SP 218 Coral Mountain (2000) - Amendment 1Screencheck SP 218/EIR 232 Submitted: January 1988
Draft SP 218/EIR 232 Submitted: June 1988
Proposed Final SP 218/EIR 232 Approved: 13 September 1988
Final SP 218/EIR 232 Certified Complete: 3 October 1988, Resolution No. 88-483
Development Agreement No. 42 Recorded: 7 November 1988
Amendment No. 1 Approved September 26, 2000
Coral Mountain
Specific Plan No. 218
Amendment No. 1
Final
September 26, 2000
Prepared for:
County of Riverside Planning Department
4080 Lemon Street, 9th Floor, P.O. Box 1409, Riverside California 92502-1409
O (909) 955-3299
Contact Person: Keith Gardner, Planner
Developed by:
Coral Mountain Development, LLC
41-865 Boardwalk, Suite 111, Palm Desert California 92211
O (760) 776-9356
Contact Person: John Gamlin, Vice President
Prepared by. -
The AEI•CASC Companies
937 South Via Lata, Suite 500, Colton California 92324
O (909) 783-0101
Contact Person: Ric Stephens, Planning Director
Susan Stoltenberg, Senior Planner
In Association with:
CRM Tech
EDAW
Endo Engineering
Horton Shepardson & Associates
LSA Associates
Watson & Christiansen Engineering
Coral Mountain
I. Table of Contents
I. TABLE OF CONTENTS
II. SUMMARY
A. Project Summary II -1
B. CEQA Guidelines II -6
C. Final Specific Plan Resolution II -11
III. SPECIFIC PLAN ZONE III -1
IV. SPECIFIC PLAN
A. Project -wide Planning Standards
IV -1
1.
Comprehensive Land Use Plan
IV -1
2.
Circulation Plan
IV -2
3.
Drainage Plan
IV -10
4.
Illustrative Landscaping Plan
IV -12
5.
Water and Sewer Plan
IV -14
6.
Public Facility & Special Phasing Requirements
IV -15
7.
Illustrative Grading Plan
IV -20
8.
Comprehensive Maintenance Plan
IV -24
B. Planning Areas
1.
Planning Area 1
IV -27
2.
Planning Area 2
IV -29
3.
Planning Area 3
IV -31
4.
Planning Area 4
IV -33
5.
Planning Area 5
IV -35
6.
Planning Area 6
IV -37
7.
Planning Area 7
IV -39
8.
Planning Area 8
IV -41
9.
Planning Area 9
IV -43
10.
Planning Area 10
IV -45
11.
Planning Area 11
IV -47
12.
Planning Area 12
IV -49
13.
Planning Area 13
IV -51
14.
Planning Area 14
IV -53
15.
Planning Area 15
IV -55
16.
Planning Area 16
IV -57
17.
Planning Area 17
IV -59
Specific Plan No. 218, Amendment No. 1 1-2
18.
Planning Area 18
IV -61
19.
Planning Area 19
IV -63
20.
Planning Area 20
IV -65
21.
Planning Area 21
IV -67
22.
Planning Area 22
IV -69
23,
Planning Area 23
IV -71
24.
Planning Area 24
IV -73
25.
Planning Area 25
IV -75
26.
Planning Area 26
IV -77
27.
Planning Area 27
IV -79
28.
Planning Area 28
IV -81
29.
Planning Area 29
IV -83
30.
Planning Area 30
IV -85
31.
Planning Area 31
IV -87
32.
Planning Area 32
IV -89
33.
Planning Area 33
IV -91
34.
Planning Area 34
IV -93
35.
Planning Area 35
IV -95
36.
Planning Area 36
IV -97
37.
Planning Area 37
IV -99
38.
Planning Area 38
IV -101
39.
Planning Area 39
IV -103
40.
Planning Area 40
IV -105
41.
Planning Area 41
IV -107
V. DESIGN STANDARDS/GUIDELINES
A.
Community Theme and Character
V-1
B.
Purpose of Design Guidelines
V-2
C.
Architectural Themes
V-3
D.
Architectural Components
V-11
E.
Residential Guidelines
V-15
F.
Commercial Guidelines
V-19
G.
Grading
V-20
H.
