial as well as Open Space and Go(f use. Supporting commercial Specific
Plan in areas adjacent to existing supporting i11frastn1ct1n-e.
The City enjoys a reputation as a desirable locale. The City's unique and attractive character
stems from a combination of its environmental setting near the moWltains, the "La
Quinta" image ...
The Developer qf the Specific Plan 03-067 Master Plan ery·oys a foundation of hosting
nationally recognized golf events capitalizing on, and reinforcing, the City :r
imique setting jbr championship golf recreation and the 1Wtoriety that comes with
promier sporting event broadcast.s worldwide.
As th.e Commercial development continues in the City, potential incompatibilities
between land uses will need to be addressed. Visual, audible and odoriferous impacts wilJ
have to be addressed ·through design, buffering, screening and other mitigation techniques.
Specific Plan 03-067 de.'ligrmtes the majority of the site as Low Den.~·ity Residential and
championship golf amenities. Supporting and adjacent development is planned in
a variety of heights and elevations in order to minimize the visual impact while
providing greenbelt screens to negative a.ff-property influences such as traffic
noise and related impllcts.
Specific P11W 03-06 7 4 .1
The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design of these walls and other elements of the streetscape
should be coordinated to create more of a continuous appearance throughout the entire community.
The perimeter wall treatment suggested for· Spec{fic Plan 03-067 establishes a conslrtenJ
theme via continuous plantings and wall treatments CLr; envisioned by the City in this statement.
Maintain the City's low density residential character with a balance of supporting commercial
and community facilities.
The Land Use Plan of the Specific Plan 03-067 Specific Plan designates the majority
of the site as Low Density Residential Residential serving commercial del!e/opment
;s planned within the NeighlJorJwod Commerc;al. land use of the Specific Plan.
Development should not be allowed on hillsides nor alluvial fari areas to protect the scenic
resources of the City.
The project boundary of Specific Plan 03-067 is outside of the pristine hill.sides and
alluvial.fan areas and therefore generates no impact to these valuable resources.
4.2 CIRCULATION ELEMENT
4.2
Roadway classifications and design standards should be based on current estimates of
build-out reflecting approved development projects.
Development standards of perimeter roadways are established in the General Plan
Circulation Element. Existfrig and proposed roadway improvements in and around the
project boundary are based on current estimates of build-out and consistent with. the goals
and policies established in tlte Circulation Element of the Genr:ral. Plan.
Alternative circulation system improvements need to be developed to relieve traffic
c-0ngestion along Washington Street.
Specffic Plan 03-067 abuts Madison and Jefferson Streets and takes pr;mary ,md secondary
acaessfrom these roadway.~. Impacts to Wcr.i;hington Street are minimal due to the distance
from the project site. ·
Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process.
peve/opment projeot.s at Specific Plan 03-067 are subject to th;s requirement established
in the Devel.opment Review Process delineated in rms Specific P Ian docwnent as amended.
Pedestrian and bicycle networks should be developed which link activity centers in order to
facilitate recreational wallcing and biking and to establish non~automotive transportation as a
viable alternative to driving.
Internal go{( cart, bicycle, and pedestrian access is incorporated in the Circulation Plan
for Specific Plan 03-067 and i.'I accommodated on the exli;ting and planned roadway .sy.~tem.
8pllcific Plan 03-067
Monroe
Jefferson
The circulation system should be designed and maintained to encourage walking, bicycling
and transit utilization as alternatives to automobile travel Improvements to existing transit
service should be considered, including provision of additional transit stops on major
roadways and covered bus shelters at all existing and future stops .
The development along the perimeter of Specific Plan 03-067 designates locations for
transit .~·tops and shelters. The internal circulation systems promotes the use of golf carts,
pedestr;an. paths and shuttles as a means of minimizing vehicular traffic.
4.3 OPEN SPACE ELEMENT
Development on "dune" areas should be enhanced to accentUate 1he scenic, topographical and
cultural resources of the City.
Although no areas of typical drme lanllfonrt ex;st within the am.ended Specific Plan
boundOJy, the landscape concept designates the dune portions of Specific Plan 03-067 as
a valuable resource to be inJegrated into the overall master p!tm of development in either
landform mass and topography or in plant material theme. 11ie Championship Golf
Courses planned for construction will utilize varied and significant topog,.aphy in an
environmentally responsible manner to create dramatlc scenic resources.
Open space should be de.fined to include lriJJside areas, alluvial rans, water courses, golf
courses, and natural park areas. Natural , improved and unimproved types of open space
should be included within the definition.
Lakes and dramatic earthscaping are the predominant landscape theme throughout
Specifw Plan 03-067 land.~cape architecl.ure as planned and will be integrated into the
overall masff!r plan grading concept.
As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and
.funning areas should be preserved
Specific Plan 03-067 will utilize the success of tlte Rancho La Quinta landscape concept
which estahhr;hed Citrus "Groves'' as a primary imaging theme in landscape architecl.ure.
Simtlar/y. Date Palms will be used as the primary vertical statement at the entry points to
the project as well as withtn the boulevanl kmd~cape theme.
Pennitted lllild uses and standards for development in open space and watercourse areas
should be identified.
Development standards for Specific Plan 03-067 are delineated in Section 3, Zoning and
Development Regulations, within thi.Y document for development in open space and water
course areas.
Specific Plnn 03-067 4.3
4.4 PARK AND RECREATION ELEMENT
Parle and recreation uses should be located in proxi:mify to residential uses to facilitate pedestrian
access and should include the provision of appropriate facllities.
The master plan for development w;Jh;n Spec{fic Plan 03-067 has, as a primary focus,
recreation amenities.for golf, tennis, and passive walking within the project site.
An integrated bicycle network and well ftmctiorung pedestrian path system should be provided
Bike paths are a passive u .. ~e of tire prh;ate roadway system within Specific Plan 03-067 with
connections to the existing estah!Lrhed network of bike path({ on adja1,,-enr circulation links.
Sewage effluent should be utilized for large turf (i.e., golf course, active recreation) areas and
drought tolerant plant species should be used to reduce the impact <>n the potable water
supply of the City.
When eco11om.icully feasible, ret:ycled water sources are envisioned as a source of
irrigation water for the recreation elements of the plan area. Drought resistant plant
material is a staple of the palette within the plan area.
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
4.4
Scenic corridors, vjst.as and view sheds of the Santa Rosa and Coral Reef Mountains, as well
as views toward the San Gorgonio Pass, shouJd be preserved and enhanced.
Utility resources should be conserved utilizing a variety of feasible strategies.
Recycled wastewater will be utilized at Specific Plan 03-067 to supplement irrigation
demands once economically available to mi,iimize water consumption..
The City should be protected from the adverse impacts of storm water runoff, including
properfy damage as well as water quality.
The golf courses are desigrzed with basins within the corridors to provide stonn water
retention during flooding.
Permitted land uses and standards for development in open space and watercOlrrse areas
should be identified . '
Golf course u.se features the integration of watershed zones with open .space and
are designed within. the con·idors to provide storm warer retention duringflooding.
TI1e quality and quantity of grmmdwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
La lees within the g:O!f coio·se boundt1ry1 prav;de for storage of run-off for use in irrigation.
Specific Pla.n 03-067
is
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Utility resources should be conserved utilizing a variety off easible strategies.
All structures are built to City Zon.ing and Development Code and the uniform building
code standard~· which implement a strategy of conservation of energy and resources.
Adequate levels of law enforcement, fire protection, health care services and facilities should
be provided in reasonable proximity to City residents.
The Specific Plan 03-067 project conlTibutes to iefrastructure fees to mitigate any
perceived impact and provides additioru1/ se.cul'ity personnel thereby reducing the
required manpower from Jhe Ciiy ~\' law enforcement services.
The recycling, reduction and reuse of waste generated in the City should be supported by the City.
All structures are built to City Zoning and Development Code and the un!form building
code standards which implement a strategy of conservation of energy and resources.
Frequent collection of solid waste and adequate disposal should be provided to keep the City
clean and disease-free.
The Spec{fic Plan 03-067 project contributes to infrastructure fees to mitigate any
perceived impact.
4.7 ENVIRONMENTAL HAZARDS ELEMENT
The standards for development should be carefully regulated to minimize structural damage
and loss of life (from earthquakes). even though the City is located in a low intensity ground-
shaking zone.
All structutes are built to City 'Zoning and Development Code and the uniform buil.ding
code standards which fmp!emrmt a strategy of con.~ervat.ion of energy and resources.
The development of areas located within 100-year floodplain boundaries and not protected by
existing stonn water facilities should be ad.dressed.
All structures are built to City Zoning and Development Code and the un!form
building code standard'> which implement a .~·trategy of conservation of energy and
re.source.r.
Subsidence hazards for the eastern portion of the City due to its loca1ion within a region
characterized by potential soil liquefaction during severe ground shaking should be reduced
if possible.
All st1'Uclures are. built ·to City Zoning and Development Code and the uniform building code
&landards ~hich implement. a strategy of conservation of energy and resowves.
4 .5
Noise mitigation should be considered with all development near arterial streets.
Sethach·.from adjacent arterials are required by City development regulation.
A noi.-;e study has· been prepared for development a4jacent to arterials and other
development as requ;red by the City ofLa Quinta Community Development Department.
The factors that contribute to the increased risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
All structures are built to City Zoning and Dl!11elopment Code and the 1mifonn building
code standards which implement{' strategy of comervation of energy and resources.
4.8 AIR QUALITY ELEMENT
4.6
The stationary and mobile source of air quality impacts associated with new development
should be addressed.
• An analysis of the Air Quality has been prepared m conjunction wtth the pmv;ous Spec[flc
Plan amendment #1. All perceived impacts associated with this prq;ect propo.s·al will be
mitigated to a level of insignificance.
The Applicant shall utilize blow sand and dust control measunts in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval of the City
Engineer. Particular care shall be exercised during periods of extreme wind activff.)~
An analysis of tire Air Quality has been prepared in cot1iuncti.on with the previous Specific
Plan amendment #1. AU perceived impacts associated with this project proposal will be
mitigated to a level of insign{fl.cance.
At the time of submittal of tentative tract maps or plans for a1ty zoning approval the
Applicant s/r(Ji[ demonstrate that adequate provlriott has bee1t made for rton -automotive
means of transportation within the project site as a means of reducing dependence on
private automobHe.s. 111i$ may include golf cart path systems, bic,ycle and pedestrian
system:;, and other similar systems ca11sfstentwith the specific plan.
Specific project designs shall encourage the use of public transit by providing for bus
stops as required by the Commtmity De11elopmcmt Director and co11siste11t with the
requb'ements of local transit dist,.icts and the specific plan.
The Applicanl shall encourage and support the use of Sunline van/bus service and
Dial-A-Ride between "the project site, local airports (e.g., Palm Springs, Thermal) and
other regional land uses.
Specific Pinn 03-067
EXHIBIT B
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
GENERAL PLAN CONSISTENCY ANALYSIS
A. Land Use
• Goal LU‐1: Land use compatibility throughout the City.
• Goal LU‐2: High quality design that complements and enhances the City.
• Policy LU‐2.1: Changes and variations from the Zoning Ordinance in a
Specific Plan will be offset by high quality design, amenities and mix of land
uses.
• Goal LU‐5: A broad range of housing types and choices for all residents of
the City.
• Policy LU‐5.2: Consider changes in market demand in residential product
type to meet the needs of current and future residents.
• 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.
• Policy LU‐6.2: Maintain commercial development standards in the Zoning
Ordinance including setbacks, height, pad elevations and other design and
performance standards that assure a high quality of development.
• Policy LU‐6.3: Support and encourage the expansion of the resort industry
as a key component of the City’s economic base.
Consistency: The site components (neighborhood commercial, low density
residential, resort residential, resort hotel, resort amenities, recreational
amenities, and open space) are compatible with surrounding residential, open
space, and neighborhood commercial uses and designations. Lands to the
north of the project and south of Avenue are designated Low Density
Residential and Medium Density Residential. Development of these lands
would be governed by the City’s zoning standards, and would consist of
attached or detached single family residential developments (two to four
units per acre for Low Density Residential), and medium density
neighborhoods (four to eight units per acre). This development is expected
to be consistent with and similar to the uses proposed within the project
because the project proposes a maximum of 496 low density residential
housing units on approximately 232.3 acres, as well as a maximum of 104
resort residential units, on approximately 40.5 acres, which would be similar
to the density and intensity of development allowed under the General Plan.
The project is separated from adjacent uses by surrounding arterial streets
and physical topographic barriers, such as Coral Mountain. Off‐site
development includes the connection to an existing Imperial Irrigation
District (IID) substation to provide electricity to the project site. The off‐site
improvements would not impact land use of the off‐ site areas.
The Coral Mountain Resort Specific Plan includes detailed design guidelines
in Section 4 of the SP to guide high‐quality development throughout the
Specific Plan area. The project 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.
The project proposes housing of varying types and sizes with access to resort
and recreational amenities, thus enhancing housing choices for potential
buyers. Planning Areas II and III will 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. Planning Area III proposes the
development of resort residential dwelling units with densities ranging from
2.5‐2.8 dwelling units per acre.
Consistent with Policy LU‐5.2, Goal LU‐6, and Policy LU‐6.3, the
implementation of the Tourist Commercial land use designation and the
associated development of a recreational facility and hotel will promote the
continued growth of the tourism and resort industries in La Quinta by
providing resort, recreational, commercial, and residential land uses on the
386‐acre property. Additionally, the residential uses will incrementally
increase demand for commercial goods and services in the region, thus
enhancing the economy.
B. Circulation
• 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.
• Policy CIR‐1.12: As a means of reducing vehicular traffic on major roadways
and to reduce vehicle miles traveled by traffic originating in the City, the city
shall pursue development of a land use pattern that maximizes interactions
between adjacent or nearby land uses.
• Goal CIR‐2: A circulation system that promotes and enhances transit,
alternative vehicle, bicycle and pedestrian networks.
• Policy CIR‐2.2: Encourage reduction of greenhouse gas (GHG) emissions by
reducing vehicle miles traveled and vehicle hours of delay by increasing or
encouraging the use of alternative modes and transportation technologies,
and implement and manage a hierarchy of Complete Street multimodal
transportation infrastructure and programs to deliver improved mobility and
reduce GHG emissions.
• Policy CIR‐2.3: Develop and encourage the use of continuous and convenient
pedestrian and bicycle routes and multi‐use paths and places of employment,
recreation, shopping, schools, and other high activity areas with potential for
increased pedestrian, bicycle, golf cart/NEV modes of travel.
Consistency: The project proposes a private circulation system to provide
safe and efficient passage for pedestrians and motorists throughout the site.
The project proposes a multi‐modal circulation system, aiming to decrease
automobile dependency by providing transportation facilities for a variety of
user groups including motorists, cyclists, pedestrians, and drivers of electric
vehicles. The project proposes a private circulation system that will safely
accommodate both vehicles and pedestrians with shared low‐ speed, low‐
volume internal streets. The multi‐modal transportation system will consist
of off‐street bicycle and pedestrian paths/routes, 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.
C. Livable Community
• Goal SC‐1: A community that provides the best possible quality of life for all
its residents.
Consistency: The project includes elements to address the goal of the Livable
Community Element, which is intended to assist the City in developing a more
united community through resource conservation, built environment
enhancement, promotion of alternative forms of transportation, and
improvement of community health. The project and Specific Plan are
consistent with this goal by promoting a high‐quality mix of uses that will
contribute to the built environment, promote walkability in the resort center
of the project, and provide opportunities for active recreation.
D. Economic Development
• Goal ED‐1: A balanced and varied economic base which provides fiscal
stability to the City, and a broad range of goods and services to its residents
and the region.
• Policy ED‐1.1: The Land Use Element shall maintain a balance of land use
designations to address economic needs, meet market demand, and assure
a wide range of development opportunities.
• Goal ED‐2: The continued growth of the tourism and resort industries in the
City.
Consistency: The project proposes a resort with up to 150 hotel keys, a
water‐based active recreation amenity, and resort residences that will
expand tourism opportunities and promote fiscal stability. Additionally, the
residential use will incrementally increase demand for commercial goods and
services in the region, thus enhancing the economy. The project promotes
the continued growth of the tourism and resort industries in La Quinta by
providing resort, recreational, commercial, and residential land uses on the
386‐acre property.
E. Parks, Recreation and Trails
• Goal PR‐1: A comprehensive system of parks, and recreational facilities and
services that meet the active and passive needs of all residents and visitors.
• Policy PR‐1.4: The design and construction of parks and recreational facilities
shall comply with all the development standards that apply to privately
constructed facilities.
• Policy PR‐1.6: Encourage patterns of development that promote safe
pedestrian and bicycle access to schools, public parks, and recreational
areas.
Consistency: 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. Planning Area IV
proposes approximately 23.6 acres of land zoned for Parks and Recreation
(PR). This Planning Area will include active and passive recreational activities
such as hiking trails, biking routes, and a ropes course/zipline.
F. Housing
• Goal H‐1: Provide housing opportunities that meet the diverse needs of the
City’s existing and projected population.
• Policy H‐1.1: Identify adequate sites to accommodate a range of product
types, densities, and prices to address the housing needs of all household
types, lifestyles, and income levels.
• Goal H‐4: Conserve and improve the quality of existing La Quinta
neighborhoods and individual properties.
• 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.
Consistency: The project proposes 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. The
project will complement the surrounding residential communities.
Development of resort, neighborhood commercial, recreational open space,
and residential uses will add value and amenities to neighboring communities
and the City. 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.
G. Water Resources
• Goal WR‐1: The efficient use and conservation of the City’s water resources.
• Policy WR‐1.1: Support the Coachella Valley Water District (CVWD) in its
efforts to supply adequate domestic water to residents and businesses.
• Policy WR‐1.3: Support CVWD in its efforts to expand tertiary treated (i.e.,
reclaimed) water distribution.
Consistency: 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 (CVWD)
regulations and building codes for water conservation. Additionally,
recycled water will be used for common area irrigation for landscaping. The
Wave Basin provides a recreational amenity to support the proposed resort
and residential uses, and does so with substantially less water demand than
required for alternatives amenities, such as an 18‐hole golf course.
H. Open Space and Conservation
• Goals OS‐1: Preservation, conservation and management of the City’s open
space lands and scenic resources for enhanced recreational, environmental,
and economic purposes.
• Policy OS‐1.1: Identify and map lands suitable for preservation as passive
and active open space.
• Policy OS‐1.2: Continue to develop a comprehensive multi‐purpose trails
network to link open space areas.
Consistency: The project includes significant open space amenities, including
the protection of Coral Mountain through an Environmentally Sensitive Area.
The project incorporates connections to the public sidewalk and public trail
system for convenient walking, jogging, and biking activities. Planning Area
IV proposes approximately 23.6 acres of Open Space Recreation land uses,
in which low‐impact active and passive activities, such as hiking, biking and
ropes courses are permitted. PA IV will be retained largely as natural desert
land. The perimeter pedestrian improvements will connect to the surrounding
community. However, the project will not connect to existing trails or open
space areas, outside of the project boundary, because there are no existing
public trails in the immediate vicinity of the project.
I. Noise
• Goal N‐1: A healthful noise environment which complements the City’s
residential and resort character.
• Policy N‐1.1: Noise standards in the City shall be consistent with the
Community Noise and Land Use Compatibility scale described in the Noise
Element.
• Policy N‐1.2: New residential development located adjacent to any roadway
identified in Table IV‐4 (in the Noise Element of the GP) as having a buildout
noise level in excess of 65 dBA shall continue to be required to submit a noise
impact analysis in conjunction with the first Planning Department application,
which demonstrates compliance with the City’s noise standards.
• Policy N‐1.3: New non‐residential development located adjacent to existing
residential development, sensitive receptors or residentially designated land,
shall be required to submit a noise impact analysis in conjunction with the
first Planning Department application, which demonstrates that it will not
significantly impact the adjacent residential development or residential land.
• Policy N‐1.5: All noise impact analysis will include, at a minimum, short‐term
construction noise and noise generated by the daily operation of the project
at build out.
Consistency: The project establishes residential, resort residential, resort,
recreational, 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
due to the low traffic volumes, and the project will be buffered by a
perimeter community wall.
AVENUE 58
AVENUE 60 MADISON STREETCALLE CONCHITA
FROM LOW DENSITY RESIDENTIAL /
OPEN SPACE - RECREATION
TO
LOW DENSITY RESIDENTIAL
GENERAL
COMMERCIAL
TO REMAIN
FROM LOW DENSITY RESIDENTIAL /
OPEN SPACE - RECREATION
TO
TOURIST COMMERCIAL
OPEN SPACE -
RECREATION
TO
OPEN SPACE -
RESIDENTIAL /
LOW DENSITY
FROM
RECREATION
GENERAL PLAN AMENDMENT
DATA TABLE
EXHIBIT DATE: MAY 15, 2020
APPLICANT /
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
FOR TENTATIVE TRACT MAP NO. 37815
LAND OWNER:
CM WAVE DEVELOPMENT, LLC.
ADDRESS:2440 JUNCTION PLACE, SUITE 200
BOULDER, COLORADO 80301
CONTACT:GARRETT SIMON TELEPHONE:(970) 596-6642
EXHIBIT PREPARER:MSA CONSULTING, INC.
ADDRESS:34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
ASSESSOR'S PARCEL NUMBER:
764-200-076, 764-210-007, 764-210-028, 764-210-029, 766-070-003, 766-070-006, 766-070-012, 766-070-014,
LEGAL DESCRIPTION:
PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN.
766-080-001, 766-080-002, 766-080-004 & 766-080-005
N.T.S.
VICINITY MAP
SITE
58TH AVENUE
60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREETJEFFERSON ST.52ND AVENUE
MONROE ST.JACKSONCITY OF
COUNTY OF
LA QUINTA
RIVERSIDE
STREETEXHIBIT C
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
58TH AVENUE
60TH AVENUE MADISON STREETCALLE CONCHITA
FROM LOW DENSITY RESIDENTIAL (RL) /
GOLF COURSE (GC)
TO
LOW DENSITY RESIDENTIAL
NEIGHBORHOOD
COMMERCIAL (CN)
TO REMAIN
FROM LOW DENSITY RESIDENTIAL (RL) /
GOLF COURSE (GC)
TO
TOURIST COMMERCIAL
RESIDENTIAL (RL) /
GOLF COURSE (GC)
TO
PARKS AND RECREATION
LOW DENSITY
FROM
CHANGE OF ZONE
DATA TABLE
EXHIBIT DATE: MAY 15, 2020
APPLICANT /
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
FOR TENTATIVE TRACT MAP NO. 37815
LAND OWNER:
CM WAVE DEVELOPMENT, LLC.
ADDRESS:2440 JUNCTION PLACE, SUITE 200
BOULDER, COLORADO 80301
CONTACT:GARRETT SIMON TELEPHONE:(970) 596-6642
EXHIBIT PREPARER:MSA CONSULTING, INC.
ADDRESS:34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
ASSESSOR'S PARCEL NUMBER:
764-200-076, 764-210-007, 764-210-028, 764-210-029, 766-070-003, 766-070-006, 766-070-012, 766-070-014,
LEGAL DESCRIPTION:
PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN.
766-080-001, 766-080-002, 766-080-004 & 766-080-005
N.T.S.
VICINITY MAP
SITE
58TH AVENUE
60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREETJEFFERSON ST.52ND AVENUE
MONROE ST.JACKSONCITY OF
COUNTY OF
LA QUINTA
RIVERSIDE
STREETEXHIBIT D
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
CORAL MOUNTAI N RESORT SPECI FI C PLAN
FEBRUARY 2022
Prepared for:
TH E CITY O F LA Q U I NTA, CAL I FO R N I A
DESI G N AN D DEVELOP M ENT DEPARTM ENT
MSA CONSULTING, I NC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
EXHIBIT E
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
Table Of Contents Coral Mountain Resort Specific Plan
i
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
Table Of Contents Coral Mountain Resort Specific Plan
ii
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
Table Of Contents Coral Mountain Resort Specific Plan
iii
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
Table Of Contents Coral Mountain Resort Specific Plan
iv
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
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
1
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.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
2
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.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
3
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
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
8
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.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
9
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
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
10
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.
