CC Resolution 2025-030 Coral Mountain Club Appeal 2025-0001 - TTM 2025-0001 (39058), SDP 2025-0001 & 2025-0002RESOLUTION 2025 - 030
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, SUSTAINING THE PLANNING
COMMISSION APPROVAL OF TENTATIVE TRACT MAP
2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT
2025-0001 & SITE DEVELOPMENT PERMIT 2025-0002
(CORAL MOUNTAIN CLUB)
CASE NUMBERS:
APPEAL 2025-0001
TENTATIVE TRACT MAP 2025-0001(TTM 39058)
SITE DEVELOPMENT PERMIT 2025-0001
SITE DEVELOPMENT PERMIT 2025-0002
APPLICANT: CM WAVE DEVELOPMENT LLC
APPELLANT: MARY MANN
PROJECT: CORAL MOUNTAIN CLUB
WHEREAS, Planning Commission of the City of La Quinta, California did, on
October 28, 2025, adopted Planning Commission Resolution No. 2025-012 approving
applications by CM Wave Development LLC, property owner, for Tentative Tract Map
2025-0001 (TTM 39058) to subdivide 384 acres into 204 residential lots and lots for
streets, golf course and ancillary facilities; Site Development Permit 2025-0001 to allow
the development of a golf course on the property; and Site Development Permit 2025-
0002 to allow the construction of a sales center within the project; located at the southwest
corner of Avenue 58 and Madison Street, more particularly described as:
APNs: 764-840-021, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080-
001, 766-080-002, 766-080-004, 766-080-005, 764-210-007, 764-210-028 & 764-210-
029; and
WHEREAS, pursuant to La Quinta Municipal Code (LQMC) Section 9.200.110 an
appeal was filed by Mary Mann on November 7, 2025, of the Planning Commission
decision to approve Tentative Tract Map 2025-0001 (TTM 39058), Site Development
Permit 2025-0001, and Site Development Permit 2025-0002, stating that the City should
reverse the approval and deny or modify the applications; and
WHEREAS, the main grounds for appeal are that the project will impact public
enjoyment of open space; the approval did not consider impacts associated with air
emissions, traffic, noise, and cultural resources; and the City did not properly provide
public notice and access to documentation on the three applications; and
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on December 5, 2025, as prescribed by the
Resolution No. 2025-030
Appeal 2025-0001 of Tentative Tract Map 2025-0001 (TTM 39058);
Site Development Permit 2025-0001; Site Development Permit 2025-0002
Project: Coral Mountain Club
Location: Southwest Corner of Avenue 58 and Madison Street
Adopted: December 16, 2025
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Municipal Code. Public hearing notices were also mailed to all property owners within 500
feet of the site; and,
WHEREAS, the City Council of the City of La Quinta, California did, on December
16, 2025, hold a duly noticed public hearing to consider the appeal of the Planning
Commission approval of Tentative Tract Map 2025-0001 (TTM 39058), Site Development
Permit 2025-0001, and Site Development Permit 2025-0002; and
WHEREAS, pursuant to the California Environmental Quality Act, Public
Resources Code Section 21000 et eq. (CEQA) and implementing guidelines in California
Code of Regulations Title 14, Section 15000 et seq. (CEQA Guidelines), the City Council
certified the Coral Mountain Resort Environmental Impact Report (EIR) (EA2019-0010
SCH #20211020310) for Alternative 2 on March 5, 2024, with Resolution 2024-007, and
made Findings determining Overriding Considerations were necessary when considering
the economic, legal, social, technological, or other considerations associated with the
project; and
WHEREAS, Tentative Tract Map 2025-0001 (TTM 39058), Site Development
Permit 2025-0001, and Site Development Permit 2025-0002 are consistent with said EIR,
will result in reduced impacts associated with air quality, water resources, traffic, and
noise, and will implement the Mitigation Measures included in the EIR to reduce
significant impacts to less than significant levels; and
WHEREAS, Tentative Tract Map 2025-0001 (TTM 39058), Site Development
Permit 2025-0001, and Site Development Permit 2025-0002 allow the development of the
site consistent with Specific Plan 2003-067, as amended by City Council Resolution 2024-
008 on March 5, 2024; and
WHEREAS, the provision of fencing for Peninsular Bighorn Sheep is consistent
with the City’s responsibilities as a Permittee under the Coachella Valley Multiple Species
Habitat Conservation Plan; and
WHEREAS, the inclusion of the trail at the southwest quadrant of the property is
consistent with the City Council’s goal of supporting the Desert Recreation District in its
efforts to create a system of trails and a visitor center in the future; and
WHEREAS, in approving Tentative Tract Map 2025-0001 (TTM 39058), Site
Development Permit 2025-0001, and Site Development Permit 2025-0002, the Planning
Commission reviewed the Specific Plan, the EIR, and the project materials, and made
findings for approval consistent with the requirements of the Municipal Code and attached
to this Resolution as Exhibit A; and
WHEREAS, upon hearing and considering all testimony and arguments for the
appeal, if any, of all interested persons desiring to be heard, said City Council affirms the
Planning Commission's findings attached to this Resolution as Exhibit A.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above Recitals are true and constitute the Findings of the City
Council in this case.
SECTION 2. That it does hereby sustain the Planning Commission's determination that
Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and
Site Development Permit 2025-0002 do not require further review under CEQA pursuant
to CEQA Guidelines Section 15162; and.
