The URL can be used to link to this page

2025 10 28 PCPLANNING COMMISSION AGENDA Page 1 of 4 OCTOBER 28, 2025 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY, OCTOBER 28, 2025, AT 5:00 P.M. Members of the public may listen to this meeting by tuning-in live via www.laquintaca.gov/livemeetings. CALL TO ORDER Roll Call: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chair Hassett PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Commission on any matter not listed on the agenda pursuant to the “Public Comments – Instructions” listed at the end of the agenda. The Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by the Brown Act [Government Code § 54954.2(b)]. CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR – None BUSINESS SESSION – None PUBLIC HEARINGS – 5:00 p.m. or thereafter For all Public Hearings on the agenda, a completed “Request to Speak” form must be filed with the Commission Secretary prior to consideration of that item; comments are limited to three (3) minutes (approximately 350 words). Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.gov PLANNING COMMISSION AGENDA Page 2 of 4 OCTOBER 28, 2025 Any person may submit written comments to the Planning Commission prior to the public hearing and/or may appear and be heard in support of or opposition to the project(s) at the time of the public hearing. If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at or prior to the public hearing. PAGE 1. CONSIDER ADOPTING A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025-0001, AND SITE DEVELOPMENT PERMIT 2025-0002 TO ALLOW THE SUBDIVISION OF THE 384 ACRE SITE, THE DEVELOPMENT OF THE GOLF COURSE, PERIMETER LANDSCAPE, AND SALES CENTER WITHIN THE CORAL MOUNTAIN CLUB PROJECT; CEQA: THE APPLICATIONS ARE CONSISTENT WITH THE CORAL MOUNTAIN RESORT EIR (EA 2019-0010, SCH #2021020310) AND NO FURTHER REVIEW IS REQUIRED; PROJECT: CORAL MOUNTAIN CLUB; LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET 5 STUDY SESSION – None STAFF ITEMS COMMISSIONERS’ ITEMS ADJOURNMENT ********************************* The regular Planning Commission meetings of November 11 and 25, 2025, have been cancelled. The next regular meeting of the La Quinta Planning Commission will be held on December 9, 2025, commencing at 5:00 p.m. at the La Quinta City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Tania Flores, Secretary of the Planning Commission of the City of La Quinta, do hereby declare that the foregoing Agenda for the Commission meeting of October 28, 2025, was posted on the City’s website, near the entrance to the Council Chamber at 78495 Calle Tampico and the bulletin board at 51321 Avenida Bermudas, on October 23, 2025. DATED: October 23, 2025 Tania Flores, Commission Secretary City of La Quinta, California PLANNING COMMISSION AGENDA Page 3 of 4 OCTOBER 28, 2025 Public Notices Agenda packet materials are available for public inspection: 1) at the Clerk’s Office at La Quinta City Hall, located at 78495 Calle Tampico, La Quinta, California 92253; and 2) on the City’s website at https://www.laquintaca.gov/business/boards-and- commissions/planning-commission, in accordance with the Brown Act [Government Code § 54957.5; AB 2647 (Stats. 2022, Ch. 971)]. The La Quinta City Council Chamber is handicap accessible. If special equipment is needed for the hearing impaired, please contact the Commission Secretary at (760) 777-7023, 24 hours in advance of the meeting, and accommodations will be made. If background material is to be presented to the Commission during a Commission meeting, please be advised that 10 copies of all documents, exhibits, etc., must be supplied to the Commission Secretary for distribution. It is requested that this take place prior to the beginning of the meeting. PUBLIC COMMENTS – INSTRUCTIONS Members of the public may address the Commission on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in-person during the meeting by submitting 10 copies to the Commission Secretary, it is requested that this takes place prior to the beginning of the meeting; or can be emailed in advance to TFlores@LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the Commission, made public, and incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Chair, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state “Written Comments” and should include: 1) full name, 2) city of residence, and 3) subject matter . VERBAL PUBLIC COMMENTS can be provided in-person during the meeting by completing a “Request to Speak” form and submitting it to the Commission Secretary; it is requested that this takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes (or approximately 350 words). Members of the public shall be called upon by the Chair to speak. In accordance with City Council Resolution No. 2022-028, a one-time additional speaker time donation of three (3) minutes per individual is permitted; please note that the member of the public donating time must: 1) submit this in writing to the Commission Secretary by completing a “Request to Speak” form noting the name of the person to whom time is being donated to, and 2) be present at the time the speaker provides verbal comments. Verbal public comments are defined as comments provided in the speaker’s own voice and may not include video or sound recordings of the speaker or of other individuals or entities, unless permitted by the Chair. Public speakers may elect to use printed presentation materials to aid their comments; 10 copies of such printed materials shall be provided to the Commission Secretary to be disseminated to PLANNING COMMISSION AGENDA Page 4 of 4 OCTOBER 28, 2025 the Commission, made public, and incorporated into the public record of the meeting; it is requested that the printed materials be provided prior to the beginning of the meeting. There shall be no use of Chamber resources and technology to display visual or audible presentations during public comments unless permitted by the Chair. All writings or documents, including but not limited to emails and attachments to emails, submitted to the City regarding any item(s) listed or not listed on this agenda are public records. All information in such writings and documents is subject to disclosure as being in the public domain and subject to search and review by electronic means, including but not limited to the City’s Internet website and any other Internet Web-based platform or other Web-based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq.]. TELECONFERENCE ACCESSIBILITY – INSTRUCTIONS Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 54953], if a member of the Commission requests to attend and participate in this meeting remotely due to “just cause” or “emergency circumstances,” as defined, and only if the request is approved. In such instances, remote public accessibility and participation will be facilitated via Zoom Webinar as detailed at the end of this Agenda. *** TELECONFERENCE PROCEDURES – PURSUANT TO AB 2449*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT Verbal public comments via Teleconference – members of the public may attend and participate in this meeting by teleconference via Zoom and use the “raise your hand” feature when public comments are prompted by the Chair; the City will facilitate the ability for a member of the public to be audible to the Commission and general public and allow him/her/they to speak on the item(s) requested. Please note – members of the public must unmute themselves when prompted upon being recognized by the Chair, in order to become audible to the Commission and the public. Only one person at a time may speak by teleconference and only after being recognized by the Chair. ZOOM LINK: https://us06web.zoom.us/j/82853067939 Meeting ID: 828 5306 7939 Or join by phone: (253) 215 – 8782 Written public comments – can be provided in person during the meeting or emailed to TFlores@LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the Commission, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Chair, a brief summary of any public comment is asked to be read, to the extent the Commission can accommodate such request. City of La Quinta PLANNING COMMISSION MEETING: October 28, 2025 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025-0001 AND SITE DEVELOPMENT PERMIT 2025-0002 TO ALLOW THE SUBDIVISION OF THE 384 ACRE SITE, THE DEVELOPMENT OF THE GOLF COURSE, PERIMETER LANDSCAPE, AND SALES CENTER WITHIN THE CORAL MOUNTAIN CLUB PROJECT; CEQA: THE APPLICATIONS ARE CONSISTENT WITH THE CORAL MOUNTAIN RESORT EIR (EA2019-0010, SCH #2021020310) AND NO FURTHER REVIEW IS REQUIRED; PROJECT: CORAL MOUNTAIN CLUB; LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET RECOMMENDATION Consider adopting a resolution to approve Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025- 0002 for the Coral Mountain Club Project, allowing the subdivision of the entire site and the development of the golf course, perimeter landscaping, and sales center and make a finding that the proposed applications are consistent with the Coral Mountain Resort EIR. EXECUTIVE SUMMARY The Andalusia at Coral Mountain Specific Plan (SP 03-067) was amended in 2024 to modify the layout, development standards, and design guidelines for the west half of the Specific Plan area (west of Madison Street). This portion of the Specific Plan is now referred to as Coral Mountain Club (Attachment 1). The Specific Plan allows up to 750 dwelling units, a golf course, and a commercial corner on the 384-acre site. An Environmental Impact Report (EIR) was certified by Council on March 5, 2024 (Resolution No. 2024-007), which analyzed the development of the Specific Plan as approved. The current Tentative Tract Map (TTM) and Site Development Permits (SDP) are the first implementing applications for the approved Specific Plan Amendment (Attachment 2). PUBLIC HEARING ITEM NO. 1 5 In order to make a recommendation for approval of the project, the Planning Commission must: 1) Make findings and apply the Conditions of Approval (COAs) in support of the TTM and SDPs (Attachment 3) BACKGROUND/ANALYSIS The Specific Plan Amendment for the Coral Mountain Club established the parameters for the build-out of the western half of the Andalusia project, including up to 750 residential units, an 18-hole golf course and its ancillary facilities (clubhouse, maintenance yard, driving range, etc.), and a 7± acre site for neighborhood commercial development. The three applications now under consideration are the first implementation tools for that Specific Plan. The applications consist of: o A TTM to subdivide the 384± acres into 204 residential lots (including three lots that may be further subdivided in the future for additional single-family or condominium units), one commercial lot, as well as lots for the golf course, streets, and ancillary facilities. o An SDP to allow the development of the golf course, and the perimeter landscaping and walls. The latter are required to be in the first phase of development per the original approval. The golf course SDP consists only of the golf course landscaping plans. In the coming months, an application for the golf course buildings, including the clubhouse, golf maintenance yard, and other ancillary structures, will be submitted to the Commission for review. o An SDP to allow the construction of a sales center for the homes. Typically, a Minor Use Permit (MUP) is processed for a model home complex and sales office/center for a duration of two years. In this case, however, the applicant proposes that the sales center be in place for the entire build-out of the tract and anticipates that this will be longer than an MUP would allow. When the applicant was preparing the two SDPs, it became evident that the landscape plant palette included in the Specific Plan was too restrictive and monotonous. As a result, the applicant requested a Director’s Decision, as allowed in the Specific Plan, to expand the landscape palette. That was reviewed and approved and is the basis for the two SDP landscape designs. For ease of review, it is provided as Attachment 4. Each of the three applications is described individually below, and based on the analysis provided, the findings for approval of each application can be made (Attachment 3). Tentative Tract Map The TTM (Attachment 5) subdivides the entire 384± acres into 202 single-family lots, three residential lots (Lots 202, 203, and 204) for future additional subdivision, potentially for condominium use, one lot for future commercial development (Lot 205), as well as lettered lots for the golf course and private streets, and additional lots for ancillary facilities. All of the single-family lots will back onto the golf course and will be accessed 6 by a system of interior private streets. It is expected that the TTM will be phased, as shown on page 1 of Attachment 5, although the phasing sequence may change based on market conditions. The TTM has been designed in accordance with the City’s Subdivision Ordinance and is conditioned to implement project-wide improvements, including perimeter streets (Exhibit A of the Resolution). SDP 2025-0001 (Golf Course & Perimeter Landscape) The SDP Plan Set (Attachment 6) is divided into two sections: the golf course landscape plan and the perimeter landscape and wall/fence plans. Golf Course Design The golf course encompasses 182± acres of the 384± acre site. It wraps around through the property, with the residential lots separating the golf layout. The primary premise of the design is that areas outside of golf play will be landscaped to resemble the desert environment, in a fashion sometimes described as a “links course.” Generally, the golf course is situated at elevations lower than the residential lots, providing panoramic views throughout the site. The landscape plan has been designed in “Zones” consistent with the Specific Plan Landscape Zones. Each Zone corresponds to a landscape style and environment designed to provide unique features and planting plans. Zone A includes a “Sub-Zone” which restricts plantings along the western 50-foot perimeter to plants allowed under the Coachella Valley Multiple Species Habitat Conservation Plan, and which are not toxic to Peninsular Bighorn Sheep. Due to the scale involved in such a large landscape plan, the proposed plantings include the species, variety, size, and quantity of plants within each Zone (pages 14 through 18 of Attachment 6), and a typical planting plan is provided on page 19 of Attachment 6. The specifics associated with planting details will be provided in the Final Landscape Plan, which will be required prior to the construction and installation of the golf course. Staff has reviewed the landscape plan and believes that the quantities and distribution are consistent with the quality of landscaping envisioned in the Specific Plan. Between the golf holes, native species and soils will be designed to mimic the desert environment, utilizing native soils and decomposed granite. No turf is proposed, and the project is conditioned to apply a clear soil stabilizer to prevent blowing sand (Condition 81, Exhibit B of the Resolution). The golf course design includes the preservation of the existing adobe on the site, which will be protected in place and fenced (page 22 of Attachment 6). The adobe will be maintained by the homeowners’ association or the golf club in the long term, and will be open to residents and their guests only. This area, and several culturally sensitive areas along Coral Mountain, have been designated “Environmentally Sensitive Areas” (ESA) on the TTM and will be protected from grading and construction activity. The ESAs on the southwest corner of the property are provided to protect the Native American rock art and other culturally sensitive features at the toe of slope of Coral Mountain. The Agua Caliente Band of Cahuilla Indians (ACBCI) has participated in the creation of these ESAs, and is 7 currently reviewing the Rock Art Management Plan for the long term protection of these resources. The Rock Art Management Plan will determine how these resources will be protected in the long term, including fencing if determined necessary. In addition, the existing de facto trail along the base of Coral Mountain will be preserved and enhanced on the project site. The surface and plantings will continue to be native plants, sand and gravel, as they currently occur, and must remain open on either end for continued public access. As required in the Conditions of Approval (COAs), the trail must be installed and completed within 60 days of golf course completion. It is important to note that the trail continues north and south of the property, on land owned by third parties, and that neither the City nor the applicant has authority to maintain or improve those portions of the trail that are not within the boundaries of the project. Perimeter Landscaping The second half of the SDP Plan Set is the perimeter landscaping and wall/fence plan. It features a 10-foot trail, consistent with the City’s multi-use trail design, along the Avenue 58 and Madison Street roadway frontages, which meanders through a landscaped parkway. Avenue 60 will include a curb-adjacent sidewalk and landscaped parkway. The outer edge of the parkway will be marked by a 6-foot high stucco wall, which will be broken up with a stone veneer finish (see pages L3.01 and L3.02 of Attachment 6). The stucco finish can extend up to 920 linear feet, while the stone accent portions will range from 121 to 161 feet in length, and will be inset a depth of 6 feet, to provide visual relief (see page L3.02 of Attachment 6), and take the place of pilasters, which are not proposed. The wall will occur on all sides of the site, except for the west and southwest boundary, which are required to be bordered by a fence to prevent access to Peninsular Bighorn Sheep, who have been sighted frequently on Coral Mountain. The design of the fence will be 8 feet in height and will consist of posts and mesh in a design acceptable to the City and California Department of Fish and Wildlife. The landscape plan for the parkway consists of a mix of desert-friendly species to include trees for shade, a variety of shrubs, and a gravel cover, which will be planted in an informal style, as shown on pages L4.01 through L4.04 of Attachment 6. SDP 2025-0002 (Sales Center) The Sales Center Plan Set (Attachment 7) provides the design of the modular buildings and landscaping for the 1.2-acre site. As described above, it is expected that the build- out of the project, including construction of the golf course and sales of the homes, will take several years. The SDP was requested by the applicant to allow the project to gain market visibility during the golf course construction period, to allow “pre-sales,” and to continue through the project’s build-out. As shown on the site plan (page 3 of Attachment 7), the site will be located immediately north of the permanent entry gate, and immediately south of the future commercial parcel. Access will be taken directly from Madison Street until such time as the main project entry is constructed, at which time the Madison Street driveway must be removed, and access will be taken from the main entry drive. Madison Street includes sufficient width to allow 8 right-in-right-out only access. The location is reasonably straight and has good sight distance for those entering and leaving the site. The site features a nine-space parking area and a two-building sales center with a central patio, surrounded by an olive grove. The two buildings will be 12 feet in height and consist of simple architecture that will be largely hidden from public view by the distance from Madison Street and the intervening landscaping. The buildings are proposed to be tan in color with black accents. One building will serve as the sales center, and the other as office space. The landscaping is proposed to create a garden setting, featuring large olive trees proposed in close planting throughout the site. Shrubs and ground covers will continue the theme established for the project by the Specific Plan. Outside lighting will be positioned low to the ground and will be of low intensity. Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated into the recommended COAs. Public Hearing Notice The public hearing notice for the project was advertised in The Desert Sun newspaper on October 17, 2025, and distributed to properties within 500 feet of the site. At the time of publication of the Agenda, Staff had received one written comment (Attachment 8). ENVIRONMENTAL REVIEW The Design & Development Department reviewed the project under the California Environmental Quality Act (CEQA), and found that the project is consistent with the previously adopted EIR (EA 2019-0010, SCH#2021020310) and requires no further environmental review, pursuant to Section 15162 of the CEQA Guidelines, for the following reasons: 1. There have been no substantial changes to the project that would require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. The TTM and two SDPs are consistent with the certified EIR for the project (SCH #2021020310), insofar as the EIR analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the TTM significantly reduces the number of residential units, even with the potential for three condominium lots to be further subdivided in the future. The project, as proposed, will reduce the effects and impacts analyzed in the EIR. 9 2. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. The TTM and two SDPs do not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site, which could increase the impacts of the proposed project. The reduction in the number of housing units and the design of the golf course as a “links style” course reduce impacts related to traffic and water demand, among others, and all of the mitigation measures included in the certified EIR are being implemented. 3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative. The EIR was certified in 2024, and no new information or change in impacts has occurred since that time. The project, as proposed, will reduce the intensity of development on the project site and will not increase any of the impacts analyzed in the EIR. No mitigation measures are proposed to change as a result of the project. With the implementation of the mitigation measures contained in the EIR and the Conditions of Approval attached to the Resolution, there will be no change in the impacts to the environment, and no subsequent environmental review is required. Prepared by: Nicole Sauviat Criste, Consulting Planner Approved by: Cheri Flores, Interim Design and Development Director Attachment: 1. Vicinity Map 2. Project Information 3. Findings 4. Andalusia Specific Plan Amendment No. 5 Plant Palette 5. Tentative Tract Map 39058 6. SDP 2025-0001 Plan Set 7. SDP 2025-0002 Plan Set 8. Public Comment 10 PLANNING COMMISSION RESOLUTION 2025 – XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND TWO SITE DEVELOPMENT PERMITS FOR CONSTRUCTION OF A GOLF COURSE, PERIMETER LANDSCAPING AND SALES CENTER FOR THE CORAL MOUNTAIN CLUB, AND FIND THAT THE PROJECT IS CONSISTENT WITH THE CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT (EA 2019-0010, SCH #2021020310) AND REQUIRES NO FURTHER ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA GUIDELINES SECTION 15162 CASE NUMBERS: TENTATIVE TRACT MAP 2025-0001 (TTM 39058) SITE DEVELOPMENT PERMIT 2025-0001 SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB APPLICANT: CM WAVE DEVELOPMENT LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on October 28, 2025, hold a duly noticed Public Hearing to consider a request by CM Wave Development, LLC for approval of a Tentative Tract Map for the subdivision of 384± acres into 204 residential lots, one commercial lot, as well as lots for golf course and street purposes and two Site Development Permits for construction of the golf course, perimeter landscaping and sales center located at the southwest corner of Avenue 58 and Madison Street, within the Andalusia at Coral Mountain Specific Plan (SP 03-067 Amendment No. 5), more particularly described as: APNs: 764-840-021, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080- 001, 766-080-002, 66-080-004, 766-080-005, 764-210-007, 764-210-028 & 764210029 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on October 17, 2025, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and WHEREAS, an Environmental Impact Report (EA2019-0010, SCH #2021020310) was certified by City Council on March 5, 2024 (Resolution 2024-007), pursuant to the California Environmental Quality Act (CEQA), which analyzed up to 750 units and a golf course; and 11 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 2 OF 7 WHEREAS, CEQA Guidelines Section 15162 establishes parameters for the consideration of projects when an EIR has been approved to determine whether subsequent environmental review is required; and WHEREAS, the City has reviewed these parameters and finds that no further environmental review is required in this case because: 1. There have been no substantial changes to the project that would require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects because the EIR analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the Tentative Tract Map significantly reduces the number of residential units. The project, as proposed, will reduce the effects and impacts analyzed in the EIR. 2. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects because the Tentative Tract Map and two Site Development Permits do not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site. The reduction in the number of housing units and the design of the golf course as a “links style” course reduce impacts related to traffic and water demand, among others, and all of the mitigation measures included in the EIR are being implemented. 3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment. The EIR was certified in 2024, and no new information or change in impacts has occurred since that time. The project, as proposed, will reduce the intensity of development on the project site and will not increase any of the impacts analyzed in the EIR. No mitigation measures are proposed to change. 12 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 3 OF 7 Tentative Tract Map 2025-0001 (TTM 39058) 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 pursuant to Section 13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map: 1.The Tentative Tract Map is consistent with the La Quinta General Plan and Specific Plan 03-067, as amended, and implements the residential, golf course, and commercial uses allowed in those documents. 2.The design and improvement of the proposed subdivision are consistent with the La Quinta General Plan, with the implementation of recommended Conditions of Approval. 3.The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, nor substantially injure fish or wildlife or their habitat. The mitigation measures included in the Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310) will reduce impacts to less than significant levels, and the reduction in residential lots proposed in the Tract Map will further reduce impacts associated with the project. 4.The design of the subdivision or type of improvements are not likely to cause serious public health problems, insofar as the map will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality, and other public health issues both in this Map and in subsequent site development permits and other approvals necessary for development of the land. 5.The site of the proposed subdivision is suitable for the density and type of development proposed. The reduction of units from the maximum allowed in the Specific Plan is suitable for the subject property. 6.The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City’s Municipal Code, Subdivision Map Act and Specific Plan 03-067 Amendment No. 5. 7.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 and Specific Plan standards. 13 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 4 OF 7 Site Development Permit 2025-0001 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 pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a self- contained high-quality community with golf amenities and services. The proposed golf course design reduces the golf course water consumption by creating desert- friendly buffer areas that will enhance the visual character of the site. 2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks and landscaping requirements. 3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a golf course on 182 of the 384 acres, consistent with what was previously analyzed. The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report. 