Master Landscape Plan
V-27
I.
Streetscapes
V-34
J.
Walls
V-57
VI. GENERAL PLAN/ENVIRONMENTAL ANALYSIS
A. General Plan Land Use Determination System VI -1
B. Land Use Element VI -5
Specific Plan No. 218, Amendment No. 1 1-3
a�
r, 11 VII. ADDENDUM ENVIRONMENTAL IMPACT REPORT
Specific Plan No. 218, Amendment No. 1 1-4
List of Figures
No.
TITLE
PAGE
11-1
Regional Map
II -8
II -2
Vicinity Map
1I-9
II -3
Land Use Plan
11-10
IV -A
Circulation Plan
IV -4
IV -B
Drainage Plan
IV -11
IV -C
Illustrative Landscaping Plan
IV -13
IV -D
Water Plan
IV -16
IV -E
Sewer Plan
IV -17
IV -F
Community Facilities/Open Space Recreation Plan
IV -19
IV -G
Phasing Plan
IV -21
IV -H
Illustrative Grading Plan
IV -22
IV -1
Planning Area 1
IV -28
IV -2
Planning Area 2
IV -30
IV -3
Planning Area 3
IV -32
IV -4
Planning Area 4
IV -34
IV -5
Planning Area 5
IV -36
IV -6
Planning Area 6
IV -38
IV -7
Planning Area 7
IV=40
IV -8
Planning Area 8
IV -42
IV -9
Planning Area 9
IV -44
IV -10
Planning Area 10
IV -46
IV -11
Planning Area 11
IV -48
IV -12
Planning Area 12
IV -50
IV -13
Planning Area 13
IV -52
IV -14
Planning Area 14
IV -54
IV -15
Planning Area 15
IV -56
IV -16
Planning Area 16
IV -58
IV -17
Planning Area 17
IV -60
IV -18
Planning Area 18
IV -62
IV -19
Planning Area 19
IV -64
IV -20
Planning Area 20
IV -66
IV -21
Planning Area 21
IV -68
IV -22
Planning Area 22
IV -70
IV -23
Planning Area 23
IV -72
IV -24
Planning Area 24
IV -74
IV -25
Planning Area 25
IV -76
IV -26
Planning Area 26
IV -78
Specific Plan No. 218, Amendment No. 1 1-5
IV -27
Planning Area 27
IV -80
IV -28
Planning Area 28
IV -82
IV -29
Planning Area 29
IV -84
IV -30
Planning Area 30
IV -86
IV -31
Planning Area 31
IV -88
IV -32
Planning Area 32
IV -90
IV -33
Planning Area 33
IV -92
IV -34
Planning Area 34
IV -94
IV -35
Planning Area 35
IV -96
IV -36
Planning Area 36
IV -98
IV -37
Planning Area 37
IV -100
IV -38
Planning Area 38
IV -102
IV -39
Planning Area 39
IV -104
IV -40
Planning Area 40
IV -106
IV -41
Planning Area 41
IV -108
V-1
Monterey Style
V-5
V-2
Spanish Colonial Style
V-6
V-3
Mediterranean Style
V-8
V-313
Desert Modern
V-10
Building Types and Styles
V-4
Medium Density Residential — Custom
V-21
V-5
Medium Density Residential
V-22
V-6
Medium Density Residential
V-23
V-7
Medium High Density Residential
V-24
V-8
Commercial
V-25
V-9
Village Plan
V-26
Active Adult Village Streetscapes
V-10
Primary Entry
V-35
V-11
Secondary Entry
V-36
V-12
Active Adult Entry Road
V-37
V-13
Active Adult Loop Road
V-38
V-14
Double Loaded Street
V-39
V-15
Single Loaded Street
V-40
V-16
Major Intersection
V-41
Country Club Village Streetscapes
V-17
Primary Entry
V-42
V-18
Entry from Village Commons
V-43
V-19
Entry Road
V-44
V-20
Collector Level Road
V-45
V-21
Internal Circulation (Custom Lots)
V-46
V-22
Internal Circulation (Builder Lots)
V-47
V-23
Major Intersection
V-48
V-24
Typical Commercial Entry
V-49
V-25
Reserve Entry
V-50
Specific Plan No. 218, Amendment No. 1 1-6
Specific Plan No. 218, Amendment No. 1 1-7
Perimeter/Project Streetscapes
V-26
58th Avenue
V-51
V-27
60th Avenue
V-52
V-28
Madison Street
V-53
V-29
Monroe Street
V-54
V-30
62nd Avenue
V-55
V-31
Regional Trail
V-56
Walls
V-32
Active Adult Village Walls
V-58
V-33
Reserve Walls
V-59
V-34
Country Club Village Walls
V-60
VI -I
Eastern Coachella Valley Plan
VI -9
VI -2
Existing Land Uses
VI -13
VII -I
Composite Environmental Hazards Map
VII -17
VII -2
General Plan Circulation Element
VII -34
Specific Plan No. 218, Amendment No. 1 1-7
List of Tables
No.
