PC Resolution 2025-012 Coral Mountain Club TTM, SDP 2025-0001 & 2025-0002PLANNING COMMISSION RESOLUTION 2025 — 012
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
(EA2019-0010, 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 (SP2003-067 Amendment
No. 5), more particularly described as:
Assessor Parcel Numbers:
764-840-021, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080-001,
766-080-002, 766-080-004, 766-080-005, 764-210-007, 764-210-028 & 764-210-029
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
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28, 2024
PAGE 2OF7
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.
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28, 2024
PAGE 3OF7
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 2003-067, 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 2003-067 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.
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28, 2024
PAGE 4OF7
Site Development Permit 2025-0001
(Golf Course/Perimeter Landscaping)
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
2003-067, 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.
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28, 2024
PAGE 5OF7
Site Development Permit 2025-0002
(Sales Center)
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
2003-067, 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.
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28 2024
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,
13, 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: Commissioners Bohlinger, Guerrero, Hundt, McCune, Nieto, and
Chairperson Hassett
NOES: None
ABSENT: Commissioner Hernandez
ABSTAIN: None
dJ OUG HASSETT, Chairp rson
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2025-012
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: OCTOBER 28, 2024
PAGE 7 OF 7
ATTEST:
CHERI FLORES, Interim Design and Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2025-012 EXHIBIT A
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 1 of 30
C,FNFRAI
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)
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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:
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 4 of 30
A. PUBLIC STREETS
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 204tn
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PM 10 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.lag uintaca.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 FOR 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 FOR 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 ("SIX) 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 40t" 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-
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
nRAnINVn
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 (05) from the elevations shown on the
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
nRAINAr,F
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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..
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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,
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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,
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012 EXHIBIT B
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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)
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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:
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 4 of 27
A. PUBLIC STREETS
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 204t"
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PM 10 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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 13 of 27
H. Off -Site Signing & Striping Plan 1"-.,:40' Horizontal
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.lag uintaca.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 FOR 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 FOR 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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,
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 16 of 27
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
f.RAnINf;
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 (05) 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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)
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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..
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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).
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0001 (GOLF COURSE/PERIMETER LANDSCAPING)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012 EXHIBIT C
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 1 of 26
GENERAL
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)
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 4 of 26
11. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 204tn
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.lag uintaca.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 FOR 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 FOR 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 40t" 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,
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 16 of 26
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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 (05) 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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 18 of 26
nRAINVAC,F
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)
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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..
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
PAGE 20 of 26
I ITII ITIF.0,
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.
PLANNING COMMISSION RESOLUTION 2025-012
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2025-0002 (SALES CENTER)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
ADOPTED: OCTOBER 28, 2025
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.