4. The layout of the golf course is compatible and complementary to surrounding development, which includes golf courses to the north, east, and south. 5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed golf course will be of high quality and will incorporate a desert-friendly plant palette which is sensitive to biological resources. 6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and the City’s drought-tolerant landscaping requirements. 14 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 5 OF 7 Site Development Permit 2025-0002 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 pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a self- contained high-quality community with golf amenities and services. The proposed sales center will provide a highly landscaped, low-lying location offering future residential land sales surrounded by perimeter landscaping and project walls. 2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks, building height, and landscaping requirements. 3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report for the project (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a sales center located on land which will be developed for neighborhood commercial use in the future, and the sales center is consistent with an office use permitted in the Specific Plan. The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report. 4. The sales center is compatible and complementary to surrounding developments, insofar as it provides a garden-like setting, limited construction, and compatible design to the surrounding golf course communities. 5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed sales center provides a highly landscaped, low-impact development that will facilitate the sales of homes within a limited area of the Specific Plan. 6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and City’s drought-tolerant landscaping requirements, while the low-profile buildings and central courtyard facilitate low-impact development of the site. 15 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 6 OF 7 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. SECTION 2. That the above project was previously analyzed in compliance with the requirements of the California Environmental Quality Act (CEQA) in that the City Council certified the Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310), and the proposed Tentative Tract Map and Site Development Permits are consistent with Section 15162 of the CEQA Guidelines, insofar as conditions have not changed, impacts of the project are equivalent or less than those analyzed in the Environmental Impact Report, and no new information is known which would change the severity of impacts or require new mitigation measures.. SECTION 3. That it does hereby approve Tentative Tract Map 2025-0001, Site Development Permit 2025-0001, and Site Development Permit 2025-0002 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits A, B, and C]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on October 28, 2025, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DOUG HASSETT, Chairperson City of La Quinta, California 16 PLANNING COMMISSION RESOLUTION 2025-XXX TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 7 OF 7 ATTEST: CHERI FLORES, Interim Design and Development Director City of La Quinta, California 17 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 1 of 30 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 Title 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Website at www.laquintaca.gov. 3. Tentative Tract Map 2022-0003 shall expire three years from the approval date in accordance with LQMC Section 13.12.150, unless recorded or granted a time extension pursuant to the requirements of LQMC Section 13.12.160. 4. Prior to the issuance of any grading, construction, or building permit(s) 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) EXHIBIT A 18 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 2 of 30 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. 5. 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. 6. 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. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. 19 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 3 of 30 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. 7. 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 the 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 8. 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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. 10. 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. 11. The public street right-of-way offers for dedication required for this development include: 20 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 4 of 30 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. 4. Calle Conchita (Local Street) - No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed right-of-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013. 12. 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. 13. 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 layout shown on the tentative map and the typical street section shown on the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. Streets “A” through “I” - 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 (1) 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&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 14. 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. 21 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 5 of 30 15. 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. 16. 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. 17. 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 (5’) in width with the express written approval of IID. 18. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Madison Street (Secondary Arterial) - 10-feet from the R/W-P/L. B. Avenue 58 (Secondary Arterial) - 10-feet from the R/W-P/L. C. Avenue 60 (Collector) - 10-feet from the R/W-P/L. The listed setback depth shall be the average depth for a meandering wall design as 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. 19. 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. 20. Direct vehicular access to Madison Street, Avenue 58, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita 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. 22 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 6 of 30 21. 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. 22. 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 23. 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. 24. 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. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 25. 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 Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street 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, 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. 23 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 7 of 30 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. c. Restripe southbound lanes to an 8-foot bike/cart lane, a 4-foot buffer lane, and two (2) 11-foot thru lanes or as approved by the City Engineer. 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 an 11-foot travel lane and an 8-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 and as required in the Specific Plan 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, 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 plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions, and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 24 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 8 of 30 widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk 4) Calle Conchita a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. 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). 5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204 th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant. 6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58. Applicant shall bond for 25% of the traffic signal. B. PRIVATE STREETS 1) Streets “A” through “I” – Construct internal streets per the approved layout 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 (1) 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&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 25 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 9 of 30 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 26. The main gated entry on Madison Street shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from the 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 turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening. Two (2) lanes of traffic shall be provided on the entry side of each gated entry; one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) 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. 27. 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. 28. The applicant shall submit current mix designs (less than two (2) 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 (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 26 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 10 of 30 production. The applicant shall not schedule construction operations until the mix designs are approved. 29. 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. Madison Street (Golf Course Access): Full turn movements in and out are allowed. C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited. D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited. E. Avenue 60 (South Access): Full turn movements in and out are allowed. F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed. G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited. 30. 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. 31. 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. 32. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 33. 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. 27 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 11 of 30 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 spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (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. 34. 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. 35. The applicant shall submit current mix designs (less than two (2) 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 (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved. 28 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 12 of 30 36. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks. 37. 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 38. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. 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. 39. 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). 40. 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 in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that 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 Mass Grading Plan 1" = 100' Horizontal B. On-Site Rough Grading Plan 1" = 40' Horizontal C. PM10 Plan 1” = 40’ Horizontal D. Erosion Control Plan 1” = 40’ Horizontal E. Hydrology Report (Plan submitted in Report Form) F. Final WQMP (Plan submitted in Report Form) NOTE: A through F to be submitted concurrently. 29 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 13 of 30 G. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical J. Storm Drain Plan 1” = 40’ Horizontal NOTE: G through H to be submitted concurrently. 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 that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. K. 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 (1’) of cover or as established in the structural calculations and details, 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 30 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 14 of 30 floor elevations, wall elevations, parking lot improvements, and accessibility requirements. 41. 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. 42. 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 plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) 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 EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal. IMPROVEMENT SECURITY AGREEMENTS 43. 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. 44. 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). 45. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both Performance and Labor & Material Bonds, each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 46. 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. 31 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 15 of 30 47. 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. 48. 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 40th 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(s) related thereto, reimburse the City for the costs of such improvements. 49. 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- 32 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 16 of 30 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 TV improvements. 50. 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 51. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 52. 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. 53. 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 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 Final WQMP prepared by an authorized professional registered in the State of California. 33 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 17 of 30 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 a 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 the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 54. 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. 55. 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 18 inches behind the curb. 56. 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. 57. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) 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. 58. 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 34 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 18 of 30 approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 59. Prior to the issuance of a building permit(s) 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 60. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 61. 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 runoff. 62. 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. 63. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 64. 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 35 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 19 of 30 sites granted or dedicated to the local water utility authority as a requirement for development of this property. 65. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 66. 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. 67. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that 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). 68. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 69. 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. 70. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 71. 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 Redevelopment 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. 36 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 20 of 30 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 72. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 73. 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. 74. 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. 75. 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 so as not to conflict with access aisles/entrances. CONSTRUCTION 76. 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, 37 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 21 of 30 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 77. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 78. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 79. All new 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). 80. 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 that justify an alternative processing schedule. NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer. 81. The applicant or their 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. 82. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City. 83. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan. 38 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 22 of 30 MAINTENANCE 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 85. 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 86. 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). 87. 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 at the time the applicant submits an application for plan check and permits. FIRE DEPARTMENT 88. Fire Protection Water Supplies/Fire Flow - Prior to building permit issuance for new construction, the applicant shall provide documentation showing a water system capable of delivering the required fire flow. The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the Fire Code. 89. Fire Apparatus Access Roads – The minimum clear width of a fire apparatus access road is 24 feet. Where a center median or guard house is installed near an entrance/exit, the required access road width of 24 feet shall be provided on the incoming side. The outgoing side shall be not less than 16 feet wide. 90. Fire apparatus access and approved access walkways shall be provided to the recreational lake and the existing adobe structure from the streets within the tract. 91. Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings unless otherwise approved by the Fire Department. For one- and two-family dwellings with an approved automatic fire sprinkler system, this distance is permitted to be extended from 150 feet to 300 feet. 92. Dead-end fire apparatus access roads that exceed 150 feet in length shall be provided with an approved turnaround. 39 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 23 of 30 93. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle. The surface shall be designed to provide all-weather driving capabilities. A letter or statement, wet-stamped and signed by a registered engineer, shall be provided on the plans certifying that any new road meets this 80,000, all-weather requirement. 94. Fire lane identification is required to restrict the parking of vehicles at various locations. Prior to the issuance of a building permit, a plan shall be submitted to the Office of the Fire Marshal showing the method of identifying the fire lane. Reference Riverside County Fire Department Guideline OFM-01A. 95. Plans for the construction of the gates to be installed across the fire apparatus access roads shall be submitted to the Fire Department for review and approval. 96. Electric gate openers shall comply with UL 325. In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode, allowing the gate to be pushed open by a single firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power; this shall be noted on the plan. The manufacturer’s specification sheet demonstrating compliance with this method of operation during power loss shall be provided or scanned directly onto the plan. Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of power, by means of an emergency generator or a capacitor with enough reserve to automatically and immediately open the gate upon loss of primary power, shall be provided. 97. The gate control for electronic gates shall be operable by a Knox emergency override key switch (with mounting plate: model #3502 or #3503). The key switch shall be placed between 42” and 48” above the road surface at the right side of the access gate, within two feet (2’) of the edge of the road. The key switch shall be readily visible and unobstructed from the fire lane leading to the gate. 98. New motorized gates shall also be equipped with optical receivers to allow emergency response personnel to remotely open the gate when the emergency vehicle approaches the gate. The receiver shall be located to maximize signal reception from an approaching RVC apparatus. Devices shall be compatible with RVC preemption devices. A functional test of the automatic opening equipment, witnessed by RVC-OFM, is required prior to final acceptance. 99. Building Construction Permit Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed 40 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 24 of 30 when the Fire Department reviews these plans. These conditions will be based on the California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. 100. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger shall be protected by a fire sprinkler system. Reference CFC 903.2 as amended by the County of Riverside 101. 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. Reference CRC 313.2 15. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required, as determined during building construction plan review. Reference CFC 903.4 and CFC 907.2 102. All one and two-family dwellings shall display street numbers in a prominent location on the street side of the residence. Minimum numeral height shall be 4 inches (4”) with a contrasting color. PLANNING AND ENVIRONMENTAL 103. The trail located on the western boundary of the project shall be installed and completed, including fencing/walls and access point markers, 60 days following the completion of grading for the golf course. The Final Landscape Plan shall include details for planting, trail surface, and walls. 104. Prior to any ground disturbance in the project area, an Environmentally Sensitive Area (ESA) shall be established around the existing adobe (Site 33-08388) in a location and to the specifications of the project archaeologist. The ESA shall be shown on the Final Map and recorded against the parcel. 105. The realignment and construction of Calle Conchita shall be completed in conjunction with the construction of the perimeter wall for the project site. The developer shall coordinate with the existing homeowner(s) to the west of the project site on Calle Conchita and ensure that safe access for residents and emergency services is maintained during all road construction activities. 106. The access driveway located immediately north of Lot AT shall be maintained for emergency access only and shall conform to Fire Department standards for such access points. 107. Prior to the occupancy of the first residence on the project site, and in conjunction with the creation of CC&Rs for the property, a preservation and maintenance plan, 41 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 25 of 30 including interpretative signage, as determined appropriate, shall be prepared by the project archaeologist and included in the CC&Rs for the project site. The Homeowners’ Association and/or Golf Course ownership shall be responsible for the long-term maintenance of the Adobe site. 108. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with: a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements. b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same. c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe. d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction. e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached. f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities. g. Signed monitoring agreements with a qualified biologist and noise engineer. 109. The Final Landscaping Plan is to include: a. Demonstration of an average 30-foot setback from right-of-way to home structure on Madison Street and Avenue 58. b. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) 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 for weep holes) should be filled with grout or caulking. 42 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 26 of 30 110. All construction plans to include in their notes: a. Paving installation activity shall not overlap with the architectural coating (building painting) activity. b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid‐morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low‐Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ‐3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development. 111. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two (2) surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre‐construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160‐foot diameter buffer will be established during the non‐ breeding season or a 250‐foot diameter buffer during the breeding season. The buffer area will be staked and marked with flags. No development activities will be 43 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 27 of 30 permitted within the buffer zone until the young are no longer dependent on the burrow and have left the burrow. If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols. Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies. If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP. 112. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a two ‐ step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols, this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost. 113. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain. 114. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the Fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 44 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 28 of 30 31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s). 115. To ensure compliance with the California Fish and Game Code and the MBTA, and to avoid potential impacts to nesting birds, vegetation removal and ground ‐ disturbing activities shall be conducted outside the general bird nesting season. Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre ‐approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct pre-construction surveys within 14 days and repeated three (3) days prior to ground‐disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist, using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted, and construction activities may be stopped or redirected by the qualified biologist using their best professional judgment as otherwise directed by the Wildlife Agencies to avoid the “take” of nesting birds. 116. To ensure the project will avoid any significant construction noise impacts on wildlife using Coral Mountain, noise monitoring will be conducted for all construction activities using heavy equipment within 150 feet of the base of Coral Mountain. If noise levels exceed 75 dBA, construction operational changes or other project modifications shall be made, as directed by the project biologist, to reduce the noise levels at Coral Mountain to below 75 dBA. 117. A written plan for an educational program about the Peninsular bighorn sheep and their associated habitat shall be submitted to the City for review and approval prior to the issuance of the first building permit for residential units on the property. The plan shall demonstrate how educational programs will be implemented and maintained throughout the resort, open space, and low‐density community programs through the use of signage, pamphlets, and staff education. The Education Program should inform the reason why specific measures are being taken to support the recovery of Peninsular bighorn sheep. The Education Program should include the ecology of Peninsular bighorn sheep, threats this species currently faces, and how recovery actions will reduce these threats. This includes information that explains: (1) why restrictions on toxic plants, fences, and 45 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 29 of 30 pesticides are needed; (2) how artificial feeding of coyotes could adversely affect bighorn sheep; and (3) how recreational activities may affect sheep. The use of interpretive signs is encouraged. 118. The contractor shall provide the City with cultural sensitivity training attendance sign-up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans. 119. All earth‐moving operations reaching beyond the depth of two feet (2’) shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens. A monitoring plan shall be provided to the City prior to the issuance of any earth- moving permit or the disturbance of any soils on the site, which will include: Samples of sediments shall be collected and processed to recover small fossil remains. Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future. A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities. 