TITLE
PAGE
II -1
Summary of Changes
II -3
II -2
Detailed Land Use Summary
II -5
IV -1
Circulation Plan Classification
IV -3
IV -2
Circulation Revisions
IV -3
V-1
Active Adult Village Landscaping Palette
V-27
V-2
Reserve Landscaping Palette
V-29
V-3
Country Club Village Landscaping Palette
V-31
Specific Plan No. 218, Amendment No. 1 1-8
j
rte7114�
Coral Mountain
II. Summary
A. Project Summary
1. Description
The Coral Mountain project site is located within the County of
Riverside, in the Coachella Valley south and east of the City of La
Quinta. The Santa Rosa Mountains are located to the west, Salton Sea
to the southeast and Little San Bernardino Mountains to the northeast.
The project site includes 1,280 acres bounded to the north by Avenue
58, south by Avenue 62, west of Jackson Street and east of Lake
Cahuilla County Park. The project site is located on the U.S.
Geological Survey Indio, La Quinta, Martinez Mountain and Valerie
Quadrangle Maps, including portions of Sections 26, 27, 28, 34 and
35 of Township 6 South and Range 7 East, San Bernardino Base and
Meridian.
The project has been renamed after a significant landform which has
been historically referred to as "Coral Reef Mountain." This
significant geological feature forms part of what is referred to as the
"Remnant of Ancient Shoreline" on the Recreation & Thoroughfare
Map of Desert Communities.
The Coachella Valley is divided into the Upper and Lower Coachella
Valley Land Use Planning Area profiles and the project site is located
within the Lower Coachella Land Use Planning Area. The
predominant land use in the area is agriculture, including dry farming
and citriculture, while a large portion of the Planning Area is vacant,
non -irrigated desert. Several sections of land in the Planning Area are
under Indian (Torres Martinez and Augustine Indian reservations) and
Bureau of Land Management (BLM) ownership. The resulting
checkerboard pattern is found throughout eastern Riverside County.
The project site includes 1,280 acres of flat, slightly sloping land. The
elevation ranges from approximately sea level in the western portion
of the site to 90 feet below sea level in the eastern portion. Currently,
the majority of the site is used for agricultural purposes or consists of
fallow fields. Approximately 250 acres include native vegetation,
Specific Plan No. 218, Amendment No. 1 II -1
such as desert saltbush scrub, and sonoran creasote bush scrub. (Refer
to Biological Assessment)
The site is within the jurisdictional boundaries of the County of
Riverside and is included in the Lower Coachella Valley Land Use
Planning Area. It is also partially located within the sphere of
influence of the City of La Quinta. Land adjacent to the project site is
primarily utilized for agricultural purposes. A residential/recreational
development, the PGA West project, is located on the opposite corner
from the project boundary. The project is bounded by the City on the
north and west.
The project is being processed as a Amendment to Specific Plan No.
218 (Rancho La Quinta). The Specific Plan Amendment will guide
the future development of the site. The tentative maps for
development are required to be in substantial conformance with the
goals and policies outlined in the Specific Plan. These policies and
guidelines will ensure that the planning and environmental protections
are in place and that development will proceed in an orderly and
planned fashion.