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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;
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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.SHOULDER TRAVEL LANE PAINTED MEDIAN TRAVEL LANE BIKE LANEEASEMENTLANDSCAPEADDITIONALGUTTERGUTTERR/WEX.R/WEX.CLEX.SHOU-EX. TRAVEL LANE EX. 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 MEDIAN EX. TRAVEL LANE EX. TRAVEL LANE EX.EX.SHOULDERSHOULDERR/WEX.EASEMENTLANDSCAPEADDITIONALEX. R/WBOUNDARY &EX. PROJECTPROP.IMPOVEMENTSEX. CURB &GUTTEREX. MEANDERINGSIDEWALKEX. CURB &GUTTERPROP. 6' MEANDERINGSIDEWALK12'VARIES12'6'EX. PAINTEDMEDIANEX. TRAVEL LANE PROP.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 LANE TRAVEL LANE PARKINGSETBACKR/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 LANE TRAVEL LANE *PARKINGSETBACKSETBACKPROP. SIDEWALKPROP. SIDEWALKSETBACKSETBACKTRAVEL LANE TRAVEL LANETRAVEL LANE TRAVEL 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 LANE TRAVEL LANELOCAL ROAD "B"N.T.S.10'36'18'18'2'2'10'PROP. 2'PROP. 2'TRAVEL LANE TRAVEL 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.
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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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• 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
30
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
31
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
33
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) includes approved native
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 adjacent to any sheep barrier as shown on Figure 13
Conceptual PBS Barrier Plan. 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 30, 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 PaletteFor Alternative Barrier Alignment
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 improvem ents in further detail.
Figure 19, Off-Site Electrical Improvements, shows the location of the existing substation and
proposed distribution line(s) and upgrades.
8W8W8W8W8
W
8W
A V E N U E 5 8A V E N U E 6 0WW12W12W12W12W
12W18W18
W
WWW
W
W
M A D I S O N S T R E E T12
W
WBO CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING >CIVIL ENGINEERING >LAND SURVEYINGNORTH 8WWCONCEPTUAL WATER PLANSource: MSA Consulting, Inc.FIGURE 16PAGE 42N.T.S.Legend:Proposed Public 8''Project BoundaryExisting Water MainNotes: Information shown is conceptual only.Final engineering design plans may deviate.1.Number and location of wells is preliminary &subject to further discussion with C.V.W.D.2.Proposed C.V.W.D.Well SiteWater Main12WProposed Public 12''Water Main18WProposed Public 18''Water Main
8S12S12S12S12S12S 8S8S8SA V E N U E 5 8A V E N U E 6 0SSS SSSSS15S
1
5
S
M A D I S O N S T R E E T8S
8S8S CORAL MOUNTAIN RESORT SPECIFIC PLANExhibit Date: November 4, 2021MSACONSULTINGINC.MSACONSULTINGINC.COM,>PLANNING >CIVIL ENGINEERING >LAND SURVEYINGCONCEPTUAL SEWER PLANSource: MSA Consulting, Inc.FIGURE 17PAGE 43N.T.S.NORTH Legend:Proposed 8'' Sewer MainProposed 12'' Sewer MainProposed 15'' Sewer MainProject BoundaryExisting Sewer MainSNote: Information shown is conceptual only.Final engineering design plans may deviate.8S12S15S
A V E N U E 5 8A V E N U E 6 0M A D I S O N S T R E E TCORAL MOUNTAIN 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.
Coral Mountain Resort Specific Plan
CORAL MOUNTAIN RESORT SPECIFIC PLAN
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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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CORAL MOUNTAIN RESORT SPECIFIC PLAN
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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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CORAL MOUNTAIN RESORT SPECIFIC PLAN
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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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CORAL MOUNTAIN RESORT SPECIFIC PLAN
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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, that 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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56
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 i n 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, side lights,
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 deve lopment 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
PAGE 91
N.T.S.
N
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
PAGE 92
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING>LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: DESERT GARDEN
Source: Vita
FIGURE 24
PAGE 93
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
,
>PLANNING >CIVIL ENGINEERING>LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: DESERT OASIS
Source: Vita
FIGURE 25
PAGE 94
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
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 diversity;
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 Aneura
Acacia salicina*
Acacia saligna*
Acacia smalli*
Acacia stenophylla*
Albizia julibrissin
Bauhinia purpurea
Brahea armata
Brachychiton populneus
Caesalpinia cacalaco
Callistemon viminalis
Cercidium floridum
Cercidium hybrid
Cercidium praecox
Chamerops humilis
Chilopsis linearis
Chitalpa tashkentenis
Chorisia linearis
Chorisia speciosa
Mulga
Native Willow*
Blue Leaf Wattle*
Desert Sweet Acacia*
Shoestring Acacia*
Mimosa Tree
Purple Orchid Tree
Mexican Blue
Palm Bottle Tree
Cascalote
Bottlebrush Tree
Blue Palo Verde
Desert Museum
Palo Brea
Med. Fan Palm
Desert Willow
Chitalpa
Desert Willow
Silk Floss Tree
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Citrus Species
Cupressus sempervirens
Dalbergia sissoo
Eysenhardtia orthocarpa
Fraxinus Uhdei 'Majestic Beauty'
Fraxinus velutina
Geijera parviflora
Humilis
Jacaranda mimosifolia
Koelreuteria bipinnata
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Melaleuca quinquenervia
Olea europaea*
Olneya Tesota
Parkinsonia aculeata*
Phoenix dactylifera*
Pinus canariensis
Pinus eldarica
Pinus halepensis
Pistacia chinensis
Pithecellobium mexicanum
Pithecellobium spinosa
Prosopis chilensis
Prosopis glandulosa
Quercus agrifolia
Quercus suber
Quercus virginiana
Rhus lancea
Tipuana tipu
Thevetia peruviana
Ulmus parvifolia “Drake”
Vitex agnus-castus
Washingtonia filifera
Washingtonia robusta*
Citrus
Italian Cypress Indian
Indian Rosewood
Kidneywood
Evergreen Ash
Arizona Ash
Australian Willow
Med. Fan Palm
Jacaranda
Chinese Lantern Tree
Crape Myrtle
Feather Bush
Cajeput Tree
Olive*, **
Desert Ironwood
Mexican Palo Verde*
Date Palm*
Canary Island Pine
Afghan Pine
Aleppo Pine
Chinese Pistache
Mexican Ebony
Texas Ebony
Chilean Mesquite
Texas Honey Mesquite
Coast Live Oak
Crok Oak
Southern Live Oak
African Sumac
Tipu Tree
Yellow Oleander
Drake Elm
Chase Tree
California Fan Palm
Mexican Fan Palm*
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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
Pyracantha fortuneana
Rosmarinus officinalis ‘Prostratus’
Turf
Verbena species
Prostrate Acacia*
Centennial Coyote Brush
Bougainvillea
Trailing Indigo Bush
New Gold Lantana
Purple Trailing Lantana
Prostrate Myoporum
Firethorn
Creeping Rosemary
Turf
Verbena
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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.
**Fruiting varieties limited to trees designated for active farm-to-table growing at least 500 feet
from any western project boundary; ornamental use is prohibited.
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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 without requiring a
Specific Plan Amendment.
Requests for administrative changes shall be made in writing. If it is determined that
changes or adjustments are necessary or appropriate, these shall be approved
administratively by the Design and Development Director or designee. After approval, any
such administrative change shall be attached to the Specific Plan as an addendum and
may be further changed and amended from time to time as necessary.
Representative examples of such changes may include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that do not substantially
change the effect of any regulation. The new information may include more detailed, site-
specific information.
• The transfer of dwelling units and or density within Planning Areas while not exceeding the
maximum number of allowed units in the Specific Plan and not exceeding 25% of
units/density of target Planning Area.
• Changes to the size and configuration of residential lots provided that the maximum number
of allowable units is not exceeded.
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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 s ewer
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 i n
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 ameni ties, 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.
o
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.
o
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 more united
community through resource conservation, built environment enhancement,
promotion of alternative forms of transportation, and improvement of community
health. The Specific Plan is consistent with this goal by promoting a high-quality mix of
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.
o
6.4 ECONOMIC DEVELOPMENT ELEMENT
GOAL ED-1: A balanced and varied economic base which provides fiscal stability to the
City, and a broad range of goods and services to its residents and the region.
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.
o
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.
o The Project designates areas set aside for recreational open space uses, as
well as a water-based active recreational amenity that will provide
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recreational opportunities currently not available in the City. Additional open
space will be scattered throughout PA-II.
o
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.
o
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 Distr ict regulations and
building codes for water conservation.
o
o
o
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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.
o
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.
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s Use
(Exempt from Recording Fee per Gov’t Code §6103
and §27383)
DEVELOPMENT AGREEMENT BY AND BETWEEN
THE
CITY OF LA QUINTA
AND
CM WAVE DEVELOPMENT LLC
EXHIBIT F
PLANNING COMMISSION RESOLUTION NO. 2022-011
ADOPTED: April 26, 2022
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DEVELOPMENT AGREEMENT
This Development Agreement (the “Agreement”) is entered into as of the __ day of
_______________, 2022 (“Reference Date”), by and between the CITY OF LA QUINTA, a
California municipal corporation and charter city organized and existing under the Constitution of
the State of the California (“City”), and CM Wave Development LLC, a Delaware limited liability
company (“Developer”), with reference to the following:
RECITALS:
A. Government Code Section 65864 et seq. (“Development Agreement Act”)
authorizes City to enter into a binding development agreement for the development of real property
within its jurisdiction with persons having legal or equitable interest in such real property.
B. Pursuant to Section 65865 of the Government Code, City has adopted its
Development Agreement Ordinance (La Quinta Municipal Code Section 9.250.030) establishing
procedures and requirements for such development agreements (“Development Agreement
Ordinance”).
C. Developer owns certain real property, consisting of approximately 386 acres,
located south of Avenue 58, north of Avenue 60, and west of Madison Street, in the City of La
Quinta, County of Riverside, State of California, as more particularly described in Exhibit “A”
attached hereto and shown on the Site Map attached hereto as Exhibit “B” (the “Site”); and
Developer has proposed to develop a resort community consisting of a mix of uses including, up
to 600 residential dwelling units, a boutique resort hotel with up to 150 keys and complimentary
resort uses and amenities, a recreational surf facility, up to 57,000 square feet of tourist commercial
uses, up to 60,000 square feet of neighborhood commercial uses, and approximately 23.6 acres of
additional open space and recreational amenities (collectively, the “Project”). The Project is more
fully described in, and subject to (i) this Agreement, (ii) the Coral Mountain Resort Specific Plan,
also known as Specific Plan No. SP2020-0002 (“Specific Plan”); (iii) the Environmental Impact
Report prepared for the Project, approved and certified by the City Council on __________, by
City Council Resolution No. ________ (the “EIR”); (iv) General Plan Amendment No. GPA 2019-
0002; (v) Zone Change No. ZC 2019-0004; (vi) Specific Plan Amendment to SP 03-067 (to
remove the Site from that Specific Plan); (vii) Tentative Tract Map No. TTM 2019-0005; Site
Development Permit No. SDP 2021-0001; and (viii) any future discretionary or ministerial
approvals and/or permits issued for the Project (collectively, the “Project Site Development
Permits”); (ix) any future subdivision maps approved for the Project (collectively, the “Future
Tract Maps”); and (x) the conditions of approval associated with each and all of the foregoing
approvals (collectively, the “Conditions of Approval”). The documents, permits, approvals, and
conditions described in the foregoing clauses (i)-(x) are collectively referred to herein as the
“Project Approvals,” and are, or when approved or issued shall be, on file with the City Clerk.
D. Developer owns fee simple title to the Site, and by their execution of this
Agreement, Cit y and Developer consent to recordation of this Agreement against the Site.
E. Consistent with Section 9.250.030 of the La Quinta Municipal Code, City and
Developer desire to enter into a binding agreement that shall be construed as a development
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agreement within the meaning of the Development Agreement Act. This Agreement will eliminate
uncertainty in planning for and secure the orderly development of the Project, ensure a desirable
and functional community environment, provide effective and efficient development of public
facilities, infrastructure, and services appropriate for the development of the Project, and assure
attainment of the maximum effective utilization of resources within the City, by achieving the
goals and purposes of the Development Agreement Act. In exchange for these benefits to City,
Developer desires to receive the assurance that it may proceed with development of the Project in
accordance with the terms and conditions of this Agreement and the Project Approvals, all as more
particularly set forth herein.
F. The Planning Commission and the City Council have determined that the Project
and this Agreement are consistent with the City’s General Plan and the Specific Plan, including
the goals and objectives thereof.
G. All actions taken by City have been duly taken in accordance with all applicable
legal requirements, including the California Environmental Quality Act (Public Resources Code
Section 21000, et seq.) (“CEQA”), and all other requirements for notice, public hearings, findings,
votes and other procedural matters.
H. On _________, 2021, the City Council adopted its Ordinance No. ___ approving
this Agreement.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated
herein by this reference, the mutual covenants and agreements contained herein, and other good
and valuable consideration, the receipt and legal sufficiency of which is hereby acknowledged, the
Parties do hereby agree as follows:
1. GENERAL
1.1 Definitions
1.1.1 “Administrative Adjustment” shall have the meaning set forth in Section
2.2.10 of this Agreement.
1.1.2 “Affiliated Party” shall have the meaning set forth in Section 1.8.3 of this
Agreement.
1.1.3 “Agreement” means this Development Agreement and all amendments and
modifications thereto.
1.1.4 “Annual Mitigation Payment Date” shall have the meaning set forth in
Section 3.6.1 of this Agreement.
1.1.5 “Applicable Rules” means the rules, regulations, ordinances and officially
adopted policies of the City of La Quinta in full force and effect as of the Effective Date of this
Agreement, including, but not limited to, the City’s General Plan, Zoning Ordinance, and the
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Specific Plan. Additionally, notwithstanding the language of this Section or any other language in
this Agreement, all specifications, standards and policies regarding the design and construction of
public works facilities, if any, shall be those that are in effect at the time the Project plans are being
processed for approval and/or under construction.
1.1.6 “Assignment and Assumption Agreement” shall have the meaning set
forth in Section 1.8.1 of this Agreement.
1.1.7 “CC&Rs” means the Declaration(s) of Covenants, Codes, and Restrictions,
recorded against all or a portion of the Site, as set forth in Section 3.8 of this Agreement.
1.1.8 “CDFW” means the California Department of Fish and Wildlife, a state
agency.
1.1.9 “CEQA” means the California Environmental Quality Act (Cal. Public
Resources Code Sections 21000 et seq.) and the State CEQA Guidelines (Cal. Code of Regs., Title
14, Sections 15000 et seq.).
1.1.10 “City” means the City of La Quinta, a charter city and municipal
corporation, including each and every agency, department, board, commission, authority,
employee, and/or official acting under the authority of the City, including without limitation the
City Council and the Planning Commission.
1.1.11 “City Council” means the City Council of the City and the legislative body
of the City pursuant to California Government Code Section 65867.
1.1.12 “Conditions of Approval” shall have the meaning set forth in Recital C.
1.1.13 “Coral Mountain Resort Annual Mitigation Fee” shall have the meaning
set forth in Section 3.6.2 of this Agreement. The Coral Mountain Resort Annual Mitigation Fee
may also be referred to as the “Coral Mountain Residential Unit Fee”.
1.1.14 “CVMSHCP” means the Coachella Valley Multiple Species Habitat
Conservation Program, as described in the EIR and as approved by the California Department of
Fish and Wildlife with issuance of a Natural Community Conservation Plan (NCCP) Permit on
September 9, 2008, and the U.S. Fish and Wildlife Service with the issuance of the final permit on
October 1, 2008, for the CVMSHCP.
1.1.15 “Development Director” means the Design and Development Director for
the City or designee.
1.1.16 “Developer” has the same meaning as in the preamble to this Agreement.
1.1.17 “Development Agreement Act” means Section 65864 et seq., of the
California Government Code.
1.1.18 “Discretionary Action” means an action which requires the exercise of
judgment, deliberation or a decision on the part of City, including any board, commission,
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committee, or department or any officer or employee thereof, in the process of approving or
disapproving a particular activity, as distinguished from an activity which merely requires City,
including any board, commission or department or any officer or employee thereof, to determine
whether there has been compliance with statutes, ordinances, regulations, or other adopted
policies.
1.1.19 “Discretionary Permits” means any permits, approvals, plans, Future
Tract Maps, inspections, certificates, documents, and licenses that require a Discretionary Action,
including, without limitation, site development permits, grading permits, stockpile permits, and
encroachment permits.
1.1.20 “Effective Date” shall have the meaning set forth in Section 1.3 of this
Agreement.
1.1.21 “Environmental Impact Report” or “EIR” shall have the meaning set
forth in Recital C of this Agreement.
1.1.22 “Finance District” shall have the meaning set forth in Section 4.4 of this
Agreement.
1.1.23 “Future Tract Maps” shall have the meaning set forth in Recital C.
1.1.24 “General Plan” means the General Plan of the City.
1.1.25 “Impact Fees” means impact fees, linkage fees, exactions, assessments or
fair share charges or other similar impact fees or charges imposed on and in connection with new
development by City. Notwithstanding anything herein to the contrary, none of the following shall
constitute Impact Fees: (i) Processing Fees, (ii) impact fees, linkage fees, exactions, assessments
or fair share charges or other similar fees or charges imposed by other governmental entities and
which City is required to collect or assess pursuant to applicable law, including, without limitation,
school district impact fees pursuant to Government Code Section 65995, fees required pursuant to
the Coachella Valley Multiple Species Habitat Conservation Plan, and the Transportation Uniform
Mitigation Fee, or (c) other City-wide fees or charges of general applicability, provided that such
City-wide fees or charges are not imposed as an impact fee on new development.
1.1.26 “Insubstantial Modification” shall have the meaning set forth in Section
1.6(a) of this Agreement.
1.1.27 “Ministerial Permits and Approvals” means the permits, approvals,
plans, inspections, certificates, documents, licenses, and all other actions required to be taken by
City in order for Developer to implement, develop and construct the Project and the Mitigation
Measures, including without limitation, building permits, foundation permits, and other similar
permits and approvals which are required by the La Quinta Municipal Code and Project plans and
other actions required by the Project Approvals to implement the Project and the Mitigation
Measures. Ministerial Permits and Approvals shall not include any Discretionary Actions or
Discretionary Permits.
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1.1.28 “Mitigation Measures” means the mitigation measures described in the
EIR and in the Mitigation Monitoring Program approved and adopted for the Project.
1.1.29 “New Laws” means amendments or modifications to the Applicable Rules,
and all ordinances, resolutions, initiatives, regulations, rules, laws, plans, policies, and guidelines
of the City and its City Council, Planning Commission, and all other City boards, commissions,
departments, agencies, and committees enacted or adopted after the Effective Date.
1.1.30 “Non-Assuming Transferee” shall have the meaning set forth in
Section 1.8.2 of this Agreement.
1.1.31 “One-Time Mitigation Fee” shall have the meaning set forth in
Section 3.6.1 of this Agreement.
1.1.32 “Operative Year” shall have the meaning set forth in Section 3.6.2 of this
Agreement.
1.1.33 “Parties” means collectively Developer and City. Each shall be referred to
in the singular as a “Party”.
1.1.34 “Planning Area” shall mean an area designated on the Site Map as a
planning area.
1.1.35 “Planning Commission” means the City Planning Commission and the
planning agency of the City pursuant to California Government Code Section 65867.
1.1.36 “Processing Fees” means all processing fees and charges required by City
to cover the City’s cost of processing permits and other land use entitlements and conducing the
associated inspections, including, but not limited to, fees for filing land use applications, plan
check fees, inspection fees, and other processing or administrative fees. Processing Fees shall not
include Impact Fees. The amount of the Processing Fees to be applied in connection with the
development of the Project shall be the amount which is in effect on a City-wide basis at the time
an application for the City action is made. Notwithstanding the language of this Section or any
other language in this Agreement, Developer shall not be exempt from the payment of fees, if any,
imposed on a City-wide basis as part of City’s program for storm water pollution abatement
mandated by the Federal Water Pollution Control Act of 1972 and subsequent amendments thereto,
unless a waiver of these fees is provided by City in a subsequent agreement.
1.1.37 “Project” means development of the Site as set forth in more detail in
Section 3.1.
1.1.38 “Project Approvals” shall have the meaning set forth in Recital C.
1.1.39 “Public Facilities” shall have the meaning set forth in Section 4.4 of this
Agreement.
1.1.40 “Reserved Powers” means the rights and authority excepted from this
Agreement’s restrictions on City’s police powers and which are instead reserved to City, its City
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Council, Planning Commission, and all other City boards, commissions, departments, agencies,
and committees. The Reserved Powers include the powers to enact or adopt New Laws or take
future Discretionary Actions after the Effective Date of this Agreement that may be in conflict
with the Applicable Rules and Project Approvals, except such New Laws which would prevent, or
materially impair Developer’s ability to develop the Project in accordance with the Project
Approvals; provided, however, that with respect to such New Laws which would conflict with this
Agreement or prevent, or materially impair Developer’s ability to develop the Project in
accordance with the Project Approvals, such New Laws shall apply to the Project only if such New
Laws are: (1) necessary to protect the public health and safety, and are generally applicable on a
City-wide basis (except in the event of natural disasters as found by the City Council such as
floods, earthquakes and similar acts of God, which shall apply even if not applicable on a City-
wide basis); (2) amendments to Uniform Codes, as adopted by City, and/or the La Quinta
Municipal Code, as applicable, regarding the construction, engineering and design standards for
private and public improvements to be constructed on the Site; (3) required by a non-City
governmental entity to be adopted by or applied by the City (or, if adoption is optional, the failure
to adopt or apply such non-City law or regulation would cause the City to sustain a significant loss
of funds or loss of access to significant funding or other resources), or (4) necessary to comply
with state or federal laws and regulations (whether enacted previous or subsequent to the Effective
Date of this Agreement).
1.1.41 “Schedule of Performance” means the schedule for the development of the
Project as set forth in Exhibit “H” attached hereto and incorporated into this Agreement by this
reference.
1.1.42 “Short-Term Vacation Rentals Regulations” means Chapter 3.25 (or
successor chapter) of the La Quinta Municipal Code that governs the application, permitting,
renewal, use, operation, penalties, and other provisions relating to short-term vacation rentals in
the City, in effect at the time during the Term of this Agreement, except to the extent any provision
in Chapter 3.25 directly conflicts with the rights vested as set forth in Section 5 of this Agreement.
1.1.43 “Site” means approximately 386 acres of real property located south of
Avenue 58, north of Avenue 60, and west of Madison Street, in the Cit y of La Quinta, County of
Riverside, State of California. The Site is legally described in the Site Legal Description and
depicted in the Site Map., attached hereto as Exhibits A and B, respectively.
1.1.44 “Site Development Plan” shall have the meaning set forth in Section
9.180.020 of the La Quinta Municipal Code.
1.1.45 “Site Legal Description” shall mean the legal description of the Site as set
forth in Exhibit A, which is attached hereto and incorporated herein by this reference.
1.1.46 “Site Map” means the map of the Site and immediately adjacent properties,
which is attached hereto as Exhibit B and incorporated herein by this reference.
1.1.47 “Specific Plan” shall have the meaning as set forth in Recital C.
1.1.48 “Term” means the period of time for which the Agreement shall be
effective in accordance with Section 1.2 herein.
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1.1.49 “TOT” means Transient Occupancy Tax levied by the City, in accordance
with Chapter 3.24 of the La Quinta Municipal Code and applicable state law, and deposited into
the City’s general fund after remittance by all operators (or other entities or individuals) subject to
the tax.
1.1.50 “Transferee” means individually or collectively, Developer’s successors in
interest, assignees or transferees of all or any portion of the Site.
1.1.51 “Uniform Codes” means those building, electrical, mechanical, plumbing,
fire and other similar regulations of a City-wide scope which are based on recommendations of a
multi-state professional organization and become applicable throughout the City, such as, but not
limited to, the Uniform Building Code, the Uniform Electrical Code, the Uniform Mechanical
Code, Uniform Plumbing Code, or the Uniform Fire Code (including those amendments to the
promulgated uniform codes which reflect local modification to implement the published
recommendations of the multi-state organization and which are applicable City-wide).
1.1.52 “Zoning Ordinance” means Title 9 of the La Quinta Municipal Code.
1.2 Term.
The term of this Agreement shall commence on the Effective Date and shall continue for
fifty (50) years thereafter, unless said term is otherwise terminated, modified, or extended by
circumstances set forth in this Agreement or by mutual consent of the Parties after the satisfaction
of all applicable public hearing and related procedural requirements.
1.3 Effective Date.
This Agreement shall be effective, and the obligations of the Parties hereunder shall be
effective, as of __________________ (“Effective Date”), which is the date that Ordinance No.