120. Prior to the issuance of the first occupancy permit for a residential structure on the site, the project applicant shall purchase a minimum of 72,000 MTCO2e credits (2,400 MTCO2e per year for 30 years). The purchase of carbon credits must be made from a CARB-approved carbon registry with independent third ‐party verification. Alternatively, the project applicant may submit a greenhouse gas (GHG) reduction plan to the City for approval that achieves an equal level of GHG reduction. The GHG plan must include enforceable actions that reduce GHG emissions to at or below the total mitigated values. 121. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor 46 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE TRACT MAP 2025-0001 (TTM 39058) PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 30 of 30 shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 122. The perimeter wall and Peninsular Bighorn Sheep fencing shall be complete prior to the initiation of precise grading on any portion of the property. 47 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: 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 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. This Site Development Permit shall comply with all applicable conditions and/or mitigation measures for the following related approvals: TTM2025-0001 SDP2025-0002 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. The Site Development Permit shall expire twenty-four (24) months after approval and shall become null and void in accordance with La Quinta Municipal Code (LQMC) Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. 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) 48 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 2 of 27 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. 5. 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. 6. 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. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. 49 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 3 of 27 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. 7. 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 the 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 8. 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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. 10. 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. 11. The public street right-of-way offers for dedication required for this development include: 50 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 4 of 27 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. 4. No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed right- of-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013. 12. 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. 13. 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 layout shown on the tentative map and the typical street section shown on the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. Streets “A” through “I” - 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 (1) 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&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 14. 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. 51 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 5 of 27 15. 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. 16. 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. 17. 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 (5’) in width with the express written approval of IID. 18. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Madison Street (Secondary Arterial) – 10 feet from the R/W-P/L. B. Avenue 58 (Secondary Arterial) – 10 feet from the R/W-P/L. C. Avenue 60 (Collector) – 10 feet from the R/W-P/L. The listed setback depth shall be the average depth for a meandering wall design as 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. 19. 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. 20. Direct vehicular access to Madison Street, Avenue 58, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita 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. 52 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 6 of 27 21. 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. 22. 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 23. 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. 24. 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. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 25. 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 Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street 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, 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. 53 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 7 of 27 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. c. Restripe southbound lanes to an 8-foot bike/cart lane, 4-foot buffer lane, and two (2) 11-foot thru lanes or as approved by the City Engineer. 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 an 11-foot travel lane and an 8-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 and as required in the Specific Plan 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, 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 plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 54 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 8 of 27 widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk 4) Calle Conchita a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. 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). 5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204 th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant. 6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58. Applicant shall bond for 25% of the traffic signal. B. PRIVATE STREETS 1) Streets “A” through “I” – Construct internal streets per the approved layout 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 (1) 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&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 55 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 9 of 27 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 26. The main gated entry on Madison Street shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from the 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 turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening. Two (2) lanes of traffic shall be provided on the entry side of each gated entry: one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) 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. 27. 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. 28. The applicant shall submit current mix designs (less than two (2) 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 (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 56 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 10 of 27 production. The applicant shall not schedule construction operations until the mix designs are approved. 29. 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. Madison Street (Golf Course Access): Full turn movements in and out are allowed. C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited. D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited. E. Avenue 60 (South Access): Full turn movements in and out are allowed. F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed. G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited. 30. 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. 31. 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. 32. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 33. 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. 57 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 11 of 27 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 spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (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. 34. 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. 35. The applicant shall submit current mix designs (less than two (2) 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 aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved. 58 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 12 of 27 36. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks. 37. 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. 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 in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that 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 Mass Grading Plan 1" = 100' Horizontal B. On-Site Rough Grading Plan 1" = 40' Horizontal C. PM10 Plan 1” = 40’ Horizontal D. Erosion Control Plan 1” = 40’ Horizontal E. Hydrology Report (Plan submitted in Report Form) F. Final WQMP (Plan submitted in Report Form) NOTE: A through F to be submitted concurrently. G. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical 59 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 13 of 27 H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical J. Storm Drain Plan 1” = 40’ Horizontal NOTE: G through H to be submitted concurrently. 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 that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. K. 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 (1’) of cover or as established in the structural calculations and details, 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. 60 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 14 of 27 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. 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 plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) 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 EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal. IMPROVEMENT SECURITY AGREEMENTS 42. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bond, each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 43. 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. 44. 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. 61 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 15 of 27 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. 45. Depending on the timing of the development of the 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 the 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 40th 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(s) related thereto, reimburse the City for the costs of such improvements. 46. 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 TV improvements. 47. 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, 62 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 16 of 27 withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 48. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 49. 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. 50. 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 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 Final 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 a 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 the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 63 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 17 of 27 51. 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. 52. 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 feet (6’) 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 18 inches behind the curb. 53. 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. 54. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) 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. 55. 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. 56. Prior to the issuance of a building permit(s) 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. 64 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 18 of 27 DRAINAGE 57. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 58. 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 runoff. 59. 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. 60. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 61. 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. 62. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 63. 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. 64. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) 65 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 19 of 27 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). 65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 66. 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. 67. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 68. 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 Redevelopment 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. 66 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 20 of 27 UTILITIES 69. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 70. 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. 71. 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. 72. 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 so as not to conflict with access aisles/entrances. CONSTRUCTION 73. 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 74. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 75. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 67 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 21 of 27 76. All new 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). 77. 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 the completion of precise grading. NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer. 78. The applicant or their 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. 79. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating they have personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City. 80. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan. 81. All trees shall be a minimum of 36-inch box. 82. After the installation of landscaping and prior to completion of the golf course, all areas covered by “Native Coarse Sand Material” or “Tan Decomposed Granite,” as defined in the SDP plan set, shall be sprayed with a clear polymer soil stabilizing solution, such as guar gum, xanthan gum, or synthetic polymers in order to prevent wind blown sand. 83. Final landscape plans within the Peninsular Bighorn Sheep buffer zones shall comply with the Coachella Valley Multiple Species Habitat Conservation Plan Prohibited Plant List and Land Use Adjacency Guidelines. MAINTENANCE 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 68 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 22 of 27 85. 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 86. 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). 87. 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 at the time the applicant submits an application for plan check and permits. PLANNING AND ENVIRONMENTAL 88. The trail located on the western boundary of the project shall be installed and completed, including fencing/walls and access point markers, 60 days following the completion of grading for the golf course. The Final Landscape Plan shall include details for the trail surface and walls. 89. The Final Landscaping Plan is to include: a. Demonstration of an average 30-foot setback from right-of-way to home structure on Madison Street and Avenue 58. b. Specific measurements for plain and accent finish wall distances. c. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) 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 for weep holes) should be filled with grout or caulking. 90. The perimeter wall, Peninsular Bighorn Sheep fencing, 10-foot trail, and parkway landscaping shall be completed prior to the initiation of precise grading on any portion of the property. Priority shall be given to the southeast corner of the property, in the area of Calle Conchita and Avenue 60, to provide a barrier between existing homes and the project’s construction activities. 69 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 23 of 27 91. The three (3) Environmentally Sensitive Areas (ESAs) located on the west boundary of the project site and the adobe site shall be fully protected and fenced, and a letter from the ACBCI approving the protection and fencing shall be provided to the City prior to any ground disturbance, including grubbing or vegetation removal. 92. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with: a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements. b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same. c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe. d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction. e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached. f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities. g. Signed monitoring agreements with a qualified biologist and noise engineer. 93. The Final Landscaping Plan is to include: a. Demonstration of an average 30-foot setback from right-of-way on Madison Street and Avenue 58. b. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) 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 for weep holes) should be filled with grout or caulking. 70 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 24 of 27 94. All construction plans are to include in their notes: a. Paving installation activity shall not overlap with the architectural coating (building painting) activity. b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth‐moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid‐morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low‐Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ‐3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development. 95. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two (2) surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre‐construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160‐foot diameter buffer will be established during the non‐ breeding season or a 250‐foot diameter buffer during the breeding season. The buffer area will be staked and marked with flags. No development activities will be 71 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 25 of 27 permitted within the buffer zone until the young are no longer dependent on the burrow and have left the burrow. If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols. Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies. If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP. 96. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a two ‐ step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost. 97. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain. 98. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the Fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 72 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 26 of 27 31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s). 99. To ensure compliance with the California Fish and Game Code and the MBTA and to avoid potential impacts to nesting birds, vegetation removal and ground ‐ disturbing activities shall be conducted outside the general bird nesting season. Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre ‐approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct preconstruction surveys within 14 days and repeated three (3) days prior to ground‐disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgment as otherwise directed by the Wildlife Agencies to avoid the ”take” of nesting birds. 100. To ensure the project will avoid any significant construction noise impacts on wildlife using Coral Mountain, noise monitoring will be conducted for all construction activities using heavy equipment within 150 feet of the base of Coral Mountain. If noise levels exceed 75 dBA, construction operational changes or other project modifications shall be made, as directed by the project biologist, to reduce the noise levels at Coral Mountain to below 75 dBA. 101. A written plan for an educational program about the Peninsular bighorn sheep and their associated habitat shall be submitted to the City for review and approval prior to the issuance of the first building permit for residential units on the property. The plan shall demonstrate how educational programs will be implemented and maintained throughout the resort, open space, and low‐density community programs through the use of signage, pamphlets, and staff education. The Education Program should inform the reason why specific measures are being taken to support the recovery of Peninsular bighorn sheep. The Education Program should include the ecology of Peninsular bighorn sheep, threats this species currently faces, and how recovery actions will reduce these threats. This includes information that explains: (1) why restrictions on toxic plants, fences, and pesticides are needed; (2) how artificial feeding of coyotes could adversely affect 73 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0001 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 27 of 27 bighorn sheep; and (3) how recreational activities may affect sheep. The use of interpretive signs is encouraged. 102. The contractor shall provide the City with cultural sensitivity training attendance sign up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans. 103. All earth‐moving operations reaching beyond the depth of two feet (2’) shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils, but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens. A monitoring plan shall be provided to the City prior to the issuance of any earth- moving permit or the disturbance of any soils on the site, which will include: Samples of sediments shall be collected and processed to recover small fossil remains. Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future. A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities. 104. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 74 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 1 of 26 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. This Site Development Permit shall comply with all applicable conditions and/or mitigation measures for the following related approvals: TTM2025-0001 SDP2025-0001 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. The Site Development Permit shall expire twenty-four (24) months after approval and shall become null and void in accordance with La Quinta Municipal Code (LQMC) Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. 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 C 75 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 2 of 26 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. 5. 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. 6. 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. 4) Tracking Control. 5) Non-Storm Water Management. 76 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 3 of 26 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. 7. 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 the 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 8. 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 the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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. 10. 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. 77 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 4 of 26 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 4.Calle Conchita (Local Street) - No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed right-of-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013. 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 layout 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” through “I” - 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&Rs. 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. 78 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 5 of 26 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 (5’) 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 feet from the R/W-P/L. B. Avenue 58 (Secondary Arterial) - 10 feet from the R/W-P/L. C. Avenue 60 (Collector) - 10 feet from the R/W-P/L. The listed setback depth shall be the average depth for a meandering wall design as 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. 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, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita 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. 79 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 6 of 26 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. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. 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 1) Madison Street (Modified Secondary Arterial): a. Construct Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street 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, 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. 80 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 7 of 26 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. c. Restripe southbound lanes to eight foot (8’) bike/cart lane, four foot (4’) buffer lane, and two (2) 11 foot thru lanes or as approved by the City Engineer. 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 an 11-foot travel lane and an 8-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 and as required in the Specific Plan 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, 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 plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 81 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 8 of 26 widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk 4) Calle Conchita a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. 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). 5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204 th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant. 6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58. Applicant shall bond for 25% of the traffic signal. B. PRIVATE STREETS 1) Streets “A” through “I” – Construct internal streets per the approved layout 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 (24’)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&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 82 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 9 of 26 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 25. The main gated entry on Madison Street 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 turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening. Two (2) lanes of traffic shall be provided on the entry side of each gated entry; one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) 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. 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 (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 83 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 10 of 26 production. The applicant shall not schedule construction operations until the mix designs are approved. 28. 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. Madison Street (Golf Course Access): Full turn movements in and out are allowed. C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited. D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited. E. Avenue 60 (South Access): Full turn movements in and out are allowed. F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed. G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements 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. 84 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 11 of 26 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 spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (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. 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 aggregate gradation test results (less than six months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved. 85 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 12 of 26 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. 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. 37. 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). 38. 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 in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that 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 Mass Grading Plan 1" = 100' Horizontal B. On-Site Rough Grading Plan 1" = 40' Horizontal C. PM10 Plan 1” = 40’ Horizontal D. Erosion Control Plan 1” = 40’ Horizontal E. Hydrology Report (Plan submitted in Report Form) F. Final WQMP (Plan submitted in Report Form) NOTE: A through F to be submitted concurrently. G. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical 86 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 13 of 26 H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical J. Storm Drain Plan 1” = 40’ Horizontal NOTE: G through H to be submitted concurrently. 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 that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. K. 