Coral Mountain is proposed to be a comprehensive planned
community with both public and private facilities. Defined objectives
for the development are as follows:
► Implementation of a plan which recognizes, and wherever
possible, protects the environmental characteristics of the property
► Creation of a community with a balance of appropriate land uses
and a range of housing types
► Development of complementary recreational and commercial
facilities which will serve a range of housing types
► Development of a community which provides a safe, secure and
ecologically sound living environment
2. Summary of Changes
The proposed amendment to the Coral Mountain Specific Plan
reflects the significant changes in demographic, geopolitical and
marketing conditions since its approval in 1988. Primary changes are
expanded housing opportunities and community facilities combined
with a reduction in density from 4,262 to 2,726 units. The decrease of
1,536 units represents a 36% reduction in density. The commercial
component has also been reduced from 35 to 21.5 acres. An
additional 9 -hole golf course has been added increasing the total golf
area to 562 acres—an increase in open space of 182 acres. This new
Specific Plan No. 218, Amendment No. 1 11-2
approach reduces environmental impacts and provides improved
community services and amenities.
A comparison of changes between the Rancho La Quinta and Coral
Mountain Specific Plans is shown in Table II -1.
The proposed Amendment to the Rancho La Quinta Specific Plan No.
218 reflects significant changes and refinement of the overall goals
and marketing objectives for this master planned community.
Coral Mountain
Summary of Changes
Table II -1
Rancho La Quinta
LAND USE
DUs
AC
Commercial
35
Medium High Res. 5-8
1,535
183
Medium Res. 2-5
2,727
612
Golf Courses (2)
380
Parks
40
Community Facilities
1
R.O. W./Easements
96'
TOTAL
4,262
1,251
Coral Mountain
LAND USE
DUs
AC
Commercial
23
Medium High Res. 5-8
1,734
307
Medium Res. 2-5
992
286
Golf Courses (3)
567
Parks
Community Facilities
1
R.O. W./Easements
96'
TOTAL*
2,726
1,280
*An accurate survey of the property shows the actual acreage to be 29 acres larger
than the area identified by Assessor's Parcels. The new survey corrects a
measurement error of approximately 2%.
1. Residential
The Coral Mountain project consists of two master -planned
communities designed for specific lifestyles: an Active Adult Village
and a Resort Village. In addition there are two reserve areas for
future expansion of these villages. The amended Specific Plan
corresponds with the original plan's focus on two ranges of single
family detached housing:
Specific Plan No. 218, Amendment No. 1 II -3
► Medium Density Residential will consist of approximately 286
acres with a density range from 2-5 units per acre.
► Medium High Density Residential will consist of approximately
307 acres with a density range from 5-8 units per acre.
Planning Area boundaries may be adjusted owing to final project
design. This may result in a dwelling unit adjustment. However, the
maximum total project unit count shall remain at 2,726.
The Director of Planning may permit revisions, changes and/or
modifications to the land use plan in accordance with the following
criteria:
1. The total number of dwelling units may not exceed 2,726.
2. 2 regulation golf courses and a 9 -hole course are proposed.
3. The total amount of open space is greater or equal to the
approved Specific Plan.
4. Access points into the village are the same as the approved
Specific Plan.
5. Changes are proposed due to site design and/or
environmental mitigation concerns.
6. The applicant provides supporting technical
documentation that the revisions will not create new
environmental impacts that cannot be mitigated equal to
and/or better than the approved Specific Plan
7. No changes to development standards and/or zoning
standards are proposed.
8. All other County standards are adhered to.
Prior to the Director of Planning making a written determination as to
the substantial conformance of a revised plan in accordance with
these standards, the applicant shall prepare a written request that
addresses the nature of the revisions and how the revised plan
complies with these standards. The request shall be accompanied by
appropriate graphic and technical information that supports the
revision.
Table II -2 shows the land uses, densities, areas, and target densities
by planning area.