_____ takes effect.
1.4 Statement of Benefits and Consideration.
The Parties have determined that a development agreement is appropriate for the
construction and operation of the Project due to the substantial benefits to be derived therefrom.
City finds and determines that the Project is in the best interests of the health, safe ty and
general welfare of City and its residents, and that entering into this Agreement constitutes a valid,
present exercise of its police power. City has undertaken the necessary proceedings, has found and
determined that this Agreement is consistent with the General Plan, and has adopted Ordinance
No._____ approving this Agreement. As a result of the development of the Project in accordance
with this Agreement, City will receive substantial benefits.
In consideration of the substantial benefits, commitments, and consideration to be provided
by Developer pursuant to this Agreement, and in order to strengthen the public planning process
and reduce the economic costs of development, City hereby provides Developer assurance that
Developer can proceed with the construction and operation of the Project for the Term of this
Agreement pursuant to the Applicable Rules and this Agreement. Developer would not enter into
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this Agreement or agree to provide the public benefits, commitments and consideration described
in this Agreement if it were not for the certainty provided by this Agreement that the Project can
be constructed and operated during the Term of this Agreement in accordance with the Applicable
Rules and this Agreement.
1.5 City CEQA Findings.
City finds that review of the environmental impacts of this Agreement, and the Project as
a whole, has been conducted in accordance with the provisions of CEQA and the State and local
guidelines adopted thereunder, and City has given consideration to such environmental review
prior to its approval of this Agreement and the Project, and has undertaken all actions necessary to
comply with CEQA.
1.6 Modification or Amendment of this Agreement.
Except as expressly stated to the contrary herein, this Agreement may be modified or
amended from time to time, in whole or in part, only by mutual written consent of the Parties or
their successors in interest, consistent with Government Code Section 65867-65868, the City’s
Development Agreement Ordinance, and the following terms:
(a) Insubstantial Modifications. The Parties acknowledge that refinements and
further development of the Project may demonstrate that minor changes are appropriate with
respect to the details of the Project development and the performance of the parties under this
Agreement. The parties desire to retain a certain degree of flexibility with respect to the details of
the Project development and with respect to those items covered in general terms under this
Agreement, and thus desire to provide a streamlined method of approving insubstantial
modifications to this Agreement. Therefore, any minor modification to this Agreement which does
not modify (i) the Term of this Agreement; (ii) permitted uses of the Site, (iii) maximum density
or intensity of use, except as specifically allowed in the Specific Plan, (iv) provisions for the
reservation or dedication of land, (v) conditions, terms, restrictions or requirements for subsequent
discretionary actions, or (vi) monetary obligations of Developer (hereinafter an “Insubstantial
Modification”), and that can be processed under CEQA as exempt from CEQA, or with the
preparation of an Addendum to the EIR, shall not require a public hearing prior to the parties
executing a modification to this Agreement. Either Party may pro pose an Insubstantial
Modification, consent to which shall not be unreasonably withheld, conditioned, or delayed by the
other Party. Upon the written request of Developer for a modification to this Agreement, the City
Manager or designee shall determine, in the City Manager’s sole discretion but not to be
unreasonably withheld: (1) whether the requested modification constitutes an “Insubstantial
Modification,” as defined herein; (2) whether the requested modification is consistent with
Applicable Rules (other than that portion of this Agreement sought to be modified); and (3)
whether the requested modification tends to promote the goals of this Agreement. If the City
Manager or designee determines that the requested modification is an “Insubstantial Modification”
that is consistent with Applicable Rules and tends to promote the goals of this Agreement, the
proposed modification will be approved by the City as an Insubstantial Modification, and a written
modification will be executed by the Parties and attached to this Agreement. Any such
Insubstantial Modification shall not be deemed an “amendment” to this Agreement under
Government Code Section 65858.
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(b) Substantial Amendments. Except as otherwise described in Section 1.6(a)
of this Agreement, amendments to this Agreement shall be “Substantial Amendments” which
require notice and a public hearing pursuant to California Government Code Section 65868.
(c) Amendment Exemptions. City approval of (1) administrative adjustments
to a Project Approval, as defined in Section 2.2.10 of this Agreement, in conformity with
Applicable Rules and this Agreement, shall not require a modification or amendment to this
Agreement and shall automatically be deemed to be incorporated into the Project and vested under
this Agreement. Likewise, City approval of any minor amendments or modifications to any
Exhibit to this Agreement shall not require a modification or amendment to this Agreement and
shall automatically be deemed to be incorporated into this Agreement and vested hereunder.
(d) Parties Required to Amend. Where a portion of Developer’s rights or
obligations have been transferred, assigned, and assumed pursuant to Section 1.8 of this
Agreement, the signature of the person or entity to whom such rights or obligations have been
assigned shall not be required to amend this Agreement unless such amendment would materially
alter the rights or obligations of such assignee/transferee hereunder. In no event shall the signature
or consent of any Non-Assuming Transferee be required to amend this Agreement.
1.6.1 Effect of Amendment. Any amendment to this Agreement shall be
operative only as to those specific portions of this Agreement expressly subject to the amendment,
and all other terms and conditions of this Agreement shall remain in full force and effect without
interruption.
1.7 Termination.
Unless terminated earlier, pursuant to the terms hereof, this Agreement shall automatically
terminate and be of no further effect upon the expiration of the Term of this Agreement as set forth
in Section 1.2. Termination of this Agreement, for any reason, shall not, by itself, affect any right
or duty arising from entitlements or approvals set forth under the Project Approvals. As to any
specific lot containing a residential dwelling within the Project, this Agreement shall terminate as
to such lot upon the issuance by the City of a certificate of occupancy for the dwelling and the
close of escrow of the initial sale of that dwelling.
1.8 Assignment of Interests, Rights and Obligations.
Developer may transfer or assign all or any portion of its interests, rights or obligations
under the Project Approvals to third parties acquiring an interest or estate in the Site, or any portion
thereof, including, without limitation, purchasers or ground lessee(s) of lots, parcels or facilities,
subject to the following:
1.8.1 Assignment and Assumption Agreements.
(a) In connection with the transfer or assignment by Developer of all or
any portion of the Site (other than a transfer or assignment by Developer to an affiliated party, a
“Mortgagee”, or a “Non-Assuming Transferee” (as defined in Section 1.8.2 below)), Developer
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and the transferee shall enter into a written agreement (an “Assignment and Assumption
Agreement”) regarding the respective interests, rights and obligations of Developer and the
transferee in and under the Project Approvals. Such Assignment and Assumption Agreement may:
(i) release Developer from obligations under the Project Approvals (including this Agreement)
pertaining to that portion of the Site being transferred, as described in the Assignment and
Assumption Agreement, provided that the transferee expressly assumes such obligations; (ii)
transfer to the transferee vested rights to improve that portion of the Site being transferred; and
(iii) address any other matter deemed by Developer to be necessary or appropriate in connection
with the transfer or assignment.
(b) Except as provided in Section 1.8.2 of this Agreement, Developer
shall obtain City’s prior written consent to any Assignment and Assumption Agreement, which
consent shall not be unreasonably withheld, conditioned or delayed. City may refuse to give its
consent only if, in light of the proposed transferee’s reputation and financial resources, such
transferee would not in City’s reasonable opinion be able to perform the obligations proposed to
be assumed by such transferee. Such determination shall be made by the City Manager in
consultation with the City Attorney and is appealable by Developer directly to the City Council.
(c) An Assignment and Assumption Agreement shall be binding on
Developer, City and the transferee provided (i) Developer is not then in default under this
Agreement, (ii) Developer has provided notice to City of such transfer, and City has approved the
transfer, and (iii) the transferee executes and delivers to City a written agreement in which (a) the
name and address of the transferee is set forth and (b) the transferee expressly and unconditionally
assumes each and every obligation of Developer under this Agreement with respect to the Site, or
portion thereof, being transferred (to the extent Developer has not retained a continuing
obligation), (c) Developer no longer has any legal or equitable interest in the Site or the por tion
thereof sold or transferred, as applicable, and (d) City has satisfied itself of transferee’s ability to
assume those Developer obligations under this Agreement being assigned. Upon recordation of
any Assignment and Assumption Agreement in the Official Records of Riverside County,
Developer shall automatically be released from those obligations assumed by the transferee
therein.
(d) Developer shall be free from any and all liabilities accruing on or
after the date of any assignment or transfer wit h respect to those obligations assumed by a
transferee pursuant to an Assignment and Assumption Agreement. No breach or default hereunder
by any person succeeding to any portion of Developer’s obligations under this Agreement shall be
attributed to Developer, nor may Developer’s rights hereunder be canceled or diminished in any
way by any breach or default by any such person following Developer’s release of obligations
under the Project Approvals pursuant to an Assignment and Assumption Agreement assigning
Developer’s obligations to that successor.
(e) Provided any assignment is consistent with the Development
Agreement Act and Development Agreement Ordinance, the City may assign or transfer any of its
rights or obligations under this Agreement with the approval of the Developer, which approval
shall not be unreasonably withheld.
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1.8.2 Non-Assuming Transferees.
Except as otherwise required by Developer, in Developer’s sole discretion, the burdens,
obligations and duties of Developer under this Agreement shall terminate with respect to: (i) any
single residential parcel conveyed to a purchaser, or (ii) any property that has been established as
one or more separate legal parcels and conveyed for open space, park, or similar
nonresidential/noncommercial uses. Neither an Assignment and Assumption Agreement nor
City’s consent shall be required in connection with subsections (i) and (ii) above as long as
Developer continues to assume obligations with respect to the portion that is transferred, or can
otherwise demonstrate bonds and/or other financial security will satisfy these obligations, and in
such case the transferee in such a transaction and its successors (“Non-Assuming Transferees”)
shall be deemed to have no obligations under this Agreement (except for obligations which extend
to the individual units, single residential parcels, and any other parcels or property subject to the
Declaration of Covenants, Conditions and Restrictions (CC&R) provisions which implement this
Agreement) but shall continue to benefit from the vested rights provided by this Agreement until
this Agreement is terminated with respect to that parcel under Section 1.7 of this Agreement.
Nothing in this section shall exempt any property transferred to a Non-Assuming Transferee from
payment of applicable fees and assessments or compliance with applicable conditions of approval.
1.8.3 Transfers to Affiliated Parties.
Developer, or any “Affiliated Party” of Developer, may at any time and without City’s
prior written consent, transfer all or any portion of its rights and obligations under this Agreement
to any “Affiliated Party” of such Transferor and, in connection with the transfer of any such
obligations, be released from such obligations; provided, however, that Developer and the
Affiliated Party duly execute (in recordable form) an Assignment and Assumption Agreement in
a form approved by the City Manager and City Attorney, and Developer deliver said agreement to
the City to ensure, among other terms and conditions, the City has the cur rent address and notice
information for any Affiliated Party that assumes all or any portion of Developer’s rights and
obligations under this Agreement. As used herein, the term “Affiliated Party” shall mean any entity
that owns fifty-one percent (51%) or a controlling interest in Developer. The City shall have the
right to request and review any and all articles of incorporation, bylaws, operating agreements, and
other related governing documents of any Affiliated Party to confirm compliance with the
requirements of this Section 1.8.3.
2. AGREEMENTS AND ASSURANCES
2.1 Agreement and Assurance on the Part of Developer.
In consideration for City entering into this Agreement, and as an inducement for City to
obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order
to effectuate the premises, purposes and intentions set forth in the Recitals of this Agreement,
Developer hereby agrees that the terms and conditions of this Agreement, including the Project
Approvals incorporated herein, shall govern development and operation of the Site for the Term
of this Agreement.
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2.2 Agreement and Assurances on the Part of the City.
In consideration for Developer entering into this Agreement, and as an inducement for
Developer to obligate itself to carry out the covenants and conditions set forth in this Agreement,
and in order to effectuate the premises, purposes and intentions set forth in this Agreement, City
hereby agrees as follows:
2.2.1 Vested Entitlement to Develop.
Developer has the vested right to develop the Project subject to the terms and conditions
of this Agreement, the Applicable Rules, Project Approvals and the Reserved Powers. It is the
intent of City and Developer that the vesting of development rights of Developer shall include the
permitted land uses, densities, and intensities of use of the Site, timing or phasing of development,
zoning, provisions for the reservation or dedication of land for public purposes, and the location
and size of public improvements, as well as those other terms and conditions of development of
the Project as set forth in this Agreement and the other Project Approvals. Developer’s vested
rights under this Agreement shall also include, without limitation, the right to remodel, renovate,
rehabilitate, rebuild or replace all improvements within the Project or any portion thereof
throughout the applicable Term for any reason, including, without limitation, in the event of
damage, destruction or obsolescence of the existing development or the Project or any portion
thereof, subject to the terms and conditions of this Agreement, the Applicable Rules, Project
Approvals and the Reserved Powers. Such vesting shall expire upon the earlier of the following
occurrences: (a) termination of this Agreement; (b) an uncured material default by Developer of
this Agreement; or (c) as to a particular phase, parcel, or lot comprising a portion of the Site, the
earlier of the final approved City inspection of the completed development on such phase, parcel,
or lot, or the issuance by the City of a certificate of occupancy for such phase, parcel, or lot. Except
for the expiration set forth in clause (a) of the preceding sentence, the expiration of the vesting
right set forth in the preceding sentence shall not terminate the obligations of Developer under this
Agreement. Notwithstanding anything in this Agreement to the contrary, the Project shall remain
subject to the following, to the same extent they would apply without this Agreement:
(i) all Applicable Rules;
(ii) all New Laws applied to Developer through the City’s Reserved Powers;
(iii) all subsequent development approvals and the conditions of approval
associated therewith, including but not limited to any further site
development permits, tract maps, and building permits; and
(iv) the payment of all applicable fees in effect on the Effective Date in the
categories and in the amounts as required at the time such fees are due and
payable, which may be at the time of issuance of building permits, or
otherwise as specified by applicable law, as existing at the time such fees
are due and payable.
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2.2.2 Changes in Applicable Rules.
(A) Nonapplication of Changes in Applicable Rules.
Any change in, or addition to, the Applicable Rules, including, without limitation, any
change in the General Plan or Specific Plan, zoning or building regulation, adopted or becoming
effective after the Effective Date, including, without limitation, any such change by means of
ordinance, City Charter amendment, initiative, referendum, resolution, motion, policy, order or
moratorium, initiated or instituted for any reason whatsoever and adopted by the City, City
Council, Planning Commission or any other board, commission, department or agency of the City,
or any officer or employee thereof, or by the electorate, as the case may be, which would, absent
this Agreement, otherwise be applicable to the Site and/or to the Project and which would conflict
in any way with the Applicable Rules, Project Approvals, or this Agreement, or in any way reduce
the development rights or assurances provided by this Agreement, shall not be applied to the Site
or the Project unless such changes represent an exercise of City’s Reserved Powers, or are
otherwise agreed to in this Agreement. Notwithstanding the foregoing, Developer may, in its sole
discretion, consent to the application to the Project of any change in the Applicable Rules.
(B) Changes in Uniform Codes.
Notwithstanding any provision of this Agreement to the contrary, development of the
Project shall be subject to changes which may occur from time to time in the Uniform Codes, as
such Codes are adopted by the City of La Quinta.
(C) Changes Mandated by Federal or State Law.
This Agreement shall not preclude the application to the Project of changes in, or additions
to, the Applicable Rules, including rules, regulations, ordinances and official policies, to the extent
that such changes or additions are mandated to be applied to developments such as this Project by
state or federal regulations, pursuant to the Reserved Powers. In the event state or feder al laws or
regulations prevent or preclude compliance with one or more provisions of this Agreement, such
provisions shall be modified or suspended only to the extent necessary to comply with such state
or federal laws or regulations.
2.2.3 Subsequent Development Review.
Nothing set forth herein shall impair or interfere with the right of City to require the
processing of building permits as required by law pursuant to the applicable provisions of the La
Quinta Municipal Code and the provisions of Uniform Codes.
2.2.4 Effective Development Standards.
City agrees that it is bound to permit the uses, intensities of use, and densities of
development on the Site which are permitted by this Agreement and the Project Approvals, insofar
as this Agreement and the Project Approvals so provide or as otherwise set forth in the Applicable
Rules. City hereby agrees that it will not unreasonably withhold or unreasonably condition any
approvals and/or permits which must be issued by City in order for the Project to proceed, provided
that Developer reasonably and satisfactorily complies with all City-wide standard procedures for
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processing applications for such approvals and/or permits. Nothing in this Agreement shall be
interpreted to require the City to issue a permit or approval that is inconsistent with the Applicable
Rules.
2.2.5 Moratoria or Interim Control Ordinances.
In the event an ordinance, resolution, policy, or other measure is enacted, whether by action
of City, by initiative, or otherwise, which relates directly or indirectly to the Project or to the rate,
amount, timing, sequencing, or phasing of the development or construction of the Project on all or
any part of the Site, or the use of the Site (or any portion thereof) as authorized by this Agreement,
or the implementation of the Mitigation Measures adopted in connection with approval of the
Project, City agrees that such ordinance, resolution or other measure shall not apply to the Site,
the Project or this Agreement, unless such changes are lawfully adopted pursuant to the Reserved
Powers and do not conflict with any provisions of this Agreement.
2.2.6 Reserved.
2.2.7 Impact Fees.
Notwithstanding any provisions in this Agreement regarding the type, amounts, and rates
of Impact Fees to the contrary, the Impact Fees imposed by City with respect to the Project shall
be only those Impact Fees in full force and effect as of the Effective Date, in the amounts/rate in
effect at the time such fees are paid.
2.2.8 Timeframes and Staffing for Processing and Review.
City agrees that expeditious processing of Ministerial Permits and Approvals and
Discretionary Actions, if any, and any other approvals or actions required for the Project are critical
to the implementation of the Project. In recognition of the importance of timely processing and
review of Ministerial Permits and Approvals and Discretionary Actions, City agrees to reasonably
cooperate with Developer to establish time frames for processing and reviewing such Ministerial
Permits and Approvals and Discretionary Actions and to comply with any timeframes established
in the Project Approvals. City further agrees to timely process and approve all Ministerial Permits
and Approvals, so long as they are consistent with the terms of this Agreement, the Applicable
Rules, and the Project Approvals, and agrees to exercise its discretion concerning Discretionary
Actions in manner that is consistent with the terms and conditions of this Agreement.
2.2.9 Extension of Tentative Maps.
In accordance with Government Code Section 66452.6(a)(1), all tentative subdivision
maps and tentative parcel maps, whether vesting or not, which may be approved by the City in
connection with the development of the Project, shall be extended for the greater period of (a)
twenty (20) years or (b) such maximum total time as is permitted in accordance with the
Subdivision Map Act (Government Code Sections 66410 et seq.) or Applicable Rules.
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2.2.10 Project Approval Adjustments.
To the extent permitted by state and federal law, any Project Approval may, from time to
time, be amended or modified in the following manner:
(a) Administrative Adjustments. Upon the written request of Developer for a
modification to a Project Approval (other than this Agreement), the Development Director
or designee, in consultation with the City Engineer, shall determine: (i) whether the
requested modification is minor when considered in light of the Project as a whole, and (ii)
whether the requested modification is consistent with Applicable Rules (other than that
portion of the Applicable Rules sought to be amended). If the Development Director or
designee, in consultation with the City Engineer, determines, in his/her reasonable
judgment, that the proposed modification is both minor and consistent with Applicable
Rules (other than that portion of a Project Approval sought to be amended), the
modification shall be determined to be an “Administrative Adjustment” and the
Development Director or designee, in consultation with the City Engineer, may, except to
the extent otherwise required by state or federal law, approve the Administrative
Adjustment without notice and public hearing. For the purpose of this Section 2.2.10, and
by way of example only, site plan review, architectural review, lotting pattern changes,
changes in pedestrian paths, tentative subdivision map amendments (including lotting
patterns and street alignments) which are minor and will not have a substantial or material
impact on traffic circulation as described for each such area in the Specific Plan,
substitutions of comparable landscaping for any landscaping shown on a landscape plan,
minor variations in the location of lots or homesites that do not substantially alter the design
concepts of the Project, final locations of floating park sites, floating public facility sites,
and minor variations in the location or installation of utilities and other infrastructure
connections or facilities that do not substantially alter the design concepts of the Project,
may be treated as Administrative Adjustments by the Development Director and the City
Engineer.
(b) Non-Administrative Amendments. Any request of Developer for a
modification to a Project Approval (other than this Agreement), which is not approved as
an Administrative Adjustment as set forth above, shall be subject to review, consideration,
and action pursuant to Applicable Rules.
3. DEVELOPER’S OBLIGATIONS
3.1 Development of the Project; Planned Development.
Developer shall construct the Project on the Site only in accordance with the Project
Approvals. As depicted in the Project Approvals, as the same ma y be updated or amended from
time to time consistent with the terms hereof, the Project shall consist of a mixed-use resort
development with the following components:
(A) Up to 60,000 square feet of neighborhood commercial development
with associated parking, circulation and landscaping improvements on approximately 7.7 acres in
“Planning Area I”;
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(B) Up to 496 single-family residential dwellings and related
recreational and open space amenities and infrastructure improvements on approximately 232.3
acres in “Planning Area II”;
(C) Tourist commercial and resort residential uses on approximately
120.8 acres in “Planning Area III”, consisting of boutique resort hotel with up to 150 keys, 57,000
square feet of tourist commercial resort amenities in a walkable village, up to 104 resort residential
dwellings, an approximately 16-acre artificial Wave Basin, a private clubhouse and related
amenities adjacent to the Wave Basin, as well as other open space, recreational amenities, and
related facilities and infrastructure improvements;
(D) An additional 23.6 acres of natural open space with low-impact
active and passive recreational amenities in “Planning Area IV”; and
(E) Allowance of short-term vacation rentals pursuant to Article 5 of
this Agreement.
Developer shall develop the Project in accordance with the Schedule of Performance, and except
as provided in this Agreement and in any condition of approval to the development of any portion
of the Site, Developer is not obligated to affirmatively act to develop all or any portion of the Site,
pay any sums of money, dedicate any land, indemnify any party (save and except Developer’s
obligation to indemnify the City for all costs associated with any legal challenge to this Agreement
or the Project Approvals), or to otherwise meet or perform any obligation with respect to the Site.
When Developer develops any portion of the Site, Developer shall comply with the terms of this
Agreement, the Applicable Rules, and the Project Approvals governing development of the Site
or any portion thereof.
3.2 Compliance with Government Code Section 66473.7
Developer shall comply with the provisions of Government Code section 66473.7 with
respect to any Tract Maps prepared for the Project.
3.3 Project Design Features Referenced in EIR.
As a condition of development, Developer shall incorporate into the Project all project
design features identified in the EIR and included as part of the “project” evaluated in the EIR and
its technical studies, as specifically identified in Exhibit “C” attached hereto. Developer’s
compliance with this provision is a contractual commitment that is enforceable by the City
pursuant to the terms of this Agreement.
3.4 Mitigation Monitoring Program.
As a condition of development, the Developer shall also comply with the mitigation
monitoring program set forth in Exhibit “D” attached hereto (the “Mitigation Monitoring
Program”), and Developer’s compliance with this provision is a contractual commitment that is
enforceable by the City pursuant to the terms of this Agreement.
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3.5 Conditions of Approval.
As a condition of development, the Developer shall also comply with the conditions of
approval attached hereto as Exhibit “E,” and Developer’s compliance with this provision is a
contractual commitment that is enforceable by the City pursuant to the term s of this Agreement.
Developer acknowledges that additional conditions of approval beyond those set forth in
Exhibit “E” may be applicable to the Project if and as associated with future Project approvals, to
the extent such additional conditions of approval are consistent with the terms of this Agreement.
3.5.1 CVMSHCP Compliance.
(A) Notwithstanding any provisions in this Agreement to the contrary,
the following terms and conditions in furtherance of CVMSHCP compliance shall apply: The
Project shall comply with all provisions of the CVMSHCP Guidelines for all areas adjacent to
Coral Mountain or any other Bureau of Land Management (“BLM”) open space as shown on
Figure 13 in the Specific Plan;
(B) The development of the Project and use of the Site (and each
applicable Planning Area on the Site) shall fully comply with all CVMSHCP Land Use Adjacency
Guidelines, even though no portion of the Project or the Site is in or adjacent to any CVMSHCP
conservation area, as set forth in more detail in Section 2.5 of the Specific Plan. Without limiting
the obligation to comply with the CVMSHCP Land Use Adjacency Guidelines, the following
terms and conditions apply to the development of the Project and use of the Site: (i) There shall be
no planting of invasive, non-native plant species in and adjacent to CVMSHCP conservation areas
as shown on Figure 13 of the Specific Plan; and (ii) The Project shall follow the recommended and
prohibited species as noted in Tables 4-112 and 4-113 of the CVMSHCP Land Use Adjacency
Guidelines, as set forth in Table 3 of the Specific Plan (“Plant Material Palette”).