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 (1’) of cover or as established in the structural calculations and details, 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. 87 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 14 of 26 39. 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. 40. 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 plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) 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 EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal. IMPROVEMENT SECURITY AGREEMENTS 41. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bond each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 42. 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. 43. 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. 88 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 15 of 26 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. 44. Depending on the timing of the development of the 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 the 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 40th 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(s) related thereto, reimburse the City for the costs of such improvements. 45. 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 TV improvements. 46. 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, 89 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 16 of 26 withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 47. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 48. 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. 49. 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 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 Final 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 a 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 the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 90 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 17 of 26 50. 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. 51. 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 feet (6’) 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 18 inches behind the curb. 52. 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. 53. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) 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. 54. 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. 55. Prior to the issuance of a building permit(s) 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. 91 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 18 of 26 DRAINAGE 56. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 57. 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 runoff. 58. 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. 59. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 60. 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. 61. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 62. 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. 63. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) 92 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 19 of 26 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). 64. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 65. 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. 66. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 67. 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 Redevelopment 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. 93 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 20 of 26 UTILITIES 68. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 69. 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. 70. 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. 71. 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 so as not to conflict with access aisles/entrances. CONSTRUCTION 72. 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 73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 74. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 94 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 21 of 26 75. All new 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). 76. 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 that justify an alternative processing schedule. NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer. 77. The applicant or their 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. 78. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating they have personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City. 79. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan. MAINTENANCE 80. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 81. 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. 95 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 22 of 26 FEES AND DEPOSITS 82. 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). 83. 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 at the time the applicant submits an application for plan check and permits. PLANNING AND ENVIRONMENTAL 84. The access driveway onto Madison Street shall be permanently closed, paving removed, and landscaping installed within 60 days of the completion of the main project entry. 85. The improvements on the site will be removed within 60 days of the sale of the last lot within the project. Prior to removal, the developer shall provide the City with a site restoration plan (if being returned to native condition) or a Site Development Permit (if proposed for alternative use) for review and approval. 86. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with: a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements. b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same. c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe. d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction. e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached. 96 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 23 of 26 f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities. g. Signed monitoring agreements with a qualified biologist and noise engineer. 87. All construction plans to include in their notes: a. Paving installation activity shall not overlap with the architectural coating (building painting) activity. b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid-morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ-3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development. 88. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre-construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be 97 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 24 of 26 used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160-foot diameter buffer will be established during the non- breeding season or a 250-foot diameter buffer during the breeding season. The buffer zone area will be staked and marked with flags. No development activities will be permitted within the buffer until the young are no longer dependent on the burrow and have left the burrow. If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols. Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies. If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP. 89. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a two - step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost. 90. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain. 91. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly 98 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 25 of 26 supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s). 92. To ensure compliance with California Fish and Game Code and the MBTA and to avoid potential impacts to nesting birds, vegetation removal and ground -disturbing activities shall be conducted outside the general bird nesting season. Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre-approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct preconstruction surveys within 14 days and repeated three (3) days prior to ground-disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgment, as otherwise directed by the Wildlife Agencies to avoid “take” of nesting birds. 93. The contractor shall provide the City with cultural sensitivity training attendance sign-up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans. 94. All earth-moving operations reaching beyond the depth of two feet shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils, but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens. 99 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED: PAGE 26 of 26 A monitoring plan shall be provided to the City prior to the issuance of any earth- moving permit or the disturbance of any soils on the site, which will include: Samples of sediments shall be collected and processed to recover small fossil remains. Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future. A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities. 95. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 100 Vicinity Map ATTACHMENT 1 101 ATTACHMENT 2 PROJECT INFORMATION CASE NUMBER: TENTATIVE TRACT MAP 2025-0001, SITE DEVELOPMENT PERMIT 2025-0001 AND SITE DEVELOPMENT PERMIT 2025-0002 REQUEST: CONSIDER A RESOLUTION APPROVING A TENTATIVE TRACT MAP TO ALLOW SUBDIVISION OF THE SITE INTO 204 RESIDENTIAL LOTS, GOLF COURSE, STREETS, AND ANCILLARY FACILITIES; A SITE DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF THE GOLF COURSE AND PERIMETER LANDSCAPING AND WALL; AND A SITE DEVELOPMENT PERMIT TO ALLOW A SALES CENTER ON MADISON STREET LOCATION: APN: 764-840-021, 766-070-003, 766-070-006, 766-070-012, 766- 070-014, 766-080-001, 766-080-002, 66-080-004, 766-080-005, 764- 210-007, 764-210-028 & 764-210-029 CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS CONSISTENT WITH THE CORAL MOUNTAIN RESORT EIR EA2019-0010, SCH #2021020310), AND THAT NO FURTHER ENVIRONMENTAL ANALYSIS IS REQUIRED, AS ALLOWED IN CEQA GUIDELINES SECTION 15162 GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE RECREATION ZONING DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE - RECREATION SURROUNDING ZONING/ LAND USES: NORTH: LOW DENSITY RESIDENTIAL/SINGLE-FAMILY HOMES SOUTH: LOW DENSITY RESIDENTIAL/VACANT, SINGLE- FAMILY HOMES EAST: LOW DENSITY RESIDENTIAL/ANDALUSIA WEST: OPEN SPACE/ VACANT LAND, CORAL MOUNTAIN 102 ATTACHMENT 3 FINDINGS Tentative Tract Map 2025-0001 (TTM 39058) 1.The Tentative Tract Map is consistent with the La Quinta General Plan and Specific Plan 03-067, as amended, and implements the residential, golf course, and commercial uses allowed in those documents. 2.The design and improvement of the proposed subdivision are consistent with the La Quinta General Plan, with the implementation of recommended Conditions of Approval. 3.The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, nor substantially injure fish or wildlife or their habitat. The mitigation measures included in the Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310) will reduce impacts to less than significant levels, and the reduction in residential lots proposed in the Tract Map will further reduce impacts associated with the project. 4.The design of the subdivision or type of improvements are not likely to cause serious public health problems, insofar as the map will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality, and other public health issues both in this Map and in subsequent site development permits and other approvals necessary for development of the land. 5.The site of the proposed subdivision is suitable for the density and type of development proposed. The reduction of units from the maximum allowed in the Specific Plan is suitable for the subject property. 6.The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City’s Municipal Code, Subdivision Map Act and Specific Plan 03-067 Amendment No. 5. 7.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 and Specific Plan standards. Site Development Permit 2025-0001 1.The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a self- 103 contained high-quality community with golf amenities and services. The proposed golf course design reduces the golf course water consumption by creating desert- friendly buffer areas that will enhance the visual character of the site. 2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks and landscaping requirements. 3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a golf course on 182 of the 384 acres, consistent with what was previously analyzed. The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report. 4. The layout of the golf course is compatible and complementary to surrounding development, which includes golf courses to the north, east, and south. 5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed golf course will be of high quality and will incorporate a desert-friendly plant palette which is sensitive to biological resources. 6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and the City’s drought-tolerant landscaping requirements. Site Development Permit 2025-0002 1.The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a self- contained high-quality community with golf amenities and services. The proposed sales center will provide a highly landscaped, low-lying location offering future residential land sales surrounded by perimeter landscaping and project walls. 2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks, building height, and landscaping requirements. 104 3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report for the project (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a sales center located on land which will be developed for neighborhood commercial use in the future, and the sales center is consistent with an office use permitted in the Specific Plan. The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report. 4. The sales center is compatible and complementary to surrounding developments, insofar as it provides a garden-like setting, limited construction, and compatible design to the surrounding golf course communities. 5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed sales center provides a highly landscaped, low-impact development that will facilitate the sales of homes within a limited area of the Specific Plan. 6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and City’s drought-tolerant landscaping requirements, while the low-profile buildings and central courtyard facilitate low-impact development of the site. 105 2.73 Specific Plan 03-067 2.8.4 Coral Mountain Club (West) Plant Material Palette Table 3, Coral Mountain Club 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 d iversity; however, the plant material in the list provided is relatively successful in the unique soil and climactic conditions of Project site. TABLE 3: CORAL MOUNTAIN CLUB PLANT MATERIAL PALETTE Botanical Name Common Name Trees & Palms Acacia aneura * ** Mulga Acacia berlandieri Berlandier Acacia / Guajillo Acacia Acacia salicina * ** Willow Acacia Acacia saligna * ** Blue Leaf Wattle Acacia smallii * ** Sweet Acacia Acacia stenophylla Shoestring Acacia Acacia willardiana Palo Blanco Albizia julibrissin *** Mimosa Tree Bauhinia purpurea *** Purple Orchid Tree Bauhinia lunarioides White Orchid Tree Brahea armata Mexican Blue Palm Brahea armata ‘Clara’ Clara Mexican Blue Palm Brahea species Brahea Bismarckia nobilis Bismarck Palm Butia capitata Pindo Palm Brachychiton populneus Bottle Tree Caesalpinia cacalaco Cascalote Callistemon viminalis *** Bottlebrush Tree Cercidium floridum Blue Palo Verde Cercidium hybrid ‘Desert Museum’ Desert Museum Cercidium praecox Palo Brea Chamaerops humilus Mediterranean Fan Palm Cercidium microphyllum Foothill Palo Verde Cercidium ‘Sonoran Emerald’ Sonoran Emerald Palo Verde Chitalpa tashkentensis Chitalpa Chilopsis linearis Desert Willow ATTACHMENT 4 106 2.74 Specific Plan 03-067 Chorisia speciosa Silk Floss Tree Citrus species *** Citrus Tree Cordia boissieri Texas Olive Cupressus sempervirens Italian Cypress Cycas revoluta Sago Palm Dalbergia sissoo Indian Rosewood Eucalyptus cinerea *** Silver Dollar Gum Eucalyptus papuana *** Ghost Gum Eysenhardtia orthocarpa Kidneywood Fortunella margarita *** Kumquat Fraxinus uhdei ‘Majestic Beauty’ Evergreen Ash Fraxinus velutina Arizona Ash Geijera parviflora *** Australian Willow Humilus Mediterranean Fan Palm Jacaranda mimosifolia *** Jacaranda Koelreuteria bipinnata *** Chinese Lantern Tree Lagerstroemia indica Crape Myrtle Lysiloma microphylla var. thornberi Fern-of-the-Desert Melaleuca quinquenervia *** Paper Bark Tree Olea europaea * ** Olive Olneya tesota Ironwood Parkinsonia aculeata * ** Mexican Palo Verde Phoenix dactylifera Date Palm Phoenix roebelenii Pygmy Date Palm Raphis excelsa Broadleaf Lady Palm Pinus canariensis *** Canary Island Pine Pinus elderica *** Afghan Pine Pinus halepensis *** Aleppo Pine Pistacia chinensis Chinese Pistache Pithecellobium mexicanum / Havardia mexicana Mexican Ebony Pithecellobium spinosa / Ebenopsis ebony Texas Ebony Prosopsis chinensis Chilean Mesquite Prosopsis glandulosa Texas Honey Mesquite Prosopis glandulosa var torreyana Western Honey Mesquite Prosopis X‘Phoenix’ Phoenix Thornless Mesquite Pyrus kawakami Evergreen Pear Quercus agrifolia Coast Live Oak Quercus suber Cork Oak Quercus virginiana Southern Live Oak Rhus lancea African Sumac Tipuana tipu Tipu Tree Thevetia peruviana Yellow Oleander Ulmus parvifolia “Drake” Drake Elm Vitex agnus-castus Chase Tree Washingtonia filifera California Fan Palm Washingtonia robusta * ** Mexican Fan Palm Acacia farnesiana * ** Sweet Acacia Bucida buceras Black Olive Prosopis species Mesquite 107 2.75 Specific Plan 03-067 Shrubs Ambrosia deltoides Triangle Bur Ragweed Fallugia paradoxa Apache Plume Atriplex canescens Fourwing Saltbush Bougainvillea species Bush Bougainvillea Caeselpinia pulcherrima Red Bird of Paradise Calliandra californica Fairy Duster Callistemon viminalis ‘Little John’ Bottlebrush Carissa cultivars Natal Plum Carissa grandiflora ‘Green Carpet’ Natal Plum Cassia nemophila Desert Cassia Cassia (Senna) species Cassia Chrysactinia mexicana Chamisa Chrysothamnus nauseosus Damianita Daisy Convolvulus species Morning Glory Dalea species Dalea Dianella species *** Flax Lily Dietes vegeta Fortnight Lily Dodonaea viscosa Hop Bush Eremophila species Figwort Elaeocarpus decipiens Japanese Blueberry Encelia actoni Acton Brittlebush Encellia farinosa Brittlebush Ericameria laricifolia Turpentine Bush Eriogonum fasciculatum var polifolium Flat Top Buckwheat Hemerocallis hybrid Daylily Heteromeles arbutifolia Toyon Hibiscus species *** Hibiscus Hyptis emoryi Desert Lavender Ixora coccinea species *** Jungle Geranium Justicia californica Chuparosa Larrea tridentata Creosote Bush Lavandula species Lavender Leucophyllum species Texas Ranger Myrtus communis ‘Compacta’ Compact Myrtle Nandina domestica *** Heavenly Bamboo Nerium oleander * ** Oleander Nolina parryi Parry's Nolina Olea europaea ‘Little Ollie’ * ** Little Ollie Dwarf Olive Peritoma arborea Bladderpod Spiderflower Photinia fraseri Fraser’s Photinia Pittosporum species ‘ Pittosporum Poliomintha maderensis Mexican Oregano Prunus caroliniana *** Carolina Laurel Cherry Psilostrophe cooperi Cooper's paper daisy Punica granatum Pomegranate Pyracantha species Fire Thorn Rhaphiolepis species Indian Hawthorn Rosa ‘Home-Run’ *** Rose Rosa ‘Iceberg’ varieties Rose 108 2.76 Specific Plan 03-067 Rosa ‘Knock-Out’ *** Rose Rosa species *** Rose Rosmarinus officinalis Rosemary Rosmarinus species Rosemary Ruellia brittoniana ‘Katie’ and varieties Ruellia ‘Katie’ Ruellia californica Ruellia Ruellia peninsularis Baja Ruellia Ruellia species Ruellia Russellia equisetiformis Firecracker Plant Salvia species Sage Simmondsia chinensis Jojoba Sophora secundiflora Texas Mountain Laurel Sphaeralcea ambigua Desert Globemallow Strelitzia species Bird Of Paradise Tagetes lemmonii Mexican Marigold Tecoma stans Yellow Bells Vauquelinia californica Arizona Rosewood Viguiera parishii Goldeneye Tecomaria capensis Cape Honeysuckle Xylosma congestum Shiny Xylosma Zauschneria californica Hummingbird Flower Groundcovers Abronia species Abronia Acacia redolens ‘Desert Carpet’ * (Limited Use) Prostrate Acacia Baccharis x Centennial Centennial Coyote Bush Baccharis X ‘Stern’ Starn Coyote Bush Bougainvillea species Bougainvillea Bulbine frutescens Bulbine Carissa species Natal Plum Cobble or Gravel - Convolvulus species Bush Morning Glory Dalea greggii Trailing Indigo Bush Dalea species Dalea Decomposed granite - Evolvulus glomeratus Hawaiian Blue Eyes Festuca ovina ‘Glauca’ Blue Fescue Gazania rigens var. leucolaena Trailing Gazania Glandularia gooddingii Mojave Verbena Glandularia species Glandularia Lantana camara ‘New Gold’ New Gold Lantana Lantana montevidensis Trailing Lantana Melampodium leucanthum Black-Foot Daisy Myoporum parvifolium Prostrate Myoporum Oenothera caespitosa Tufted Evening Primrose Oenothera species * ** Evening Primrose Pyracantha fortuneana Chinese Firethorn Rosmarinus O.‘Irene’ Trailing Rosemary Rosmarinus officinalis ‘Prostratus’ Creeping Rosemary / Prostratus Rosemary 109 2.77 Specific Plan 03-067 Rosmarinus species Rosemary Santolina species Lavender Cotton Sphagneticola trilobata / Wedelia trilobata Wedelia Turf/ Grass/SOD Over-Seeded Teucrium chamaedrys Germander Teucrium chamaedrys 'prostratum' Creeping Germander Trachelospermum jasminoides Star Jasmine Verbena species Verbena Vines/Espaliers Antigonon leptopus *** Coral Vine Bougainvillea species Bougainvillea Calliandra haematocephala Pink Powder Puff Campsis radicans Trumpet Vine Clytostoma callistegioides Violet Trumpet Vine Duranta species *** Skyflower Ficus pumila Creeping fig Gelsemium sempervirens Carolina Jasmine Grewia caffra Lavender Star Flower Ipomoea acuminata Blue Dawn Flower Macfadyena unguis-cati Cat’s Claw Vine Pyracantha species Fire Thorn Pyrostegia venusta Flame Vine Rosa banksiae Lady Banks Rose Tecoma stans Yellow Bells Tecomaria capensis Cape Honeysuckle Trachelospermum jasminoides *** Star Jasmine Accents & Grasses Achnatherum hymenoides Indian Rice Grass Annuals Annual Color Agave americana Century Plant Agave deserti Desert Agave Agave desmettiana Smooth Agave Agave parryi Parry’s Agave Agave victoriae-reginae Queen Victoria Agave Agave species Agave Aloe barbadensis Aloe Vera Aloe species Aloe Asclepias subulata Desert Milkweed Cereus hildmannianus Hedge Cactus Cereus peruvianus Peruvian Apple Cactus Cylindropuntia acanthocarpa buckhorn cholla Dasylirion wheeleri Desert Spoon Dasylirion species Desert Spoon Echinocactus grusonii Golden Barrel Cactus Echinocactus species Cactus Echinopsis pachanoi San Pedro Cactus Euphorbia antisyphilitica candelilla Euphorbia species Euphorbia 110 2.78 Specific Plan 03-067 Equisetum hyemale Horsetail Ferocactus species Barrel Cactus Festuca species Festuca Festuca glauca and cultivars Blue Fescue Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca Hesperaloe species Yucca Hilaria rigida Big Galleta Lomandra species and cultivars Rush Lophocereus marginatus Fence Post Cactus Lophocereus schottii Totem Pole Cactus Muhlenbergia capillaris ‘Regal mist’ Regal Mist Pink Muhly Grass Muhlenbergia dubia Pine Muhly Muhlenbergia rigens Deer Grass Muhlenbergia species Grasses Nassella tenuissima Mexican Feather Grass Native aquatic grasses including native Muhlenbergia species, Carex species and Juncus species - Nolina (Beaucarnea) recurvata Ponytail Palm Nolina bigelovii Bigelow’s Bear Grass Nolina species Bear Grass / Nolina Opuntia species Prickly Pear Pachycereus (Stenocereus) marginatus Mexican Organ Pipe Pedilanthus macrocarpus Lady's Slipper Pilosocereus pachycladus Blue Torch Cactus Phormium tenax *** New Zealand Flax Portulacaria afra Elephant’s Food Sansevieria species Mother-in-Law’s Tongue Stenocereus thurberi Organ Pipe Cactus Yucca rostrata Beaked Yucca Yucca species Yucca Perennials Abronia villosa Sand Verbena Artemisia species Artemisia Asparagus species Fern Asparagus Baileya multiradiata Desert Marigold Berlandiera lyrata Chocolate Flower Coreopsis species Coreopsis Dianella species Flax Lilies Dietes species Fortnight Lily Eschscholzia species Mexican/California Poppy Epilobium canum Hummingbird Trumpet Euryops pectinatus Golden Euryops Gaura lindheimeri Gaura Gazania hybrids Gazania Glandularia spp Verbenas Hymenoxys acaulis Angelita Daisy Lavendula species Lavender Oenothera Spp. * ** Evening Primrose 111 2.79 Specific Plan 03-067 Penstemon species Penstemon Phacelia tanacetifolia Purple Tansy Psilostrophe cooperi Cooper's Paper Daisy Ratibida species Ratibida Ratibida species Ratibida Salvia species Salvia Sphaeralcea ambigua Desert Globemallow Sphaeralcea coccinea varieties Scarlet Globemallow Tagetes lucida Mexican Marigold Tetraneuris acaulis Angelita Daisy Zinnia acerosa Desert Zinnia *Species that are prohibited within certain areas if the project as depicted on conceptual PBS barrier plan. ** Fruiting varieties limited to trees designated for active farm-to-table growing at least 500 ft from any western project boundary; ornamental use is prohibited. *** To be used only at residentials and courtyards. Note: -All native wildflowers listed in CVWD’s Lush & Efficient publication can be used as seed mixes or planter pots. https://web.cvwd.org/conservation/lush_book/index.html 112 'Y TENTATIVE TRACT MAP NO. 39058 — -- - - - _ — v Qo4 ,r. ul � •�: ue -, ,S, �,�. III �, � �� s- \D�AAall of � o i f , / r ,//�• Wes:«� �\ \�\` \ �.� :' SHEET 21IETAILAREA , Jae I . ib .. I' I I I r SEE SHEET N0.3 9iu YR gp .o ---== -- — -- -- — — s .. >a' _—--.---- ---- n a L � , I r M•. • I SE SHEET O. • S` ` Mi MSACONSULTING,INC. I •4 kA ;�t �aw rl A A", 7 -------- .. R" SEESHEE T NO. 2 1_4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- SHEET 3 1 - - - - - - - - - - - - FT SEE SHEET NO. 4 FL TENTATIVE TRACT MAP NO. 39058 rx X1. ------------ Z ------------ - - - - - - - - ----------- Mr. MSA CONSU!MINC 3 a._T T.— _ zEa - — - — - — - — - — - — ... . ... . ... L- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ------ --- -- - - - - - - -------- - - ti - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - --- - - - - - - - - - - - - - - - - - - --- - - - t7 SEE SHEET NO. 3 SEE SHEET NO. 2 A ... .... ... 7 A, r r4 rT 41 - - - - - - - - - - - - - - - - - - - - - - - - - - -T.-- 7 -- ------- I --- -------------------- ---- 741--ma-71 SHEET 4 ------------ -- GOLF COURSE AT CORAL MOUNTAIN CLUB SITE DEVELOPMENT PLAN ki If ''1 It SUBMITTAL DAl E. REVISION SUBMF TALDATE: FEBRUARY 6, 2025 1UNE27,2025 REVISION#2 SUBMFFTAL DATE: AUGUST 29th, 2025 ATTACHMENT STABLE OF CONTENTS L AERIAL SITE LOCATION SCHEMATIC GOLF COURSE PLAN GOLF COURSE SITE PLANS GOLF COURSE CHARACTER IMAGERY GOLF COURSE GRADING PRELIMINARY GRADING PLANS GOLF COURSE LANDSCAPE SCHEM SITE ZONES ZONE - PBS BUFFER ZONE -A ZONE -B ZONE - C ZONE -D SAMPLE LANDSCAPE PLAN ADOBE HOUSE SITE PLAN FOR REFERENCE- PERIMETER LANDSCAPE PLAN INCLUDED ALL REFERENCED SCALES BASED ON 24'X 36" SHEET LAYOUT CONSULTANTS 2235 BROADWAY BOULDER, CO 80302 P: 303.395.3150 MSA CONSULTING INC 34200 BOB HOPE DR. RANCHO MIRAGE, CA 92270 P: 760.320.9811 HART HOWERTON ONE UNION ST. SAN FRANSICO, CA 94111 P: 415.439.2299 DMK GOLF DESIGN 2755 NW CROSSING DR. SUITE 225 BEND, OR 97703 P: 541.330.0400 03 04 05 - 07 08-12 E 13 INTRODUCTION This Site Development Plan (SDP) outlines the schematic design, landscaping themes, and general description of the 18-hole golf course and practice facilities within the proposed Coral Mountain Club, identified on the accompanying vicinity map. The golf course site occupies approximately 182 acres of the 377-acre project site. It will feature 79 acres of maintained and irrigated turf, a 3-acre irrigation lake and a network of cart paths. These paths will facilitate golf course navigation and, where safely feasible, connect to a broader site trail network. Several accessory buildings and structures, including a clubhouse, and club complex, maintenance facility, golf academy and two comfort stations are under a separate application. Accessory locations and integrated trail connections are shown on the site plan for reference with separate specific SDP packages to be submitted at a later stage. Our goal is to design and build a golf course that is not merely another formalized layout imposed on the Coachella Valley, but one that stands out for its experiential, technical, and aesthetic qualities. The SDP package for the Coral Mountain Club golf course includes: *An index sheet • An overall site plan of the Coral Mountain Club Project, clearly delineating the golf course boundaries • Material and character image sheet 14 . A 2-foot contour grading plan 15 • A color -rendered site plan illustrating the proposed design elements and textures of the golf course The plan emphasizes the intended character of golf -specific features, such as maintained turf areas, bunkers, 16 cart paths, the irrigation lake, and the landscape scheme. 