Specific Plan No. 218, Amendment No. 1 II -4
Coral Mountain
Land Use Summary
Table II -2
Area
Land Use
Acres
Densitv
Target DU's
1
GOLF
2.0
2
MDR
13.2
2-5 DU/acre
40
3
MDR
4.4
2-5 DU/acre
14
4
MDR
16.2
2-5 DU/acre
41
5
MDR
27.9
2-5 DU/acre
70
6
MDR
21.3
2-5 DU/acre
52
7
GOLF
5.5
8
MDR
9.2
2-5 DU/acre
28
9
MDR
7.6
2-5 DU/acre
23
10
MDR
12.7
2-5 DU/acre
32
11
GOLF
194.3
12
MDR
44.6
2-5 DU/acre
227
13
GOLF
10.0
14
MDR
1.8
2-5 DU/acre
12
15
MDR
11.7
2-5 DU/acre
60
16
MDR
2.1
2-5 DU/acre
11
17
MDR
5.6
2-5 DU/acre
30
18
MDR
8.2
2-5 DU/acre
41
19
GOLF
123.3
20
CF
1.1
21
COMM
3.1
22
MDR
3.8
2-5 DU/acre
20
23
MHR
26.0
5-8 DU/acre
146
24
CLUB
2.9
25
MHR
26.6
5-8 DU/acre
174
26
MHR
8.5
5-8 DU/acre
46
27
MHR
19.5
5-8 DU/acre
114
28
MHR
8.9
5-8 DU/acre
63
29
COMM
8.4
30
MHR
28.3
5-8 DU/acre
166
31
MHR
4.2
5-8 DU/acre
20
32
MHR
13.0
5-8 DU/acre
84
33
MHR
20.3
5-8 DU/acre
112
34
MHR
28.5
5-8 DU/acre
150
35
MHR
28.7
5-8 DU/acre
181
36
MHR
19.3
5-8 DU/acre
104
37
MAINT
2.0
38
GOLF
226.9
39
MDR
95.7
2-5 DU/acre
291
40
COMM
10.0
41
MHR
74.9
5-8 DU/acre
374
Subtotal
1182.0
2726
ROW / Easements
97.4
Specific Plan Total 1279.4 2.1 DU/acre 2726
Specific Plan No. 218, Amendment No. 1 II -5
CEQA Guidelines
15164 Addendum to an EIR or Negative Declaration
(a) The lead agency or responsible agency shall prepare an addendum
to a previously certified EIR if some changes or additions are
necessary but none of the conditions described in Section 15162
calling for preparation of a subsequent EIR have occurred.*
(b) An addendum to an adopted negative declaration may be prepared
if only minor technical changes or additions are necessary.
(c) An addendum need not be circulated for public review but can be
included in or attached to the final EIR or adopted negative
declaration.
(d) The decision making body shall consider the addendum with the
final EIR or adopted negative declaration prior to making a
decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent
EIR pursuant to Section 15162 should be included in an
addendum to an EIR, the lead agency's findings on the project, or
elsewhere in the record. The explanation must be supported by
substantial evidence.
Discussion
This section is designed to provide clear authority for an addendum as
a way of making minor corrections in EIRs and negative declarations
without recirculating the EIR or negative declaration.
*15162 (a)
(1) Substantial changes are proposed in the project which will require
major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions
of the previous EIR or Negative Declaration due to the
involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects; or
(3) New information of substantial importance, which was not known
and could not have been known with the exercise of reasonable
diligence at the time the previous EIR was certified as complete or
the Negative Declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not
discussed in the previous EIR or negative declaration;
Specific Plan No. 218, Amendment No. 1 II -6
(B) Significant effects previously examined will be substantially
more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially
reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure or
alternative; or
(D) Mitigation measures or alternatives which are considerably
difference from those analyzed in the previous EIR would
substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the
mitigation measure or alternative.
Addendum to EIR Explanation
15162 (a)
(1) There are no "new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects." The Amendment maintains the master -
planned community concepts of Specific Plan No. 218: a golf
Country Club -oriented community with a mix of housing
opportunities, public facilities, and recreation. The Amended
Specific Plan enhances the planning areas while decreasing
overall environmental impacts. The total number of residential
units is decreased by 1,536, and the commercial land is reduced
by 12 acres. Both of these reductions significantly lessen
environmental impacts.
(2) There are no "substantial changes with respect to the
circumstances under which the project is undertaken which will
require major revisions of the previous EIR." The delay in
implementing Specific Plan No. 218 was due to economic and
market factors. Since the adoption of the Specific Plan/EIR there
have not been any substantial environmental changes to project
circumstances.
(3) There is no "new information of substantial importance." There
are no new significant effects; no substantially more severe
effects; no more feasible mitigation measures; and no new
mitigation measures or alternatives.