(C) To further the CVMSHCP Land Use Adjacency Guidelines
requirement for the incorporation of barriers to minimize unauthorized public access, domestic
animal predation, illegal trespass, and dumping in a CVMSHCP conservation area, there shall be
a protective barrier that complies with the requirements for Peninsular Bighorn Sheep (“PBS”)
barriers along the western boundary, covering all areas adjacent to Coral Mountain and other BLM
open space property, as set forth in more detail in Section 2.5 of the Specific Plan. The protective
sheep barrier shall be at least eight (8) feet high, with the final design and location subject to City
approval in consultation with CDFW. All recreational infrastructure and activities, including but
not limited to the planned on-site portion of the regional trail connection which Desert Recreation
District intends to construct in the vicinity of the Project, shall be located on the development-side
and not on the BLM side of the protective sheep barrier.
3.5.2 CC&Rs Incorporating CVMSHCP Compliance.
The CVMSHCP compliance requirements set forth in Section 3.5.1 of this Agreement shall
be incorporated into the CC&Rs for the Project and the Site, which shall be recorded against the
Site as provided for in Section 3.8 of this Agreement, and shall be enforceable in perpetuity for
the life of the Project and use of the Site.
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3.6 Payment of Fees.
During the Term of this Agreement, Developer shall timely pay all Processing Fees and
Impact Fees with respect to the Project as specified in this Agreement.
3.6.1 Developer’s Payments of One-Time Mitigation Fees.
As a further public benefit of the Project, including to help pay for the City’s public safety
and public infrastructure costs, Developer shall pay or cause to be paid to the City, for each of the
up to 496 single-family residential units in Planning Area II of the Project, the sum of One
Thousand Dollars ($1,000.00) per unit, with such payment due upon the first close of escrow for
each such unit (the “One-Time Mitigation Fee”).
3.6.2 Annual Mitigation Fee; Potential Cessation of Annual Fee.
To ensure that the Project generates sufficient TOT and sales tax revenues to the City to
pay all public safety and other public service costs of the City resulting from the Project, during
the term of this Agreement, on each July 1st following the Effective Date (“Annual Mitigation
Payment Date”), the Developer or the Developer’s successor shall pay to the City an annual
mitigation fee (“Coral Mountain Resort Annual Mitigation Fee”) covering the annual period of the
prior July 1 through the June 30 occurring immediately preceding the Annual Mitigation Payment
Date (the “Operative Year”) (provided, however, the first Operative Year shall commence on the
Effective Date of this Agreement and end on the next occurring June 30).
The Coral Mountain Resort Annual Mitigation Fee shall be comprised of the following:
(a) The collective sum of One Thousand Dollars ($1,000) for each of the 600 allowed residential
units (also referred to as the “Coral Mountain Residential Unit Fee”) in the Project that has been
sold to a third party purchaser, as evidenced by a recorded deed for such unit, prior to the applicable
Annual Mitigation Payment Date, regardless of when or in which Operative Year the unit was
sold.
The Developer’s successor subject to the Coral Mountain Residential Unit Fee
requirements may be the duly established homeowners’ association(s) (“HOA”) responsible for
overseeing the administration and enforcement of the CC&Rs for the residential units in the
Project.
Notwithstanding the three paragraphs above, if the City has received TOT for rentals from
the Project (which includes TOT from both hotel rooms from the boutique resort hotel in Planning
Area III and any and all residential units) in excess of One Million Dollars ($1,000,000.00) but
less than One Million Seven Hundred Thousand Dollars ($1,700,000.00) (“Level 1 TOT Goal”)
for two consecutive Operative Years during the Term of this Agreement, the C oral Mountain
Resort Annual Mitigation Fee for the next Operative Year (and each Operative Year thereafter)
shall be reduced from One Thousand Dollars ($1,000) per residential in the Project to Five
Hundred Dollars ($500.00) per residential unit in the Project. Furthermore, and notwithstanding
the three paragraphs above, if the City has received TOT for rentals from the Project (which
includes TOT from both hotel rooms from the boutique resort hotel in Planning Area III and any
and all residential units) in excess of One Million Seven Hundred Thousand Dollars
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($1,700,000.00) (“Level 2 TOT Goal”) for two consecutive Operative Years during the Term of
this Agreement, then the Developer’s (or the Developer’s successor’s) obligation to pay the Coral
Mountain Resort Annual Mitigation Fee for any Operative Years thereafter shall terminate and
shall no longer be of any further force and effect.
Notwithstanding the obligation (or termination of the obligation) by Developer (or
Developer’s successors) to pay either the One-Time Mitigation Fee or the Coral Mountain Resort
Annual Mitigation Fee, all rentals of residential units and hotel units shall remain subject to the
City’s TOT requirements.
The CC&Rs for the residential units and the operating agreement (or similar covenant or
agreement) for the hotel units that are part of the Project shall provide for the assessment and
collection of the Coral Mountain Resort Annual Mitigation Fee and shall provide for and
adequately ensure the collection and payment thereof. As to the collection and payment of the
Coral Mountain Resort Annual Mitigation Fee, the CC&Rs and hotel operating agreement (or
similar covenant or agreement) shall provide the City with enforcement rights against both the
Developer or its successor and the owners. The City shall be provided with the same rights of
collection as the Coral Mountain Resort Annual Mitigation Fee that the Developer or its successor
shall have for the collection of other fees and assessments, but the Developer or its successor shall
have the obligation for collection and payment of the Coral Mountain Resort Annual Mitigation
Fee. In any action by the City to collect the Coral Mountain Resort Annual Mitigation Fee, the
City shall, in addition to the fee, be entitled to collect all of its costs, expenses, and attorneys’ fees
in enforcing its rights. The CC&Rs shall be subject to the terms and conditions set forth in
Section 3.8 of this Agreement.
3.6.3 Annual Rate Adjustment.
The Coral Mountain Resort Unit Fee, the Level 1 TOT Goal, and the Level 2 TOT Goal
shall be adjusted annually, on each July 1st during the term of this Agreement, commencing on the
first Annual Mitigation Payment Date, by an increase of two percent (2%) per year. The CC&Rs
as described in the last paragraph of Section 3.6.2 above shall include the annual rate adjustment
as provided in this Section 3.6.3 of this Agreement.
3.6.4 Other Fees and Charges.
Except as expressly limited in this Agreement, nothing set forth in this Agreement is
intended to or shall be construed to limit or restrict the City’s authority to impose its existing, or
any new or increased, Citywide fees, charges, levies, or assessments for the development of the
Site, or to impose or increase, subject to the required procedure, any taxes applicable to th e Site
including but not limited to transient occupancy taxes. Notwithstanding the foregoing, Developer
reserves the right to challenge the application of any fee, charge, levy, assessment, or tax imposed
on the Project or Site by the City if Developer contends it violates the terms of this Agreement or
the other Project Approvals. Developer shall timely pay all applicable fees, charges, levies,
assessments, and special and general taxes validly imposed in accordance with the Constitution
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and laws of the State of California, including without limitation school impact fees in accordance
with Government Code §§ 65995, et seq.
3.7 Dedications and Improvements; Improvement Security.
Developer shall complete and offer dedications to the City or other applicable public
agency of those public improvements required in connection with the Project, as specified in the
Conditions of Approval. In connection with the recordation of any final subdivision map for the
Project, Developer shall, through the execution of a subdivision improvement agreement with the
City, provide to the City, in a form reasonably acceptable to the City Attorney, improvement
security as provided in the City Code to secure the faithful performance of Developer’s obligations
under this Agreement to construct the on-site and off-site improvements identified on that map.
The terms, amounts and provisions for release of the improvement security shall be as set forth in
the City Code.
3.8 Declaration(s) of Covenants, Codes, and Restrictions.
Developer shall prepare, draft (in a form to be approved by the City Manager and City
Attorney), execute, and cause to be recorded in the official records of Riverside County one or
more Declaration(s) of Covenants, Codes, and Restrictions (“CC&Rs”) to govern the authorized
and required land uses and operations at the Site, and the general maintenance, repair, landscaping,
public and private utility usage and ownership (including streets, alleys, sidewalks, water, sewer,
gas, electricity, telecommunications, and related infrastructure), and any other terms and
conditions as may be necessary or appropriate to maintain the use and operation of the Site, and
all common areas, consistent with the terms and conditions of the Project. Developer may have
CC&Rs prepared, drafted, executed, and recorded for each of the separate phases (Planning Area I,
Planning Area II, Planning Area III, and Planning Area IV) of the Project, but the CC&Rs shall
include at a minimum the terms and conditions governing the payment of fees as required in
Section 6.3 of this Agreement, the terms and conditions allowing for the use of short-term vacation
rentals as provided in Article 5 of this Agreement for the applicable Planning Areas of the Project,
and general maintenance, repair, landscaping, public and private utility usage and ownership
(including streets, alleys, sidewalks, water, sewer, gas, electricity, telecommunications, and related
infrastructure. The CC&Rs shall be implemented and enforced by a duly established homeowners
association (“HOA”) pursuant to state law for a common interest development. The City shall be
deemed a third party beneficiary to the CC&Rs with the right, but not the obligation, to enforce
any terms and conditions included for the benefit of the City as provided for in this Agreement or
the CC&Rs (“City Required Provisions”). The City Required Provisions, once approved by the
City Manager and City Attorney, may not be substantively amended or modified without the prior
written consent of the City Manager and City Attorney, which shall not be unreasonably withheld,
conditioned or delayed.
3.9 Indemnification.
Developer shall protect, defend, indemnify and hold harmless City and City’s officers,
officials, members, employees, volunteers, agents, and representatives (any of the foregoing shall
be known individually as “Indemnitee” and collectively as “Indemnitees”), and each of them,
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jointly and severally, against and from any and all claims, demands, causes of action, damages,
costs, expenses, losses and liabilities, at law or in equity, of every kind or nature whatsoever,
including reasonable attorneys’ fees and expert witness fees, arising out of or directly relating to
construction and development-related activities on the Site by Developer, but excluding those
resulting from the gross negligence or willful misconduct of any Indemnitee, but including,
without limitation, injury to or death of any person or persons and damage to or destruction of any
property, threatened, brought or instituted (“Claims”). In the event of any action, litigation, or other
adversarial proceeding in any way involving the Claims specified in this section , City agrees, at
no cost to City, to cooperate with Developer. Developer shall have the obligation to provide the
defense of City in the action, litigation, or other adversarial proceeding, either by providing for
legal counsel or, at City’s option, timely paying the legal costs incurred by City in the defense of
litigation, even though negligence or gross negligence of Developer or its contractors,
subcontractors, agents, employees or other persons acting on its behalf has not been established at
the time that the defense is provided. In addition, Developer shall be obligated to promptly pay
any final judgment or portion thereof rendered against the Indemnitee or Indemnitees.
In the event of any court action or proceeding challenging the validity of this Agreement
or the Project Approvals, Developer shall indemnify, hold harmless, pay all costs and provide
defense for City in said action or proceeding with counsel chosen by Developer and reasonably
approved by City. City shall, at no cost to City, cooperate with Developer in any such defense as
Developer may reasonably request. In the event Developer fails or refuses to provide such defense
of any challenge to this Agreement or the Project Approvals, or any component thereof, City shall
have the right not to defend such challenge, and to resolve such challenge in any manner it chooses
in its sole discretion, including terminating this Agreement. In the event of such termination,
Developer, upon written request of City, shall immediately execute a termination document or
other document reasonably required by a reputable title company to remove this Agreement as a
cloud on title.
4. CITY’S OBLIGATIONS
4.1 Scope of Subsequent Review/Confirmation of Compliance Process.
Nothing set forth herein shall impair or interfere with the right of City to require the
processing of building permits as required by law pursuant to the applicable provisions of the La
Quinta Municipal Code and the provisions of City’s Fire Codes and ordinances, Health and Safety
Codes and ordinances, and Building, Electrical, Mechanical, and similar building codes.
Prior to each request for a building permit, Developer shall provide City with a Compliance
Certificate (“Certificate”), in substantially the same form as that attached hereto as Exhibit “F”,
which shall describe how all applicable Conditions of Approval have been fully complied with.
The Certificate shall be distributed to the relevant City departments in order to check the
representations made by Developer on the Certificate.
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4.2 Project Approvals Independent.
All approvals required for the Project which may be or have been granted, and all land use
entitlements or approvals generally which have been issued or will be issued by City with respect
to the Project, constitute independent actions and approvals by City. If any provision of this
Agreement or the application of any provision of this Agreement to a particular situation is held
by a court of competent jurisdiction to be invalid or unenforceable, or if this Agreement terminates
for any reason, then such invalidity, unenforceability or termination of this Agreement or any part
hereof shall not affect the validity or effectiveness of any such Project approvals or other land use
approvals and entitlements. In such cases, such approvals and entitlements will remain in effect
pursuant to their own terms, provisions, and the Conditions of Approval. It is understood by the
Parties that pursuant to existing law, if this Agreement terminates or is held invalid or
unenforceable as described above, such approvals and entitlements shall not remain valid for the
term of this Agreement, but shall remain valid for the term of such approvals and entitlements.
4.3 City Cooperation.
The parties agree that Developer must be able to proceed rapidly with the development of
the Property and, accordingly, that expedited City review of tentative maps, final maps,
modifications to Project Approvals, building permits and construction inspections, is essential to
the successful completion of the Project. Accordingly, to the extent that the applications and
submittals are in conformity with the Project Approvals, Applicable Rules, and this Agreement,
and adequate funding exists therefor, City agrees to provide adequate City resources to diligently
accept, review, and take action on all subsequent applications and submittals made to City by
Developer in furtherance of the Project. Similarly, to the extent that adequate funding exists
therefor, City shall provide adequate City resources to promptly review and approve improvement
plans, conduct construction inspections, and accept completed public facilities. Developer agrees
to reimburse the City for all costs associated with providing expedited services, above and beyond
those costs covered by the City’s Processing Fees. In the event City does not have adequate
resources, City shall authorize the use of “contract labor” for inspection and plan review purposes,
which shall be reimbursed by Developer, pursuant to a mutually agreeable reimbursement
agreement that also specifies any fee credit to Developer to avoid Developer paying more than
once for the same plan check, inspection, or other City service. City shall consult with Developer
concerning the selection of the most knowledgeable, efficient and available “contract labor” for
purposes of providing inspection and plan review duties for the City and the Project; provided,
however, that City shall retain the right to select any “contract labor” it reasonably chooses.
4.4 Final Map and Improvement Plan Procedures.
The City shall complete improvement plan and final map review in accordance with
Applicable Rules, in good faith, and in an expeditious manner. If reasonably necessary, City shall
have the right to hire outside inspectors and/or consultants, the cost of which shall be reimbursed
by Developer. For those improvement plans or other implementing approvals under the
jurisdiction of another agency, if any, the City agrees to reasonably cooperate in providing any
necessary information or approval in a timely manner, so long as the plans do not substantially
conflict with the Project Approvals.
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4.5 Building Permits.
City shall complete its review of house plans and issue building permits in a good faith and
expeditious manner. Recordation of a final map shall not be required prior to the issuance of
building permits for model homes.
4.6 Environmental Review and Mitigation.
The Parties understand and agree that the EIR for the Project considers the whole of the
Project, including each of the Project Approvals and all Discretionary Actions and Ministerial
Permits and Project Approvals necessary for development of the Project. Accordingly, the City
agrees to use the certified EIR for this Project as a program and project EIR to comply with
CEQA’s environmental review requirements for all future Discretionary Actions to the maximum
extent allowed by law, including applying the CEQA exemptions specified in Government Code
§ 65457 and CEQA Guidelines 15182 and 15183, which establish an exemption from further
environmental review for the processing of tentative tract maps after certification of a Specific
Plan EIR for residential development, if the proposed tentative tract maps are consistent with the
Specific Plan and meet other applicable requirements. If an exemption or reliance on the EIR as a
program and project EIR is not legally permissible, in the City’s sole judgment, then City and
Developer agree to meet and confer as to the most appropriate form of environmental review of
such approval, provided, however, that City shall retain the authority to determine the most
appropriate form of such environmental review.
4.7 Inspections.
Any building or fire inspection request received by City from Developer will be processed
as expeditiously as possible, pursuant to the terms and conditions of this Agreement and (as
applicable) provisions in the La Quinta Municipal Code and City’s standard inspection procedures.
4.8 Review for Compliance.
City shall review Developer’s compliance with the terms and conditions of this Agreement
at least once during every twelve (12) month period following the Effective Date. In accordance
with the City’s procedures and standards for such review. During such period review by the City,
Developer, upon written request from the City, shall be required to demonstrate, and hereby agrees
to furnish, evidence of good faith compliance with the terms and conditions of this Agreement.
The failure of the City to conduct or complete the annual review as provided herein shall not impact
the validity of this Agreement or the obligations of the Parties to perform pursuant to the terms
and conditions of this Agreement. If, at the conclusion of the annual review provided for herein,
Developer has been found in compliance with this Agreement, City shall, at Developer’s request,
issue a certificate of compliance to Developer stating that (i) This Agreement remains in full force
and effect, and (ii) Developer is in compliance with this Agreement. The certificate of compliance
shall be in a form approved by the Parties and, for the City, the City Manager and the City Attorney,
and may be in recordable form. Developer may, at its sole cost and expense, record any such
certificate of compliance if obtained. If, at the conclusion of the annual review provided for herein,
Developer has been found not to be in compliance with this Agreement, City shall, at is sole and
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absolute discretion, exercise any and all rights available under this Agreement and otherwise
available at law or in equity.
5. SHORT TERM VACATION RENTALS/TRANSIENT OCCUPANCY TAXES.
5.1 Short Term Vacation Rentals as a Permitted Use.
This Agreement and the Specific Plan for the Project provide that short-term vacation
rentals are a permitted use in all Planning Areas within the Project and on the Site that allow
residential uses, and the rights to such permitted use are hereby vested pursuant to the terms of this
Agreement. Except to the extent expressly provided otherwise in this Agreement, the City shall
not impose on or apply to the Project (whether by action of the Council, or other legislative body,
or by initiative, referendum, or other measure) any ordinance, resolution, standard, directive,
condition, or other measure that is in conflict with this provision or that would materially interfere
with right to apply for and, with City staff approval, operate short-term vacation rentals in all
residential units within the Project. Such short-term vacation rentals shall be subject to the terms
of the Short-Term Vacation Rental Regulations set forth in Chapter 3.25 of the La Quinta
Municipal Code (or successor provisions) of the La Quinta Municipal Code, including but not
limited to violations and penalties for such violations for failing to comply with the City’s Short-
Term Vacation Rental Regulations, as long as Developer has the ability to apply for and obtain a
permit and subsequently use and operate short-term vacation rentals in all residential units within
the Project that are not otherwise subject to a violation or penalty preventing issuance of such
permit and allowing such use for failing to comply with the City’s Short-Term Vacation Rental
Regulations.. (For reference only, a copy of Chapter 3.25 of the La Quinta Municipal Code in
effect as of the Effective Date is attached to this Agreement as Exhibit “G”. In the event Chapter
3.25 is repealed in its entirely, the provisions of Chapter 3.25 as attached to this Agreement shall
govern the permitting, operation, and renewal of short-term vacation rental permits in the Project
and on the Site.) In order to ensure the timely collection and reporting of the applicable transient
occupancy taxes, and compliance with the applicable operational requirements and conditions, any
and all short-term vacation rentals in the Project are required to be managed and operated,
including but not limited to all reservations and payments, exclusively through a central rental
operator pursuant to Section 5.3.1 of this Agreement, which shall be confirmed at the issuance and
renewal of each short-term vacation rental permit.
Pursuant to the expressed exceptions referenced in the preceding paragraph, the following
provisions shall apply to the use and operation of the Property (and each One of the Properties)
within the Project:
(A) The operational requirements and restrictions in Section 3.25.070
(or successor section) of the La Quinta Municipal Code shall apply to all short-term vacation rental
units, including the limits on the number of daytime and overnight guests in each unit to ensure
that occupancy levels are appropriate for the number of bedrooms and compatible with single-
family residential communities;
(B) All short-term vacation rental units in the Project shall be subject to,
at a minimum, the noise restrictions in Sections 9.100.210 and 11.08.040 (or successor sections)
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of the La Quinta Municipal Code, in addition to any noise compliance requirements set forth in
Chapter 3.25 of the La Quinta Municipal Code.
5.2 Transient Occupancy Tax.
All short-term vacation rentals in the Project shall be subject to, and comply with, the City’s
Transient Occupancy Ordinance as set forth in Chapter 3.24 of the La Quinta Municipal Code. To
the extent the City revises its Transient Occupancy Ordinance after the Effective Date of this
Agreement, all short-term vacation rentals in the Project will be subject to those revised or
amended provisions unless doing so would violate the vested rights set forth in Section 5.1 of this
Agreement. It is the intent of this provision to require, at all times, that all short-term vacation
rentals in the Project comply with the City’s requirements and procedures for collecting, reporting
and paying the applicable transient occupancy tax, including as those requirements and procedures
may be modified during the term of this Agreement.
5.3 Covenants, Conditions and Restrictions.
All CC&Rs recorded pursuant to Section 3.8 of this Agreement on any property within the
Project where residential uses are allowed shall expressly authorize short-term vacation rentals for
all residential units. All such CC&Rs shall state the operational requirements and standard
conditions applicable to short-term rentals in that tract or planning area of the Project.
5.3.1 Rental Management Program.
Developer shall be responsible for ensuring that for the Term of this Agreement, one or
more contract(s) shall be in effect at all times which provide opportunities to the owners of the
resort residential units to have the ability to make their units available for short-term rentals
permitted by this Agreement and the CC&Rs. The contract or contracts may, but are not required
to be, with an on-site rental management agent. Developer may assign this obligation to its
successors in accordance with this Agreement.
6. DEFAULT; REMEDIES; DISPUTE RESOLUTION.
6.1 Notice of Default.
In the event of failure by either Party substantially to perform any material term or
provision of this Agreement, the non-defaulting Party shall have those rights and remedies
provided herein, provided that such non-defaulting Party has first provided to the defaulting Party
a written notice of default in the manner required by Section 8.1 hereof identifying with specificity
the nature of the alleged default and the manner in which said default may satisfactorily be cured.
6.2 Cure of Default.
Upon the receipt of the notice of default, the alleged defaulting Party shall promptly
commence to cure, correct, or remedy the identified default at the earliest reasonable time after
receipt of the notice of default and shall complete the cure, correction or remedy of such default
not later than thirty (30) days after receipt of the notice of default, or, for such defaults that cannot
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reasonably be cured, corrected or remedied within thirty (30) days, such Part y shall commence to
cure, correct, or remedy such default within such thirty (30) day period, shall and continuously
and diligently prosecute such cure, correction or remedy to completion.
6.3 City Remedies.
In the event of an uncured default by Developer of the terms of this Agreement, City, at its
option, may institute legal action in law or in equity to cure, correct, or remedy such default, enjoin
any threatened or attempted violation, or enforce the terms of this Agreement; provided, however,
that in no event shall City be entitled to consequential damages for any Developer default. For
purposes of this Agreement the term “consequential damages” shall include, but not be limited to,
potential loss of anticipated tax revenues from the Project or any portion thereof. Furthermore,
City, in addition to or as an alternative to exercising the remedies set forth in this Section 6.3, in
the event of a material uncured default by Developer, may give notice of its intent to terminate or
modify this Agreement pursuant to City’s Development Agreement Ordinance and/or the
Development Agreement Act, in which event the matter shall be scheduled for consideration and
review by the City Council in the manner set forth in the City’s Development Agreement
Ordinance or the Development Agreement Act.