17 Architectural review of the golf course structures shown on page 02-such as the maintenance building, golf academy, golf house, and halfway house -will be deferred to a subsequent application 18 19 - 21 LEGAL DESCRIPTION BY OTHERS 22 PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN. MSA_ _CONSULTING, INC. TABLE OF CONTENTS anoe GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 02 �.yr qa �ciX .A �_ - 4 h. r � .e � 7.:� N. � `+ ..•L' ..y . � w° "5 A n • � t� '� �' a d s � _p• J x d ------------------------- NOTE: EXISTING ADOBE STRUCTURE j WITH 75' BUFFER. SEE PAGE 22 " 1 i7 a— E QUARRlz Y w ¢z a NOTE: ENVIRONMENTALLY SENSITIVE r . ` AREA (ESA) - NO GRADING! ;fir j21 NOTE: 50' PBS BUFFER ZONE NO PLANTS FROM CVMSHCP '<s TABLE 4-113 ky PBS FENCE NOTE: ENVIRONMENTALLY SENSITIVE AREA (ESA) - NO GRADING! CORAL MOUNTAIN NOTE: ENVIRONMENTALLY ENVIRONMENTALLY SENSITIVE/ AREA (ESA) - NO GRADING! -� � a �l � trio � 'a`s•-.��..ay +-"` : �c�� : � •e+r, MSA CONSULTING, INC. SITE CONTEXT PLAN I PAGE oi: GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 03 OLF COURSE SITE PLAN NOTE: EXISTING A ,Wf)i 75' BUFFER. 61 )BE-STRUCTy4, I PAGK2. . �m LEGEND- O PRACTICE AREA C; IRRIGATION LAKE © PEDESTRIAN TRAILS GOLF COURSE SITE PLAN The routing and sequence of holes form the backbone of the golf course site plan and are central to shaping the golfer's experience. Exceptional golf course routings guide players through the site, leading them to and from its most compelling features and viewpoints. Unlike the common layout of parallel, back -and -forth holes this design transforms the journey into a cohesive and immersive adventure. This golf course layout begins at the practice area, strategically positioned to face into the prevailing winds and away from the rising and setting suns. From there golfers are guided through a thoughtfully orchestrated sequence of holes, each reorienting and redirecting their focus. Along the way players reconnect with sweeping views of Coral Mountain, culminating in a dramatic moment at hole 14, which plays along the mountain's foot. The journey concludes with a return toward the clubhouse, completing an experience that feels both natural and unforge able. For clarity, this submittal only references golf course related items within the project site. For other items such as regional trails and perimeter landscaping, please refer to the Perimeter Landscaping Plans. MSA CONSULTING, INC. SCHEMATIC GOLF COURSE PLANI PAGE GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 04 tom' ..rbi: S J f P 1 _- F l•. T I 1 �� - h 41, 1 < , ` 4 n T �'l � 1 (i BRIDGE EXAMPLE FORMAL BUNKER BLEEDING INTO DESERT RE -VEGETATION MSA CONSULTING, INC. n Ulft Cel�.u.�.cis ,m,m GOLF COURSE AT CORAL POSSIBLE POND EDGE EXAMPLES I rr )SED INFORMAL BUNKER LIJUL IROPOSED INFORMAL BUNKER EDGE NOTE: EXISTING ADOBE TRUC WITH 75' BUFFER. SEE PAGE 22 II NOTE: ENVIRONMENTALLY SENSITIVE AREA (ES, NO GRADING! • NOTE: 50' PBS BUFFER ZONE. NO PLANTS FROM CVM5HCP TABLE 4-113 am 1111117f, 1 NOTE: ENVIRONMENTALLY SENSITIVE AREA (ESA) NO GRADING! NOTE: ENVIRONMENTALLY SENSITIVE AREA (ESA) - NO GRADING! S/Mo r'Y' \\ jC \\�1C • • • • • a, \ up V r 3. 14 ,z.c� MSA CONSULTING, INC. PRELIMINARY GRADING PLAN PACE "„�p6p °1"`°" `: GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 08 MSA CONSULTING, INC. PRELIMINARY GRADING PLAN I Pnce m1 ["p —1p • una wn.Nny • 1aMwW aMttseun GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 09 NOTE: ENVIRONMENT) SENSITIVE AREA (I NO GRADI NOTE: 50' PBS BUFFER ZUNE. NO PLANTS FROM CVMSHCP TABLE 4-113 SCME,+,m.p 0 w 1. 2. Sao NOTE: ENVIRONMENTALLY SENSITIVE AREA (ESA) - NO GRADING! ® MSA CONSULTING, PRELIMINARY GRADING PLANT —En "" ' GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN ZbN E - A ZO Nt- _` B ZONE -C -� `ZONE - D. LANDSCAPE SCHEME The addition of turf and landscaping to the Iandforms will create a golf course that appears rugged and unpolished - imperfect and rough around the edges. Fairways, greens, tees and bunkers will blend seamlessly into a sandy desert tapestry of nati a grasses, shrubs, and trees. This approach ensures the enti e site appears cohesive, with no hard lines or visual divisions within the boundary walls. The area between maintained turf and adjacent development (including lots, roads, boundaries etc.) will be landscaped to blend golf course bunkers and maintained sand areas into a restored desert crust that existed prior to grading. The desert crust will be developed by thoughtfully placing plants to align with the site's natural contours, such as high and low points and north -facing slopes. The restoration of a nati a desert landscape begins with reestablishing the physical surface conditions that support long-term stability and ecological function. Coarse nati a sand, decomposed granite, nati a rock and boulders may be incorporated as surface treatments to provide a stable, erosion - resistant layer that integrates seamlessly with the surrounding terrain and anchors the landscape that reflects its natural setting Nati a desert potted and boxed plants, will be used to establish the desert crust and will be temporarily irrigated to establishment where over time desert plants and ground covers will be allowed to evolve with light to no irrigation once established. Our goal is to give mother nature a head start and allow her to take the wheel eventually masking the hand of man. The golf course site has been divided into four distinct landscape zones, each sharing a common plant base but featuring varying accent species: PBS Buffer Zone represents a 50' PBS buffer area Zone A, closest to Coral Mountain represents the highest and driest area. Zones B and C transitions between Zones A and D, creating a gradient of plant densities that mimic natural desert ecosystems. Zone D is the lowest and we est portion of the site. These plant schedules incorporate plants from the Specific Plan pale a which includes nati a species listed on (CVMSHCP Table 4-112) Coachella Valley Native Plants Recommended for Landscaping and excludes prohibited invasive ornamental plants (MSHCP Table 4-113) especially in areas adjacent to any PBS barrier and buffer zone. The landscape scheme of this SDP adheres to the design and development standards outlined in the Club at Coral Mountain Specific Plan and minimizes water use and promotes restoration and rehabilitation of the desert landscape post -grading within the golf course envelop in accordance to the Specific Plan. AREAI[EA) - k GADWG! : - f Final Landscape and Irrigation Plans will comply with the City of La Quinta's _ Water Efficiency Ordinance and the Coachella Vally Water District's Landscaping and Irrigation System Design Ordinance. ®MSA CONSULTING, INC. GOLF SITE LANDSCAPE SCHEME °1m"a' gym, ,quffiDq"'n`°"' ° GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN PAGE 13A NOTE: ENVIRONMENTAL SENSITIVE AREA (E NO GRADING! PBS FEN NOTE: ENVIRON SENSITIVE AREA NO GRADING! MSA CONSULTING, INC. GOLF SITE ZONE - PBS BUFFER SCHEME PAGE GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN I 14 PBS FENCE NOTE. ENARONMfNTA SENSITIVE % � ► ___ w AREA (,ESA ` NO GRADI ® MSA CONSULTING, INC. GOLF SITE ZONE - A LANDSCAPE SCHEMEI PAGE CMl EIglMallp • -d 5urvryl-g L.— A pryW4Caa°'"'"°°'G5 GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 15 MSA CONSULTING, INC. GOLF SITE ZONE - B LANDSCAPE SCHEME PAGE ®�weoEwc,a•Gue s�M amco i.aK.re n GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 16. W11 �I� vK AWN "t a ® MSA CONSULTING, INC. GOLF SITE LANDSCAPE SCHEME I PACE' li e�om..d„o • i,�e s arm¢ . i:�du.c. a nu u�. .�mxM�.o.r ma�ycowa_ cis GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 19 " Elm MMEMIM wo ME GOLF SITE LANDSCAPE SCHEME PLANT LEGEND =" NATIVE SITE MATERIALS/ ROCK FORMATION TAN DECOMPOSED GRANITE NATIVE COARSE SAND MATERIAL IMPORTED ROCK MATERIAL USE OF INERT LANDSCAPE MATERIALS IN GOLF COURSE CONSTRUCTION 1. Nati a Soils Nati a soils will be carefully reapplied and graded in disturbed areas to reestablish a surface that supports natural stability and ecological function. Reapplied soils are intended to promote the re-formation of a natural desert crust, which minimizes erosion, captures fine sediments, and regulates surface hydrology. Application will generally occur in out -of -play areas, at the margins of fairways, and within rough -graded nati a zones where vegetation will be restored. 2. Coarse Nati a Sand and Decomposed Granite Coarse nati a sand and decomposed granite may be used as surface treatments to create a stable, erosion -resistant layer. Typical applications include: • Transition zones between turf and nati a areas. • Along golf cart paths and service routes. • Non -play desert areas where dust control and stability are priorities. These materials will be installed in a manner that blends with surrounding grades and natural topography, reducing visual contrast between constructed and undisturbed areas. 3. Nati a Rock and Boulders Nati a rock and boulders will be selectively placed to reinforce slopes, stabilize drainageways, and visually anchor the landscape. Typical applications include: • Within washes, swales, and natural drainage corridors. • At the toe of slopes or other erosion -prone areas. • To define edges of disturbed areas and visually integrate the course into its desert settin Rock placement will also be used to slow and disperse runoff, helping restore natural water flow pa erns. 4. Flexibility in Applicatio Final placement and quantities of inert materials may vary based on field conditions, grading tolerances, and ecological opportunities encountered during construction Adjustments in the field will be guided by the overall goal of stabilizing disturbed soils, reducing erosion, and restoring a landscape character consistent with the Coachella Valley desert environment. ®MSACONSULTING, INC. GOLF SITE INERT LANDSCAPE MATERIALSI PAGE �.Dn ti d-1.1•Gs GOLF COURSE AT CORAL MOUNTAIN CLUB I SITE DEVELOPMENT PLAN 21 EXISTING LANDSCAPE TO REMAIN AND PROTECT IN PUKE 5' TIP EXISTING ADOBE HOUSE LI DECOMPOSED GRANITE ACCESS TO SERVICE TRAIL 5' HT. ACCESS METAL GATE 5' HT. FENCE 2'XY METAL PICKETS (B" SPACING) LAKE A A EH MEPPOPOSEDFENCEANDACCMGATEPLW EXISTING ADOBE HOUSE 5' HT. METAL ACCESS GATE 5' HT. FENCE YXY METAL PICKETS (fi' SPACING) B ADOBENOISEPPDRSEDFENCEANDACCESSGAM EEVA— FENCE AND ACCESS GATE 2W' METAL PICKETS (6" SPACING) FUTURE _ DEVELOPMENT -. u' 1 EXISTING T ADOBE HOUSE I I l• LAKE ----J NOTE: SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION WITH A COMPARABLE QUALITY MATERIAL ®M5A GON5ULTIN6, ING. ADOBE HOUSE 122 PAGE M µ„gF..,,,9 . laa s...*y • Latlw.y. A.na...w. ^�• �'"y"�F•'"+'"'+'°"i°"•" GOLF COURSE AT CORAL MOUNTAIN GLUE I SITE DEVELOPMENT PLAN wmr.w mnl:mnwl CORAL MOUNTAIN PERIMETER LANDSCAPE PLAN �MSA GONSULTIN6, ING. 0 saa: sowserom �� uw rMr��g.lsa e.v.}�.iss.*. warm.. rrwrarwawrw rrmy �r..�ra..r.. m�uyvarr.w r:m�w w.:aurw +ro..�me r�rem.i r�:wwwww,ar AVENUE 58 VaSMNG NEIGHBOR WALL TO REMNNANDINTEGRATEDINTO PROPOSED � PROPOSED 7MEIER WALL I PENIM i WALL 9IWa AoO� GONCEPTW PBS BARTIIER —* ENVIRONMENTAL SENSITWEAREA, NO GRADE UNE THE ORDTRAILA GNMENTISCONCEPTUAL THISALIGNMENT IS CONCEPTUALAND SLIWEGTTO COORDINATIONWOHACBCI,DRDANDO EAS. NOTE: RESTORED NATIVE TRAIL SURFACED WOH — DECOMPOSED GRANITE AND NATIVE FlNES MATERIAL. TRAIL EDGES DMNEO WON USE OF EXISTING ROCKS. NO NEW PLANING OR IRRIGATION PROPOSED TO ENSURE NA-F AESTHETICS ENVIRONMENTAL SENSOWEAREA, NO GRADE LINE CONCEPTUAL ENVIRONMENTAL SENSITWEAREA, NO GRADE UNE L1.01-A & L4.01-A 4 --'•• L7.04-B L4.04-B L1.01-B L4.01-B L1.01-C L4.01-0 ANDALUSIA COUNTRY CLUB L1.02-A L4.02-A Ill L1.02-B L4.02-B F Y N 2 �o L1.03-A L4.03-A f L1.03-8 ' L4.03A PROPOSED PERIMETER WALL r, L1.04-A L4.04-A EXOSONG NEIGHBOR WALLTO REMNN AND INTEGRATED INTO PROPOSED PERMETER WALL P .soya AVENUE 60 SHEET INDEX lip lip it it IAWDSCAPE um 0V sOEPLW Y x x x 1.1.01 MATERLLLPLW x x x x LI.W WIA R PM x x x x Ll.m MATERMLPIAN x x x x L". MATERW.PUM x x x x .01 MATDWLLIWGERY x x x x u01 SRE SECTGN & DEVARON & MATDNALIM\OERY x x x x ,xm PENMEITRWAL=AILS x um PA NOSCHEDIAE x x x x um P GP x x x x um PV NGPUN x x x x ucs KV NGPLAN x x x x — PWAINa RAN x x x x ABBREVIATIONS CL CBOERUNE MIN MINIMUM PA P NGAAEA PL PROPERIYLNE ROW WGHT OF WAY TYP TTPIG PERMEIEA WALL El04TNa NBGNBpR WALL CONCEPIWLB Hi. PB9 BARRIER FENCE NOTE LDGTION TO W RD D VDIIREO UNDER SUPERVISIONOFARCNAEOLOWUANDORBIOL , rAAPROP09m PROPOSED ONEVAYSHEEP GTE NOTE LOGTION NlOIOPCUANTITYTO BE:ELD VENFlED PIgPOSED ACCESSIMTE NOTE IDGOONAND/OR OUNDRY TO BE FF1D VTNRED AMMSA CONSULTING, ING. I-LH-'�-w$pT�� I PACE �T�..ti. �� • �� OVERALL SITE PLAN PMMg • TSAra.PrlB-.r�..��ce.alaNA. wsMS F'°� w�i lrzLb° PRELIMINARY LANDSCAPE PLAN FOR TTN1 39058 IA.00. AVENUE 58 PREUWNARY IANDSCAK PRELMINAMLANDSCAPEPLAN UWT WCRK @HEIGHT PRMARV GOLF @ HE IGHTPRIMARYPERMETERWAL,TYP. PERMETER WALL, TYP. AVENUE58 I PRELIMINARY LANDSCAPE PLAN LIMC OF WCRK I 41e 71J , �IK I I I , I 1 I I I I I I 1 I I I I I I 1 I 1 I I I I I I 1 I 1 I I I 1 I 1 I 1 MATCH LINEMATCH UhL L1.01-8 MATCH UNEMATCH LINE L1.01C PROJECT ENTRY g o z m Z � u PROPOSED MULTI -USE TRAIL 10' WIDE - STABILIZED DECOMPOSED GRANITE PLANTING AREA CONCRETE PAVING ASPHALT PAVING PRIMARY PERIMETER WALL - 6' or T HEIGHT (VARIES PER PLAN), 6' THICKNESS -LIGHT TE7(TURED FINISH LL INSET PERIMETER WALL -6' or T HEIGHT (VARIES PER PLAN), 16' THICKNESS -ACCENT FINISH NOTE: @ HEGW PRMARY PERIMETER WALL. TW. - SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION �' ✓' �� WITH A COMPARABLE QUALITY MATERIAL MATCH DNE L1.01-B (�` MATERIAL PLAN MATCN UNE L1.01, B MATERIAL PLAN '•-'°'O—�----------AFnnWLr i,E---- _ —� �� MATCN DNEL7 :X I HART HOWERTON MSA q� ••Y•■••� MATERIAL PLAN rymsy . Ima s.veyiq . LP,a,,,q, A-rnilem.e IO Fyzw rr„akY Iome PAGE �Pmvgc+wra.nenai sarm . RY wKy wvadrw . b5 rNz rm v L1.07 PRELIMINARY LANDSCAPE PLAN FOR TTM 39058 . L a � 1 4 11 AARY PERIMEf61 WALL, TYP.� 1 ttP. 9 , en LF F s� Z I � III MATERIAL PLAN M1ae —4 V S HDGHT INSET PERIMETER WALL, T . u_aza KEY MAP u PROPOSED MULTI -USE TRAIL 10' WIDE - STABILIZED DECOMPOSED GRANITE PLANTING AREA CONCRETE PAVING ASPHALT PAVING PRIMARY PERIMETER WALL -6' or HEIGHT (VARIES PER PLAN), 8' THICKNESS -LIGHT TEXTURED FINISH INSET PERIMETER WALL -V orT HEIGHT (VARIES PER PLAN), 16° THICKNESS -ACCENT FINISH NOTE: - SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION WITH A COMPARABLE QUALITY MATERIAL �MSA CONSULTING, INC. Mill�^HARTHe+—OWBYT�A MATERIAL PLAN GNp CngYreg.lotl 5w.'ng .Imyrap. /.rlYb[b. i09+UA SeK NwYo4 Mlimie PAGE Plone5. C.+a�Na15erNw•AY WlL laaOtl.w•NS Ty:eitee mi r.:Teai va PRELIMINARY LANDSCAPE PLAN FOR TTM 39058 JJ �---- TLTel LINEu.ma_a MATCH LINE Ll. 3 a� 7 B HEIGHT PRIMARY PERIMETER WALL, B' HEIGHT INSET PERIMETER WALL TYP. / II II / II I / I / B HEIGHT PRIMARY PERIMETER WALL, CO yo 4 HEIGHT PRIMARY PERIMETER WALL, NEY MAP PROPOSED MULTI-USETRML 1O' WIDE - STABILIZED DECOMPOSED GRANITE PLANTING AREA CONCRETE PAVING ASPHALT PAVING PRIMARY PERIMETER WALL - 6' or7" HEIGHT (VARIES PER PLAN). 8' THICKNESS -LIGHT TEXTURED FINISH INSET PERIMETER WALL -6' arT HEIGHT (VARIES PER PLAN), 16" THICKNESS -ACCENT FINISH ____MATCH LINE Lt OSA NOTE: -��-��-�� WTGIT➢EL1.OiB / A MATERIAL PLAN Ewa �__JJy MATCH UNE LI.O}B__ _ B MATERIAL PLAN was - SUB JECOMPARA FURTHER UALITYNATERIREFINEMENT AND/OR SUBSTITUTION / II MATCH UNE Li.w-A WITH A COMPARABLE QUALITY MATERIAL I Haar HOWERTON MATERIAI. PLAN MSA GON5ULTINC, INC.-°��"— PA6E `""" °fFn+mablsntq. • `"�'m' �4`ov'i'bn. E5 im.. �m "'„;`� >D0.° PRELIMINARY LANDSCAPE PLAN FOR TTM 39058 L1.03y -- MNTCII UNE L1 _o MATCH UNE LI.OLA ----� ---- ' __ N II ' co II �� n¢Y y0= C3 FHMGPR"YFEBIME tt I x � O I IV �� ,w I I II I I I I I I A I MATERIAL PLAN GOLF T HDGHT PHIMNTY PENMETEN WALL PN1AlINAlIY lFN09GPE PlA1J UMIT OF WOfV( _ )WAPEPLMI UMR OF WON( AVENUE 60 B I MATERIAL PLAN 1 u TMAP PROPOSED MULTI -USE TRAIL 1o' WIDE - STABILIZED DECOMPOSED GRANITE PLANTING AREA CONCRETE PAVING ASPHALT PAVING PRIMARY PERIMETER WALL -W or T HEIGHT (VARIES PER PLAN), S' THICKNESS -LIGHT TEXTURED FINISH INSET PERIMETER WALL - W or 7' HEIGHT (VARIES PER PLAN), 16' THICKNESS -ACCENT FINISH NOTE: - SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION WITH A COMPARABLE QUALITY MATERIAL Bill HART HONERTON jfi%MSA GON5Ul_TlWow MATERIAL PLAN LtN eg.nsxg . ,ae °amyriq . lmroc,ge .rwbry.. ,orraA6entr�r.t xr,ome _ . . . PAGE Fb.+g. 5wrmivbl5avrm. ory wq,mnam•sIz ry:s,x lOSmi r.:?Ixwiam „m,m P si„, a9a„ 61iM L1.04 PRELIMINARY LAND5GAPE PLAN FOR TTM 5g058 N VARIES 14'� Zd 5' 5' LA' VARIES 10' LMADISON STREET PLANTING STREET PA I PA PA Q © MULTFUSE EASEMENT PROPOSED 1RNL MULTFUSE TRAIL WAi�SN slvEP DISTANCE TO NEXT INSET PERIMETER WALL DISTANCETONEXT 17'6'MIN. � 17'MIN. � 17'L'MIN CVWOMIN. SETBAIX -T-CVWSETBACK TOTREE CT TREE 0 TREECI. A I TIPICALPERNEIERLANDSCAPEi WALLSECnm ATNAMSONSTREF B TYNCALPERINETERLANDSCAPESWALLEIEVATIONATMOWNSTREET S' HT. PBS BARRIER FENCE LOCATION PER PLAN AND AS VERIFIED IN FIELD UNDER SUPERVSION OF ARCHAEOLOGIST AND OR BIOLOGIST - V REGIONAL TRAIL NOTES RESTORED NATIVE TRAIL SURFACED WITH _ DECOMPOSED GRANITE AND NATIVE FINES MATERLAL. TiWI EDGES DEFINED WITH USE OF EKISPNG ROCKS NO NEW PLANTING OR IRRIGATION q , $ vs' C PROPOSED TO PRESERVE NATIVE AESTHETICS. - �.A F 8HT SHEEP BARRIER FENCE I I I I 8- HT STEEL POSTS MESH y EXISTINGGROUND - GOLF/LANDSCAPE ... GIXf EXISTING GROUND ONE WAY SHEEP GATE --EASTNG GROUND C TPICALPENNETFA IANOSCAPEA WALL EIEVATIpI AT AVFNDE RR6m D TYPICAL PEAINEfFA BNE®BVIWFA FENCE DN PRDPENTY ME E TY%GLPEAMETFA PBS BWNFA FENDE M'D REGIpULTIWLATTOE OF MgMTAN F TYPIGLPEAIMETER 9HFEP BNWER FENCE EIEVATIDN TRAIL PRIMARY PERIMETER WALL WITH LIGHT TEXTURED FINISH NOTE: - SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION WITH A COMPARABLE QUALITY MATERIAL ACCENTFINISH s PERIMETER SHEEP BARRIER FENCE ONE-WAY SHEEP GATE SIZE SIB' COLOR COPPER WITH GOLD AND BROWN TONE$TBD 1 HART HOWERTON MSA ^"' " "'' oil, '° '""' SITE SECTIONS & ELEVATIONS PAGE Pbrvy „�Di.ia.oierlAl 5mta, . R'Y WMy Lm.MAn . 65 PRELIMINARY LAND56APE PLAN FOR TIT1 39058 113.01 MEETPBIMEIER WALLWITH ACCENrF* MI ONO CAP & PLAlRMIB) Ow LOOM 161' & MM Loam IE1T PRMAIIV PEFA ETER WALL WITH URKT iFXMI® FNIH (1NG CAP A PEA8IMI8) IMA(LBMTH YO A MM UMM IMM 1 INSET WALL VARIES, PER PLAN L �L IS I TYPICAL INSET WALL ELEVATION INSET WALL VARIES, PER PLAN INSET PERIMETER WALL WmN ACCENT FlNISH (NO CAP & PILASTBIS) (MAX UEN TN 161' a MIN LENGTH 1211 DEVELOPMENT SIDE E PRIMARY PERIMETER WALL WRH LOW TEXR)REO FlNISH (NO CAP & PILASTERS) (MAX LENGTH PEO & MIN LENGTH 1501 L MADISON STREET SIDE L C I TYPICAL INSET WALL PLAN PRIMARY PERIMETE1 WALL WRH UGHT INSETPEIVIV IWALLWITH TEXTUREDRNISH ACCENT FlNISH / (NO CAP&NLASTE»S) MD CAP&P6ASTERS) (LUX LENGTH &PV & MIN LENGTH 160) (MAY LENGTH 161' & MIN LENGTH 121) mp D I IYPICALWALLSECTION 1- &0 P l�d�1 �IE311 af, u-Ili-.1-q�fTi-m �lty9t fi iP E TYPICAL INSET WALL SECTION S HEIGHT PRIMARY PERIMETER WALL WGH LIGHT —WILED FlNISH.T . B ' TYP S HEIGHT INSET PERIMETER WALL WRH ACCENT FlNISH, TYP. SEEENIARGEMENTS ( TW S'HEIGNT PIIIMARYPERIMETEAWALL WRH LOW TEXTURED FlNISH, TYR PROPOSED MULTI USE TRAIL A I TYPICAL PERIMETER INSET WALL ENLARGEMENT 1-1 PRIMARY PERIMETER WALL WITH INSET PERIMETER WALL WITH LIGHT TEXTURED FINISH ACCENT FINISH NOTE: • SUBJECT TO FURTHER DESIGN REFINEMENT AND/OR SUBSTITUTION WITH A COMPARABLE QUALITY MATERIAL M5AGON5ULTIN6,ING. 0 x&xT xowaRTON �F»� PERIMETER WALLDETIIIIS I PA- �Vj &"'P F�P1P»K �+'�"»f19 Islre/+AnM..ar. »rrwLlrrtMw �. eAa.rsyrm�Lly cmrrl.i. a» nl:mrrllr:mNnw PRELIMINARY LANDSCAPE PLAN FOR TTM 39058 L3.02 woerl».oumelTlo»NYI w:Wp.Ae.».� 1» SYMBOL PLANTTYPE BOTANICAL/COMMONMMME SIZE SPACING % AREA OTY TREE ALGA SMALUI I SWEET ACACIA N'BOX PER PLAN - N ©. TREE OEROIDIUM MICR.KYLLUM/ LITTLE LEAF PALO VERDE WOOX PER PLAN TREE GERCIGUMPRAECOXIPALOBRPA Sr SOX PER PLAN - - 30 %O. • TREE PROSOPIS%TA1pEN1X'/PMOENIXTHORNLE88 MESQUITE -BOX PEBPAN - - 32 O TREE AGGA ANEURA/MULOR 3P B0% PER PLAN - - 17 VINE BOUGAINVILLEA% 'FLAME' I FLAME BOUGAINVILLEA :GAL 100.C. ISO VINE UEAX BUTTIANA IONC'/ORANGE qN0 NWLLEA 5GAL IOO.O - - 52 .ACCENT CELL 1 .AGAVE NACROACANfIN/BUCXSWNED FGAVE :GAL 3D.C. 10% 5.11008F 050 -ACCENT • ECMNOCACfUB GRUSONI I GOLDEN BARREL CACTUS :GAL 3D.C. 10% 5.100 SF so -ACCENT • DASYLIRION WNEELERI IDESERTSPOON :GAL 3D.C. 40% 21, OBF 2T00 -GROUNDCOVER -DILLFA GREGOII I INDIGO BUSH :CAL 3D.C. 40% 210003F 2T00 PARWFLORA'SANDIA GLOW I SANDHI SGAL 3D.C. 30% 10,0006F 1300 ACCENT ACCENT N�ESPERALOE GLOW RED YUCCA RALOE PARWFLORA OESERTDU9%I IlE8ENTDUSK :CAL 3OC. iML 10A009F 1700 RED YUCCA RED YUCCA -ACCENT -AGAVE MACROACANIIN'PABLO'8 d1010E'I SMALL BL=014PINEDAd1VE SCAL ]O.C. 10% 7.3008E NO CROUNDCOVER •ABRONNVILLOSA/DESERT SAND VERBENA :CAL SO.C. 70% 10,0009E 1300 -ACCENT C1i13 OKARKSIMN/$KRXSI0N SDAL 90.0. 10% 2:1:F 2:0-ACCENT �:AGAVE GAVAGAVE AfWVE 8NARX8%IN /SHARXSgN AGAVE :GAL 30.C. 10% 2,000 SF 2N -ACCENT - POUOMIMOIA MADERENSIS'LAVENDER SPICE'/MEXICAN SGAL 3D.C. 40% B4O00 SF 1.000 -GROUNDCOVFR OREGANO -LANTHIA8ELLOWNNIAITRMLINOLANTANA :DAL 3D.C. 40% &ON SF 1,000 I�I�I�I�I I -I -I.. CELL♦ I -I -I -I -I I -I -I -I -ACCENT -ALOE BASPICIGSIS/ALOE VERA :CAL 70.C. N% 1.MSF 2No LIL�I-SHRUB -JUSTICIA9P%2OERA/YE%ICAN NONlYBUCICE :CAL 30.C. 20% ABOD BF 500 CELL 0 •: -BXRUB -ERIGAMERIA LARIGFOUARURPENTINE BUSH :GAL 70.C. N% S,<008F A00 ' .ACCENT •AGAVE PARRYI/PARRYS AGAVE :CAL 3D.C. 40% 2.300SF 300 NOTE - PROVIDE3-DEPTHGRAVELMULCHATALLPLANTINGAREAS.(UM:Wr,COLOR:COPPERWITHGOLDANDBROWNTONES,TBDI THE OVERALL PROPOSED PALETTE IS COMPLIANT WITH THE SPEGFIC PLAN APPROVED PLANT UST. ANY PROPOSED IRRIGATION SYSTEM WILL BE DRIP SYSTEM. THE FINAL LANDSCAPE AND IRRIGATION PLANS WILL COMPLY WITH THE CT' OF LA OUINTA WATER EPFIGENCY ORDINIW CE AND COACHELLA VALLEY WATER DISTRICTS IANDSCAPING AND IRRIGATION SYSTEM DESIGN ORDINANCE. ll HART HOWERTOP jj%MSA GONSULTIN,'IG:' . ��l �-- PLANTING SCHEDULE I P JWOtw 6gneargB...an.Ydiv°R'�:' Fin ®smi fa ;�]Y ]IRpp11° Ra°n3• "�R"°I PRELIMINARY LANDSCAPE PLAN FOR TTM 3905b L4.00 !V MAP HART HOFRRTOR �MSA CONSULTING, INC.-�++��- PLANTING PLAN clxY 6iy,Wxlg.lYtl srrryg. �'�'�°rawan �•s�is �am�xi rrvatxrim�e PAGE ItlwgeMu.+na e.w�' u'_ �.. w.xix1n xia PRELIMINARY LANDSCAPE PLAN FOR TTM 3G058 L4.01 TmAp �1111 as®T 90N8Y70a MSA • PLANTING PLAN cmi vg�.ng . wro s..eyq . ew.ye •rcnnactw an r.�eaY Iona P4. PRELIMINARY LANDSCAPE PLAN FOR TTM 39058 Ik02 MATCH LINE L4AgB IMM5A GONSUI TIN,-, IN(- MATCH UN B PLANTING PM WTCH LINEL4. PLANTING PLAN PA GE PRELIMINARY LAND5GAPE PLAN FOR TTM 3905b L4.03 A PlA ING PLAN GOLF r HEKW PKM4wYPEpMEfER O _WALL Typ_ _ _ � _ _ �MIEi10MRYUMBGPE AAN IeKTOF Wert_ _ _ AVENUE 60 B I PLANTING PLAN u ICY MAP ll HART HOWZRTON CONSULTING " al , PLANTING PLAN PAGE PRELIMINARY LAND5GAPE PLAN FOR TTM 3905& L4.04 ATTACHMENT SALES CENTER AT CORAL MOUNTAIN SITE DEVELOPMENT PLAN SUBMITTAL DATE: AUGUST 28, 2025 PROJECT DESCRIPTION LEGAL DESCRIPTION PROJECT OWNER & CONSULTANTS VICINITY MAP THIS PROJECT WILL ALLOW DEVELOPMENT OF A SALES CENTER CONTAINING AN OFFICE AND SHOWROOM TO SERVE POTENTIAL BUYERS OF RESIDENTULL PORTIONS OF SECTIONS 27 & 20, TOWNSHIP 6 SOLRN. RANGE 7 BERNARDINO MERIDIAN. EAST, SAN PROJECT OWNER PROJECT ARCHITECT CM WAVE DEVELOPMENT, ler URBI1TECf DEVELOPMENT UNITS AT CORAL MOUNTAIN. 2235 BROADWAV 414 AIRPORT BOULEVARD 1109 BOULDER COLORADO 80302 WATSONVILLE, CALIFORNIA 95076 S2ND AVENUE --- I CONTACT: GARRETT SIMON P: (559) 412-8841 P: (970)596-6642 PROJECT LIGHTING PROJECT CIVIL NEAL ARCHITECTURAL IJGEITING 54TH AVENUE NSA CONSULTING, INC. 12220 EL CAMINO REAL, SUITE 300 34200 BOB HOPE DRIVE SAN DIEGO, CAUFORNIA 92130 RANCHO MIRAGE, CAUFORNIA 92270 P: (760)942-4240 ciUll.11:. ini�/EIUIUE CONTACT: PAUL DEPALATIS P: (760) 320-9811 La Y ASSESSOR'S PARCEL NUMBERS AIRPORT BLw. 766.070-012 & 766-070-014 i PROJECT SITE DESIGN & LANDSCAPE VICINITY MAP HARTHOWERTON 1 UNION STREET, SUITE 300 SAN FRANCISCO, CALIFORNA 94111 58TH AVENUE P: (415)493-2200 SITE CaR u MWMNN 60TN AVENUE AERIAL PHOTOGRAPH SHEET INDEX AVENUE 50 SITE DESIGN LANDSCAPE 2 SALES CENTER KEY MAP 18 SALES CENTER TREE. SHRUB & GROUNDCOVER PLANTING PLAN 3 SALES CENTER ILLUSTRATIVE SITE PLAN 19 SALES CENTER PLANTING SCHEDULE 194w 4 SALE$ CENTER MATERIAL$ PLAN 5 SALES CENTE0.5REPLAN LIGHTING R� 6 PRELIMINARY GRADING PLAN7MADISON 1 o� STREET PROPOSED STRIPING PLAN 21 GENERAL REQUIREMENTS& LEGEND py 5'-� � I 22 23 ARCHITECTURE 21 LIGHTING SCHEDULE LIGHTING CONTROL SYSTEM SCHEDULE PHOTOMETRIC SCHEDULE AND CUTSMEETS pp :Ik� 9 SALES CENTER FLOOR PLAN 25 LANDSCAPE LIGHTING PLAN +1 e `34 I 10 SALES CENTER ROOF PLAN 26 LANDSCAPE LIGHTING PLAN: PHOTOMETRIC �• - '- +�T.'E ;' y� 11 SALES CENTER ELEVATIONS: SHOWROOM 12 SALES CENTER ELEVATIONS: OFFICE RENDERING VIEWS S ©. f` 12+ 'B 4i O'°��`ii%.��"^��`` E -� •7' - I q 13 SALES CENTER 3D 14 SALES CENTER MATERIALS BOARD 4°�yR{ R'R� N .E •i N �i8 I I a s 15 SALES CENTER VIEW FROM AVENUE 58 16 SALES CENTER VIEW FROM MADISON STREET _+ 4� !•_�.•E. 0 .ra w4. i14�R r � t L 'r 1^ �I, ",��+. a'#7 ♦` SALES s L1l\ v �Fi�L �p iqp � aFV • 1 ~ � � MSA CONSULTING, INC. TABLE OF CONTENTS & PROJECT DESCRIPTION vil Enginee,inB•Len4Sunyin0'yJliryC wENrtio 4l5 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN SITE DESIGN MSACC7'9SJLuM-4(,], IHC a,. y + 777-77.1 J - n _ AVENUE58 g" . ,r - _ _•' L - ya�"�y y -Amk. 4•i`i�.. '�( i SJ F' �':'!ct4w+.�- , .-. .. �l ...-- ',. �y —._ _..._ • �7F tic �s arp ��xi.R .f �� <a >24 ° M�`. 't�� i r, `� � 4 \ �a� ''4Eet� r 7, r:• '4Y�i�aR^4 - - Z O0 200........1. ° - ! 1' - 200' at t rx 17' 11,1 HART HOWERTON I MSA CONSULTING, INC SALES CENTER KEY MAP I PAOE �•^^�^,•+«;_^^-�:.Mm•o,w��b"•�°^•0� CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN T t4 1 COMMERCIALIkRCEL. A , .. L g . i ( 8 1j 11 1 Kv�r i 2 H r RESIDENCES '—'- Sales Center Parcel Line 1 Office (Trailer on supports) 2 Sales (Trailer on supports) 3 Patio Area with Fire Pit and Seating 4 Shade Structure 5 Driveway (Asphalt, 24'wida) 6 Future Driveway 7 ADA Access Pathway 8 Parking(Total 9spaces, including 1 ADAspace) 9 Pedestrian Pathway 10 Vehicular Entrance Gate 11 Olive Orchard 12 Perimeter Wall 13 Emergency Vehicle Turnaround 14 Transformer O...........I...........I.......... i.........I 0 50.100' V-50' at 11'x 17' ff HART HOWERTON MSA CONSULTING, INC. SALES CENTER ILLUSTRATIVE SITE PLAN PAGE 8m erem..n"e i."as�"e•d�awa.� niiKi�� •. 3 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN 9 Building - Outdoor Terrace (paver) ® Driveway & Parking Lot (Asphalt) Pedestrian Pathways (concrete paving) �.;eax,R.ir a=,b Planting Area (see planting plan) FYI1 Vehicular Entrance Gate Shade Structure Outdoor Fire Pit with Seating (2) Concrete paving Asphalt l Paver ■ Vehicular Entrance Gate m Gravel Mulch { ........... I ........... I ........... I........... { O 0 50 W V-50' at 11'x 17' // HART HOWERTON /�/ MSA CONSULTING, INC. SALES CENTER MATERIALS PLAN PAGE v'"ftv"°'"""'•01S CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN ,sr I DATA TABLE nuEFrus 3wa�o-o+Ee3aGumG+. PEGOUnEru+GE3EAtt.L BErwuONOMEl— Ww 03Ln �GE3.EUF.F.EFF��_< —N��n CE Eo.muvuuaM +,noss wmruunr un r�mxe cour.r 9 nnC6 95P,3[F3 NG NEWIPF➢ c G RFOUIaFo - FwµiaGVP�xGrE0uwE0 LNG wOhoFO 34�T 3611111ti P.IOrW[o llow— J-0. SUFE -20' MSACONSULTING, INC. SALES CENTER SITE PLAN Pace S CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN MSACONSULTI_NG, INC. PRELIMINARY GRADING PLAN I PAGE CMI EuEUffiLy • Uik EYr.pIM • I�n4nq�rtMu[tun - 6 EYm�M •fmimmm�YLMe.Ory uabcmaWftlm •G4 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN fmwlM. W MiiY•e•Ypf�m101fYa�llara� W.mn i I I I I I J v.rrtwarwrra ______________________ -------------------------- ----- _-_------ _- ivy w 5vH I I li II , a a r r tr swc t•.w' MSAC)Y��+V�-Tioat'�, ItJC MADISON STREET PROPOSED STRIPING PLAN p,�E ";° I mxm ml:'oyU� CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN ARCHITECTURE [-L]N-X i-1GULJL ft GENERAL NOTES r 2 11 D13 11 F— IF I F I I.— 4D T---- s..LE aooraIsEssroll lo—s ----------- ------------- ll—DM0—DWT—ClITF1T—G—P— P_ �n OPEN OFFICE 2 IC T i '..] A 73,fl xww occ: a (1)o occ: B ji)-sRq E —1 If OFFICE ti KEYNOTES -FLOOR PLAN _m_ur, 01 F -11- ro _4rXU'T 13 111 1.1T=11— D —NE-1—L ;2 T_ 263 6. W FLOOR PLAN 1--l]N=—X MODULAR 1 V 9"M AREA 8 1 i OPEN OFFICE A Nqft 1 46D q ft OCC:B (6) occo B (1) AR C-28486m 64 WNGLE 0 OC'C B'l E* .REGEhARCH 4 13 FLOOR PLAN [:L3N--)< MEiDULAR MSA CONSULTING, INC. SALES CENTER FLOOR PLAN PAGE 9 CORAL MOUNTAIN: SALES CENTER SITE DEVELOPMENT PLAN f -T 1 ` KEYNOTES - ROOF PLAN The<onevmoEulariancrooYrsuungaG 9RALTgR panty SM RB Back 1 gnE'�e rahny requ res fne versash eltl roJerYYmerrf J• 8.9 - �� N_ I NtlR=I._i_fW. _ n SEM L M i MI uL Dom•'-Q(SJ r—lODi1NG N.411A 1. IAA a—NYnW&__ A NA NEl4 LnMi C--_.