Specific Plan No. 218, Amendment No. 1 II -7
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Specific Plan No. 218, Amendment No. 1 II -8
LEGEND 58TH AVENUE {�}
S -
MRS Iw
COUNTRY CLUB `At`
- z
MR MEDIUM RESIDENTIAL VILLAGE
MHR MEDIUM-HIGH RESIDE
NTIAL � �,, A �� LRKe
.�....y■,■� +
COMM COMMERCIAL % MR
Lake CahuillaCounly Park +` l.wK
r■■�r�
.1
GOLF COURSE
CF COMMUNITY FACILITIES ` MR
;r 12 ,
N.A.P. NOT A PART_r , �; *v _ LAx MR
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t Gr
17 Parcel Number (� w
GC Land Use i : ., K
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y LAKE `r
�' • ; 13
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MR - LAKE
CORAL MOUNTAIN * LAKE
—
(� 10 ,
M
i I 1R MR
Land Use Plan
Figure II -3
�o
- COUNTRY CLUB
- COUNTRY CLUB
VILLAGE RESERVE
EXISTING IRRIGATION
MAIN LINE �wa■sw r�
a a�■�aa w,�■aa aT,
r,:
39
MR
- - 60TH AVENUE*- CF 122 69TH AVENUEa:�
KE 3A GC KE ■ r 26
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MHR
Sea�e�e/ <F��P ►- C1,RiE-
u,7•nnuv,„..... „,mun,udou,re.r. * 26 yi
4 — OADWAYB i - 23 MHR -- ACTIVE ADULT
{,r~ r ������ SLOPE ., MHR
RESERVATION.
AREA 41 RESERVE
■
127
MHR
30MHR
i MHR �
10 acres
0 400 800' 2000'
�+
43'$OWI TCNVIA 4 till �� SJL' C(11 TCN CA 52.114
✓•I 'B5:1?'I I -AX 9Cd 75_'J'18 0 2001n 500m A
Specific Plan No. 218, Amendment No. 1 4 nertares
•AKEt�
�- N.A.P.
31 28
MH+ MHR ^61ST AVENUE
t
AK
s L
K ! , _-;`-
- ACTIVE ADULT
35
34 MHR VILLAGE/
1 • MHR
MHR R �
36
MHR
37..
MAINTENANCE\\\40
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SUBMITTAL TO THE BOARD OF SUPERVISORS
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
FROM: County Counsel SUBMITTAL DATE: September 19, 2000
SUBJECT: Resolution 2000-193 and Ordinance No. 348.3956
RECOMMENDED MOTION: That the Board of Supervisors adopt Resolution 2000-193 and Ordinance
No. 348.3956.
BACKGROUND: Change of Zone Case No. 6454 was approved by the Board of Supervisors on August
15, 2000 which amended the zoning ordinance text for Specific Plan No. 218 Amendment No. 1.
The attached resolution incorporates Amendment No. 1 into Specific Plan 218 and the ordinance
amends the specific plan zoning ordinance for Specific Plan No. 218 Amendment No. 1 as approved by
the Board, which is also attached.
KWB:Itb
cc: Aleta Laurence, Planning Director
1 � V -) -B C`�
Karin Watts-Bazan
Deputy County Counsel
w.G.V. R1�.v al17fi1R1 Gi■VAI lVl�1; AP■ ■ ■OVE
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a County Executive Office Signature
MINUTES OF THE BOARD
It
On motion of Supervisor Buster, seconded by Supervisor Mullen and duly carried by
unanimous vote, IT WAS ORDERED that the above matter is approved as recommended.