SECTION 3. That pursuant to Sections 9.200.110, 9.210.010 and 13.12.140 of the
LQMC, the City Council does hereby sustain Planning Commission Resolution No. 2025-
012, adopted on October 28, 2025, approving Tentative Tract Map 2025-0001 (TTM
39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002,
for the reasons set forth in this Resolution and subject to the Conditions of Approval
attached to Planning Commission Resolution 2025-012.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on December 16, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor
Evans
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
APPROVED AS TO FORM:
FINDINGS
Tentative Tract Map 2025-0001 (TTM 39058)
1.The Tentative Tract Map is consistent with the La Quinta General Plan and Specific
Plan 03-067, as amended, and implements the residential, golf course, and
commercial uses allowed in those documents.
2.The design and improvement of the proposed subdivision are consistent with the
La Quinta General Plan, with the implementation of recommended Conditions of
Approval.
3.The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage, nor substantially injure fish or wildlife or their
habitat. The mitigation measures included in the Coral Mountain Resort
Environmental Impact Report (EA2019-0010, SCH #2021020310) will reduce
impacts to less than significant levels, and the reduction in residential lots
proposed in the Tract Map will further reduce impacts associated with the project.
4.The design of the subdivision or type of improvements are not likely to cause
serious public health problems, insofar as the map will be required to comply with
all laws, standards and requirements associated with sanitary sewer collection,
water quality, and other public health issues both in this Map and in subsequent
site development permits and other approvals necessary for development of the
land.
5.The site of the proposed subdivision is suitable for the density and type of
development proposed. The reduction of units from the maximum allowed in the
Specific Plan is suitable for the subject property.
6.The proposed Tentative Tract Map is consistent with all applicable provisions of
Title 13 of the City’s Subdivision Regulations Code, minimum lot area
requirements, and other applicable provisions of Title 9 of the City’s Municipal
Code, Subdivision Map Act and Specific Plan 03-067 Amendment No. 5.
7.The design and improvements required for the Tentative Tract Map will not conflict
with easements acquired by the public at large for access through or use of
property within the proposed subdivision. All roadway improvements, easements,
if any, and surrounding improvements will be completed to City and Specific Plan
standards.
Site Development Permit 2025-0001
1. The proposed development is consistent with the General Plan and Specific Plan
03-067, as amended, and furthers the goals of the Specific Plan to create a self-
EXHIBIT ARESOLUTION NO. 2025-030
PLANNING COMMISSION'S FINDINGS: TENTATIVE TRACT MAP 2025-0001 (TTM 39058); SITE DEVELOPMENT PERMIT 2025-0001;
SITE DEVELOPMENT PERMIT 2025-0002
ADOPTED: DECEMBER 16, 2025
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contained high-quality community with golf amenities and services. The proposed
golf course design reduces the golf course water consumption by creating desert-
friendly buffer areas that will enhance the visual character of the site.
2. The proposed development, as conditioned, is consistent with the development
standards of the City’s Zoning Code in terms of site plan and landscaping. The Site
Development Permit is compliant with the Specific Plan and Zoning Code’s
development standards, including standards for setbacks and landscaping
requirements.
3. The La Quinta Design and Development Department has determined that this
project is consistent with the certified Coral Mountain Resort Environmental Impact
Report (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact
Report analyzed up to 750 residential units, a golf course, and a commercial
corner. In this case, the project consists of a golf course on 182 of the 384 acres,
consistent with what was previously analyzed. The project, as proposed, will
reduce the effects and impacts analyzed in the Environmental Impact Report.
4. The layout of the golf course is compatible and complementary to surrounding
development, which includes golf courses to the north, east, and south.
5. The site design of the project is compatible with the surrounding development and
with the quality of design prevalent in the city. The proposed golf course will be of
high quality and will incorporate a desert-friendly plant palette which is sensitive to
biological resources.
6. The proposed project implements the standards for landscaping and aesthetics
established in the General Plan, Specific Plan, and Zoning Code. The landscape
palette is consistent with the Specific Plan’s and the City’s drought-tolerant
landscaping requirements.
Site Development Permit 2025-0002
1. The proposed development is consistent with the General Plan and Specific Plan
03-067, as amended, and furthers the goals of the Specific Plan to create a self-
contained high-quality community with golf amenities and services. The proposed
sales center will provide a highly landscaped, low-lying location offering future
residential land sales surrounded by perimeter landscaping and project walls.
2. The proposed development, as conditioned, is consistent with the development
standards of the City’s Zoning Code in terms of site plan and landscaping. The Site
Development Permit is compliant with the Specific Plan and Zoning Code’s
development standards, including standards for setbacks, building height, and
landscaping requirements.
RESOLUTION NO. 2025-030
PLANNING COMMISSION'S FINDINGS: TENTATIVE TRACT MAP 2025-0001 (TTM 39058); SITE DEVELOPMENT PERMIT 2025-0001;
SITE DEVELOPMENT PERMIT 2025-0002
ADOPTED: DECEMBER 16, 2025
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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.
RESOLUTION NO. 2025-030
PLANNING COMMISSION'S FINDINGS: TENTATIVE TRACT MAP 2025-0001 (TTM 39058); SITE DEVELOPMENT PERMIT 2025-0001;
SITE DEVELOPMENT PERMIT 2025-0002
ADOPTED: DECEMBER 16, 2025
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