6.4 Developer’s Exclusive Remedies.
The parties acknowledge that the City would not have entered into this Agreement if it
were to be liable in damages under, or with respect to, this Agreement or any of the matters referred
to herein including, but not limited to, the Project Approvals, the Applicable Rules or any future
amendments or enactments thereto, or the Project, except as provided in this Section. Accordingly,
Developer covenants on behalf of itself and its successors and assigns, not to sue the City for
damages or monetary relief (except for attorneys ’ fees as provided for by Section 8.22) for any
breach of this Agreement by City or arising out of or connected with any dispute, controversy, or
issue between Developer and City regarding this Agreement or any of the matters referred to herein
including but not limited to the application, interpretation, or effect of this Agreement, the Project
Approvals, the Applicable Rules or any future amendments or enactments thereto, or the Project,
or any land use permits or approvals sought in connection with the development of the Project or
any component thereof, or use of a parcel or any portion thereof, the parties agreeing that
declaratory and injunctive relief, mandate, and specific performance shall be Developer’s sole and
exclusive judicial remedies.
7. MORTGAGEE PROTECTION; CERTAIN RIGHTS OF CURE
7.1 Encumbrances on the Project Site.
This Agreement shall not prevent or limit Developer from encumbering the Site or any
portion thereof or any improvements thereon with any mortgage, deed of trust, sale and leaseback
arrangement, or any other form of conveyance in which the Site, or a portion thereof or interest
therein, is pledged as security, and contracted for in good faith and fair value (a “Mortgage”)
securing financing with respect to the construction, development, use or operation of the Project.
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7.2 Mortgage Protection.
This Agreement shall be superior and senior to the lien of any Mortgage. Notwithstanding
the foregoing, no breach of this Agreement shall defeat, render invalid, diminish, or impair the lien
of any Mortgage made in good faith and for value, and any acquisition or acceptance of title or
any right or interest in or with respect to the Site or any portion thereof by a holder of a beneficial
interest under a Mortgage, or any successor or assignee to said holder (a “Mortgagee”) [whether
pursuant to foreclosure, trustee’s sale, deed in lieu of foreclosure, lease termination or otherwise]
shall be subject to all of the terms and conditions of this Agreement.
7.3 Mortgagee Not Obligated.
No Mortgagee will have any obligation or duty under this Agreement to perform the
obligations of the Developer or other affirmative covenants of Developer hereunder, or to
guarantee such performance, except that (i) the Mortgagee shall have no right to develop or operate
the Site, and (ii) to the extent that any covenant to be performed by the Developer is a condition
to the performance of a covenant by the City, the performance thereof shall continue to be a
condition precedent to the City’s performance hereunder.
7.4 Notice of Default to Mortgagee; Right of Mortgagee to Cure.
With respect to any mortgage or deed of trust granted by Developer, whenever City may
deliver any notice or demand to Developer with respect to any breach or default by Developer in
completion of construction of the Project or any component of the Project, City shall at the same
time deliver a copy of such notice or demand to each holder of record of any mortgage or deed of
trust which has previously requested such notice in writing. Each such holder shall (insofar as the
rights granted by City are concerned) have the right, at its option, within sixty (60) days after the
receipt of the notice, to cure or remedy or commence to cure or remedy and thereafter to pursue
with due diligence the cure or remedy of any such default and to add the cost thereof to the
mortgage debt and the lien of its mortgage. It is understood that a holder shall be deemed to have
satisfied the sixty (60) day time limit set forth above for commencing to cure or remedy a
Developer default which requires title and/or possession of the Site (or portion thereof) if and to
the extent any such holder has within such sixty (60) day period commenced proceedings to obtain
title and/or possession and thereafter the holder diligently pursues such proceedings to completion
and cures or remedies the default.
8. MISCELLANEOUS
8.1 Notices, Demands and Communications Between the Parties.
Any approval, disapproval, demand, document or other notice (“Notice”) which either
Party may desire to give to the other Party under this Agreement must be in writing and shall be
sufficiently given if (i) delivered by hand, (ii) delivered by reputable same-day or overnight
messenger service that provides a receipt showing date and time of delivery, or (iii) dispatched by
registered or certified mail, postage prepaid, return receipt requested, to the principal offices of
City and Developer at the addresses specified below, or at any other address as that Party may later
designate by Notice.
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To City: City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Attn: Community Development Director
With a copy to: Rutan & Tucker, LLP
611 Anton Boulevard, Suite 1400
Costa Mesa, California 92626
Attn: William H. Ihrke
To Developer: CM Wave Development LLC
_______________________
_______________________
Attn:___________________
With copies to:
Stowell, Zeilenga, Ruth, Vaughn & Treiger,
LLP
4590 E. Thousand Oaks Blvd., Suite 100
Westlake Village, CA 91362
Attn: James D. Vaughn, Esq
Any written notice, demand or communication shall be deemed received immediately if personally
delivered or delivered by delivery service, and shall be deemed received on the third day from the
date it is postmarked if delivered by registered or certified mail.
8.2 Force Majeure.
In addition to specific provisions of this Agreement, performance by either Party hereunder
shall not be deemed to be in default, and all performance and other dates specified in this
Agreement shall be extended, where delays or Defaults are due to causes beyond the control or
without the fault of the Party claiming an extension of time to perform, which may include the
following (each, a “Force Majeure”): war; insurrection; acts of terrorism; strikes; lockouts; riots;
floods; earthquakes; fires; casualties; acts of God; acts of the public enemy; epidemics; quarantine
restrictions; freight embargoes; lack of transportation; governmental restrictions or priority
imposed or mandated by other governmental entities; unusually severe weather; inability to secure
necessary labor, materials or tools; delays of any contractor, subcontractor or supplier; acts or
omissions of the other Party; or acts or failures to act of any public or governmental agency or
entity (other than the acts or failures to act of City which shall not excuse performance by City),
or any other causes beyond the control or without the fault of the party claiming an extension of
time to perform. Notwithstanding anything to the contrary in this Agreement, an extension of time
for any such cause shall only be for the period of the enforced delay and shall commence to run
from the time of the commencement of the cause, if notice by the Party claiming such extension
is sent to the other Party within thirty (30) days of the commencement of the cause. Times of
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performance under this Agreement may also be extended in writing by the mutual agreement of
City and Developer.
Notwithstanding the paragraph above, Developer is not entitled pursuant to this Section
8.2 to an extension of time to perform because of past, present, or future difficulty in obtaining
suitable construction or permanent financing for the development of the Site, or because of
economic or market conditions.
8.3 Binding Effect.
This Agreement, and all of the terms and conditions hereof, shall be binding upon and inure
to the benefit of the Parties, any subsequent owner of all or any portion of the Project or the Site,
and their respective assigns, heirs or successors in interest, whether or not any reference to this
Agreement is contained in the instrument by which such person acquired an interest in the Project
or the Site.
8.4 Independent Entity.
The Parties acknowledge that, in entering into and performing this Agreement, each of
Developer and City is acting as an independent entity and not as an agent of the other in any
respect.
8.5 Agreement Not to Benefit Third Parties.
This Agreement is made for the sole benefit of the Parties, and no other person shall be
deemed to have any privity of contract under this Agreement nor any right to rely on this
Agreement to any extent for any purpose whatsoever, nor have any right of action of any kind on
this Agreement nor be deemed to be a third party beneficiary under this Agreement.
8.6 Covenants.
The provisions of this Agreement shall constitute mutual covenants which shall run with
the land comprising the Site for the benefit thereof, and for the benefit of City, and the burdens
and benefits hereof shall bind and inure to the benefit of each of the Parties hereto and all
successors in interest to the Parties hereto for the term of this Agreement.
8.7 Non-liability of City Officers and Employees.
No official, officer, employee, agent or representative of City, acting in his/her official
capacity, shall be personally liable to Developer, or any successor or assign, for any loss, costs,
damage, claim, liability, or judgment, arising out of or connection to this Agreement, or for any
act or omission on the part of City.
8.8 Covenant Against Discrimination.
Developer and City covenant and agree, for themselves and their respective successors and
assigns, that there shall be no discrimination against, or segregation of, any person or group or
persons on account of race, color, creed, religion, sex, marital status, national origin or ancestry,
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or any other impermissible classification, in the performance of this Agreement. Developer shall
comply with the Americans with Disabilities Act of 1990, as amended (42 U.S.C. §§ 12101, et
seq.).
8.9 No Waiver.
No waiver of any provision of this Agreement shall be effective unless in writing and
signed by a duly authorized representative of the Party against whom enforcement of a waiver is
sought and referring expressly to this Section. No delay or omission by either Party in exercising
any right or power accruing upon non-compliance or failure to perform by the other Party under
any of the provisions of this Agreement shall impair any such right or power or be construed to be
a waiver thereof, except as expressly provided herein. No waiver by either Party of any of the
covenants or conditions to be performed by the other Party shall be construed or deemed a waiver
of any succeeding breach or nonperformance of the same or other covenants and conditions hereof.
8.10 Severability.
If any term, provision, covenant or condition of this Agreement is held by a court of
competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of this
Agreement shall continue in full force and effect, to the extent that the invalidity or
unenforceability does not impair the application of this Agreement as intended by the Parties.
8.11 Cooperation in Carrying Out Agreement.
Each Party shall take such actions and execute and deliver to the other all such further
instruments and documents as may be reasonably necessary to carry out this Agreement in order
to provide and secure to the other Party the full and complete enjoyment of its rights and privileges
hereunder.
8.12 Estoppel Certificate.
Either Party may, at any time, deliver written notice to any other Party requesting such
Party to certify in writing that, to the best knowledge of the certifying Party, (i) this Agreement is
in full force and effect and a binding obligation of the Parties, (ii) this Agreement has not been
amended or modified either orally or in writing, or if so amended, identifying the amendments,
(iii) the requesting Party is not in default in the performance of its obligations under this
Agreement, or if in default, describing the nature and amount of any such defaults, and (iv) an y
other reasonable information requested. A Party receiving a request hereunder shall execute and
return such certificate within ten (10) days following approval of the proposed estoppel certificate
by the City Attorney, which approval shall not be unreasonably withheld or delayed. The City
Manager, Assistant City Manager, and Development Director are each authorized to sign and
deliver an estoppel certificate on behalf of City. City acknowledges that a certificate hereunder
may be relied upon by transferees and Mortgagees.
8.13 Construction.
The terms of this Agreement shall be construed in accordance with the meaning of the
language used and shall not be construed for or against either Party by reason of the authorship of
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this Agreement or any other rule of construction that might otherwise apply. As used in this
Agreement, and as the context may require, the singular includes the plural and vice versa, and the
masculine gender includes the feminine and vice versa.
8.14 Recordation.
This Agreement shall be recorded with the County Recorder of Riverside County at
Developer’s cost, if any, within the period required by Government Code Section 65868.5.
Amendments approved by the Parties, and any cancellation or termination of this Agreement, shall
be similarly recorded.
8.15 Captions and References.
The captions of the paragraphs and subparagraphs of this Agreement are solely for
convenience of reference, and shall be disregarded in the construction and interpretation of this
Agreement. Reference herein to a paragraph or exhibit are the paragraphs, subparagraphs and
exhibits of this Agreement.
8.16 Time.
Time is of the essence in the performance of this Agreement and of each and every term
and condition hereof as to which time is an element.
8.17 Recitals & Exhibits Incorporated; Entire Agreement.
The Recitals to this Agreement and all of the exhibits and attachments to this Agreement
are, by this reference, incorporated into this Agreement and made a part hereof. This Agreement,
including all Exhibits attached hereto, constitutes the entire agreement between the Parties with
respect to the subject matter of this Agreement, and this Agreement supersedes all previous
negotiations, discussions and agreements between the Parties, and no parole evidence of any prior
or other agreement shall be permitted to contradict or vary the terms hereof.
8.18 Exhibits.
Exhibits “A”-“H” to which reference is made in this Agreement are deemed incorporated
herein in their entirety, whether or not such exhibits are attached hereto in full . Said exhibits are
identified as follows:
A Legal Description of Site
B Site Map
C Project Design Features
D. Mitigation Monitoring Program
E. Conditions of Approval
F. Compliance Certificate
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G. Chapter 3.25 of the La Quinta Municipal Code (as of Effective Date)
H. Schedule of Performance
8.19 Counterpart Signature Pages.
For convenience the Parties may execute and acknowledge this agreement in counterparts
and when the separate signature pages are attached hereto, shall constitute one and the same
complete Agreement.
8.20 Authority to Execute; Representations and Warranties.
Developer warrants and represents that (i) it is duly organized and existing, (ii) it is duly
authorized to execute and deliver this Agreement, (iii) by so executing this Agreement, Developer
is formally bound to the provisions of this Agreement, and (iv) Developer’s entering into and
performance of its obligations set forth in this Agreement do not violate any provision of any other
agreement to which Developer is bound, and (v) except for the threat of litigation from individuals
and organizations who made comments on the EIR or otherwise exhausted their administrative
remedies prior to the close of the public hearings on the Project Approvals, there is no existing or
threatened litigation or legal proceeding of which Developer is aware which could prevent
Developer from entering into or performing its covenants and obligations set forth in this
Agreement. City warrants and represents that the person or persons executing this Agreement on
its behalf have been duly authorized to execute this Agreement and bind the City to all covenants
and obligations set forth in this Agreement.
8.21 City Approvals and Actions.
Whenever a reference is made in this Agreement to an action or approval to be undertaken
by the City Manager, his or her authorized designee is authorized to act on behalf of the City unless
specifically provided otherwise or the law otherwise requires.
8.22 Governing Law; Litigation Matters.
The internal laws of the State of California shall govern the interpretation and enforcement
of this Agreement without regard to conflicts of law principles. Any action at law or in equity
brought by either Party hereto for the purpose of enforcing, construing, or interpreting the validity
of this Agreement or any provision hereof shall be brought in the Superior Court of the State of
California in and for the County of Riverside, or such other appropriate court in said county, and
the Parties hereto waive all provisions of law providing for the filing, removal, or change of venue
to any other court. Service of process on City shall be made in accordance with California law.
Service of process on Developer shall be made in any manner permitted by California law and
shall be effective whether served inside or outside of California. In the event of any action between
the Parties hereto seeking enforcement of any of the terms of this Agreement or otherwise arising
out of this Agreement, the prevailing Party in such litigation shall be awarded, in addition to such
relief to which such Party is entitled, its reasonable attorney’s fees, expert witness fees, and
litigation costs and expenses.
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8.23 No Brokers.
Each of the City and the Developer represents to the other party that it has not engaged the
services of any finder or broker and that it is not liable for any real estate commissions, broker’s
fees, or finder’s fees which may accrue by means of this Agreement, and agrees to hold harmless
the other party from such commissions or fees as are alleged to be due from the party making such
representations.
(signatures on next page)
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IN WITNESS WHEREOF, Developer and City have executed this Agreement as of the
Reference Date.
“DEVELOPER”
CM WAVE DEVELOPMENT, LLC,
a Delaware limited liability company
By:
Its:
“CITY”
CITY OF LA QUINTA, a California municipal
corporation
By: ___________________________
Name: Jon McMillen
Title: City Manager
ATTEST:
Monika Radeva
City Clerk
APPROVED AS TO FORM
RUTAN & TUCKER, LLP
William H. Ihrke
City Attorney
EXHIBIT “A”
EXHIBIT “A”
LEGAL DESCRIPTION OF SITE
(Attached)
[to be inserted]
EXHIBIT “B”
EXHIBIT “B”
SITE MAP
(Attached)
[to be inserted]
EXHIBIT “C”
EXHIBIT “C”
PROJECT DESIGN FEATURES
(Attached)
DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort, La Quinta CA
Exhibit C
Coral Mountain Resort Exhibit C 1 March 2022
DRAFT Project Design Features
Air Quality
The project incorporates the following design features and attributes for promoting energy
efficiency and sustainability, which shall be enforceable by the City pursuant to the terms of the
Development Agreement.
The following PDFs were accounted for in CalEEMod to reduce emissions associated with each
applicable subcategory:
Pedestrian connections shall be provided to surrounding areas consistent with the City’s
General Plan. Providing a pedestrian access network to link areas of the project site
encourages people to walk instead of drive. The project would provide a pedestrian
access network that internally links all uses and connects to all existing or planned
external streets and pedestrian facilities contiguous with the project site. The project
would minimize barriers to pedestrian access and interconnectivity.
Having different types of land uses near one another can decrease VMT since trips
between land use types are shorter and may be accommodated by non -auto modes of
transport. For example, when residential areas are in the same neighborhood as retail
and office buildings, a resident does not need to travel outside of the neighborhood to
meet his/her trip needs. A description of diverse uses for urban and suburban areas is
provided below
The project will include improved design elements to enhance walkability and
connectivity. Improved street network characteristics within a neighborhood include
street accessibility, usually measured in terms of average block size, proportion of four -
way intersections, or number of intersections per square mile. Design is also measured in
terms of sidewalk coverage, building setbacks, street widths, pedestrian crossings,
presence of street trees, and a host of other physical variables that differentiate
pedestrian-oriented environments from auto-oriented environments.
Commute Trip Reduction Program is a multi-strategy program that encompasses a
combination of individual measures. It is presented as a means of preventing double -
counting of reductions for individual measures that are included in this strategy. It doe s
so by setting a maximum level of reductions that should be permitted for a combined set
of strategies within a voluntary program.
Encouraging telecommuting and alternative work schedules reduces the number of
commute trips and therefore VMT traveled by e mployees. Alternative work schedules
could take the form of staggered starting times, flexible sche dules, or compressed work
weeks.
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 2 March 2022
This project will implement an employer-sponsored vanpool or shuttle. A vanpool will
usually service employees’ commute to work while a shuttle will service nearby transit
stations and surrounding commercial centers. Employer-sponsored vanpool programs
entail an employer purchasing or leasing vans for employee use, and often subsidizing the
cost of at least program administration, if not more. The driver usually receives personal
use of the van, often for a mileage fee. Scheduling is within the employer’s purview, and
rider charges are normally set on the basis of vehicle and operating cost.
The project will design building shells and building components, such as windows; roof
systems:
electrical and lighting systems: and heating, ventilating, and air conditioning systems to
meet 2019 Title 24 Standards which results in 30% less energy for non -residential
buildings and 53% less energy for residential use due to lighting upgrades.
The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood
burning stoves and fireplaces in new development.
Using electricity generated from photovoltaic (PV) systems displaces electricity demand
which would ordinarily be supplied by the local utility. Since zero GHG emissions are
associated with electricity generation from PV systems, the GHG emissions reductions
from this PDF are equivalent to the emissions that would have b een produced had
electricity been supplied by the local utility. A minimum of 15% of the project’s electricity
demand will be generated on-site.
In order to reduce the amount of waste disposed at landfills, the project would be
required to implement a 65% waste diversion as required by AB 939.
The following PDFs are part of the project, but no numeric credit has been taken for their
implementation to assure a conservative analysis:
Increasing the vehicle occupancy by ride sharing will result in fewer cars driving the same
trip, and thus a decrease in VMT. The project will include a ride-sharing program as well
as a permanent transportation management association membership and funding
requirement. The project will promote ride-sharing programs through a multi-faceted
approach such as:
Designating a certain percentage of parking spaces for ride sharing vehicles
Designating adequate passenger loading and unloading and waiting areas for ride-sharing
vehicles
Providing a web site or message board for coordinating rides
The project will implement marketing strategies to reduce commute trips. Information
sharing and marketing are important components to successful commute trip reduction
strategies. Implementing commute trip reduction strategies without a complementa ry
marketing strategy will result in lower VMT reductions. Marketing strategies may include:
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 3 March 2022
New employee orientation of trip reduction and alternative mode options
Event promotions
Publications
Specified use of Energy Star appliances.
Installation of water-efficient plumbing fixtures.
Installation of tankless water heater systems.
Installation of light-emitting diode (LED) technology within homes.
Use of recycled water for common area landscape irrigation.
Use of drought-tolerant plants in landscape design.
Installation of water-efficient irrigation systems with smart sensor controls.
Lighting sources contribute to GHG emissions indirectly, via the production of the
electricity that powers these lights. Public street and area lighting include: streetlights,
pedestrian pathway lights, area lighting for parks and parking lots, and outdoor lighting
around public buildings. Lighting design should consider the amount of light required for
the area intended to be lit. Lumens are the measure of the amount of light perceived by
the human eye. Different light fixtures have different efficacies or the amount of lumens
produced per watt of power supplied. This is different than efficiency, and it is important
that lighting improvements are based on maintaining the appro priate lumens per area
when applying this measure. Installing more efficacious lamps will use less electricity
while producing the same amount of light, and therefore reduces the associated indirect
GHG emissions.
Greenhouse Gas Emissions
The project incorporates the following design features and attributes for promoting energy
efficiency and sustainability, which shall be enforceable by the City pursuant to the terms of the
Development Agreement. The following PDFs were accounted for in CalEEMod to reduce
emissions associated with each applicable subcategory:
Pedestrian connections shall be provided to surrounding areas consistent with the City’s
General Plan. Providing a pedestrian access network to link areas of the project site
encourages people to walk instead of drive. The project would provide a pedestrian
access network that internally links all uses and connects to all existing or planned
external streets and pedestrian facilities contiguous with the project site. The project
would minimize barriers to pedestrian access and interconnectivity.
Having different types of land uses near one another can decrease VMT since trips
between land use types are shorter and may be accommodated by non -auto modes of
transport. For example, when residential areas are in the same neighborhood as retail
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 4 March 2022
and office buildings, a resident does not need to travel outside of the neighborhood to
meet his/her trip needs. A description of diverse uses for urban and suburban areas is
provided below
The project will include improved design elements to enhance walkability and
connectivity. Improved street network characteristics within a neighborhood include
street accessibility, usually measured in terms of average block size, proportion of four -
way intersections, or number of intersections per square mile. Design is also measured in
terms of sidewalk coverage, building setbacks, street widths, pedestrian crossings,
presence of street trees, and a host of other physical variables that differentiate
pedestrian-oriented environments from auto-oriented environments.
Voluntary Commute Trip Reduction Program – A multi-strategy program that
encompasses a combination of individual measures. It is presented as a means of
preventing double-counting of reductions for individual measures that are included in this
strategy. It does so by setting a maximum level of reductions that should be permitted for
a combined set of strategies within a voluntary program.
Encouraging telecommuting and alternative work schedules reduces the number of
commute trips and therefore VMT traveled by employees. Alternative work schedules
could take the form of staggered starting times, flexible schedules, or compressed work
weeks.
This project will implement an employer-sponsored vanpool or shuttle. A vanpool will
usually service employees’ commute to work while a shuttle will service nearby transit
stations and surrounding commercial centers. Employer-sponsored vanpool programs
entail an employer purchasing or leasing vans for employee use, and often subsidizing the
cost of at least program administration, if not more. The driver usually receives personal
use of the van, often for a mileage fee. Scheduling is within the employer’s purview, and
rider charges are normally set on the basis of vehicle and operating cost.
The project will design building shells and building components, such as windows; roof
systems:
electrical and lighting systems: and heating, ventilating, and air conditioning systems to
meet 2019 Title 24 Standards which are expected to result in 30% less energy use for non-
residential buildings and 53% less energy use for residential use due to lighting upgrades.
The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood
burning stoves and fireplaces in new development.
Using electricity generated from photovoltaic (PV) systems displaces electricity demand
which would ordinarily be supplied by the local utility. Since zero GHG emissions are
associated with electricity generation from PV systems, the GHG emissions reductions
from this PDF are equivalent to the emissions that would have been produced had
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 5 March 2022
electricity been supplied by the local utility. A minimum of 15% of the project’s electricity
demand will be generated on-site.
In order to reduce the amount of waste disposed a t landfills, the project would be
required to implement a 65% waste diversion as required by AB 939.
The following PDFs are part of the project, but no numeric credit has been taken for their
implementation to provide a conservative analysis:
Increasing the vehicle occupancy by ride sharing will result in fewer cars driving the same
trip, and thus a decrease in VMT. The project will include a ride-sharing program as well
as a permanent transportation management association membership and funding
requirement. The project will promote ride-sharing programs through a multi-faceted
approach such as:
Designating a certain percentage of parking spaces for ride sharing vehicles
Designating adequate passenger loading and unloading and waiting areas for ride-sharing
vehicles
Providing a web site or message board for coordinating rides
The project will implement marketing strategies to reduce commute trips. Information
sharing and marketing are important components to successful commute trip reduction
strategies. Implementing commute trip reduction strategies without a complementary
marketing strategy will result in lower VMT reductions. Marketing strategies may include:
New employee orientation of trip reduction and alternative mode options
Event promotions
Publications
Specified use of Energy Star appliances.
Installation of water-efficient plumbing fixtures.
Installation of tankless water heater systems.
Installation of light-emitting diode (LED) technology within homes.
Use of recycled water for common area landscape irrigation.
Use of drought-tolerant plants in landscape design.
Installation of water-efficient irrigation systems with smart sensor controls.