\ 151 rUS]• aq liid lNJe3_9 7 Itlf'A]2W3d'doad uwrve timrare_ AAA LKo rIS wWRV ABsI :Iq C.vY.- n\.ufhtlnBCE.w:u r: i .. •S�Lnu_CNfM1hD BxEio.F:. ...r ur. J w ---*- On 15/32 RfywooC Roof Sfreafhrng y:eNu cep�jlsl2;u; ;� �/ 'f0B w+n-U 5. Ndtl2'292 I For �e Ref ry sfantlurtl re IrsfAir9 U R29.35 RooRng Syuem. wheN is Irnte4l to SautM1eauern Merais lnanufacfunnq 5emrol. wrlxrMy rn lMLzonvule LlonEa , 1.8 SE0 ANC/s �_— ID i B * u C-28486 %1p190t1 'A Elul R Cif ^l —_^w, �Jl 15 ROOF PLAN _--- J�4 ^ REGENARCH -4-�pl14T+fl -- , --= V T/ 1 Li. .1.8 ` 22, �I �3_4 3.8 / 4, �� ^ I-oN-x -loouL ri AiSB 13 ROOF PLAN MSA CONSULTING, INC. SALES CENTER ROOF PLAN I AGE CMIE ImnM • UMfurvglM • Ie:MwpArtBllMun - 10 "L"r'w•ErMmmMJfxvb.pylBYRremMnWm.Wf CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN a®.nRn.m..e.r:.aEm.D.w�lrrm.as.� 20 SE ELEVATION SALES CENTER Amor q METAL ROOF BLACK METAL TRIM BLACK BONDERIZED METAL 1x4 CEDAR SOFFIT 6, Champpagne Ace zis.z-N N^ed ('eilnig l.il lit E3 STO FINE TEXTURE 'STO' CHAMPAGNE ANDERSEN WINDOWS oo xc. SW ELEVATION SALES CENTER �. o —:—Jm� 10 N ELEVATION SALES CENTER �Ev_ 5 NE ELEVATION SALES CENTER �E . SE0 Aft vV, O. NOR.-'lF oA * C-20M �1AIAOx1 DVr_Guepru ^ ' ^ CL7N-)( ME]DLJLnR PORCH LIGHT fj� MSA CONSk'INC SALES CENTER ELEVATIONS: SHOWROOM llWillsJi rnn s^a�^wn�q • i•�a surver^a • PAGE �Mar•nU.n�,^^•�^G° CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN n 19 SWpELEVA71ON DESIGN CENTER Am ow 4q METAL ROOF BLACK METAL TRIM BLACK BONDERIZED METAL R SOFFIT NnELEVATION DESIGN CENTER �� 10 NE ,ELEVATION DESIGN CENTER �Ea :......... I 10 CEDA D AR q a �' F—ow L �o,Hr SiOiY�-ORp�OE66R KM T BUPEfi 1FYNIE.NY000W i t?N,1FA � �.• Champagne a99-n .�.:„:,,- 13 �w. REGENARCH STO FINE TEXTURE 'STO' CHAMPAGNE ANDERSEN WINDOWS 5 SE ELEVATION DESIGN CENTER CON=)( M[j[)LJLnfk PORCH LIGHT MSA CONSULTING, INC. SALES CENTER ELEVATIONS: OFFICE PAGE .�,.«�......w. �.�,...n.,,M.. 12 a ^M•E^µ^ ^w+y ^��^•^"^" 06 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN OFFICE BUILDING: VIEW LOOKING SOUTH UFFICE BUILUINU: VIEW LOURINU NURI N SHOWROOM BUILDING: VIEW LOOKING SOUTH WEST SHOWROOM BUILDING: VIEW LOOMMU NUKIN EAbl C❑N=X MODLJLAI`f MSA COiNG, INC. SALES CENTER 3D RENDERING VIEWS I P-E ;•imw"""1NL .D�"'q-fvvi°"'G° CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN 13 METAL ROOF BLACK METAL TRIM BLACK BONDERIZED METAL ;ry Champagne v 69 93330 RG B: 225,215,200 STO FINE TEXTURE 'STO' CHAMPAGNE ANDERSEN WINDOWS 1x4 CEDAR SOFFIT Recessed Ceiling Light ❑ . COORDINATE RECESSED LIGHTING IN CONEX OVERHANG ROOF BEGA LIGHTING - MODEL: 24801 SQUARE DOWNLIGHT OR SIMILAR - EVENLY SPACED - COLOR: BRONZE WRINKLE - 2700 K OR 3000K PORCH LIGHT C❑N=X-IGDLJLnr'k MSA CONSULTING INC. SALES CENTER MATERIALS BOARD I PAGE CIA E�glw E. L.m S�g•m—P, -n-1— 14 __.m•onww��w�•o� CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN ,.....tea.....,.,. u�.�,.�� y M f N AOL,k r' s ja g t. - .k CRHART HOWFRTON 11 MSA CON t9L INC, INC SALES CENTER VIEW FROM AVENUE SE PACE as �U;mp^ b is CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN X�HART °"°=`"° MSACON'-IULTING INC. SALES CENTER VIEW FROM MADISON STREET I = LANDSCAPE Oil HART HOWERTON NEW YORK - SAN FRANCISCO Tree Plan Shrub & Groundcover Plan 0 ............................. 1-. SO'at 11'x 17' 1HART HOWERTON 1�1 MSA CONSULTING INC. SALES CENTER TREE SHRUB & GROUNDCOVER PLANTING PLAN I PAGE ��.^,^«�^9 • �.� w�. • �^�..: °+^^^c•e^'^'°^m.,.is..ks•ur�b�am,r,•cs CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN Sales Center Planting Schedule Symbol Plant Type Botanical Name/Common Name Size Spacing % Area QTY Trees Tree Olea europaea L. /Ancient Olive Tree 96" box Per Plan 3 iE Tree Olea europaea 'Manzanillo'/ Manzanillo Olive Tree 48" box Per Plan 5 Tree Olea europaea 'Manzanillo'/ Manzanillo Olive Tree 36" box Per Plan 73 Shrubs & Groundcovers Cell A Shrub Ericameria laricifolia /Turpentine Bush 5 gal. 3'-0" 100% 1,200 SF 150 Accent Accent Muhlenbergia dubia / Pine Muhly Agave 'Sharkskin'/Sharkskin Agave 5 gal. 5 gal. 2'-0" 3'-0" 80% 20% 5,000 SF 1,200 SF 1440 150 Shrub Leucophyllum laevigatum Summer Snow/Summer Snow 5 gal. X-0" 100% 1,600 SF 200 Acce Cell D nt Accent Hesperaloe X'MSWNIvory Swan' Nite Lights / Swan Nite Red Yucca Agave macroacantha 'Pablo's Choice'/Small Black-spined Agave 5 gal. N-0" 2'-0" 70% 30% 600 SF 250 SF 80 70 Accent Cell E Accent Muhlenbergia'Pink Flamingo'/Pink Flamingo Muhly Agave parryi / Parry s Agave 5 gal. 2'-0" 3'-0" 70% 30% 1,800SF 800 SF 520 100 Groundcover Cell F Groundcover Baileya multiradiata / Desert Marigold I Abronia villosa / Desert Sand Verbena Seed Mix - 50% 50% 21,200 SF - Raked Gravel : Size: 3/8" , Color: Copper with Gold & Brown Tones, TBD N otes: The overall proposed planting palette is compliant with the Specific Plan's approved plant list. Any proposed irrigation system will be drip system. The final landscape & irrigation plans will comply with the City of La Quinta water & efficiency ordinance and Coachella Valley water district's landscaping and irrigation system design ordinance. HART HOWERTON �MSA CONSULTING, INC. SALES CENTER PLANTING SCHEDULE GAGE °W°^E..'..a..e ,ww""` �p CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN 19 LIGHTING NEAL ARCNITE-L LIC=NG LIGHTING SPECIFICATIONS AND GENERAL REQUIREMENTS GENERAL RESPONSIBILITIES • ALL LOCAL AND NATIONAL BUILDING CODES AND REGULATIONS SHALL GOVERN AND BE APPLIED TO ALL THE WORK REQUIRED TO COMPLETE THE DOCUME WED LIGHTING DESIGN, INCLUDING BUT NOT UMITEO TOTHE NEC. • ITIS THE GENERAL AND ELECTRICALCONTRACTORS/ELECTRICAL ENGINEER'S RESPONSIBILITY TO ENSURE THATTHE COMPLETE INSTALLATION IS IN COMPLIANCE WITH ALL CODES, INCLUDING ITEMS SUCH AS BUT NOT LIMITED TOGFCI AND AFCI LIGHTING CIRCUITS THE GROUNDING OF ALL FIXTURES AND PROPER VOLTAGE DROP CALCULATIONS. • BOTH THE GENERAL AND ELECTRICAL CONTRACTORS SHALL FIELD VERIFY AND COORDINATE THE LOCATONS OF ALL UGHTING FIXTURES AND DETAILS WITH ALL DISCIPLINES PRIOR TO ROUGH IN AND PURCHASE OF ANY FIXTURES. . ANY CONFUCTS BETWEEN THE UGHTING DESIGN AND ALL OTHER DMIPUNES INCLUDING BUT NOT UMITED TO FRAMING STRUCTURAL, HVAC AND PLUMBING SHALL BE IDENTIFIED AND COORDINATED WITH THE ARCHITECT, RNLD AND THE CONFLICTING DMCIPUN E. • THE GENERAL AND ELECTRICAL CONTRACTOR SHALL COORDINATE LIGHT FIXTURE MOUNTING/RNSTALLATON REQUIREMENTS LOCATED IN MILLWORK WITH THE MILLWORK CONTRACTOR TO ENSURE CONCEALMENT OF UGH LNG SOURCES AND CONDUCTORS AS REQUIRED. • THE ELECTRICAL CONTRACTOR PROVIDE AND SIZE ALL REMOTE LOW VOLTAGE TRANSFORMERS AND POWER SOURCES AS REQUIRED PER THE SPECIFIED MANUFACTURERS IN TAMATION NSTRUCTIONS. • THE ELECTRICAL CONTRACTOR TO PROVIDE ALL CABLE POWER FEEDS AND CONNECTORS FOR UNEAR LED SYSTEMS AS REQUIRED PER THE SPECIFIED MANUFACTURER'S INSTALLATION INSTRUCTIONS. ARCHITECTURAL LIGHTING FIXTURE SPECIFICATIONS • ANYCONFUSIDN AND/OR DDCREPANCIES WITH THE SPECIFIED CATALOG NUMBERS WHEN ORDERING THE FIXTURES SHALL BE REVIEWED WITH RNLD PRIOR TO COMPLETING THE ORDER • EXACT FINISHES OF DOWN LIGHT TRIMS AND REFLECTORS PUCK LIGHT TRIMS STEP UGHT FACEPIATES, GLASS ELEMENTS, METAL COMPONENTS AND ALL OTHER VISIBLE FIXTURE ELEMENTS SHALL BE REVIEWED AND APPROVED BY THE ARCHITECT, INTERIOR DESIGNER AND THE CLIENT REPRESENTATIVE PRIOR TO FINAL SPECIFICATION AND PURCHASING. • RNLD RECOMMENDS THAT ALL DOWN LIGHT TRIM RINGS BE PAINTED TO MATCH THECEING FINISH. IN COLNG CONDITIONS WITH WOOD OR PATTERNED FINISH, THE FAUX PAINTING SHOULD BE COMPLETED AFTER THE CUSTOM FINAL NM AND FOCUS OF THE LIGHT FIXTURES DECORATIVE LIGHTING FIXTURE SPECIFICATIONS • ALL DECORATIVE FDRURE SIZES AND WEIGHTS TO RE COORDINATED WITH THE GENERAL AND ELECTRICAL CONTRACTORS TO ENSURE THAT PROPER BLOCKING MIN PLACE TO SUPPORT AND MOUNT THE FDOURES. • ALL DECORATIVE FIXTURES TO BE DIMMABLE SUBMITTALS AND SUBSTITUTIONS • THE ELECTRICAL CONTRACTOR SHALL PROVIDE LIGHTING FIXTURE SUBMITTALS FOR REVIEW AND APPROVAL BY RNLD. • AL l SPECIFICATIONS PROVIDED BY RNLD SHALL BE ADHERED TO BY ALL PARTIES AND MAY NOT BE SUBSTITUTED FOR ANY REASON WITHOUT PRIOR APPROVAL. • IN AW CASE REQUIRING A CHANGE TO THE LIGHTING FIXTURE SPECIFICATIONS AND/OR A SUBSTITUTION. ALL INFORMATION SHALL BE PROVIDED TO RNLD FOR REVIEW AND APPROVAL PRIOR TO PURCHASE. .RNLD SHALL NOT BE HUD RESPONSIBLE FOR ANY UNAPPROVED SUBSTITUTIONS AND/OR CHANGES TO THE LIGHTING PLANS, SPECIFICATIONS CONTROL LOAD SCHEDULES, AND PROGRAMMING THAT ARE MADE WITHOUT THE APPROPRIATE APPROVALS. .EN THE CASE OF A DISCREPANCY, THE FIXTURE DESCRIPTION LISTED ON THE FIXTURE SCHEDULE SHALL TAKE PRECEDENT OVER ANY APPROVED SUBMITTAL UNLESS OTHERWISE NOTED. LEGEND IF PRESEW ARROW INDICATES T DIRECTION OF AIMING FOR ADJUSTABLE LIGHT FIXTURE ro LIGHT FIXTURE SYMBOL FO.O _- LIGHT FIXTURE TYPE DESIGNATION LZI _-- LK.W FIXTURE CONTROL ZONE S SINGLE POLE SWITCH- DIVA STYLE SWITCH. VERIFY COLOR. S• SINGLE POLE SWITCH - LETTER INDICATES SWITCH LEG, DNA STYLE SWITCH. VERIFYCOL00. Sx SINGLE POLE 3-WAYSWITCH-LETTER INDICATES SWRCHLEC, DNASTVLESWLTCH.VERIFYCOLOR SA DIMMER SWITCH, DIVA STYLE SWITCH. VERIFY COLOR S•` 3-WAY DIMMER SWITCH. DNA STYLE SWITCH VERIFY COLOR S" MOTION SENSOR SWITCH. DNA STYLE SWITCH. VERIFY COLOR M KEYPAD LIGHTING CONTROL STATION. VERIFY CONFIGURATION. ® [FIRING MOUNTED MOTIDN SENSOR OCCUPANCY OR VACANCY PER CODE ® LUTRON RECESED 112 HOT FLOOR BOX RECEPTACLE WITH FLUSH STAINLESS STEEL COVER. Q LUT10N 1/2 HOT DUPLEX RECEPTACLE. UGHTING PLAN FIXTURE LOCATIONS AND DIMENSIONS • ALL INTEGRATED UGHTING IN THE MILLWORK AND OTHER DETAILS SHALL BE COORDINATED WITH THE ARCHITECT AND INTERIOR DESIGNER. ANY AND ALL SHOP DRAWINGS THAT RELATE TO LOCATIONS WHERE LIGHTING IS TO BE INTEGRATED SHALL BE PROVIDED TO RNLD TOR REVIEW AND COMMENT. • GENERAL AND ELECTRICAL CONTRACTORS TO REFER TO EXACT DIMENSIONING AND CENTERUNES INDICATED ON THE LIGHTING PLANS PRIOR TO FRAMING AND COORDINATE ALL FIXTURE LOCATIONS WITH FRAMING, AS BUILT CONDITIONS AND ALL OTHER DISOPUNES INCLUDING HVAC PLUMBING AND A/V TO AVOID CONFLICTS. ANY REQUIRED CHANGES SHALL BE REVIEWED BY RNLD. UGHTNG CONTROL DEVICES • ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE MR ORDERING THE PROPER SWITCHES AS SPECIFIED DEFENDANT ON LOAD TYPE, WATTAGE MULTIPLE WAY SWITCHING AND DIMMING, AND DE -RATING FOR MULTIPLE RINGING OF SWITCHES AS DETERMINED BY THE MANUFACTURER - ELECTRICAL CONTRACTOR TO GANG MULTTPLE SWITCHES AND WIRE ALL MULTIPLE WAY SWITCHES AND DIMMERS AS INDICATED ON PLAN. • EXACTLOCATIONS FOR ALL SWITCHES TO BE VERIFIED WDH ARCHITECT, INTERIOR DESIGNER AND CLIENT PRIOR TO ROUGH-N. RNLD RECOMMENDS THAT STANDARD SWITCHES BE MOUNTED AT MB' ABOVE RMSHED FLOOR TO THE CENTERLINE OF SWDCH EXCEPT AT SPECIAL LOCATIONS. • EXACT FINISHES FOR ALL STANDARD UGHTING TOGGLE AND DIMMING SWITCHES AND THEIR ASSOCIATED FACEPLATES TO BE DETERMINED BY THE ARCHITECT, INTERIOR OSIGNER CUENTS AND/OR CUENT REPRESENTATIVE UGHTING CONTROL SYSTEM -SYSTEMS CONTRACTOR TO INSTALL ALIGHTING CONTROL SYSTEM AS PRESCRIBED BY THE CUENTS RNLD SHALL NOT SPECIFY ANY COMPONENTS OF CONTROL SYSTEM OTHER THAN CONTROL ZONES. SYSTEMS COWRACTOR TO VERDY EXACTQUANTITY, LOCATION. CONFIGURATION AND MOUNTING HEIGHTS FOR ALL LIGHTING CONTROL SYSTEM KEYPADS SYSTEMS CONTRACTOR TO VERIFY FINISH AND COLOR OF ALL KEYPADS WITH ARCHITECT AND INTERIOR DESIGNER :SYSTEMS CONTRACTOR TO VERIFY MANUFACTURER'S CERTIFICATION TO INSTALL THE SPECIFIED LIGHTING CONTROL SYSTEM, AND REGISTER FOR TRAINING IF NOT ALREADY CERTIFIED. -SYSTEMS CONTRACTOR TO ENSURE THAT ALL PROPER WINING IS IN PLACE FOR COMMUNICATION BETWEEN MULTIPLE ENCLOSURE LOCATIONS. • SYSTEMS CONTRACTOR SHALL COORDINATE THE ENTIRE UGHTING CONTROL SYSTEM WITH THE A/V CONSULTANT, MEP AND ARCHITECT TO DETERMINE EXACT LOCATIONS FOR ALL ENCLOSURES, MAIN CCU AND COMMUNICATION BETWEEN ALL SYSTEMS. • SYSTEMS CONTRACTOR TO VERIFY CONFIGURATION OF ALL CONTROL DEVICES WITH OWNER . SYSTEMS CONTRACTOR TO BE AVAILABLE DURING BOTH DAYTIME AND NIGHTTIME HOURS TO PROGRAM FINAL UGHT LEVELS AS PRESCRIBED BY RNLD. NSTOM FINAL ANOT STMENTS ON SITE AIMING AND FINAL FOCUS • EUCTNUI CONTRACTOR IS TO PROVIDE NEW LAMPS FOR ALL UGHTING FIXTURES AS SPECIFIED BY RNLD DURING THE TRIM OUT OF ALL FIXTURES. • EUCTRCAL CONTRACTOR TO PRE -AIM ALL UGHT FIXTURES AS INDICATED ON UGHTING PLANS BY MILD. • RNLD SHALL COORDINATE WITH THE GENERAL AND ELECTRICAL CONTRACTORS TO SCHEDULE A FINAL AIM AND FOCUS DURING NIGHT TIME HOURS AFTER ALL ART WORK AND FURNISHINGS ARE IN PLACE AT WHICH TUNE ADDITIONAL MATERIALS SUCH AS LAMPS. SCAFFOLDING. LADDERS AND ADDITIONAL PERSONNEL MAY BE REQUIRED TO ADJUST FIXTURES. NEAL MSA CONSULTING, INC. GENERAL REQUIREMENTS & LEGEND HALE E�E".., L.N:�°`d�nNsuP.A,o�R•nun CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN Al LIGHT FIXTURE SCHEDULE TYPE SYMBOL IMAGE VOLTS WATTS DIMMING CCT OPTICS RATING FINISH DESCRIPTION MANUFACTURER CATALOG NUMBER LUCOFAIIGHT0IG CO%FB-1-BK-WH-905130-30.504 -ITR-SMK3 ELV F3.1 9"ROUND SURFACE MOUNTED C NDER WDH DEEP 31 12D 22I 13w SD' DRY WHITE REGRESSED TENSE AND NARROW F10000PtIC5 1300DL � I F3.2 O 120227 13W ELV -- DOOK 2k _ 35' DRY WHITE 19'ROUNDSURFACEMOUNTED CTMDERWTIHOEEP REGRESSED LENSE AND SPOTOPNCS LUCFER LIGHTING CYW-A-I-KK- 1-10S-13D-30-3S-A -ITR-SMK3 F3.3 �' .�. } I2022T J 13W ELY 3DICK 2% 19' ROUND ADKISTABU SURFACE MWNTED CYLINDER 50' DRY WHITE WITH DEEP REGRESSED TENSE AND NARROW FLOOD DPTICS LUCIFER UGNTING �'A51 BK-WN-905-130.30sw '1T0.-SMK3 F6.1 —" yam' ._! � N I.SW ELV 3000K ! ' I MILLWORK -- MWNTED LED TAPE LIGHT IN ALUMINUM I DRY SAHN CHANNEL I ! Q1L THISW-15.30-DRY-STD-DF-NENFY CONNECT IONSI-W-ST-DIERIFY LENGTHSI F6.2 — — (I L("el� N 1W ELV 1300pK I MILLWORK MOUMEO ED TAPE GHf IN ANGLED ! DRY BLACK ALUMINUM CH EL Qn TILT-0I-SW-1.0-30-DRY-FRIVERDY ENGT SCilON5T 59-BK-NENtt LENGTHS) F6.3 R 12P221 Av ELV — -� 3000K 3D j DRY RACK SURFACE MOUNTED TO MILLWORK I-RO NO PIN SPOT MP LIGHTING L51-2W-W30N N-NA-BA 2% ! DL i DECORATIVE HOOK TAMP BY INTERIOR DESIGNER I DL .. I I I DKORATrvE DESK LAMP BY INTERIOR DESIGNER DL � I ; DECORATIVE WAIT MOUNTED VANITY I1G11T EY MTERIOR ' i DESIGNER DL DECO WNE SUSPENDED FUTURE BY INTERIOR DESIGNER DL �_ `� [ , _ �.f I I 1 I ... ..I. .. OKORATIVE SURFACE MOUNTED AXTUR6lY INTERIOR I DESIGNER ... _ .. .. ...._............... <... ........... ....._....._...___........... DL 18A I .................. BW I 30001c I - DECORATIVE TASK LIGHTS EXTRA DARK EO' WET BRONZE STAKE MOUNFEDr ROUNDLED UPUSi WOH60DEGREE UVING GLARE SHIELD -1 12 AURORAUGHT =16061-30DB-KPX-60 DEGREE OPTICS I 2XPATINA —1.._......._ HESS UGHTMIG WEDS-S-30K'DW UNV N _ L3.1 11 NV 12w 11W oIw j 3000K W IT BRONZDARK E TALL BOUARD WITH ASYMMETRIC OPTIC L5.1 12 ELY- 3xOK 10% BLACK -,� 1C)WDER 29'ROUNUCATENAAYMOUNTEDLEOPENWNT eV COAT DOWNLIGHT WITH PERFORATED METAL SHADE HK LIGHTING nlI T-SOT-0.13V-SM140T-36D- 930-03.12V4K-IMOUNTINGI ELV I L5.2 d 12ry2TT IOAW 13000K WIT BACK a' SQUARE RECESSED DOW NLK H WITH SYMMETRIC NARROW BEAM BFGA BNB01-K3.61K i I NEAL MSACa :S INC. LIGHTING SCHEDULE PAGE ^awPP Artnfi.aun 22 .,>mN��.a.�w�M�a°B°�1hi0v°voi°"iJon•06 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN 61PI 1 A2=1 12 OL 1 EH ELv 1 E., ao 60 iLV & oll OFF- =11- I8 spua¢mw.nGni xun En 15s sOvevE omasnwHi ELv u >o.. Pgel NEAL MSA CONSULTING, INC. LIGHTING CONTROL SYSTEM SCHEDULE I ..GE as° a -d m��co ��awE. eRmL.n�,. „m",„„a,,,,,,,,,,q,��„ CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN Ws hess • 4& 4& LIGHT FIXTURE SCHEDULE PARK.;NG W; AND: i --- ...... . .... . Ir O.C83 D1 .�;Vl WA I . . . ....................... .. . ........ ............ ............................................'I_......_......_...... SIDII-WALK 3E fc C.1.3 :L ............................. . ........ WALKWAY .. ... ................ 0O.G 1c 0 48 fu A7;, 26.15 378.2 . . ......... ...... . 7-9 IF, 07 NEAL MSA CONSULTING, INC. PHOTOMETRIC SCHEDULE & CUTSHEETS PAGE ami ---- - — - - - - — = I 2' CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN GENERAL NOTES: KEYNOTES: OTPEE UPU G� B-ME—D(Q—NA- Q N ON COOR01lNTE lOUnONI NO NNGNr. G OPER—R�[MIWrt RD—NEK NFIGNf NEAL MSA CONSULTING, INC. LANDSCAPE LIGHTING PLAN I —E pNI EMNwENp • 1=M fuPv,y1M • IEM,oq YUMSNn tmew„rfmYSRwiJ 6u,lm.pylRiyEwYMb,.G6 25 CORAL MOUNTAIN: SALES CENTER I SITE DEVELOPMENT PLAN I I I i •uu A.Om e' I u°O, n `A• � , o P.ma P.wv P.o,s P.as e w+� ,o s P.w� P.ms P.ow A.tre P.oe A.@5 DW I ex-ii� E y. we A. me P.o-v P.v» 1 [ c D � � / LL, 4 LL�Bf A.@t A.as A.om W en A.H �+• a � I • A.Eq A.oa A.vm ,n.® �.abs l.n 4TMj llt y ..,. / �!/ t3 e� • .� P.r A.as P.rz A.ss A,,s e,6Z A.+n • � A.® A. A.tm A•e+ �+'n exi 3 A u.+ � A.@o � Euai Q.... A— .3— � . ti.1 �t ^ � P.ov A.ov A.ms ex®M A.m / A�- lit pp w O u+ e.+ I / I I / d s oI NEAL % ® - "L II MSA C DuS^r _e<wv.A<"tye LANDSCAPE LIGHTING PLAN: PHOTOMETRIC PAGE CORAL MOUNTAIN: SALES CENTER SITE DEVELOPMENT PI AN 26 I PUBLIC COMMENT PH1 CORAL MOUNTAIN CLUB ATTACHMENT 8 180 1 Cheri Flores From:Mary Mann <maryhpmann@gmail.com> Sent:Wednesday, October 22, 2025 8:22 AM To:Tania Flores Cc:Cheri Flores; Consulting Planner; Planning WebMail Subject:Re: Coral Mountain Documents ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** Cheri, Thanks for speaking with me at the CC meeting yesterday. I have started a list of questions regarding the Tract Map and development permit applications, so this can be considered communication on the scheduled Hearing on October 28. Sending to you as a start of my questions and comments on these applications. Tract map Note 6: Refers to lot Y- as having an easement for a trail. Lot Y on the map is on the northern side of the property, so may be mislabeled, supposed to refer to lot “AI”? Considering that is the case please explain where the trail would go. The line of the fence as shown would require the trail either outside of the fence or over the rocky area. (this is further shown in site development permit, which is not clarifying). This the fence line and trail directly impacts a Unique Geologic Feature, Cultural and Historical resources that are currently visited by 10s-100 visitors a week. This was not considered in the underlying EIR. Further Environmental Assessment is needed to determine a way for intended development to proceed while respecting the existing environment and many community resources it provides. What is meant by Environmentally Sensitive areas noted in tract map and documents? What led to this definition and why is it only defined for the small areas shown, when the conditions along the entire toe of slope are similar including bat and bird nesting grounds, unique geologic features and archaeological artifacts? Is there a planning document that explains what considerations would be made during construction and ongoing use within and adjacent to these areas that was submitted with the application? CVWD above ground water conveyance infrastructure at about the marking for “AH” on the 1st page of tract map is not particularly noted, since this is a public water supply, how will this infrastructure remain accessible for maintenance and monitoring, safety throughway in disasters, and availability of our water supply? It does not seem to be considered at all here or in the underlying EIR. This is a concern for Safety and the security of our water supply. Has applicant supplied any dues diligence plans, agreements negotiations with CVWD to show that the concerns and requirements provided in EIR and development agreement are being met regarding existing infrastructure, as well as the requested new ells to be drilled and water conservation and recycling measures to be implemented? Please make these available for viewing You don't often get email from maryhpmann@gmail.com. Learn why this is important 181 2 One of the TCR Mitigation measures in Dev. Agreement required a Rock Art Management Plan, where can I find this, who has reviewed? Also what is the status of recordation of the Environmentally Sensitive Areas. Have these sites been nominated to the National Register of Historic Places as also stated under mitigation measures. Because the rock art will be directly impacted by the implementation of the proposed maps and development plan this will need to be vetted and implemented prior to any disturbance. Was a traffic plan included with this application? It is unclear how the different egress and access points to the development will be, please clarify. It seems imprudent not to have access from Avenue 58. Given that the property on the NW is designated a park and has the current public access to the public lands why is there not an access point from the development onto these lands. This will surely be a desire of future residents of that development and would make sense for future build out. This should be looked into further to have better alignment with the City General Plan and spirit of agreements with City, DRD and other agencies. From the detail map Sheet 3 on west site where the proposed fence runs NS, there housing lots somewhat set back from the proposed fence lineare adjacent will there be an additional interior wall, if so what is the purpose/need of the fence at this location? How will the current access road from 58th along this line be treated? Is this part of the park? More details are needed to determine if this is appropriate to be approved. Referring the triangle 9 on tract map- ingress and egress easement how will this be maintained what will boundary be between existing (walled) development (erroneously marked vacant on map) and lots Z, X and Y and boundary? Says will incorporate the neighbor wall, will there be a gate to allow ingress and egress? This is a safety concern and homeowners access issue. What improvements are planned for the end of Ave. 60? Do they take into account concerns of current residents, users of the area and the new neighborhood going in now on the corner of 60/Mad? A symbol for different types of gates are given on page 24 of the Golf course site development plan. I do not see their actual locations on the map, please clarify the locations and what the gates would be for. Is there a back up document that explains what these gates are for and how they will be used? Thanks, Mary Mary Mann, La Quinta Resident 775-527-8963 maryhpmann@gmail.com On Mon, Oct 20, 2025 at 1:39 PM Tania Flores <tflores@laquintaca.gov> wrote: Good afternoon, 182 3 I have updated the Club at Coral Mountain webpage to include the following documents: Tentative Tract Map 2025-0001 Site Development Permit 2025-0001 Site Development Permit 2025-0002 I believe these are the documents you were requesting when you came in this afternoon. Thank you. Tania Flores, CMC | Administrative Technician Design & Development Department City of La Quinta 78495 Calle Tampico | La Quinta, CA 92253 Ph. (760) 777-7023 TFlores@LaQuintaCA.gov www.LaQuintaCA.gov 183 WRITTEN PUBLIC COMMENT OCTOBER 28, 2025 PLANNING COMMISSION MEETING Written Comments Public Hearing October 28 2025 City of La Quinta Planning Commission Mary Mann, La Quinta resident 80451 Palatine Ct, maryhpmann@gmail.com, 775-527-8963 Opposition to the TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025-0001, AND SITE DEVELOPMENT PERMIT 2025-0002 Club at Coral Mt. project There are significant environmental, societal and economic impacts of the implementation of Amendment V to SP 03-067 and the related Development Agreement. This is a large and complex project, and time should be taken to review before this project is allowed to begin. I urge the Planning Commission to vote no on approval of these maps and development plans today there are too many unanswered questions. The underlying development agreement is flawed, as are the underlying environmental documents. Residents, agency concerns regarding water use, air quality, traffic, circulation, expected revenues and costs to the City etc. were not addressed in the EIR or development agreement for current project. The staff report for the current applications do not adequately clear these up. La Quinta deserves a better project on this special property. Here are some questions as and comments that relate to the environmental approval and review of this project that directly relate to the TTM and Development plans under consideration today: 1)Original Notice of Preparation referred to preparation of the specific plan specific to this property from the Andalusia plan. Amendment V was intended only to separate this property from the original larger project. The initial the Draft EIR refers to SP2020-0002, which was never adopted and no longer referenced in the project. The changes added Amendment V to SP 03-067 are confusing and in some places inaccurate for example references to project phases that are no longer applicable. 2)Another stipulation in the original NOP was that the Wave project offered recreational opportunities and so the EIR did not need to be considered in the EIR, so they were not. The recreational opportunities offered by the golf course plan (as now presented) has a much different recreational offering and so does not meet that stipulation of the original NOP. So the Recreational aspects should have been added to the draft EIR and it should have been recirculated. 3)This plan of this development is markedly different that the project that was subject to the EIR. The mitigation measures in many categories including water use, traffic, circulation, air quality, etc, are weak with platitudes, or do not even address what is asked. The documents approved are lengthy and confusing and contains many contradictions. This makes it impossible to understand if the current applications meet the requirements of the EIR or the Development agreement. 4)The biological resources on Coral Mountain were not adequately identified, documented, or considered as they would be impacted by the project and particularly by a barrier fence-bats, raptors, habitat. This should be analyzed with respect to the entire Coachella Valley Multiple Species Habitat Conservation Plan, not selectively for PBS. BLM should be notified and comments received regarding the fence construction and other impacts 5)Statements regarding consistency with La Quinta general plan are inadequate 6)Alternative 2 was not adequately described in EIR to allow for analysis of impacts, appropriateness of proposed mitigation, let alone approval. It is difficult to assess whether or not the TTM or development plans comply with all the final stipulations of the development agreement and EIR. 7)Proposed barrier fence along Coral Mountain is a considerable change to the potential impacts of the project to known sensitive resources that exist on the property and are connected outside the property 8)In TTM and Site Development permit under consideration the proposed alignment of fence will negatively impact biological, tribal and cultural resources, historical, and recreational opportunities on and adjacent to the property 9)The presence and activity of the PBS were not analyzed as they particularly apply to the project site. The statement in Staff report that the PBS are frequently seen there is refuted by the comments of in the comments of ELMT and others that show there is ls only limited foraging habitat on Coral Mountain and that the alluvial plain on the west side of coral mountain is not likely to be traversed by the sheep, making the activity on Coral Mountain much less. 10) The proposed mitigation measure to prevent PBS migration to the property does not consider the geomorphology of this site which makes the activity on Coral Mountain of the PBS limited. The stipulation of adding a fence should have receive further scrutiny, not knee jerk adoption. Many other concerns raised along with the potential detrimental impacts to the PBS in the from the USFS and other organizations were not addressed at all. 11) Specific documentation of the effectiveness and appropriateness of the barrier fencing solution in this location has not been completed. Many miles of this fencing have been completed in of La Quinta in the past few years whose effectiveness and unintended impacts have not been realized or documented 12) The fencing also impedes the development of the public trail that CM Wave Corp included in the original plan and seems to be implied in this iteration of the project 13) Fencing will also impede the development of the long proposed public park on the adjoining property Development agreement and fees could be implemented to directly assist DRD in developing the park 14) The property contains sensitive habitat on Coral Mountain that is connected and intertwined with sensitive environmental areas on Coral Mountain that exist on the lower and higher elevations. The project did not consider the impacts to the whole connected feature. a. Coral Mountain and the tufa shoreline is a unique geologic feature that was not recognized in the EIR and runs beyond the property on both sides b. Hole 14 is much too close to the tufa and related features 15) The lake that is proposed on the property is not specifically mentioned in Golf course development plan, though it is shown on the tract map and grading plan. When would this lake be constructed? What will it be used for? How deep is it, how much water does it contain? Its location is significantly different from that of the water feature in the original project. 