Loading...
HomeMy WebLinkAboutPC Resolution 2026-006 Coral Mountain Club Phase 1 Homes SDP 2025-0008PLANNING COMMISSION RESOLUTION 2026 — 006 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR CONSTRUCTION OF 91 SINGLE FAMILY HOMES, AND FINDING 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 NUMBER: SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES APPLICANT: CM WAVE DEVELOPMENT LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on May 12, 2026, hold a duly noticed Public Hearing to consider a request by CM Wave Development, LLC for approval of a Site Development Permit for construction of 91 single family homes located at the southwest corner of Avenue 58 and Madison Street, within the Andalusia at Coral Mountain Specific Plan (SP2003-067 Amendment No. 5), Coral Mountain Club, more particularly described as: APNs: 764-840-021, 764-210-007, 764-210-028, 764-210-029, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080-001, 766-080-002, 766-080-004, AND 766-080-005 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on May 1, 2026, 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 residential units and a golf course; and 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 PLANNING COMMISSION RESOLUTION 2026-006 SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 2 of 5 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. The SDP is consistent with the certified EIR for the project (SCH #2021020310), insofar as the EIR analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the SDP proposes 91 single-family homes in the first phase of development, which is less than what was evaluated in the certified EIR. The project is therefore consistent with the analysis in the certified 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. The SDP does not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site, which could increase the impacts of the proposed project. All of the mitigation measures included in the certified EIR are being implemented. 3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative. The EIR was certified in 2024, and no new information or changes in impacts have occurred since that time. The project, as proposed, represents the first phase of the total development on the project site and will not increase any of the impacts analyzed in the EIR. No mitigation measures are proposed to change as a result of the project. 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 PLANNING COMMISSION RESOLUTION 2026-006 SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 3 of 5 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 project is consistent with the general plan. Finding of Fact: The proposed development consists of the first phase of residential development in the Coral Mountain Club project and is consistent with the Low Density Residential General Plan designation, which allows for detached or attached single family development. The proposed development is also consistent with its governing Specific Plan, SP2003-067 Amendment No. 5, and furthers the goals of the Specific Plan to create a self-contained high -quality community with golf amenities and services. The proposed home designs are consistent with the architectural style and quality envisioned in the Specific Plan, and expand the residential product types in the City. 2. The project is consistent with the provisions of the zoning code. Finding of Fact: The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and Specific Plan in terms of site plan, setbacks, and landscaping. The design and layout of the homes meet or exceed the development standards for Planning Area III of the Specific Plan. 3. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. Finding of Fact: The La Quinta Design and Development Department has determined that the proposed development 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 development consists of 91 single family homes, which represent the first phase of residential development within the Coral Mountain Club, and is consistent with what was previously analyzed. 4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. Finding of Fact: The architectural design of the homes, which consists of Desert Modern and California Classic type architecture, includes variation in model layouts, light color palettes, and wood or rock type veneer consistent with the PLANNING COMMISSION RESOLUTION 2026-006 SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 4 of 5 design standards of the Specific Plan. The proposed development consists of a gated community with single family homes, a golf course, and related amenities, which is compatible with the quality of design and pattern of surrounding development. 5. The site design of the project, including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. Finding of Fact: The site design of the project carefully considers project access, circulation, and other site design elements and is compatible with the surrounding development and with the quality of design prevalent in the city. The site design has also considered access for emergency services and is adequate and compatible with other developments in the vicinity. The proposed homes will be of high quality and will incorporate a desert -friendly plant palette, which is sensitive to water resources and biological resources. 6. Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. Finding of Fact: 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 and incorporates desert -friendly plant species in consideration of water and biological resources. The landscape plan complements the design style of the homes and provides visual relief and screening for exterior perimeter walls consistent with other developments in the vicinity. 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. PLANNING COMMISSION RESOLUTION 2026-006 SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 5 of 5 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 Site Development Permit is 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 Site Development Permit 2025-0008 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on May 12, 2026, by the following vote: AYES: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chairperson Hassett NOES: None ABSENT: None ABSTAIN: None DOUG HASSETT, Chairperson City of La Quinta, California ATTEST: DAVID A. NEWELL, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2026-006 EXHIBIT A CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 1 of 23 r,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 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: TTM 2025-0001 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) • South Coast Air Quality Management District Coachella Valley (SCAQMD) PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 2 of 23 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 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 3 of 23 D. All erosion and sediment control approved by the City Engineer pursuant to this project. BMPs proposed by the applicant shall be prior to any onsite or offsite grading, 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 Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset, and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 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 Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 9. All activities associated with the Site standard requirements and mitigation Mountain Resort Environmental #2021020310). PROPERTY RIGHTS Development Permit shall comply with the measures included in the certified Coral Impact Report (EA2019-0010, SCH 10. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 4 of 23 11. 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. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1. Madison Street (Modified Secondary Arterial) — No additional right-of- way dedication is required. 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right of way 2. Avenue 58 (Modified Secondary Arterial) — 55 feet from the centerline of Avenue 58 along the project boundary 3. Avenue 60 (Collector) — 40 feet from the centerline of Avenue 60 for a total 80-foot ultimate developed right of way 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 in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. Streets "A" thru "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&R's. 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. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 5 of 23 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 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-foot from the R/W-P/L. B. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L. C. Avenue 60 (Collector) - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages, including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 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. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 6 of 23 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. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 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 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 and design and location as approved by the Public Works Department on the street improvement plan submittal. Multi -Use Trail will be maintained by the Developer or HOA as applicable. b. Reconstruct the existing landscaped median to provide for full access movements at the primary entry and restore the median landscaping. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 7 of 23 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 8ft bike/cart lane, 4ft buffer lane, and two (2) 11ft 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 a 11-foot travel lane and a 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 or as approved by the City Engineer along the Avenue 58 frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi -use trail. At grade intersection crossings shall be of a medium and design and location as approved by the Public Works Department on the street improvement plan submittal. Multi -Use Trail will be maintained by the Developer or HOA as applicable. 3) Avenue 60 (Collector): a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located twenty-five feet (25') north of the centerline. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. Construct an 8-foot wide sidewalk PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 8 of 23 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 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 to design and installation of 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" thru "I" — Construct internal streets per the approved lay- out shown on the tentative map and/or as approved by the City Engineer. Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 24 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 26. All gated entries 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 9 of 23 Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty-five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features shown on the approved construction plans may require additional street widths as may be determined by the City Engineer. 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 years old at the time of construction) for base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 10 of 23 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 out are prohibited. E. Avenue 60 (South Access): Full turn movements in and out are allowed. F. Avenue 58 (Westerly Access): Full turn movements in and out are allowed. G. Avenue 58 (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. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 11 of 23 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 van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer. 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 years old at the time of construction) for base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 12 of 23 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 38. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 39. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site 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 H Off -Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical 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 PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 13 of 23 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, 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 of cover, or sufficient cover to clear any adjacent obstructions. "On -Site Precise Grading" plans shall normally include all on -site surface improvements, including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements, and accessibility requirements. 40. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.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 PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 14 of 23 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 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 Engineer of Record 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 Bonds, 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. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 15 of 23 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 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 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, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. r,RAnINr, 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 16 of 23 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 soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 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 PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 17 of 23 planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4.1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3.1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 53. Building pad elevations on the precise grading plan submitted for City Engineer's approval shall be one foot (1-foot) minimum above top of curb measured at lot line and conform with pad elevations shown on preliminary grading plan or as approved by the City Engineer, 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 higher from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. 55. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 56. Prior to the issuance of a building permit 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 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 — PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 18 of 23 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 onsite 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 design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site -specific data indicating otherwise, and as approved by the City Engineer. 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 Design and 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 which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 19 of 23 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. 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. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 20 of 23 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. KOIN41I 4We] 10 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. 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 final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist which justify an alternative processing schedule. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 21 of 23 NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department with a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 78. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 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 he/she has 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. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. 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 83. 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). 84. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 22 of 23 FIRE DEPARTMENT Conditions Required Before Building Permit Release 85. Fire Protection Water Supplies/Fire Flow - The water improvement plan shall be submitted to the Fire Department for review and approval. Documentation shall be included showing the water system can deliver 1,250 GPM at 20 psi for 1 hour. The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the fire code. 86. Street Improvement Plan - The City shall route the Street Improvement Plans to the Fire Department for review and approval. 87. Fire Access and Water Inspection - The Fire Department shall conduct an inspection of the phase or grouping of lots to confirm the fire protection water supply and the fire apparatus access roads are operational. If construction is phased, each phase shall provide approved access and water. 88. The Site Safety Plan shall be submitted to the Fire Department for review and approval. The plan shall include components listed in Chapter 33 of the California Fire Code. General Advisory Conditions 89. 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. The minimum clear width of a fire apparatus access road is 24 feet. 90. Driveway Gates: Before installing any driveway gates across the fire apparatus access road, plans shall be submitted to the Fire Department for approval. Driveway gates shall be equipped with approved emergency access equipment in accordance with Fire Department Guideline OFM-01A. 91. 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 PLANNING COMMISSION RESOLUTION 2026-006 CONDITIONS OF APPROVAL — ADOPTED SITE DEVELOPMENT PERMIT 2025-0008 PROJECT: CORAL MOUNTAIN CLUB PHASE 1 HOMES LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET APPLICANT: CM WAVE DEVELOPMENT, LLC ADOPTED: MAY 12, 2026 PAGE 23 of 23 92. 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 with a contrasting color. 93. Traffic calming devices shall be prohibited unless the design is reviewed and approved by the Office of the Fire Marshal.