Lighting sources contribute to GHG emissions indirectly, via the production of the
electricity that powers these lights. Public street and area lighting includes: streetlights,
pedestrian pathway lights, area lighting for parks and parking lots, and outdoor lighting
around public buildings. Lighting design should consider the amount of light required for
the area intended to be lit. Lumens are the measure of the amount of light perceived by
the human eye. Different light fixtures have different efficacies or the amount of lumens
produced per watt of power supplied. This is different than efficiency, and it is important
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 6 March 2022
that lighting improvements are based on maintaining the appropriate lumens per area
when applying this measure. Installing more efficacious lamps will use less electricity
while producing the same amount of light, and therefore reduces the associated indirect
GHG emissions.
Energy Resources
See PDFs listed under Greenhouse Gas Emissions, above, as they are applicable to energy
consumption.
Energy-saving and sustainable design features, as well as operational programs would be
incorporated. Because these features/attributes are integral to the project, and/or are regulatory
requirements, they are not considered to be mitigation measures. The project will require
submittal to the appropriate agencies discussed in this section for review and approval of on-site
design for circulation, building standards and utility installation. The following PDFs are part of
the project; however, per the GHG Report, no numeric credit has been taken for their
implementation in order to produce a conservative analysis:
Specified use of Energy Star appliances
Installation of water-efficient plumbing fixtures
Installation of tankless water heaters
Installation of light-emitting diode (LED) technology within homes
Use of recycled water (non-potable) for common area landscape irrigation
Use of drought-tolerant plants in landscape design
Installation of water-efficient irrigation systems with smart sensor controls
Installation of photovoltaic (PV) systems
Noise
Six-Foot Perimeter Wall to Reduce Arterial Roadway Noise
A six-foot perimeter wall will be developed along the northern and eastern property boundaries,
adjacent to the proposed Low Density Residential Planning Area (PA II). The six-foot perimeter
walls will be located adjacent to PA II in order to protect the proposed on site residential uses
from off-site traffic noise by implementing improvements that diminish noise levels. Perimeter
walls will be developed along the southern and western property boundaries as a design
requirement of the City. The Noise Study determined that the barriers shall provide a weight of
at least four pounds per square foot of face area with no decorative cutouts or line -of-sight
openings between shielded areas and the roadways. The barrier must present a solid face from
top to bottom. Unnecessary openings or decorative cutouts shall not be made. All gaps (except
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 7 March 2022
for weep holes) should be filled with grout or caulking. Because this requirement was assumed
in the Noise Study analysis, and to assure effective mitigation of noise from the project,
Mitigation Measure NOI-5 is provided in Section 4.11, Noise, in the Draft EIR to assure the proper
construction of perimeter walls. This project Development Agreement will ensure that the
project design features and mitigation will be enforceable by the City .
Public Services
The proposed project will be required to comply with existing regulations and standards
(identified in Section 4.12, Public Services, of the Draft EIR) to ensure that the project’s potential
impacts associated with public facilities and services related to fire and police emergency and
non-emergency services, as well as impacts to schools, do not result in significant impacts.
Typical for residential communities in the City of La Quinta, the project and residential areas shall
be gated, thus increasing community security and minimizing potential crimes, and consistent
with standard operations of resort communities, the proposed Hotel and Resort Amenities will
incorporate private security services to maximize security of the overall project. Additionally,
lighting features throughout the project will enhance security and maximize visibility within the
project including streets, intersections, and other crosswalks.
Transportation
Project Design Features (PDF) are incorporated that encourage the use of alternative
transportation measures including pedestrian and bicycle travel. The project will include design
elements such as sidewalk coverage, building setbacks, street widths, pedestrian crossings,
presence of street trees, and other physical variables that differentiate pedestrian‐oriented
environments from auto-oriented environments. The project will provide a pedestrian access
network that internally links all uses and connects to all existing or planned external streets and
pedestrian facilities contiguous with the project site. The project would minimize barriers to
pedestrian access and interconnectivity. The project includes sidewalk connections, particularly
to / from the retail areas interacting with residential and resort uses on -site.
Project Design Features for VMT Reduction
Transportation demand management (TDM) strategies were evaluated for the purpose of
reducing VMT impacts determined to be potentially significant. Quantifying Greenhouse Gas
Mitigation Measures, (CAPCOA) 2010 provides guidance for evaluating the potential reduction in
VMT expected for individual measures.
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 8 March 2022
The project setting best reflects what CAPCOA refers to as a suburban place type because it is
characterized by dispersed, low-density, single-use automobile dependent land use patterns. The
maximum reduction expected when combining multiple mitigation strategies for the suburban
place type is 10 percent and requires a project to contain a diverse land use mix, workforce
housing, and project‐specific transit, according to CAPCOA.
The project incorporates design features and attributes promoting trip reduction. Because these
features/attributes are integral to the project, and/or are regulatory requirements, they are not
considered to be mitigation measures. These features are considered after the VMT data is
extracted from the traffic model.
Project VMT is reduced by the following project design features/attributes, which are
enforceable by the City pursuant to the terms of the Development Agreement, and are
anticipated to collectively reduce project home-based VMT by approximately 6%.
The placement of different types of land uses near one another can decrease VMT
since trips between land use types are shorter and may be accommodated by non‐
auto modes of transport. For example, when residential areas are in the same
neighborhood as commercial and resort land uses, a resident does not need to
travel outside of the neighborhood to meet his/her recreational and retail needs.
The project’s mixed‐use environment could provide for a potential reduction in
project residential VMT of 3% according to CAPCOA guidance.
The project includes improved design elements to enhance walkability and
connectivity. Recognized improved street network characteristics within the
project include sidewalk coverage, building setbacks, street widths, pedestrian
crossings, presence of street trees, and a host of o ther physical variables that
differentiate pedestrian‐oriented environments from auto -oriented
environments. The project provides a pedestrian access network that internally
links all uses and connects to all existing or planned external streets and
pedestrian facilities contiguous with the project site. The project minimizes
barriers to pedestrian access and interconnectivity. The project includes sidewalk
connections, particularly to / from the retail areas resulting in interaction with
residential and resort uses on‐site. The project’s implementation of this measure
is anticipated to result in a potential reduction in project residential VMT of 2%
according to CAPCOA guidance.
The project will implement marketing strategies to optimize on‐site resort and
residential uses. Information sharing and marketing are important components to
successful trip reduction strategies. Marketing strategies may include:
o Resident member benefits that include use of the resort amenities
EXHIBIT C – DRAFT PROJECT DESIGN FEATURES
Coral Mountain Resort Exhibit C 9 March 2022
o Event promotions
o Publications
The project’s implementation of this measure could provide for a potential reduction in project
residential VMT of 1% according to CAPCOA guidance.
Travel demand modeling of VMT for the project based upon City of La Quinta guidelines indicates
a potential impact for residential uses while also indicating the project’s non‐residential uses do
not exceed VMT thresholds. Project design features considered after the modeling process
reduce residential VMT from 11.64 VMT / resident to 10.94 VMT per resident, which is le ss than
the City’s VMT residential threshold for a significant impact. The unique mixed‐use characteristics
of the project, combined with walkability and connectivity design elements, optimize on‐site
interaction and result in a lower VMT than standalone uses. Implementation of the previously
stated project PDFs will reduce potential impacts to below the City’s established threshold for a
significant VMT impact, and therefore, the residential portion of the project would have a less
than significant VMT impact. This project Development Agreement will ensure that the mitigation
measures and project design features identified in the Draft EIR are enforceable by the City.
EXHIBIT “D”
EXHIBIT “D”
MITIGATION MONITORING PROGRAM
(Attached)
[to be inserted]
EXHIBIT “E”
EXHIBIT “E”
CONDITIONS OF APPROVAL
(Attached)
[to be inserted]
EXHIBIT “F”
EXHIBIT “F”
COMPLIANCE CERTIFICATE
(CM Wave Development LLC, DEVELOPMENT AGREEMENT)
The undersigned, CM Wave Development LLC, a Delaware limited liability company
(“Developer”), pursuant to that certain Development Agreement dated _______________, 2022,
(the “Development Agreement”), by and among Developer and the City of La Quinta, a California
municipal corporation and charter city (the “City”) by its signature below hereby certifies to the
City, for the City’s reliance that:
1. Capitalized terms not defined herein shall have the same meaning as set
forth in the Development Agreement;
2. The undersigned is familiar with the certifications and representations set
forth in this Compliance Certificate;
3. Developer has performed and complied with its obligations under the
Development Agreement to be performed or complied with by it on or prior to the date hereof.
4. [CITY MAY INSERT ANY ADDITIONAL CONDITIONS UNDER THE
DEVELOPMENT AGREEMENT TO BE SATIS FIED PRIOR TO ISSUING BUILDING
PERMIT].
IN WITNESS WHEREOF, this Compliance Certificate is executed effective the ______
day of _______________, ______, under penalty of perjury under the laws of California.
CM Wave Development LLC, a Delaware limited
liability company
By:
Its:
By:
Its:
EXHIBIT “G”
EXHIBIT “G”
CHAPTER 3.25 OF LA QUINTA MUNICIPAL CODE AS OF EFFECTIVE DATE
(for reference only)
(Attached)
[to be inserted]
EXHIBIT “H”
EXHIBIT “H”
SCHEDULE OF PERFORMANCE
(Attached)
CM Wave Development, LLC Performance Schedule – DRAFT – 3/10/2022
Project Component: Start Completion*
Planning Area 1 (Corner Neighborhood Commercial):
Phase 1 (approx. 8,000 sq. ft.) Within 36 months of 3 years after Start Date
Vesting Date**
Phase 2 (approx. 11,000 sq. ft.) By 300th Residential C-of-O 3 years after Start Date
Phase 3 (approx. 41,000 sq. ft.) By 500th Residential C-of-O 3 years after Start Date
Planning Area 2 (Low-density Residential):
Phase 1 (approx. 220 units) Within 3 years of Completion of 7 years after Start Date
Wave Basin and Resort Village
Residential Units
Phase 2 (approx. 250 units) Within 3 years of Completion 7 years after Start Date
of Phase 1
Planning Area 3 (Tourist Commercial):
Phase 1A (Wave Basin and first phase of Within 3 years of Vesting Date 5 years after Start Date
hotel, resort residential, and estate lots)
Phase 1B (Remaining hotel, resort residential) Within 5 years of first C-of-O in 5 years after Start Date
Planning Area 3
Planning Area 4 (Open Space): N/A N/A
*Completion defined as 70% of C -of-O’s issued, and are the outside deadlines permissible under this Agreement, subject to the terms of this Agreement.
However, if Developer provides evidence reasonably satisfactory to the City that the n existing market conditions do not allow for the development on
economically feasible terms and orderly absorption of such product type to the point of completion as specified above, then s uch period shall be extended for 3
years.
**Vesting Date is defined as the later of (i) the Effective Date of the Development Agreement, and (ii) the running of all applicable statute of lim itations and
referendum petition deadlines with no legal challenges or petitions having been filed or submitted, or if filed or sub mitted, successfully resolved to the
satisfaction of Developer and City.
PLANNING COMMISSION RESOLUTION 2022-011
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2020-0002
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 1 of 1
GENERAL
1.The applicant agrees to defend, indemnify and hold harmless the City of
La Quinta (“City”), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of
this Specific Plan. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2.All subsequent projects submitted within the Specific Plan boundary
shall substantially conform to this Specific Plan.
3.The Mitigation Measures provided in the Coral Mountain Resort
Environmental Impact Report shall apply to all projects constructed
under this Specific Plan.
4.Within 30 days of approval, a final electronic copy of the Specific Plan
shall be provided to the City for its files.
5.Outdoor storage shall be permitted in PA III-B and III-G only if fully
screened from view. Specific Plan Table 3.3A shall be amended to
include the words “fully screened from view” for Outdoor Storage.
6.The applicant shall provide the City and CDFW with a detailed plan, prior
to any ground disturbance (including grubbing) on the project site, and
shall construct a Peninsular Bighorn Sheep barrier which meets the
requirements of the City and the California Department of Fish and
Wildlife.
7.If any brush clearance obligation is imposed on any structure or project
area within the Specific Plan boundary in the future, such brush
clearance will not be permitted on BLM property. This requirement shall
be applied to all future project approvals.
8.The perimeter improvements on Avenue 58, Madison Street, Avenue 60
and the western property line shall be completed prior to receipt of the
first certificate of occupancy for the first development project on the
site. These improvements will include curb, gutter, sidewalk, multi-use
trail, parkway landscaping and project perimeter wall.
EXHIBIT G
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 1 of 27
GENERAL
1.The applicant agrees to defend, indemnify and hold harmless the City of
La Quinta (“City”), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of
this Tentative Tract Map, or any Final Map recorded thereunder. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2.This Tentative Tract Map, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code §§
66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13
of the La Quinta Municipal Code (“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s
Web Site at www.laquintaca.gov.
3.Prior to the issuance of any grading, construction, or building permit by
the City, the applicant shall obtain any necessary clearances and/or
permits from the following agencies, if required:
•Riverside County Fire Marshal
•La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form – Whitewater River
Region, Improvement Permit)
•La Quinta Design & Development Department
•Riverside Co. Environmental Health Department
•Coachella Valley Unified School District
•Coachella Valley Water District (CVWD)
•Imperial Irrigation District (IID)
•California Regional Water Quality Control Board (CRWQCB)
•State Water Resources Control Board
•SunLine Transit Agency (SunLine)
•South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements
EXHIBIT H
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 2 of 27
include approval of improvement plans, the applicant shall furnish proof
of such approvals when submitting those improvement plans for City
approval.
4.Coverage under the State of California Construction General Permit
must be obtained by the applicant, who then shall submit a copy of the
Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of
the applicant’s Notice of Intent (“NOI”) and Waste Discharge
Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
5.The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170
(Clean Air/Clean Water); Riverside County Ordinance No. 457; the
California Regional Water Quality Control Board – Colorado River Basin
Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-
DWQ.
A. For construction activities including clearing, grading or
excavation of land that disturbs one (1) acre or more of land, or
that disturbs less than one (1) acre of land, but which is a part of
a construction project that encompasses more than one (1) acre
of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan (“SWPPP”) to the State Water Resources
Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the
following Best Management Practices (“BMPs”) (LQMC Section
8.70.020 (Definitions)):
1)Temporary Soil Stabilization (erosion control).
2)Temporary Sediment Control.
3)Wind Erosion Control.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 3 of 27
4)Tracking Control.
5)Non-Storm Water Management.
6)Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant
shall be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and
accepted by the City Council.
F. The inclusion in the Master Homeowners’ Association (HOA)
Conditions, Covenants, and Restrictions (CC&Rs), a requirement
for the perpetual maintenance and operation of all post-
construction BMPs as required.
6.Developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual attorney’s fees incurred
by the City Attorney to review, negotiate and/or modify any documents
or instruments required by these conditions, if Developer requests that
the City modify or revise any documents or instruments prepared
initially by the City to effect these conditions. This obligation shall be
paid in the time noted above without deduction or offset and Developer’s
failure to make such payment shall be a material breach of the
Conditions of Approval.
7.Developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual consultant’s fees
incurred by the City for engineering and/or surveying consultants to
review and/or modify any documents or instruments required by this
project. This obligation shall be paid in the time noted above without
deduction or offset and Developer’s failure to make such payment shall
be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
8.Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or
proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 4 of 27
City for emergency services and for maintenance, construction and
reconstruction of essential improvements.
9.The applicant shall offer for dedication on the Final Map all public street
rights-of-way in conformance with the City's General Plan, Municipal
Code, applicable specific plans, and/or as required by the City Engineer.
10.The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1.Madison Street (Modified Secondary Arterial) – No additional
right of way dedication is required. 55 feet from the centerline
of Madison Street for a total 110-foot ultimate developed right
of way
2.Avenue 58 (Modified Secondary Arterial) – 55 feet from the
centerline of Avenue 58 along the project boundary
3.Avenue 60 (Collector) – 40 feet from the centerline of Avenue
60 for a total 80-foot ultimate developed right of way
11.The applicant shall retain for private use on the Final Map all private
street rights-of-way in conformance with the City's General Plan,
Municipal Code, applicable specific plans, and/or as required by the City
Engineer.
12.The private street rights-of-way to be retained for private use required
for this development include:
A. PRIVATE STREETS
Property line shall be placed at the back of curb similar to the lay out
shown on the tentative map and the typical street section shown in the
tentative map. Use of smooth curves instead of angular lines at property
lines is recommended.
Streets “A” thru “P” - Private Residential Streets shall have a minimum
40-foot travel width. The travel width may be reduced to 32 feet with
parking restricted to one side, and 24 feet if on-street parking is
prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 5 of 27
ongoing enforcement of the parking restriction in the CC&R’s. The
CC&Rs shall be reviewed and approved by the Design and Development
Department prior to recordation.
13.Right-of-way geometry for standard knuckles and property line corner
cut-backs at curb returns shall conform to Riverside County Standard
Drawings #801, and #805, respectively, unless otherwise approved by
the City Engineer.
14.Dedications shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features contained in
the approved construction plans.
15.When the City Engineer determines that access rights to the proposed
street rights-of-way shown on the approved Tentative Tract Map are
necessary prior to approval of the Final Map dedicating such rights-of-
way, the applicant shall grant the necessary rights-of-way within 60
days of a written request by the City.
16.The applicant shall offer for dedication on the Final Map a ten-foot wide
public utility easement contiguous with, and along both sides of all
private streets. Such easement may be reduced to five feet in width
with the express written approval of IID.
17.The applicant shall create perimeter landscaping setbacks along all
public rights-of-way as follows:
A. Madison Street (Secondary Arterial) - 10-foot from the R/W-P/L.
B. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.
C. Avenue 60 (Collector) - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a
meandering wall design is approved.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately-owned
setbacks, the applicant shall offer for dedication blanket easements for
those purposes on the Final Map.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 6 of 27
18.The applicant shall offer for dedication those easements necessary for
the placement of, and access to, utility lines and structures, drainage
basins, mailbox clusters, park lands, and common areas on the Final
Map.
19.Direct vehicular access to Madison Street, Avenue 58, and Avenue 60
from lots with frontage along Madison Street, Avenue 58, and Avenue
60 is restricted, except for those access points identified on the tentative
tract map, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final
tract map.
20.The applicant shall furnish proof of easements, or written permission,
as appropriate, from those owners of all abutting properties on which
grading, retaining wall construction, permanent slopes, or other
encroachments will occur.
21.The applicant shall cause no easement to be granted, or recorded, over
any portion of the subject property between the date of approval of the
Tentative Tract Map and the date of recording of any Final Map, unless
such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
22.The applicant shall comply with the provisions of LQMC Sections
13.24.060 (Street Improvements), 13.24.070 (Street Design -
Generally) & 13.24.100 (Access for Individual Properties And
Development) for public streets; and Section 13.24.080 (Street Design
- Private Streets), where private streets are proposed.
23.Streets shall have vertical curbs or other approved curb configurations
that will convey water without ponding and provide lateral containment
of dust and residue during street sweeping operations. If a wedge or
rolled curb design is approved, the lip at the flowline shall be near
vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb
cuts on any lot shall be restored to standard curb height prior to final
inspection of permanent building(s) on the lot.
24.The applicant shall construct the following street improvements to
conform with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 7 of 27
1)Madison Street (Modified Secondary Arterial):
a.Construct 8-foot wide meandering sidewalk
b.Reconstruct the existing landscaped median to provide for
full access movements at the primary entry and restore the
median landscaping.
A left turn deceleration lane for the northbound traffic
serving the main project entry shall provide a minimum of
150 feet of vehicle queuing as determined by the traffic
study.
2)Avenue 58 (Modified Secondary Arterial):
a.Widen the south side of the street along all frontage to
the project boundary to its ultimate width on the south
side as specified in the General Plan to accommodate a
12-foot travel lane and a 6-foot shoulder and the
requirements of these conditions. Street widening
improvements shall include all appurtenant components
such as, but not limited to curb, gutter, traffic control
striping, legends, and signs.
b.Multi-Use Trail - The applicant shall construct a multi-
use trail per La Quinta Standard 260 or as approved by
the City Engineer along the Avenue 58 frontage within
the landscaped setback. The location and design of the
path shall be approved by the City. A split rail fence shall
be constructed along the roadway side of the multi-use
trail. At grade intersection crossings shall be of a
medium and design and location as approved by the
Public Works Department on the street improvement
plan submittal.
Multi-Use Trail will be maintained by the Developer or
HOA as applicable.
3)Avenue 60 (Collector):
a.Widen the north side of the street along all frontage to
the project boundary to its ultimate width on the north
side as specified in the General Plan and the
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 8 of 27
requirements of these conditions. The north curb face
shall be located twenty-five feet (25’) north of the
centerline. Street widening improvements shall include
all appurtenant components such as, but not limited to
curb, gutter, traffic control striping, legends, and signs.
b.Construct an 8-foot wide sidewalk
The applicant shall extend improvements beyond the subdivision
boundaries to ensure they safely integrate with existing improvements
(e.g., grading; traffic control devices and transitions in alignment,
elevation or dimensions of streets and sidewalks).
4)The applicant shall install the traffic signal at the intersection
of Madison Street and project’s main access when warrants
are met. Applicant is responsible for 100% of the cost to
design and installation of the traffic signal. Applicant shall
bond for the traffic signal DIF reimbursement amount
($430,000); the security shall remain in full force and effect
until the signal is actually installed by the applicant.
5)The applicant shall design and install the traffic signal at the
intersection of Madison Street and Avenue 58 when
warrants are met. Applicant shall bond for 100% of the
traffic signal DIF reimbursement amount ($430,000); the
security shall remain in full force and effect until the signal
is actually installed by the applicant. The applicant is subject
to a maximum of 75% reimbursement from available funds
in the City’s Development Impact Fee Program for the cost
to design and construct the traffic signal. The applicant shall
enter into a DIF Reimbursement Agreement with the City of
La Quinta for the reimbursement.
6)The applicant shall pay the fair-share amount listed below
(percentage calculated in the Traffic Impact Analysis, Table
9-1) towards the design and construction of the following
traffic signals. The cost to design and install a traffic signal
is based on the traffic signal DIF reimbursement amount
($430,000).
- Madison Street at Avenue 54 - $38,700 (9% fair-share)
- Jefferson Street at Avenue 54 – $17,200 (4% fair-share)
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 9 of 27
- Monroe Street at Avenue 60 – $25,800 (6% fair share)
- Monroe Street at Avenue 58 – $47,300 (11% fair share)
- Monroe Street at Airport Boulevard – $25,800 (6% fair
share)
- Monroe Street at Avenue 54 – $21,500 (5% fair-share)
- Monroe Street at Avenue 52 – $17,200 (4% fair-share)
B. PRIVATE STREETS
1)Streets “A” thru “P” – Construct internal streets per the
approved lay-out shown on the tentative map and/or as
approved by the City Engineer. Private Residential Streets shall
have a minimum 40-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and
24 feet if on-street parking is prohibited, and provided there is
adequate off-street parking for residents and visitors, and the
applicant establishes provisions for ongoing enforcement of the
parking restriction in the CC&R’s. The CC&Rs shall be reviewed
and approved by the Design and Development Department
prior to recordation.
2)The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
25.All gated entries shall provide for a three-car minimum stacking capacity
for inbound traffic to be a minimum length of 62 feet from call box to
the street; and shall provide for a full turn-around outlet for non-
accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed
exhibit at a scale of 1" = 10', demonstrating that those passenger
vehicles that do not gain entry into the development can safely make a
full turn-around out onto the main street from the gated entry. Pursuant
to said condition, there shall be a minimum of twenty-five feet width
provided at the turn-around opening provided.
Two lanes of traffic shall be provided on the entry side of each gated
entry, one lane shall be dedicated for residents, and one lane for visitors.
The two travel lanes shall be a minimum of 20 feet of total paved
roadway surface or as approved by the Fire Department.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 10 of 27
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown
on the approved construction plans, may require additional street widths
as may be determined by the City Engineer.
26.The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site-specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
27.The applicant shall submit current mix designs (less than two years old
at the time of construction) for base, asphalt concrete and Portland
cement concrete. The submittal shall include test results for all
specimens used in the mix design procedure. For mix designs over six
months old, the submittal shall include recent (less than six months old
at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs
are approved.
28.General access points and turning movements of traffic are limited to
the following:
A. A. Madison Street (Primary Entry): Full turn movements in and
out are allowed.
B. Avenue 60 (South Access): Full turn movements in and out are
allowed.