16) What is the plan for Lots 203, 204, and W ? How many ultimate units are planed? Where will the recreation amenities be? 17) Will any native vegetation particularly trees Palo Verde and Mesquite Hummock be preserved as stipulated in BIO mitigation measures? 18) The property has a historic adobe structure that is mandated to be 'preserved' but left to the developer as to how to clean up the structure and present it. The documents regarding the project have very little information on the history of this structure. Future maintenance is a burden of the eventual homeowners association. How does this align with the City Municipal code on historic preservation? Was the Historic Preservation Commission of the City was consulted? 19) Especially given the rarity of the native features in the tufa that mark the ancient shoreline, how do the proposed mitigation measures especially along the base of Coral Mt. align with the City Municipal code title 7, goals and policies regarding historic preservation in the Cultural Resources Element of the General Plan and Historic preservation ordinance? At this point there are required to be monitors during construction phase, but I would like to see more attention given to the preservation of these features for the documentation of our history. I would hope that the Historical Society would be an integral part of the conversation as to how to document and preserve these features and provide opportunities for discovery of our history. I have may other particular questions, the state of the documentation of the project has made it quite difficult to understand what the plans are and how they will be implemented. It is the responsibility of the Planning Commission to assess these projects and as residents help to bring projects to our City that will have a positive impact. This property is very special. La Quinta deserves a better project. Please see attached some of the other comments I have presented this year at open public comment at City Council and Planning Commission regarding this project. 1 10/21/25 Written Public comment Save Coral Mt. La Quinta City Council 21 October 2025-Written Comments Items not on agenda Topic: Recall Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence, view-obstructing wall and plan for public recreation, do not approve current applications to be considered by planning commission on 28 Oct. Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. There is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in south La Quinta. I want to see my City take a good look at this area south of Avenue 54, how it has grown and changed under the current general plan and what will be needed for the future. The City can lead to encourage development that allows for and embraces the natural environment, allowing for enjoyment and access to the Wilderness on our western boundary that so many of us crave. This is in direct alignment with the City Mission Statement and several of the Goals set forth in the Strategic Plan. The area in question is a local haunt for seeking solace in the desert, hiking, mountain biking, walking dogs, playing, flying, hot air balloon launches! It is accessed by increasing numbers of people, noticeable even in the few years since we moved in. There is character and solidarity we are building in this neighborhood and community, despite being behind walls and being >6 miles from any City amenities or services. 2 10/21/25 Written Public comment Save Coral Mt. Figure 1: View of Coral Mountain from the designated Natural Open Space planned park. Ancient Lake Cuilla Shoreline clearly visible, dike built and maintained (?) By Bureau of Reclamation. Current popular trail access for hiking, horseback riding, camping. Designating this area, or planning for park development not addressed in Club at Coral Specific Plan planning documents. CVWD infrasturcture (our water supply) is also present in this area. Blocking off the view scape is not required for this to be a successful project. Coral Mountain is a beautiful treasure. This view now shared by those commuting on Madison and the many morning outdoor enthusiasts walking, biking, hiking, sitting and watching the sunrise. It is our history written on the walls and should remain visible. It is the last exposure of the shoreline in this area and is noted in many guidebooks, and descriptions of the area already. Coral Mountain beckons from the north coming down Jefferson, and it can be seen from many parts of the East Valley. It is already a draw for visitors. 3 10/21/25 Written Public comment Save Coral Mt. Figure 2: Coral Mountain lit up by the morning sun. Proposed walls would obscure the view of the unique documented shoreline feature from Madison, 58th and 60th. Peekaboo views should be possible through the community. This is a documented site and last remaining examples of the tufa feature that contains ecologic and geologic wonders plus prehistoric and historic artifacts, and flood control infrastructure in use today, and used as a walking path. That provides a tremendous welcome to La Quinta and proudly displays our natural history. In particular an 8' high fence that received no vetting on its effectiveness for the stated purpose of protecting sheep and its path ignores the unique archaeological and ecological features it would bisect. Damage to this would have a detrimental effect on the planned conservation efforts of DRD and others that are revealed in the initial planning for the Coral Mountain Park. 4 10/21/25 Written Public comment Save Coral Mt. Figure 3: Popular hike is the Coral Mountain loop, which passes in front of the mountain. The mottled lower part is the tufa that was created by an algae in the ancient Lake Cahuilla (latest high stand in 1700s). The mountain itself is a twisted metamorphic rock exposed and thrust up as the Salton Basin has been forming over tens of millions of years. The “coral” have been marked by humans through time, with many grindstone type features ground into the tufa to make little bowls, these are present in the parts where a flat boulder has a thick layer of tufa on it. There are ancient rock writings clear through present. Exploring these features is a known activity and people come from all over the valley to see this. Below are photos of damage done with bright spray paint within the ecologically, prehistoric and historically sensitive areas for the project about a month ago. These markings crosses features documented and stated in develpement plan EIR (faulty as it is) that they would not be disturbed. 5 10/21/25 Written Public comment Save Coral Mt. Figure: Spray paint on Coral below archaeological features. One example of defacement of the documented sensitive ground along Coral Mountain for this golf course project. Maps have not been approved by planning and public has not seen more than conceptual drawings that seemed to indicated there was flexibility in where the boundary of the project would be. Spray paint is on the tufa, where we should be preventing further damage, this adds to it. 6 10/21/25 Written Public comment Save Coral Mt. 7 10/21/25 Written Public comment Save Coral Mt. The newly released maps and development permit will be considered at Planning Commission meeting next week on October 28 2025 (Notice of Public Hearing issued Oct. 17). The maps and presentation released for consideration verify that the line of the proposed barrier fence will be too close or bisect these documented sensitive areas, and prevent the building of a through trial link for the popular Coral Mountain loop, or emergency access. The line also comes too close to sensitive areas in the for viewing of the archaeological sites. 8 10/21/25 Written Public comment Save Coral Mt. The new tentative tract map revealed yesterday notes that a trail will be built by DRD and the Cahuilla tribe. Please request more information about these status of these agreements and assure that they will be met. Also please have line of the trail defined on the maps before acceptance. Coral Mountain Regional Park. From what I have been able to glean online whatever plans for this new DRD community resource have been stalled and the BOR agreement it is tied to may be expiring. La Quinta is going forward with building private golf course development under a specific plan amendment that was soundly opposed by the community at the time. Under the plan for the new development, there are several references to the pending DRD park facility as mitigation of the adding of people, infrastructure and cutting off of public access for recreation. Despite this, there did not seem to be any partnership opportunity extended to the DRD to create a facility that will accommodate the needs of this part of the District and City of La Quinta. Take the time and effort to develop plans for how our City will interface with natural open space, providing low impact benefits to citizens and visitors. These efforts in community building and allowing the public, stakeholder agencies and groups to create a plan that 9 10/21/25 Written Public comment Save Coral Mt. could make Coral Mountain the Gem of La Quinta will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back or stay ? One way is to provide amenities that are accessible and open to the public. Places for people to get out, explore, experience the desert, have a picnic, take a hike, ride a bike. The current plan for this property will cut off hundreds of acres from any other use, prevent public through fare and block access to public areas, already popularly used for 100s of years. Once the Developer leaves we are in blocks of isolated homes, each Homeowner placed under an additional burden of maintenance, cost “tax” of the Homeowners Associations, with cut & pasted CC&Rs from faraway communities. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community, and quality of life. The risks associated with water supply, natural disasters, maintenance of infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered. The one agreement that DRD signed with the Applicant for development of this property in a previous iteration of the project was to build a trail. The letter stated that this would be negated if the BOR agreement with DRD expires. This would mean the loss of the one concession the developer was asked to provide to maintain even minimal access to the public to lands that have been identified as unique in many respects, geologically, ecologically, have historically and currently provided desert recreation opportunities for the whole Valley and beyond. We have added hundreds of people to this part of the Valley (South La Quinta, Indio) in only a few years with many new private developments but the Cities (La Quinta in particular) have not been compelled to provide any public recreation facilities or even planned for these. There does not seem to be any planning for maintaining access around Coral Mountain for exploration and entering into the Santa Rosa Wilderness. We desperately need to get an integrated plan together. There are many agencies involved, DRD, City of La Quinta, Indio, Riverside County, BLM, BOR, CVWD, IID, Tribes. Riverside County and partners are investing a lot into upgrades to the Lake Cahuilla Park. I have not seen that La Quinta has been proactive at all in planning for new recreational visitors to the area. 10 10/21/25 Written Public comment Save Coral Mt. We truly need a facility that would be the Gateway to the Santa Rosa wilderness and offer a trail head, picnic and staging area, parking, restrooms. This is already a popular area for mountain biking, hiking, horseback riding, exploration of the archaeological and historical artifacts, discovery of desert fauna and flora, off-roading, climbing, dog-walking, horseback riding, prayer and reflection. The use of the area around Coral Mountain has increased dramatically even in the short time I have lived in this particular spot in the Valley. It is now critically important that the District bring this Coral Mountain Regional Park project back to the top of the list. You , City of La Quinta, have the power activate discussions with the developer, DRD and with other government entities to plan for development of the Coral Mountain Regional park, or find other groups, citizens who can assist in opening a dialogue around planning for saving of our existing desert recreation opportunities at Coral Mountain and Santa Rosa Wilderness and providing facilities required to accommodate increased use in coming years. Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence- La Quinta Planning commission public comment 13 May 1 Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com Thank you for the opportunity to speak to the Commission this afternoon regarding the Development that is proceeding under Specific Plan 03-067 Amendment 5-the West Phase called the Club at Coral Mountain. I am here to request that the Commission do its part to halt the construction of the Barrier Fence on the west side of the project and revisit the Specific Plan and associated Environmental Impact Report to account for the disturbance that the fence will cause for the natural environment and open space now enjoyed by generations of Coachella Valley residents and visitors. If La Quinta is the Gem of the desert, I’d like for our City to start planning to make Coral Mountain Regional Park the Gem of La Quinta. The West Phase of the project as now conceived has not received due consideration of its impacts and alternatives at the project boundaries particularly on the west side where it borders designated natural open space zoning, and federally protected lands. We who now live adjacent to these lands have seen that activities have commenced with utilities and roads going in, flagging of the documented archeological and biological resources and staking of the proposed Fence. First the Final EIR that is referenced in the specific plan was not reconsidered after the addition of the Sheep Barrier Fence. Its location and construction were not considered in relation to the adjoining properties, current use, the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28 years. The 8’ fence was added to check a box with a solution that has been applied at the boundary with the Santa Rosa Mountains to the north in La Quinta with the notion of protecting Bighorn Sheep. The fences in other areas of La Quinta warranted a separate EIR and I challenge that this one should as well. The figures given in the Specific plan and description of the fence does not adequately describe how is expected to be effective, given the geomorphology of the area. The public, agencies, and surrounding landowners need to be given an honest opportunity to provide feedback on this element of the proposed project. I can offer a vision of interagency cooperation to continue to preserve these lands for the enjoyment and discovery of future generations. Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence- La Quinta Planning commission public comment 13 May 2 Second, I’d like the City to consider that the adjoining lands to this property are designated a Coral Mountain Regional Park on maps. This is heartening as there are significant archaeological sites, human history as well as the shoreline marked by Coral that it is named for. This area was a shoreline a lake as recently as the 1700s. The history back in to prehistoric and geologic time is fascinating and of interest to so many of our citizens. This area is currently used daily for recreation of all types hiking, climbing, horseback riding, camping, OTV use. The free access to our natural spaces has been eroded all along the mountain front. The public--citizens old and those who have been attracted here by the desert open space--has not been adequately informed of this pending loss of access open space, cultural and natural resources. My intent is to continue to dig into the history of this project and find other residents, groups, and new neighbors, and old who have an interest in working with the developer, the City and other adjoining landholders to ensure that the future residents we are hoping to fill these homes will be connected. I am raising a child here and want him to experience and share the wonder that this desert has to offer. It’s why we chose La Quinta. Outside developers have the resources to check the administrative boxes, but La Quinta has the obligation to truly consider the actions that are taken and how the proposed project will impact us as a community. Please stop the Barrier Fence indicated in Specific Plan 03-067. It is a small part of this project, but how this boundary with the Wilderness is implemented will impact us that remain for 40 years and beyond and set the stage for how the continued management of these designated open spaces connect us to our larger community and heritage. end La Quinta City Council 3 June 2025-Public Comment Items not on agenda Topic: Recall Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence and plan for public recreation Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. There is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in south La Quinta. I want to see my City take a good look at this area south of Avenue 54, how it has grown and changed under the current general plan and what will be needed for the future. The City can lead to encourage development that allows for and embraces the natural environment, allowing for enjoyment and access to the Wilderness on our western boundary that so many of us crave. This is in direct alignment with the City Mission Statement and several of the Goals set forth in the Strategic Plan. The area in question is a local haunt for seeking solace in the desert, hiking, mountain biking, walking dogs, playing, flying, hot air balloon launches! It is accessed by increasing numbers of people, noticeable even in the few years since we moved in. There is character and solidarity we are building in this neighborhood and community, despite being behind walls and being >6 miles from any City amenities. Once the Developer leaves we are in blocks of isolated homes, all responsible for our own maintenance. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community, and quality of life. The risks associated with water supply, natural disasters, maintenance of infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered. Take the time and eƯort to develop plans for how our City will interface with natural open space, providing low impact benefits to citizens and visitors. These eƯorts in community building and allowing the public, stakeholder agencies and groups to create a plan that could make Coral Mountain the Gem of La Quinta will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back or stay? One way is to provide amenities that are accessible and open to the public. Places for people to get out, explore, experience the desert, have a picnic, take a hike, ride a bike. A few other comments I have sent to Recreation District President and Manager: I am writing to get information on the status and plans for the Coral Mountain Regional Park. From what I have been able to glean online whatever plans for this new DRD community resource have been stalled and the BOR agreement it is tied to may be expiring. La Quinta is going forward with building private golf course development under a specific plan amendment that was soundly opposed by the community at the time. Under the plan for the new development, there are several references to the pending DRD park facility as mitigation of the adding of people, infrastructure and cutting oƯ of public access for recreation. Despite this, there did not seem to be any partnership opportunity extended to the DRD to create a facility that will accommodate the needs of this part of the District and City of La Quinta. The one agreement that DRD signed with the developer to build a trail would be negated if the BOR agreement expires. This would mean the loss of the one concession the developer was asked to provide to maintain even minimal access to the public to lands that have been identified as unique in many respects, geologically, ecologically, have historically and currently provided desert recreation opportunities for the whole Valley and beyond. In particular an 8' high fence that received no vetting on its eƯectiveness for the stated purpose of protecting sheep and its path ignores the unique archaeological and ecological features it would bisect. Damage to this would have a detrimental eƯect on the planned conservation eƯorts of DRD that are revealed in the initial planning for the Coral Mountain Park. We have added hundreds of people to this part of the Valley (South La Quinta, Indio) in only a few years with many new private developments but the Cities (La Quinta in particular) have not been compelled to provide any public recreation facilities or even planned for these. There does not seem to be any planning for maintaining access around Coral Mountain for exploration and entering into the Santa Rosa Wilderness. We desperately need to get an integrated plan together. There are many agencies involved, DRD, City of La Quinta, Indio, Riverside County, BLM, BOR, CVWD, IID, Tribes. Riverside County and partners are investing a lot into upgrades to the Lake Cahuilla Park. I have not seen that La Quinta has been proactive at all in planning for new recreational visitors to the area. We truly need a facility that would be the Gateway to the Santa Rosa wilderness and o Ưer a trail head, picnic and staging area, parking, restrooms. This is already a popular area for mountain biking, hiking, horseback riding, exploration of the archaeological and historical artifacts, discovery of desert fauna and flora, oƯ-roading, climbing, dog-walking, horseback riding, prayer and reflection. The use of the area around Coral Mountain has increased dramatically even in the short time I have lived in this particular spot in the Valley. It is now critically important that the District bring this Coral Mountain Regional Park project back to the top of the list. So reaching out to you to see if you may see a way to activate discussions in the District and with other government entities to plan for development of the Coral Mountain Regional park, or find other groups, citizens who can assist in opening a dialogue around planning for saving of our existing desert recreation opportunities at Coral Mountain and Santa Rosa Wilderness and providing facilities required to accommodate increased use in coming years. La Quinta City Council 20 May 2025-Public Comment Items not on agenda Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com It is a pleasure to be able to address you today Mayor Evans. My purpose in speaking today is to elevate the Council’s attention to the planned development at the current edge of the City where it interfaces with public land. I made a public statement last week and received assistance from staff to help me understand some of the history of the matter. I am doing my best to get up to speed. In the digging I have done so far I have realized that there is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in this area. I have found that the underpinning EIR that paved the way for the ultimate approval of the Specific Plan that the golf course developer is working under to be inadequate on a number of points, including that it was not recompleted after significant changes, one of which was the proposed fence. The so called sheep fence in particular should have received its own EIR considering its construction would mean the destruction or impact on documented cultural, historic and natural resource. There is a path for the City to recall the approval of the specific plan and request that certain aspects be reconsidered. I want to see my City take a good look at this area of La Quinta, how it has grown and changed under the current general plan, and how the City can lead the change to encourage development that allows for and embraces the natural environment, and enjoyment and access to the Wilderness that so many of us crave. This Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. We do not have any facilities like this on this end of the Valley. The area in question has become a local haunt for walking dogs, playing, flying Hot air balloon launches weekly! This is the character we are building in this neighborhood and community. Once the builders leave we have left ourselves with blocks of isolated communities, all responsible for their own maintenance. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community and quality of life. The risks associated with natural disasters, damage to infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered. My desire to stop a fence from being installed at west boundary of the Club at Coral Mountain development is manifold all stemming from a deep love of this place that has grown deeper in the 2 years I have spent here. The history, the ecosystem-in the true sense (not the cheap way it seems to be bandied in our speech today). Ecosystem of soils, and bugs, and birds, bats rabbits coyotes, hundreds of documented species, the twisty holes host a bee hive here. The striking line of the tufa is a remnant of Lake Cahuilla on whose shorelines a history human of interaction with the environment is also recorded. Trees growing heartly from crevasses they have created, breaking down the rocks along with the wind small rain and powerful hurricanes as experienced with Hilary only 2 years ago. The boulders fallen loose from the mountains as they tumble down and then moved . It’s astounding when you stand there next to them and contemplate the power of the waters that moved them. This is not the past. It is an ongoing natural and human story. The City should embrace these spaces, not see as an adversary, and concerns over transitions from manicured to natural spaces, but take a nod from other desert cities, and integrate the development within the natural landscape. As La Quinta considers development over top of these precious resources, and history of failed attempts, I would like us to find an integrated way to take advantage of the unique features of this landscape and keep us out of harms when the inevitable comes again. There is 640 acre tract set aside as a Park. It looks to be stagnant. The Recreation District who began the investigation to this and have an agreement with the Bureau of Reclamation who controls the land should be an integral part of the development plans presented by the developer and development of the general and specific plan that covers this area. We should be looking to engage with developers to create a vision that can contribute to the long term well-being of the City. A developer who has a willingness not to check the boxes but to work with the surrounding community and the City to create something that we can be proud to call home. Take the time, effort it takes to develop these plans for how our City will interface with its open spaces, providing low impact benefits to citizens and visitors. These efforts in community building and allowing the public, stakeholder agencies and groups to create a plan that could make Coral Mountain the Gem of La Quinta. It will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back. Looking into this actually addresses the Strategic How about more camping, a staging area, community center or retreat center where events can be hosted? The Vision is La Quinta Gem of the Desert, Coral Mountain, Gem of La Quinta, Gateway to the Santa Rosa Wilderness. Desert Recreation District can revive an effort for a park here. The developer of this property should work directly with the recreation district and the City to determine what will be the best boundary with this private development. It may take another change in plans. The EIR that underpins Specific Plan should be revisited. There is an opportunity for creating a renowned recreation area with the City as a key partner. I am dismayed that even as the City is in the midst of a failed development that has scarred our landscape, increased dust, paid for a street that is not open to the public, and restricted our access to the Santa Rosa Wilderness all along its border. That a plan that has required 2 changes to the general plan and a rejection by the planning commission, would then be so quicky accepted. Another EIR should have been required. Why not neighborhoods with access through them to our open space? 