C. Avenue 58 (Westerly Access): Full turn movements in and out are
allowed.
D. Avenue 58 (Easterly Access): Right turn in and right turn out are
permitted. Left turn in and left turn out movements out are
prohibited.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 11 of 27
E. Madison Street (just south of Avenue 58): Right turn in and right
turn out are permitted. Left turn in and left turn out movements
out are prohibited.
29.Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks. Mid-block street lighting is not required.
30.Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by qualified
engineers.
31.Standard knuckles and corner cut-backs shall conform to Riverside
County Standard Drawings #801 and #805, respectively, unless
otherwise approved by the City Engineer.
32.The design of parking facilities shall conform to LQMC Chapter 9.150
and in particular the following:
A. The parking stall and aisle widths and the double hairpin stripe
parking stall design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility
is required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans
so that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development
shall be shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150
and be a minimum of 17 feet in length with a 2-foot overhang for
standard parking stalls and 18 feet with a 2-foot overhang for
accessible parking space or as approved by the City Engineer. One
van accessible handicapped parking stall is required per 8
handicapped parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet
or as approved by the City Engineer.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 12 of 27
Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes, ADA accessibility route to public streets
and other features shown on the approved construction plans, may
require additional street widths and other improvements as may be
determined by the City Engineer.
33.The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site-specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.
34.The applicant shall submit current mix designs (less than two years old
at the time of construction) for base, asphalt concrete and Portland
cement concrete. The submittal shall include test results for all
specimens used in the mix design procedure. For mix designs over six
months old, the submittal shall include recent (less than six months old
at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs
are approved.
35.Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks.
36.Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by engineers
registered in California.
FINAL MAPS
37.Prior to the City’s approval of a Final Map, the applicant shall furnish
accurate mylars of the Final Map. The Final Map shall be 1” = 40’ scale.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 13 of 27
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
“engineer,” “surveyor,” and “architect,” refer to persons currently certified or
licensed to practice their respective professions in the State of California.
38.Improvement plans shall be prepared by or under the direct supervision
of qualified engineers and/or architects, as appropriate, and shall
comply with the provisions of LQMC Section 13.24.040 (Improvement
Plans).
39.The following improvement plans shall be prepared and submitted for
review and approval by the Public Works Department. A separate set of
plans for each line item specified below shall be prepared. The plans
shall utilize the minimum scale specified, unless otherwise authorized
by the City Engineer in writing. Plans may be prepared at a larger scale
if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant
to improvements required by other agencies and utility purveyors.
A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
C. Erosion Control Plan 1” = 40’ Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal
G. On-Site Street Improvements/Signing & Striping/Storm Drain
Plan
1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through G to be submitted concurrently.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 14 of 27
(Separate Storm Drain Plans if applicable)
The plans shall utilize the minimum scale specified, unless otherwise
authorized by the Public Works Director. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed
here pursuant to improvements required by other agencies and utility
purveyors.
H. On-Site Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that
are not listed above shall be prepared in formats approved by the City
Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet
beyond the project limits, or a distance sufficient to show any required
design transitions.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop
Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement
Markers (including Blue RPMs at fire hydrants) and Street Name Signs
per Public Works Standard Plans and/or as approved by the Engineering
Department.
“Rough Grading” plans shall normally include perimeter walls with Top
Of Wall & Top Of Footing elevations shown. All footings shall have a
minimum of 1-foot of cover, or sufficient cover to clear any adjacent
obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs &
gutters, building floor elevations, wall elevations, parking lot
improvements and accessibility requirements.
40.The City maintains standard plans, detail sheets and/or construction
notes for elements of construction which can be accessed via the “Plans,
Notes and Design Guidance” section of the Public Works Department at
the City website (www.laquintaca.gov). Please navigate to the Public
Works Department home page and look for the Standard Drawings
hyperlink.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 15 of 27
41.Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were
approved by the City. Each sheet shall be clearly marked "Record
Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the
City, revised to reflect the as-built conditions. The applicant shall employ
or retain the Engineer of Record during the construction phase of the
project so that the EOR can make site visits in support of preparing
"Record Drawing". However, if subsequent approved revisions have
been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer of Record may submit a letter attesting to said
fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
42.Prior to approval of any Final Map, the applicant shall construct all on
and off-site improvements and satisfy its obligations for same, or shall
furnish a fully secured and executed Subdivision Improvement
Agreement (“SIA”) guaranteeing the construction of such improvements
and the satisfaction of its obligations for same, or shall agree to any
combination thereof, as may be required by the City.
43.Any Subdivision Improvement Agreement (“SIA”) entered into by and
between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to this
Tentative Tract Map, shall comply with the provisions of LQMC Chapter
13.28 (Improvement Security).
44.Prior to constructing any off-site improvements, the applicant shall
deposit securities equivalent to both a Performance and Labor & Material
Bonds each valued at 100% of the cost of the off-site improvements, or
as approved by the City Engineer.
45.Improvements to be made, or agreed to be made, shall include the
removal of any existing structures or other obstructions which are not a
part of the proposed improvements; and shall provide for the setting of
the final survey monumentation.
46.When improvements are phased through a “Phasing Plan,” or an
administrative approval (e.g., Site Development Permits), all off-site
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 16 of 27
improvements and common on-site improvements (e.g., backbone
utilities, retention basins, perimeter walls, landscaping and gates) shall
be constructed, or secured, prior to the issuance of any permits in the
first phase of the development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall
either be completed, or secured, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as
otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a
timely manner, pursuant to the approved phasing plan, the City shall
have the right to halt issuance of all permits, and/or final inspections,
withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
47.Depending on the timing of the development of this Tentative Tract Map,
and the status of the off-site improvements at the time, the applicant
may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed
that are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may
require.
Off-Site Improvements should be completed on a first priority basis. The
applicant shall complete Off-Site Improvements in the first phase of
construction or by the issuance of the 20 % Building Permit.
In the event that any of the improvements required for this development
are constructed by the City, the applicant shall, prior to the approval of
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 17 of 27
the Final Map, or the issuance of any permit related thereto, reimburse
the City for the costs of such improvements.
48.If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all
proposed on-site and off-site improvements, including an estimate for
the final survey monumentation, for checking and approval by the City
Engineer. Such estimates shall conform to the unit cost schedule as
approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies
shall be approved by those agencies and submitted to the City along
with the applicant’s detailed cost estimates. Security will not be required
for telephone, natural gas, or Cable T.V. improvements.
49.Should the applicant fail to construct the improvements for the
development, or fail to satisfy its obligations for the development in a
timely manner, the City shall have the right to halt issuance of building
permits, and/or final building inspections, withhold other approvals
related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
50.The applicant shall comply with the provisions of LQMC Section
13.24.050 (Grading Improvements).
51.Prior to occupancy of the project site for any construction, or other
purposes, the applicant shall obtain a grading permit approved by the
City Engineer.
52.To obtain an approved grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State
of California,
B. A preliminary geotechnical (“soils”) report prepared by a
professional registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Control), and
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 18 of 27
D. An Erosion Control Plan showing Best Management Practices
prepared in accordance with LQMC Sections 8.70.010 and
13.24.170 (NPDES Stormwater Discharge Permit and Storm
Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the
State of California.
F. A grading bond in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the grading bond
requirements.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by
soils engineer, or engineering geologist registered in the State of
California.
The applicant shall furnish security, in a form acceptable to the City, and
in an amount sufficient to guarantee compliance with the approved
Fugitive Dust Control Plan provisions as submitted with its application
for a grading permit. Additionally, the applicant shall replenish said
security if expended by the City of La Quinta to comply with the Plan as
required by the City Engineer.
53.The applicant shall maintain all open graded, undeveloped land in order
to prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved
in the Fugitive Dust Control Plan.
54.Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC
Section 9.60.240(F) except as otherwise modified by this condition. The
maximum slope shall not exceed 3:1 anywhere in the landscape setback
area, except for the backslope (i.e., the slope at the back of the
landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet
(6’) of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1. All unpaved parkway areas adjacent to the curb
shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 19 of 27
55.Building pad elevations on the rough grading plan submitted for City
Engineer’s approval shall conform with pad elevations shown on the
tentative map, unless the pad elevations have other requirements
imposed elsewhere in these Conditions of Approval.
56.Building pad elevations of perimeter lots shall not differ by more than
one foot higher from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City
may consider alternatives that are shown to minimize safety concerns,
maintenance difficulties and neighboring-owner dissatisfaction with the
grade differential.
57.Prior to any site grading or regrading that will raise or lower any portion
of the site by more than plus or minus half of a foot (0.5’) from the
elevations shown on the approved Tentative Tract Map, the applicant
shall submit the proposed grading changes to the City Engineer for a
substantial conformance review.
58.Prior to the issuance of a building permit for any building lot, the
applicant shall provide a lot pad certification stamped and signed by a
qualified engineer or surveyor with applicable compaction tests and over
excavation documentation.
Each pad certification shall list the pad elevation as shown on the
approved grading plan, the actual pad elevation and the difference
between the two, if any. Such pad certification shall also list the relative
compaction of the pad soil. The data shall be organized by lot number,
and listed cumulatively if submitted at different times.
DRAINAGE
59.Stormwater handling shall conform with the approved hydrology and
drainage report for the Wave Basin Project (TTM2019-0005 and SDP
2021-0001), or as approved by the City Engineer. Nuisance water shall
be disposed of in an approved manner.
60.The applicant shall comply with the provisions of LQMC Section
13.24.120 (Drainage), Retention Basin Design Criteria, Engineering
Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report
Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 -
Underground Retention Basin Design Requirements. More specifically,
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 20 of 27
stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or
24 hour event producing the greatest total run off.
61.Nuisance water shall be retained on site. Nuisance water shall be
disposed of per approved methods contained in Engineering Bulletin No.
06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for
Storm Drain Systems and Engineering Bulletin No. 06-015 -
Underground Retention Basin Design Requirements.
62.In design of retention facilities, the maximum percolation rate shall be
two inches per hour. The percolation rate will be considered to be zero
unless the applicant provides site specific data indicating otherwise and
as approved by the City Engineer.
63.The project shall be designed to accommodate purging and blowoff
water (through underground piping and/or retention facilities) from any
on-site or adjacent well sites granted or dedicated to the local water
utility authority as a requirement for development of this property.
64.No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City
Engineer.
65.For on-site above ground common retention basins, retention depth
shall be according to Engineering Bulletin No. 06-16 – Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side
slopes shall not exceed 3:1 and shall be planted with maintenance free
ground cover. Additionally, retention basin widths shall be not less than
20 feet at the bottom of the basin.
66.Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly
falls onto the setback) will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street
right-of-way shall be shaped with berms and mounds, pursuant to LQMC
Section 9.100.040(B)(7).
67.The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 21 of 27
68.The development shall be graded to permit storm flow in excess of
retention capacity to flow out of the development through a designated
overflow and into the historic drainage relief route.
69.Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
70.The applicant shall comply with applicable provisions for post
construction runoff per the City’s NPDES stormwater discharge permit,
LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside
County Ordinance No. 457; and the California Regional Water Quality
Control Board – Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011 and the State Water Resources Control Board’s
Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ..
1.For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement
requirements of the NPDES permit for the design, construction and
perpetual operation and maintenance of BMPs per the approved
Water Quality Management Plan (WQMP) for the project as required
by the California Regional Water Quality Control Board – Colorado
River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.
2.The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing
BMPs approved by the City Engineer. A project specific WQMP shall
be provided which incorporates Site Design and Treatment BMPs
utilizing first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
3.The developer / owner shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the
perpetual maintenance and operation of stormwater BMPs.
UTILITIES
71.The applicant shall comply with the provisions of LQMC Section
13.24.110 (Utilities).
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 22 of 27
72.The applicant shall obtain the approval of the City Engineer for the
location of all utility lines within any right-of-way, and all above-ground
utility structures including, but not limited to, traffic signal cabinets,
electric vaults, water valves, and telephone stands, to ensure optimum
placement for practical and aesthetic purposes.
73.Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power
poles are exempt from the requirement to be placed underground.
74.Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall
comply with trench restoration requirements maintained, or required by
the City Engineer.
The applicant shall provide certified reports of all utility trench
compaction for approval by the City Engineer. Additionally, grease traps
and the maintenance thereof shall be located as to not conflict with
access aisles/entrances.
CONSTRUCTION
75.The City will conduct final inspections of habitable buildings only when
the buildings have improved street and (if required) sidewalk access to
publicly-maintained streets. The improvements shall include required
traffic control devices, pavement markings and street name signs. If
on-site streets in residential developments are initially constructed with
partial pavement thickness, the applicant shall complete the pavement
prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
76.The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
77.Landscape and irrigation plans for landscaped lots and setbacks,
medians, retention basins, and parks shall be signed and stamped by a
licensed landscape architect.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 23 of 27
78.All new and modified landscape areas shall have landscaping and
permanent irrigation improvements in compliance with the City’s Water
Efficient Landscape regulations contained in LQMC Section 8.13 (Water
Efficient Landscape).
79.Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for approval. Exterior lighting
shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting) as
amended by the Coral Mountain Specific Plan. All freestanding lighting
shall be fitted with a visor if deemed necessary by staff to minimize
trespass of light off the property.
80.All water features shall be designed to minimize “splash”, and use high
efficiency pumps and lighting to the satisfaction of the Planning
Manager. They shall be included in the landscape plan water efficiency
calculations per Municipal Code Chapter 8.13.
81.All rooftop mechanical equipment shall be completely screened from
view. Utility transformers or other ground mounted mechanical
equipment shall be fully screened with a screening wall or landscaping
and painted to match the adjacent buildings.
82.The applicant shall submit the final landscape plans for review,
processing and approval to the Design and Development Department,
in accordance with the Final Landscape Plan application process.
Planning Manager approval of the final landscape plans is required prior
to issuance of the first building permit unless the Planning Manager
determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Planning Manager and/or City
Engineer.
83.The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO “A Policy on Geometric
Design of Highways and Streets, 5th Edition” or latest, in the design
and/or installation of all landscaping and appurtenances abutting and
within the private and public street right-of-way.
84.The final design of the perimeter landscaping, particularly the perimeter
wall, shall be included with the Final Landscape Plan submittal.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 24 of 27
MAINTENANCE
85.The applicant shall comply with the provisions of LQMC Section
13.24.160 (Maintenance).
86.The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, multi-use trail, and stormwater BMPs.
FEES AND DEPOSITS
87.Permits issued under this approval shall be subject to the provisions of
the Development Impact Fee and Transportation Uniform Mitigation Fee
programs in effect at the time of issuance of building permit(s).
88. The applicant shall comply with the provisions of LQMC Section
13.24.180 (Fees and Deposits). These fees include all deposits and fees
required by the City for plan checking and construction inspection.
Deposits and fee amounts shall be those in effect when the applicant
makes application for plan check and permits.
FIRE DEPARTMENT
89.Fire Hydrants and Fire Flow: Provide water system plans to show there
exists or proposed improvements of fire hydrant(s) capable of delivering
the minimum fire flow, per CFC Appendix B Table B105.1 and Table
B105.2 as amended by LQMC, within 400 feet to all portions around the
proposed structure. Minimum fire hydrant location and spacing shall
comply with the CFC and NFPA 24. Reference 2019 California Fire Code
(CFC) 507.5.1.
a.Transportation Hydrants: Where new water mains are extended along
streets where hydrants are not needed for protection of structures or
similar fire problems, fire hydrants shall be provided at spacing not to
exceed 1,000 feet to provide for transportation hazards. (CFC Table
C102.1 ft nt c.)
90.Tract Water Plans: If fire hydrants are required to be installed,
applicant/developer shall furnish two copies of the water system fire
hydrant plans to Fire Department for review and approval prior to
building permit issuance. Plans shall be signed by a registered civil
engineer, and shall confirm hydrant type, location, spacing, and
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 25 of 27
minimum fire flow. Once plans are signed and approved by the local
water authority, the originals shall be presented to the Fire Department
for review and approval. Ref. CFC 105.4.1
a.3-feet clearance: Fire hydrants and other Fire Protection Equipment
shall be provided with a minimum 3-feet radius clearance around the
circumference of the device. (CFC 507.5.5, 509.2.1 & 912.4.2)
91.Fire Department Access: Provide a site plan for fire apparatus access
roads and signage. Access roads shall be provided to within 150 feet to
all portions of all buildings and shall have an unobstructed width of not
less than 24-feet exclusive of curb-side parking, bike lanes and other
roadway features. The construction of the access roads shall be all
weather and capable of sustaining 40,000 lbs. over two axles for areas
of residential development and 60,000 lbs. over two axels for
commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended
by the City of La Quinta.
92.Fire Lane marking: Identification and marking of fire lanes, including
curb details and signage shall be in compliance with Riverside County
Fire Department Standards.
93.Requests for installation of traffic calming designs/devices on fire
apparatus access roads shall be submitted and approved by the Office
of the Fire Marshal. Ref. CFC 503.4.1
94.Residential Escape Rescue Openings / Access There-to: Residential
Dwelling Sleeping Units shall be provided Emergency Escape Rescue
openings in compliance with CRC R310. Where the opening is to a side
yard, the opening shall be provided with a minimum 36-inch wide
court/yard and path to the public way – free from any obstructions,
including equipment and vegetation. *The projects proposed 3-feet side
yard setback minimum from property line may be affected by this
requirement when property line fencing/wall installations are
considered. The 36-inch path clearance shall be maintained.
95.Grading Permit Fire Department Review: Submittal to the Office of the
Fire Marshal for Precise Grading Permit will be required.
96.Construction Permits Fire Department Review: Submittal of construction
plans to the Office of the Fire Marshal for development, construction,
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 26 of 27
installation and operational use permitting will be required. Final fire and
life safety conditions will be addressed when the Office of the Fire
Marshal reviews these plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code,
and related codes, which are in effect at the time of building plan
submittal.
97.Phased Construction Access: If construction is phased, each phase shall
provide approved access for fire protection prior to any construction. Ref.
CFC 503.1
98.Fire Sprinkler System: All new commercial structures 3,600 square feet
or larger will be required to install a fire sprinkler system. Ref. CFC 903.2
as amended by the City of La Quinta.
99.Residential Fire Sprinklers: Residential fire sprinklers are required in all
one and two-family dwellings per the California Residential Code (CRC).
Plans must be submitted to the Office of the Fire Marshal for review and
approval prior to installation. Ref. CRC 313.2
100. Fire Alarm and Detection System: A water flow monitoring system
and/or fire alarm system may be required and determined at time of
building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72
101. Knox Box and Gate Access: Buildings shall be provided with a Knox Box.
The Knox Box shall be installed in an accessible location approved by
the Office of the Fire Marshal. All electronically operated gates shall be
provided with Knox key switches and automatic sensors for access. Ref.
CFC 506.1
102. Addressing: All residential dwellings shall display street numbers in a
prominent location on the street side of the residence. All commercial
buildings shall display street numbers in a prominent location on the
address side and additional locations as required. Ref. CFC 505.1 and
County of Riverside Office of the Fire Marshal Standard #07-01.
a.Riverside County Office of the Fire Marshal shall cursorily review
Street and Roadway naming conventions along with preliminary
parcel and unit addressing.
PLANNING COMMISSION RESOLUTION 2022-011
TENTATIVE TRACT MAP 2019-0005 (TTM 37805)
CONDITIONS OF APPROVAL - ADOPTED
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 27 of 27
103. Special Event Application and Permitting: Special Events and activities
requiring a specific application and permit as required by the CA Fire
Code shall be separately applied for at least 60-days prior to the
scheduled event.
104. Water Activity Safety and Rescue: The Developer/Operator of the Wave
Basin is responsible for coordinating and providing for trained rescue
and first aid personnel and rescue equipment for servicing the users of
the Wave Basin in compliance with any State or Local standards.
105. Emergency Responder Radio Coverage Systems: Projects that do not
meet the exceptions set forth by the Riverside County Office of the Fire
Marshal shall provide plans for an emergency responder radio coverage
system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal
Technical Policy #TP19-002
106. Strategic Planning Review: This planning case has also been reviewed
by Riverside County Fire Department Strategic Planning for the
cumulative impact on the Fire Department’s ability to provide an
acceptable level of service. *See letter provided by Deputy Fire Marshal
Adria Reinertson – Dated 8/6/2021.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 1 of 25
GENERAL
1.The applicant agrees to defend, indemnify and hold harmless the City of
La Quinta (“City”), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of
this Site Development Permit. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2.Site Development Permit 2021-0001 shall comply with all applicable
conditions and/or mitigation measures for the following related
approvals:
Tentative Tract Map 2019-0005 (TTM 37815)
Environmental Assessment 2019-0010
In the event of any conflict(s) between approval conditions and/or
provisions of these approvals, the Design and Development Director
shall adjudicate the conflict by determining the precedence.
3.Prior to the issuance of any grading, construction, or building permit by
the City, the applicant shall obtain any necessary clearances and/or
permits from the following agencies, if required:
•Riverside County Fire Marshal
•La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form – Whitewater River
Region, Improvement Permit)
•La Quinta Design & Development Department
•Riverside Co. Environmental Health Department
•Coachella Valley Unified School District
•Coachella Valley Water District (CVWD)
•Imperial Irrigation District (IID)
•California Regional Water Quality Control Board (CRWQCB)
•State Water Resources Control Board
•SunLine Transit Agency (SunLine)
EXHIBIT I
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 2 of 25
•South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements
include approval of improvement plans, the applicant shall furnish proof
of such approvals when submitting those improvement plans for City
approval.
4.Coverage under the State of California Construction General Permit
must be obtained by the applicant, who then shall submit a copy of the
Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of
the applicant’s Notice of Intent (“NOI”) and Waste Discharge
Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
5.The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170
(Clean Air/Clean Water); Riverside County Ordinance No. 457; the
California Regional Water Quality Control Board – Colorado River Basin
Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-
DWQ.
A. For construction activities including clearing, grading or
excavation of land that disturbs one (1) acre or more of land, or
that disturbs less than one (1) acre of land, but which is a part of
a construction project that encompasses more than one (1) acre
of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan (“SWPPP”) to the State Water Resources
Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 3 of 25
C. The applicant’s SWPPP shall include provisions for all of the
following Best Management Practices (“BMPs”) (LQMC Section
8.70.020 (Definitions)):
i.Temporary Soil Stabilization (erosion control).
ii.Temporary Sediment Control.
iii.Wind Erosion Control.
iv.Tracking Control.
v.Non-Storm Water Management.
vi.Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant
shall be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and
accepted by the City Council.
F. The inclusion in the Master Homeowners’ Association (HOA)
Conditions, Covenants, and Restrictions (CC&Rs), a requirement
for the perpetual maintenance and operation of all post-
construction BMPs as required.
6.Developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual attorney’s fees incurred
by the City Attorney to review, negotiate and/or modify any documents
or instruments required by these conditions, if Developer requests that
the City modify or revise any documents or instruments prepared
initially by the City to effect these conditions. This obligation shall be
paid in the time noted above without deduction or offset and Developer’s
failure to make such payment shall be a material breach of the
Conditions of Approval.
7.Developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual consultant’s fees
incurred by the City for engineering and/or surveying consultants to
review and/or modify any documents or instruments required by this
project. This obligation shall be paid in the time noted above without
deduction or offset and Developer’s failure to make such payment shall
be a material breach of the Conditions of Approval.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 4 of 25
PROPERTY RIGHTS
8.Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or
proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the
City for emergency services and for maintenance, construction and
reconstruction of essential improvements.
9.Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or
existing private streets that access public streets and open
space/drainage facilities of the master development.
10.The applicant shall offer for dedication all public street rights-of-way in
conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
11.The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1)Madison Street (Modified Secondary Arterial) – No additional
right of way dedication is required. 55 feet from the centerline
of Madison Street for a total 110-foot ultimate developed right
of way
2)Avenue 58 (Modified Secondary Arterial) – 55 feet from the
centerline of Avenue 58 along the project boundary
3)Avenue 60 (Collector) – 40 feet from the centerline of Avenue
60 for a total 80-foot ultimate developed right of way
12.Dedications shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features contained in
the approved construction plans.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 5 of 25
13.When the City Engineer determines that access rights to the proposed
street rights-of-way shown on the approved Site Development Permit
are necessary prior to approval of the improvements dedicating such
rights-of-way, the applicant shall grant the necessary rights-of-way
within 60 days of a written request by the City.
14.The applicant shall create perimeter landscaping setbacks along all
public rights-of-way as follows:
A. Madison Street (Secondary Arterial) - 10-foot from the R/W-P/L.
B. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.