1)Love The thing is I enjoy accessing the Santa Rosa wilderness and I have experienced the wonder and beauty of this place and am grateful to watch the sunrise over this valley as many morning as I can. I’ve realised that it is an integrated Mountin In the digging I have been able to do. WE moved into the neighborhood in 2022, just when the Planning commission rehjected the wave park specific plan. I breatheed a sigh of relief. I enjoy this area daily. La Quinta Arts and Community Services Commission Public Comment 9 June 2025 1 Topic: South La Quinta growth-Coral Mountain park and trails Written Comments: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com Thank you for the opportunity to oƯer public comments to the La Quinta Arts and Community Services Commission. I am a resident of south La Quinta who is daily inspired artistically, academically, physically, emotionally and spiritually in our desert and am so grateful to be living here and have access to the outdoors. I look forward to enjoying many more years here with new discovery every day and sharing with my son as he grows. Hundreds of new homes in walled private developments have been added in the past several years in south La Quinta and the building continues. As a result more and more people (me included) are using areas of the City that have been lightly used in the past. As residents continue to populate this area they are discovering Coral Mountain the Gem of La Quinta and gateway to the Santa Rosa Wilderness. This is an area for hiking and other outdoor pursuits and provides access to the Santa Rosa Wilderness. This area is used daily, weekly, seasonally, by immediate neighbors, other Coachella Valley residents, and regional visitors for all kinds of recreation. Without planning there will be a crisis soon, where we may be cutting oƯ our access to open space, enjoyment of our natural environment, places to walk our dogs, ride bikes, ride horses, climb, take in the quiet, discover the desert, see wildlife, and be inspired. The County is also upgrading the Lake Cahuilla park that was featured in the Gem magazine this month, further adding the interest in south La Quinta as an outdoor recreation hub. The City needs to plan on the demand for and use of the access points, trails, and natural space in south La Quinta. I have submitted written comments at recent City Council (20 May, 2 June) and Planning Commission (May 13) meetings regarding development around Coral Mountain. I would like to get the City engaged in the eƯort to create an integrated plan and particularly to continue to allow open access to Coral Mountain for discovery and interpretation of its unique ecological, geological, archaeological and historical stories. To be done right it will require engagement with the public, other agencies, landowners and potential developers covering the whole area, not piecemeal around the Mountain. So many current users here have a deep connection to the area, are dismayed with the potential loss of access, and see a better way to develop this area. In my observations on foot of this area over the past 3 years, the ‘Coral Mountain loop’ would be a welcome addition to the La Quinta hiking map including designated trail heads on Avenue 58 and Avenue 60. This loop would showcase our unique desert environment. On the east side of Coral Mountain the trail would highlight the tufa formation that reveals the shoreline of the historic Lake Cahuilla and the archaeological features that show how well loved and used this area has been for at least many hundreds of years. The current plan seems to be to put a fence directly through these unique features to accommodate the requirements of a large private golf course development. The fence location and construction on the west boundary of the development were not considered in relation to identified sensitive ecological and archaeological features that should be respected. Other considerations that were not included are the preferred use planned for adjoining properties (park and open space), current use (park and open space), Bureau of Reclamation and CWVD infrastructure, nor the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28+ years. La Quinta Arts and Community Services Commission Public Comment 9 June 2025 2 Times have changed, plans need to change. The fence idea needs to be ditched and a comprehensive plan for conservation around Coral Mountain and connection to the Wilderness boundary should be created. This one private golf course development threatens to add another 750 residential units to the northeast side of Coral Mountain, which will further increase the use of the surrounding natural space and access to the Santa Rosa Wilderness. (New homes=new residents and visitors who do not stay behind walls). Community services that are consistently demanded (when we are asked) are more parks, hiking , walking trails, access to open space. While the current developer of the property east of Coral Mountain made some promises regarding the building of a trail on the west boundary, this is not an integrated plan that links the current use with the future needs. La Quinta, perhaps through this this committee, should be working directly with any developer and other stakeholder groups to ensure that the Community Service needs of current and future residents and visitors are taken into account. Please feel free to contact me. I am new to the conversation but so want to be a part of it if there are avenues to get involved. Figure 1: Concept for establishing the hiking route around Coral Mountain. end Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the proposed barrier fence and plan for outdoor recreation and conservation around and on Coral Mountain - La Quinta Planning commission public comment 10 June 1 Topic: Alternative planning options for Coral Mountain corridor to align with City Vision, Mission and Goals Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com This is my second time offering public comment to this Commission regarding this topic. The mitigation measures that are included in the Specific Plan Specific Plan 03-067 Amendment 5 in treatment Cultural, Historical and Unique features are not adequate. Below is a sketch of some alternative Community amenities that speak to La Quinta’s mission statement from our strategic plan: “As the “Gem of the Desert,” the City of La Quinta is committed to enhancing its unique natural surroundings for the benefit of its residents through support for the arts and culture, public safety, affordable housing, sustainable fiscal and environmental guidelines, multi-racial and multi-generational activities and events, and preservation of its ancient and recent history. The land uses suggested in the image below and align with many of specific values and goals that are throughout the current General Plan. These alternative uses could be aligned with the new development and the private developer could support creation of these new public spaces that show a long term investment in the Community and commitment to the overall health of La Quinta. Including the written comments submitted to the Art and Community Services Commission yesterday. Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the proposed barrier fence and plan for outdoor recreation and conservation around and on Coral Mountain - La Quinta Planning commission public comment 10 June 2 Figure 1: Sketch of alternative land uses adjacent to the boundaries of area covered in current SP 03-067 Amendment 5- This makes Coral Mountain as a centerpiece and envisions connectivity around the entire geologic feature and the Santa Rosa Wilderness. Additional parks, open space, and public facilities will enhance Community connection, allow for sharing of our unique history recent and ancient with residents and visitors alike, provide public spaces for hosting of outdoor events, retreats, educational opportunities. end La Quinta Arts and Community Services Commission Public Comment 9 June 2025 1 Topic: South La Quinta growth-Coral Mountain park and trails Written Comments: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 maryhpmann@gmail.com Thank you for the opportunity to oƯer public comments to the La Quinta Arts and Community Services Commission. I am a resident of south La Quinta who is daily inspired artistically, academically, physically, emotionally and spiritually in our desert and am so grateful to be living here and have access to the outdoors. I look forward to enjoying many more years here with new discovery every day and sharing with my son as he grows. Hundreds of new homes in walled private developments have been added in the past several years in south La Quinta and the building continues. As a result more and more people (me included) are using areas of the City that have been lightly used in the past. As residents continue to populate this area they are discovering Coral Mountain the Gem of La Quinta and gateway to the Santa Rosa Wilderness. This is an area for hiking and other outdoor pursuits and provides access to the Santa Rosa Wilderness. This area is used daily, weekly, seasonally, by immediate neighbors, other Coachella Valley residents, and regional visitors for all kinds of recreation. Without planning there will be a crisis soon, where we may be cutting oƯ our access to open space, enjoyment of our natural environment, places to walk our dogs, ride bikes, ride horses, climb, take in the quiet, discover the desert, see wildlife, and be inspired. The County is also upgrading the Lake Cahuilla park that was featured in the Gem magazine this month, further adding the interest in south La Quinta as an outdoor recreation hub. The City needs to plan on the demand for and use of the access points, trails, and natural space in south La Quinta. I have submitted written comments at recent City Council (20 May, 2 June) and Planning Commission (May 13) meetings regarding development around Coral Mountain. I would like to get the City engaged in the eƯort to create an integrated plan and particularly to continue to allow open access to Coral Mountain for discovery and interpretation of its unique ecological, geological, archaeological and historical stories. To be done right it will require engagement with the public, other agencies, landowners and potential developers covering the whole area, not piecemeal around the Mountain. So many current users here have a deep connection to the area, are dismayed with the potential loss of access, and see a better way to develop this area. In my observations on foot of this area over the past 3 years, the ‘Coral Mountain loop’ would be a welcome addition to the La Quinta hiking map including designated trail heads on Avenue 58 and Avenue 60. This loop would showcase our unique desert environment. On the east side of Coral Mountain the trail would highlight the tufa formation that reveals the shoreline of the historic Lake Cahuilla and the archaeological features that show how well loved and used this area has been for at least many hundreds of years. The current plan seems to be to put a fence directly through these unique features to accommodate the requirements of a large private golf course development. The fence location and construction on the west boundary of the development were not considered in relation to identified sensitive ecological and archaeological features that should be respected. Other considerations that were not included are the preferred use planned for adjoining properties (park and open space), current use (park and open space), Bureau of Reclamation and CWVD infrastructure, nor the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28+ years. La Quinta Arts and Community Services Commission Public Comment 9 June 2025 2 Times have changed, plans need to change. The fence idea needs to be ditched and a comprehensive plan for conservation around Coral Mountain and connection to the Wilderness boundary should be created. This one private golf course development threatens to add another 750 residential units to the northeast side of Coral Mountain, which will further increase the use of the surrounding natural space and access to the Santa Rosa Wilderness. (New homes=new residents and visitors who do not stay behind walls). Community services that are consistently demanded (when we are asked) are more parks, hiking , walking trails, access to open space. While the current developer of the property east of Coral Mountain made some promises regarding the building of a trail on the west boundary, this is not an integrated plan that links the current use with the future needs. La Quinta, perhaps through this this committee, should be working directly with any developer and other stakeholder groups to ensure that the Community Service needs of current and future residents and visitors are taken into account. Please feel free to contact me. I am new to the conversation but so want to be a part of it if there are avenues to get involved. Figure 1: Concept for establishing the hiking route around Coral Mountain. end HANDOUTS PLANNING COMMISSION MEETING OCTOBER 28, 2025 1 Tania Flores From:Cheri Flores Sent:Monday, October 27, 2025 11:39 AM To:Mary Mann; Tania Flores Cc:Consulting Planner; Planning WebMail Subject:RE: Coral Mountain Documents Follow Up Flag:Follow up Flag Status:Flagged Hello Mary, I wanted to address your questions in your email below. Please see the responses below in yellow highlight. Thank you. Cheri L. Flores | Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 www.laquintaca.gov From: Cheri Flores <clflores@laquintaca.gov> Sent: Wednesday, October 22, 2025 9:17 AM To: Mary Mann <maryhpmann@gmail.com>; Tania Flores <tflores@laquintaca.gov> Cc: Consulting Planner <ConsultingPlanner@laquintaca.gov>; Planning WebMail <Planning@laquintaca.gov> Subject: RE: Coral Mountain Documents Hello Mary, Thank you for sending these over. We will include this in the public record for the meeting. Cheri L. Flores | Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 www.laquintaca.gov From: Mary Mann <maryhpmann@gmail.com> Sent: Wednesday, October 22, 2025 8:22 AM To: Tania Flores <tflores@laquintaca.gov> Cc: Cheri Flores <clflores@laquintaca.gov>; Consulting Planner <ConsultingPlanner@laquintaca.gov>; Planning WebMail 2 <Planning@laquintaca.gov> Subject: Re: Coral Mountain Documents ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** Cheri, Thanks for speaking with me at the CC meeting yesterday. I have started a list of questions regarding the Tract Map and development permit applications, so this can be considered communication on the scheduled Hearing on October 28. Sending to you as a start of my questions and comments on these applications. Tract map Note 6: Refers to lot Y- as having an easement for a trail. Lot Y on the map is on the northern side of the property, so may be mislabeled, supposed to refer to lot “AI”? Note 6 is shown at the location of the trail. It is somewhat confusing, because it has a triangle around it like the easement notes, but it is shown on the western boundary of the project, where the trail currently exists. Considering that is the case please explain where the trail would go. The line of the fence as shown would require the trail either outside of the fence or over the rocky area. (this is further shown in site development permit, which is not clarifying). This the fence line and trail directly impacts a Unique Geologic Feature, Cultural and Historical resources that are currently visited by 10s-100 visitors a week. This was not considered in the underlying EIR. Further Environmental Assessment is needed to determine a way for intended development to proceed while respecting the existing environment and many community resources it provides. What is meant by Environmentally Sensitive areas noted in tract map and documents? See response above. The trail will continue in its existing location. It will be located west of the PBS fence, as shown in detail E, on page L3.01 of the SDP 2025-0001 plant set. As it relates to the rock art which is to be protected in the ESAs, the archaeologist established their locations. The reason for their protection is because they have been subject to vandalism and damage by trail users and others, and they must be protected during construction. The ESAs will be recorded on the property when the Final Map is complete, and will protect the land in perpetuity. The EIR considered these areas specifically, which resulted in Mitigation Measure CUL-5, which requires that ESAs be established to protect these resources. What led to this definition and why is it only defined for the small areas shown, when the conditions along the entire toe of slope are similar including bat and bird nesting grounds, unique geologic features and archaeological artifacts? Is there a planning document that explains what considerations would be made during construction and ongoing use within and adjacent to these areas that was submitted with the application? You don't often get email from maryhpmann@gmail.com. Learn why this is important 3 The ESAs were established by the archaeologist and the Agua Caliente Band of Cahuilla Indians (ACBCI), and are applied specifically to protect the archaeological resources on the edge of the site. Mitigation measures in the Biological Resources section of the EIR require that bats and nesting birds be protected through surveys to make sure that they are not present, but do not require the establishment of ESAs. As it relates to ongoing use, the project site is private property. Public use is neither guaranteed nor expected. The City has requested, and the applicant has agreed to provide for the continuation of the trail use on their private property. However, the trail is not located on public land, and even where it occurs on Federal land owned by the Bureau of Land Management (BLM) to the southeast, is not a designated public trail. CVWD above ground water conveyance infrastructure at about the marking for “AH” on the 1st page of tract map is not particularly noted, since this is a public water supply, how will this infrastructure remain accessible for maintenance and monitoring, safety throughway in disasters, and availability of our water supply? It does not seem to be considered at all here or in the underlying EIR. This is a concern for Safety and the security of our water supply. Has applicant supplied any dues diligence plans, agreements negotiations with CVWD to show that the concerns and requirements provided in EIR and development agreement are being met regarding existing infrastructure, as well as the requested new ells to be drilled and water conservation and recycling measures to be implemented? Please make these available for viewing There are no above ground CVWD facilities on the property. There are agricultural tile lines on the site, which are underground and will not be disturbed. The developer has been coordinating with CVWD, and must get approval from CVWD for their plans. One of the TCR Mitigation measures in Dev. Agreement required a Rock Art Management Plan, where can I find this, who has reviewed? Also what is the status of recordation of the Environmentally Sensitive Areas. Have these sites been nominated to the National Register of Historic Places as also stated under mitigation measures. Because the rock art will be directly impacted by the implementation of the proposed maps and development plan this will need to be vetted and implemented prior to any disturbance. The Rock Art Management Plan and the National Register (NR) nomination are both under review by ACBCI. When their review is complete, the Management Plan will be implemented, and the NR nomination will be submitted. The rock art is located in the ESA areas, and will be protected by fencing during construction. The Management Plan will determine whether the rock art will be fenced for protection in the long term. Was a traffic plan included with this application? It is unclear how the different egress and access points to the development will be, please clarify. It seems imprudent not to have access from Avenue 58. A traffic study was prepared for the EIR, and a follow-up memo was submitted for the current application. Access to the site will be from a main gate on Madison Street. Emergency access will be provided on the southeast portion of the site, north of Calle Conchita. Commercial access is planned for the future commercial lot on Avenue 58. 4 Given that the property on the NW is designated a park and has the current public access to the public lands why is there not an access point from the development onto these lands. This will surely be a desire of future residents of that development and would make sense for future build out. This should be looked into further to have better alignment with the City General Plan and spirit of agreements with City, DRD and other agencies. The land to the northwest is not owned by the developer or the City, but by the BLM. The project provides the trail through the project that outlets onto this property. The City has no control on whether, or when Desert Recreation District (DRD) implements its plans for the park. From the detail map Sheet 3 on west site where the proposed fence runs NS, there housing lots somewhat set back from the proposed fence lineare adjacent will there be an additional interior wall, if so what is the purpose/need of the fence at this location? How will the current access road from 58th along this line be treated? Is this part of the park? More details are needed to determine if this is appropriate to be approved. Only the fence is planned on the west boundary, not a wall. It’s location and purpose were determined by the City, the California Department of Fish and Wildlife (CDFW) and the developer during the EIR process. It is being installed to prevent bighorn sheep from accessing the property. There is no public road from Avenue 58 west of the Cantera development. The BLM and DRD may choose to include a road at this location when the park is developed. This project does not interfere with the development of the park, which will be a completely separate undertaking by DRD. Referring the triangle 9 on tract map- ingress and egress easement how will this be maintained what will boundary be between existing (walled) development (erroneously marked vacant on map) and lots Z, X and Y and boundary? Says will incorporate the neighbor wall, will there be a gate to allow ingress and egress? This is a safety concern and homeowners access issue. The easement occurs on both the Cantera project map and this map. It is not planned for immediate use, but could provide emergency access between the developments. What improvements are planned for the end of Ave. 60? Do they take into account concerns of current residents, users of the area and the new neighborhood going in now on the corner of 60/Mad? Avenue 60 will be extended as a public street to a point 100 feet west of the CVWD well site that is provided within the project, and will be designed with a hammerhead at the western end for emergency vehicle turnaround. A symbol for different types of gates are given on page 24 of the Golf course site development plan. I do not see their actual locations on the map, please clarify the locations and what the gates would be for. Is there a back up document that explains what these gates are for and how they will be used? The symbols reference the sheep fencing. The gates will be identified and located in final landscaping plans, when the specifics have been worked out with CDFW. Thanks, 5 Mary Mary Mann, La Quinta Resident 775-527-8963 maryhpmann@gmail.com On Mon, Oct 20, 2025 at 1:39 PM Tania Flores <tflores@laquintaca.gov> wrote: Good afternoon, I have updated the Club at Coral Mountain webpage to include the following documents: Tentative Tract Map 2025-0001 Site Development Permit 2025-0001 Site Development Permit 2025-0002 I believe these are the documents you were requesting when you came in this afternoon. Thank you. Tania Flores, CMC | Administrative Technician Design & Development Department City of La Quinta 78495 Calle Tampico | La Quinta, CA 92253 Ph. (760) 777-7023 TFlores@LaQuintaCA.gov www.LaQuintaCA.gov POWERPOINTS PLANNING COMMISSION MEETING OCTOBER 28, 2025 OCTOBER 28, 2025 1 Planning Commission Meeting October 28, 2025 5:00 p.m. Planning Commission Meeting October 28, 2025 PH1 – Coral Mountain Club Tentative Tract Map 2025-0001 (TTM 39058) Site Development Permit 2025-0001 Site Development Permit 2025-0002 1 2 OCTOBER 28, 2025 2 Project Location Master Specific Plan Map 3 4 OCTOBER 28, 2025 3 Background • The Andalusia at Coral Mountain Specific Plan (SP 03-067) was amended in 2024 – Modified layout, development standards, and design guidelines for the west half of the Specific Plan area (west of Madison Street), now referred to as Coral Mountain Club – Allows up to 750 dwelling units, a golf course, and a commercial corner on the 384-acre site • An Environmental Impact Report (EIR) was certified by Council on March 5, 2024 (Resolution No. 2024-007), which analyzed the development of the Specific Plan as approved. • The proposed Tentative Tract Map (TTM) and Site Development Permits (SDP) are the first implementing applications for the approved Specific Plan Amendment Applications • TTM to subdivide the 384± acres into 204 residential lots (including three lots that may be further subdivided in the future for additional single-family or condominium units), one commercial lot, as well as lots for the golf course, streets, and ancillary facilities. • SDP to allow the development of the golf course, and the perimeter landscaping and walls. • SDP to allow the construction of a sales center for the homes. 5 6 OCTOBER 28, 2025 4 Tentative Tract Map SDP 2025-0001 – Golf Course • Golf Course landscaping for 182± acres. • Perimeter landscaping for all sides, including parkways, wall and sheep fence design and layout. • Landscape incorporates Specific Plan plant palette, as expanded earlier this year. • Planting plan incorporates desert natives and desert-friendly species: ironwood, palo verde, creosote bush and ocotillo based on four Zones. 7 8 OCTOBER 28, 2025 5 Golf Course Plan Golf Course Plan 9 10 OCTOBER 28, 2025 6 Golf Course ESAs & Trail SDP 2025-0001-Perimeter • Landscape plans and wall designs for the entire perimeter. • Landscape design provides for desert natives and desert-friendly plantings. • Improvements must be complete prior to precise grading. • Trail on western corner must be provided within 60 days of completion of golf course grading. 11 12 OCTOBER 28, 2025 7 Perimeter Details Perimeter Details 13 14 OCTOBER 28, 2025 8 SDP 2025-0002 – Sales Center • 1.2 Acre site north of the entry gate and south of the commercial corner. • Two modular buildings around a courtyard and olive grove. • Entry to move from Madison Street to entry drive when entry gate is built. Sales Center 15 16 OCTOBER 28, 2025 9 Findings Separate findings must be made for the TTM and each SDP, demonstrating: • Consistency with the General Plan & Specific Plan. • Consistency with the Coral Mountain Specific Plan EIR. • Consistency with Development Standards. Recommendation • Adopt a resolution to approve Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002 for the Coral Mountain Club Project, allowing the subdivision of the entire site and the development of the golf course, perimeter landscaping, and sales center and find that the proposed applications are consistent with the Coral Mountain Resort EIR (EA2019-0010, SCH #2021020310). 17 18 OCTOBER 28, 2025 10 PLANNING COMMISSION HEARING – OCTOBER 28, 2025 Coral Mountain 19 20 OCTOBER 28, 2025 11 Overview Golf Course 21 22 OCTOBER 28, 2025 12 Golf Routing Character Images 23 24 OCTOBER 28, 2025 13 Character Images Character Images 25 26 OCTOBER 28, 2025 14 Sales Center & Perimeter Landscape Framework 27 28 OCTOBER 28, 2025 15 Site Plan Viewpoint s From Madison Street 29 30 OCTOBER 28, 2025 16 Perimeter Wall From Avenue 58 Viewpoints 31 32 OCTOBER 28, 2025 17 Q&A 33