C. Avenue 60 (Collector) - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a
meandering wall design is approved.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately-owned
setbacks, the applicant shall offer for dedication blanket easements for
those purposes.
15.The applicant shall offer for dedication those easements necessary for
the placement of, and access to, utility lines and structures, drainage
basins, mailbox clusters, park lands, and common areas.
16.Direct vehicular access to Madison Street, Avenue 58, and Avenue 60
from lots with frontage along Madison Street, Avenue 58, and Avenue
60 is restricted, except for those access points identified on the Site
Development Permit, or as otherwise conditioned in these conditions of
approval.
17.The applicant shall furnish proof of easements, or written permission,
as appropriate, from those owners of all abutting properties on which
grading, retaining wall construction, permanent slopes, or other
encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 6 of 25
18.The applicant shall comply with the provisions of LQMC Sections
13.24.060 (Street Improvements), 13.24.070 (Street Design -
Generally) & 13.24.100 (Access for Individual Properties And
Development) for public streets; and Section 13.24.080 (Street Design
- Private Streets), where private streets are proposed.
19.Streets shall have vertical curbs or other approved curb configurations
that will convey water without ponding and provide lateral containment
of dust and residue during street sweeping operations. If a wedge or
rolled curb design is approved, the lip at the flowline shall be near
vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb
cuts on any lot shall be restored to standard curb height prior to final
inspection of permanent building(s) on the lot.
20.The applicant shall construct the following street improvements to
conform with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1)Madison Street (Modified Secondary Arterial):
a.Construct 8-foot wide meandering sidewalk
b.Reconstruct the existing landscaped median to provide for
full access movements at the primary entry and restore the
median landscaping.
A left turn deceleration lane for the northbound traffic
serving the main project entry shall provide a minimum of
150 feet of vehicle queuing as determined by the traffic
study.
2)Avenue 58 (Modified Secondary Arterial):
a.Widen the south side of the street along all frontage to the
project boundary to its ultimate width on the south side as
specified in the General Plan to accommodate a 12-foot
travel lane and a 6-foot shoulder and the requirements of
these conditions. Street widening improvements shall
include all appurtenant components such as, but not limited
to curb, gutter, traffic control striping, legends, and signs.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 7 of 25
b. Multi-Use Trail - The applicant shall construct a multi-use
trail per La Quinta Standard 260 or as approved by the City
Engineer along the Avenue 58 frontage within the
landscaped setback. The location and design of the path
shall be approved by the City. A split rail fence shall be
constructed along the roadway side of the multi-use trail. At
grade intersection crossings shall be of a medium and
design and location as approved by the Public Works
Department on the street improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA as
applicable.
3)Avenue 60 (Collector):
a.Widen the north side of the street along all frontage to the
project boundary to its ultimate width on the north side as
specified in the General Plan and the requirements of these
conditions. The north curb face shall be located twenty-five
feet (25’) north of the centerline. Street widening
improvements shall include all appurtenant components
such as, but not limited to curb, gutter, traffic control
striping, legends, and signs.
b.Construct an 8-foot wide sidewalk
The applicant shall extend improvements beyond the subdivision
boundaries to ensure they safely integrate with existing improvements
(e.g., grading; traffic control devices and transitions in alignment,
elevation or dimensions of streets and sidewalks).
4)The applicant shall install traffic signal at the intersection of
Madison Street and project’s main access when warrants are
met. Applicant is responsible for 100% of the cost to design
and installation of the traffic signal. Applicant shall bond for the
traffic signal DIF reimbursement amount ($430,000); the
security shall remain in full force and effect until the signal is
actually installed by the applicant.
5)The applicant shall design and install the traffic signal at the
intersection of Madison Street and Avenue 58 when warrants
are met. Applicant shall bond for 100% of the traffic signal DIF
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 8 of 25
reimbursement amount ($430,000); the security shall remain
in full force and effect until the signal is actually installed by
the applicant. The applicant is subject to a maximum of 75%
reimbursement from available funds in the City’s Development
Impact Fee Program for the cost to design and construct the
traffic signal. The applicant shall enter into a DIF
Reimbursement Agreement with the City of La Quinta for the
reimbursement.
6)The applicant shall pay the fair-share amount listed below
(percentage calculated in the Traffic Impact Analysis, Table 9-
1) towards the design and construction of the following traffic
signals. The cost to design and install a traffic signal is based
on the traffic signal DIF reimbursement amount ($430,000).
- Madison Street at Avenue 54 - $38,700 (9% fair-share)
- Jefferson Street at Avenue 54 – $17,200 (4% fair-share)
- Monroe Street at Avenue 60 – $25,800 (6% fair share)
- Monroe Street at Avenue 58 – $47,300 (11% fair share)
- Monroe Street at Airport Boulevard – $25,800 (6% fair share)
- Monroe Street at Avenue 54 – $21,500 (5% fair-share)
- Monroe Street at Avenue 52 – $17,200 (4% fair-share)
B. PRIVATE STREETS
1)Streets “A” thru “P” – Construct internal streets per the
approved lay-out shown on the Site Development Permit
and/or as approved by the City Engineer. Private Residential
Streets shall have a minimum 40-foot travel width. The travel
width may be reduced to 32 feet with parking restricted to one
side, and 24 feet if on-street parking is prohibited, and
provided there is adequate off-street parking for residents and
visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R’s. The
CC&Rs shall be reviewed and approved by the Design and
Development Department prior to recordation.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 9 of 25
2)The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
21.All gated entries shall provide for a three-car minimum stacking capacity
for inbound traffic to be a minimum length of 62 feet from call box to
the street; and shall provide for a full turn-around outlet for non-
accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed
exhibit at a scale of 1" = 10', demonstrating that those passenger
vehicles that do not gain entry into the development can safely make a
full turn-around out onto the main street from the gated entry. Pursuant
to said condition, there shall be a minimum of twenty-five feet width
provided at the turn-around opening provided.
Two lanes of traffic shall be provided on the entry side of each gated
entry, one lane shall be dedicated for residents, and one lane for visitors.
The two travel lanes shall be a minimum of 20 feet of total paved
roadway surface or as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown
on the approved construction plans, may require additional street widths
as may be determined by the City Engineer.
22.The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site-specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
23.The applicant shall submit current mix designs (less than two years old
at the time of construction) for base, asphalt concrete and Portland
cement concrete. The submittal shall include test results for all
specimens used in the mix design procedure. For mix designs over six
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months old, the submittal shall include recent (less than six months old
at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs
are approved.
24.General access points and turning movements of traffic are limited to
the following:
A. Madison Street (Primary Entry): Full turn movements in and out
are allowed.
B. Avenue 60 (South Access): Full turn movements in and out are
allowed.
C. Avenue 58 (Westerly Access): Full turn movements in and out are
allowed.
D. Avenue 58 (Easterly Access): Right turn in and right turn out are
permitted. Left turn in and left turn out movements out are
prohibited.
E. Madison Street (just south of Avenue 58): Right turn in and right
turn out are permitted. Left turn in and left turn out movements
out are prohibited.
25.Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks. Mid-block street lighting is not required.
26.Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by qualified
engineers.
27.Standard knuckles and corner cut-backs shall conform to Riverside
County Standard Drawings #801 and #805, respectively, unless
otherwise approved by the City Engineer.
28.The design of parking facilities shall conform to LQMC Chapter 9.150
and in particular the following:
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DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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A. The parking stall and aisle widths and the double hairpin stripe
parking stall design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility
is required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans
so that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development
shall be shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150
and be a minimum of 17 feet in length with a 2-foot overhang for
standard parking stalls and 18 feet with a 2-foot overhang for
accessible parking space or as approved by the City Engineer. One
van accessible handicapped parking stall is required per 8
handicapped parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet
or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes, ADA accessibility route to public
streets and other features shown on the approved construction
plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
29.The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site-specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.
30.The applicant shall submit current mix designs (less than two years old
at the time of construction) for base, asphalt concrete and Portland
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cement concrete. The submittal shall include test results for all
specimens used in the mix design procedure. For mix designs over six
months old, the submittal shall include recent (less than six months old
at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs
are approved.
31.Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks.
32.Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by engineers
registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
“engineer,” “surveyor,” and “architect,” refer to persons currently certified or
licensed to practice their respective professions in the State of California.
33.Improvement plans shall be prepared by or under the direct supervision
of qualified engineers and/or architects, as appropriate, and shall
comply with the provisions of LQMC Section 13.24.040 (Improvement
Plans).
34.The following improvement plans shall be prepared and submitted for
review and approval by the Public Works Department. A separate set of
plans for each line item specified below shall be prepared. The plans
shall utilize the minimum scale specified, unless otherwise authorized
by the City Engineer in writing. Plans may be prepared at a larger scale
if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant
to improvements required by other agencies and utility purveyors.
A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
C. Erosion Control Plan 1” = 40’ Horizontal
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D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal
G. On-Site Street Improvements/Signing & Striping/Storm Drain
Plan
1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through G to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Public Works Director. Plans may be
prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements
required by other agencies and utility purveyors.
H. On-Site Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that
are not listed above shall be prepared in formats approved by the City
Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet
beyond the project limits, or a distance sufficient to show any required
design transitions.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop
Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement
Markers (including Blue RPMs at fire hydrants) and Street Name Signs
per Public Works Standard Plans and/or as approved by the Engineering
Department.
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“Rough Grading” plans shall normally include perimeter walls with Top
Of Wall & Top Of Footing elevations shown. All footings shall have a
minimum of 1-foot of cover, or sufficient cover to clear any adjacent
obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs &
gutters, building floor elevations, wall elevations, parking lot
improvements and accessibility requirements.
35.The City maintains standard plans, detail sheets and/or construction
notes for elements of construction which can be accessed via the “Plans,
Notes and Design Guidance” section of the Public Works Department at
the City website (www.laquintaca.gov). Please navigate to the Public
Works Department home page and look for the Standard Drawings
hyperlink.
36.Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were
approved by the City. Each sheet shall be clearly marked "Record
Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the
City, revised to reflect the as-built conditions. The applicant shall employ
or retain the Engineer of Record during the construction phase of the
project so that the EOR can make site visits in support of preparing
"Record Drawing". However, if subsequent approved revisions have
been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer of Record may submit a letter attesting to said
fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
37.Prior to constructing any off-site improvements, the applicant shall
deposit securities equivalent to both a Performance and Labor & Material
Bonds each valued at 100% of the cost of the off-site improvements, or
as approved by the City Engineer.
38.Improvements to be made, or agreed to be made, shall include the
removal of any existing structures or other obstructions which are not a
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part of the proposed improvements; and shall provide for the setting of
the final survey monumentation.
39.When improvements are phased through a “Phasing Plan,” or an
administrative approval (e.g., Site Development Permits), all off-site
improvements and common on-site improvements (e.g., backbone
utilities, retention basins, perimeter walls, landscaping and gates) shall
be constructed, or secured, prior to the issuance of any permits in the
first phase of the development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall
either be completed, or secured, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as
otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a
timely manner, pursuant to the approved phasing plan, the City shall
have the right to halt issuance of all permits, and/or final inspections,
withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
40.Depending on the timing of the development of this Site Development
Permit, and the status of the off-site improvements at the time, the
applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed
that are considered to be an obligation of this Site Development
Permit.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may
require.
PLANNING COMMISSION RESOLUTION 2022-011
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PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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Off-Site Improvements should be completed on a first priority
basis. The applicant shall complete Off-Site Improvements in the
first phase of construction or by the issuance of the 20 % Building
Permit.
In the event that any of the improvements required for this
development are constructed by the City, the applicant shall, prior
to the approval of the Final Map, or the issuance of any permit
related thereto, reimburse the City for the costs of such
improvements.
41.If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all
proposed on-site and off-site improvements, including an estimate for
the final survey monumentation, for checking and approval by the City
Engineer. Such estimates shall conform to the unit cost schedule as
approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies
shall be approved by those agencies and submitted to the City along
with the applicant’s detailed cost estimates. Security will not be required
for telephone, natural gas, or Cable T.V. improvements.
42.Should the applicant fail to construct the improvements for the
development, or fail to satisfy its obligations for the development in a
timely manner, the City shall have the right to halt issuance of building
permits, and/or final building inspections, withhold other approvals
related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
43.The applicant shall comply with the provisions of LQMC Section
13.24.050 (Grading Improvements).
44.Prior to occupancy of the project site for any construction, or other
purposes, the applicant shall obtain a grading permit approved by the
City Engineer.
45.To obtain an approved grading permit, the applicant shall submit and
obtain approval of all of the following:
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ADOPTED: April 26, 2022
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A. A grading plan prepared by a civil engineer registered in the State
of California,
B. A preliminary geotechnical (“soils”) report prepared by a
professional registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan showing Best Management Practices
prepared in accordance with LQMC Sections 8.70.010 and
13.24.170 (NPDES Stormwater Discharge Permit and Storm
Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the
State of California.
F. A grading bond in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the grading bond
requirements.
All grading shall conform with the recommendations contained in
the Preliminary Soils Report, and shall be certified as being
adequate by soils engineer, or engineering geologist registered in
the State of California.
The applicant shall furnish security, in a form acceptable to the
City, and in an amount sufficient to guarantee compliance with the
approved Fugitive Dust Control Plan provisions as submitted with
its application for a grading permit. Additionally, the applicant
shall replenish said security if expended by the City of La Quinta
to comply with the Plan as required by the City Engineer.
46.The applicant shall maintain all open graded, undeveloped land in order
to prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved
in the Fugitive Dust Control Plan.
47.Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC
Section 9.60.240(F) except as otherwise modified by this condition. The
maximum slope shall not exceed 3:1 anywhere in the landscape setback
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PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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area, except for the backslope (i.e., the slope at the back of the
landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet
(6’) of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1. All unpaved parkway areas adjacent to the curb
shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
48.Building pad elevations on the rough grading plan submitted for City
Engineer’s approval shall conform with pad elevations shown on the
preliminary grading plan, unless the pad elevations have other
requirements imposed elsewhere in these Conditions of Approval.
49.Building pad elevations of perimeter lots shall not differ by more than
one foot higher from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City
may consider alternatives that are shown to minimize safety concerns,
maintenance difficulties and neighboring-owner dissatisfaction with the
grade differential.
50.Prior to any site grading or regrading that will raise or lower any portion
of the site by more than plus or minus half of a foot (0.5’) from the
elevations shown on the approved Site Development Permit, the
applicant shall submit the proposed grading changes to the City
Engineer for a substantial conformance review.
51.Prior to the issuance of a building permit for any building lot, the
applicant shall provide a lot pad certification stamped and signed by a
qualified engineer or surveyor with applicable compaction tests and over
excavation documentation.
Each pad certification shall list the pad elevation as shown on the
approved grading plan, the actual pad elevation and the difference
between the two, if any. Such pad certification shall also list the relative
compaction of the pad soil. The data shall be organized by lot number,
and listed cumulatively if submitted at different times.
DRAINAGE
PLANNING COMMISSION RESOLUTION 2022-011
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DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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52.Stormwater handling shall conform with the approved hydrology and
drainage report for the Wave Basin Project (TTM2019-0005 and SDP
2021-0001), or as approve by the City Engineer. Nuisance water shall
be disposed of in an approved manner.
53.The applicant shall comply with the provisions of LQMC Section
13.24.120 (Drainage), Retention Basin Design Criteria, Engineering
Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report
Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 -
Underground Retention Basin Design Requirements. More specifically,
stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or
24 hour event producing the greatest total run off.
54.Nuisance water shall be retained on site. Nuisance water shall be
disposed of per approved methods contained in Engineering Bulletin No.
06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for
Storm Drain Systems and Engineering Bulletin No. 06-015 -
Underground Retention Basin Design Requirements.
55.In design of retention facilities, the maximum percolation rate shall be
two inches per hour. The percolation rate will be considered to be zero
unless the applicant provides site specific data indicating otherwise and
as approved by the City Engineer.
56.The project shall be designed to accommodate purging and blowoff
water (through underground piping and/or retention facilities) from any
on-site or adjacent well sites granted or dedicated to the local water
utility authority as a requirement for development of this property.
57.No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City
Engineer.
58.For on-site above ground common retention basins, retention depth
shall be according to Engineering Bulletin No. 06-16 – Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side
slopes shall not exceed 3:1 and shall be planted with maintenance free
ground cover. Additionally, retention basin widths shall be not less than
20 feet at the bottom of the basin.
PLANNING COMMISSION RESOLUTION 2022-011
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DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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59.Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly
falls onto the setback) will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street
right-of-way shall be shaped with berms and mounds, pursuant to LQMC
Section 9.100.040(B)(7).
60.The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
61.The development shall be graded to permit storm flow in excess of
retention capacity to flow out of the development through a designated
overflow and into the historic drainage relief route.
62.Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
63.The applicant shall comply with applicable provisions for post
construction runoff per the City’s NPDES stormwater discharge permit,
LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside
County Ordinance No. 457; and the California Regional Water Quality
Control Board – Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011 and the State Water Resources Control Board’s
Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ..
1.For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement
requirements of the NPDES permit for the design, construction and
perpetual operation and maintenance of BMPs per the approved
Water Quality Management Plan (WQMP) for the project as required
by the California Regional Water Quality Control Board – Colorado
River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.
2.The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing
BMPs approved by the City Engineer. A project specific WQMP shall
be provided which incorporates Site Design and Treatment BMPs
utilizing first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
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PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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3.The developer / owner shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the
perpetual maintenance and operation of stormwater BMPs.
UTILITIES
64.The applicant shall comply with the provisions of LQMC Section
13.24.110 (Utilities).
65.The applicant shall obtain the approval of the City Engineer for the
location of all utility lines within any right-of-way, and all above-ground
utility structures including, but not limited to, traffic signal cabinets,
electric vaults, water valves, and telephone stands, to ensure optimum
placement for practical and aesthetic purposes.
66.Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power
poles are exempt from the requirement to be placed underground.
67.Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall
comply with trench restoration requirements maintained, or required by
the City Engineer.
The applicant shall provide certified reports of all utility trench
compaction for approval by the City Engineer. Additionally, grease traps
and the maintenance thereof shall be located as to not conflict with
access aisles/entrances.
CONSTRUCTION
68.The City will conduct final inspections of habitable buildings only when
the buildings have improved street and (if required) sidewalk access to
publicly-maintained streets. The improvements shall include required
traffic control devices, pavement markings and street name signs. If
on-site streets in residential developments are initially constructed with
partial pavement thickness, the applicant shall complete the pavement
prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
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DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
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69.The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
70.Landscape and irrigation plans for landscaped lots and setbacks,
medians, retention basins, and parks shall be signed and stamped by a
licensed landscape architect.
71.All new and modified landscape areas shall have landscaping and
permanent irrigation improvements in compliance with the City’s Water
Efficient Landscape regulations contained in LQMC Section 8.13 (Water
Efficient Landscape).
72.Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior
lighting shall be consistent with LQMC Section 9.100.150 (Outdoor
Lighting) and the Coral Mountain Specific Plan. All freestanding lighting
shall be fitted with a visor if deemed necessary by staff to minimize
trespass of light off the property. The illuminated carports shall be
included in the photometric study as part of the final lighting plan
submittal.
73.All water features shall be designed to minimize “splash”, and use high
efficiency pumps and lighting to the satisfaction of the Planning
Manager. They shall be included in the landscape plan water efficiency
calculations per Municipal Code Chapter 8.13.
74.All rooftop mechanical equipment shall be completely screened from
view. Utility transformers or other ground mounted mechanical
equipment shall be fully screened with a screening wall or landscaping
and painted to match the adjacent buildings.
75.The applicant shall submit the final landscape plans for review,
processing and approval to the Design and Development Department,
in accordance with the Final Landscape Plan application process.
Planning Manager approval of the final landscape plans is required prior
to issuance of the first building permit unless the Planning Manager
determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Planning Manager and/or City
Engineer.
PLANNING COMMISSION RESOLUTION 2022-011
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DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
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76.The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO “A Policy on Geometric
Design of Highways and Streets, 5th Edition” or latest, in the design
and/or installation of all landscaping and appurtenances abutting and
within the private and public street right-of-way.
77.The final design of the perimeter landscaping, particularly the perimeter
wall, shall be included with the Final Landscape Plan submittal.
MAINTENANCE
78.The applicant shall comply with the provisions of LQMC Section
13.24.160 (Maintenance).
79.The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, multi-use trail, and stormwater BMPs.
FEES AND DEPOSITS
80.Permits issued under this approval shall be subject to the provisions of
the Development Impact Fee and Transportation Uniform Mitigation Fee
programs in effect at the time of issuance of building permit(s).
81.The applicant shall comply with the provisions of LQMC Section
13.24.180 (Fees and Deposits). These fees include all deposits and fees
required by the City for plan checking and construction inspection.
Deposits and fee amounts shall be those in effect when the applicant
makes application for plan check and permits.
PLANNING
82.Prior to the completion of the SDP and receipt of a certificate of
occupancy for the wave basin, Street A shall be completed from the
wave basin to and including the entry gate. The improvements shall
include full street improvements, curb, gutter, sidewalk, trails, and
parkway landscaping.
83.The perimeter improvements on Avenue 58, Madison Street, Avenue 60
and the western property line shall be completed prior to receipt of the
first certificate of occupancy for the wave basin, if it is the first structure
built on the site. These improvements will include curb, gutter, sidewalk,
multi-use trail, parkway landscaping and project perimeter wall.
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84.If any brush clearance obligation is imposed on any structure or project
area within the Specific Plan boundary in the future, such brush
clearance will not be permitted on BLM property. This requirement shall
be applied to all future project approvals.
FIRE DEPARTMENT
85.Fire Hydrants and Fire Flow: Provide water system plans to show there
exists or proposed improvements of fire hydrant(s) capable of delivering
the minimum fire flow, per CFC Appendix B Table B105.1 and Table
B105.2 as amended by LQMC, within 400 feet to all portions around the
proposed structure. Minimum fire hydrant location and spacing shall
comply with the CFC and NFPA 24. Reference 2019 California Fire Code
(CFC) 507.5.1.
a.3-feet clearance: Fire hydrants and other Fire Protection
Equipment shall be provided with a minimum 3-feet radius
clearance around the circumference of the device. (CFC 507.5.5,
509.2.1 & 912.4.2)
86.Fire Department Access: Provide a site plan for fire apparatus access
roads and signage. Access roads shall be provided to within 150 feet to
all portions of all buildings and shall have an unobstructed width of not
less than 24-feet exclusive of curb-side parking, bike lanes and other
roadway features. The construction of the access roads shall be all
weather and capable of sustaining 40,000 lbs. over two axles for areas
of residential development and 60,000 lbs. over two axels for
commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended
by the City of La Quinta.
a.Fire Lane marking: Identification and marking of fire lanes,
including curb details and signage shall be in compliance with
Riverside County Fire Department Standards.
87.Requests for installation of traffic calming designs/devices on fire
apparatus access roads shall be submitted and approved by the Office
of the Fire Marshal. Ref. CFC 503.4.1
88.Grading Permit Fire Department Review: Submittal to the Office of the
Fire Marshal for Precise Grading Permit will be required.
PLANNING COMMISSION RESOLUTION 2022-011
SITE CONDITIONS OF APPROVAL - APPROVED
DEVELOPMENT PERMIT 2021-0001
PROJECT: CORAL MOUNTAIN RESORT
ADOPTED: April 26, 2022
Page 25 of 25
89.Construction Permits Fire Department Review: Submittal of construction
plans to the Office of the Fire Marshal for development, construction,
installation and operational use permitting will be required. Final fire and
life safety conditions will be addressed when the Office of the Fire
Marshal reviews these plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code,
and related codes, which are in effect at the time of building plan
submittal.
90.Fire Sprinkler System: All new commercial structures 3,600 square feet
or larger will be required to install a fire sprinkler system. Ref. CFC 903.2
as amended by the City of La Quinta. As all proposed structures included
in this specific Site Development Permit do not exceed that threshold,
fire sprinklers are not specifically required.
91.Knox Box and Gate Access: Buildings shall be provided with a Knox Box.
The Knox Box shall be installed in an accessible location approved by
the Office of the Fire Marshal. All electronically operated gates shall be
provided with Knox key switches and automatic sensors for access. Ref.
CFC 506.1
92.Addressing: All commercial buildings shall display street numbers in a
prominent location on the address side and additional locations as
required. Ref. CFC 505.1 and County of Riverside Office of the Fire
Marshal Standard #07-01.