Ayes: Buster, Tavaglione, Venable and Mullen
Noes: None Ge akd A. Maloney
Absent: Wilson Char f1ht
Date: September 26, 2000 - 1AJyjPA
'la�g, Co.Co., BSn&Safety, BPC, AppC Prev. Agn. &1: 12.3 ( &OP, C
FORM 11A (Rev. 7/93)
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Board of Supervisors
Countv of Riverside
RESOLUTION NO. 2000-193
ADOPTING
AMENDMENT NO.1 TO SPECIFIC PLAN NO. 218
(CORAL MOUNTAIN, formerly RANCHO LA QUINTA)
WHEREAS, pursuant to the provisions of Government Code Section 65450 et s_g., a public
hearing was held before the Riverside County Board of Supervisors in Riverside, California on August
15, 2000, and before the Riverside County Planning Commission in Riverside, California on April 12,
2000 and May 24, 2000, to consider Amendment No. 1 to Specific Plan No. 218 (Coral Mountain,
formerly Rancho La Quinta), which specific plan was adopted by the Board of Supervisors pursuant to
Resolutions No. 88-483 (dated October 6, 1988); and,
WHEREAS, all the procedures of the California Environmental Quality Act and the Riverside
County Rules to Implement the Act have been met, and Environmental Impact Report (EIR) No. 232 and
the Addendum thereto, prepared in connection with Amendment No. 1 to Specific Plan No. 218 and
related cases (referred to alternatively herein as "the project"), are sufficiently detailed so that all the
potentially significant effects of the project on the environment and measures necessary to avoid or
substantially lessen such effects have been evaluated in accordance with the above -referenced Act and
Rules; and,
WHEREAS, the matter was discussed fully with testimony and documentation presented by the
public and affected government agencies; now, therefore,
BE IT RESOLVED, FOUND, DETERMINED, AND ORDERED by the Board of Supervisors
of the County of Riverside, in regular session assembled on August 29, 2000, that:
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1. The proposed amendment would change the specific plan name from "Rancho La Quinta"
to "Coral Mountain".
2. The proposed amendment would do each of the following: reduce dwelling units to a
maximum of 2,726 by eliminating 1,534 previously proposed units, reduce commercial
acreage from thirty -fix (35) to twenty-three (23) acres, increase the acreage of the golf
cot urses form three hundred eighty (3� 80) to five hundred forty-one S5A1 L, and improve on-
site traffic circulation and area -wide access via a revised street pattern.
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3. More specifically, the community park would be eliminated from the specific plan; the
former golf course clubhouse site would be converted to medium -density residential and
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commercial uses (Planning Areas 21 and 22); new golf course clubhouse sites and
maintenance facilities would be designated as Planning Areas 1, 7, 13, 24, 30 , the golf
A �ya,.,,,
courses would be redesigned and designated as Planning Areas 11, 19 and 38; Planning
Areas 2 through 6, 8 through 10, 12, 14 through 18, 22 and 39 would be designated as
medium density residential (2-5 du/ac); Planning Areas 23, 25 through 28, and 30 through
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47 would be designated as medium high density residential (5-8 du/ac); Planning Areas
SO/ 21, 29 and 40 would be designated as commercial; overall the project would result in a
decrease in dwelling unites from 4,262 to 2,726.
4. The proposed amendment would modify the design guidelines for the project. Plans and
,tU1Qd
standards for streetscapes, entries, the park, open space paseos, a comprehensive trail plan,
sensitive riparian open space and community gardens would be updated. Product types,
lot size minimums and development standards would remain the same, but product
distribution and planning area configuration would be adjusted to add the new area.
5. The proposed amendment would update the Specific Plan Master Circulation Plan by
downgrading Madison Street between 58`h and 60`x' Streets from an Urban Arterial
Highway to an Arterial Highway to make it consistent with recent County -adopted
amendments to the Master Plan of Arterial Highways.
6. No potentially significant environmental impacts are associated with the proposed
amendment and related cases other than those identified in EIR No. 232 and the
Addendum thereto, and those impacts would be avoided or lessened (reduced to a level of
insignificance) by the mitigation measures listed in Resolution No. 88-483 Adopting
Specific Plan No. 218 (a copy of which is attached hereto and incorporated herein by the
reference in its entirety.
BE IT FURTHER RESOLVED by the Board of Supervisors that:
1. The proposed amendment would be consistent with the intent, design and mitigation
approved for Specific Plan No. 218.
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2. The proposed amendment would be consistent with all elements and applicable policies of
the Comprehensive General Plan, as amended by related Comprehensive General Plan
Amendment No. 493.
3.. The proposed amendment would not have a significant effect on the environment.
BE IT FURTHER RESOLVED by the Board of Supervisors that it has reviewed and considered
EIR No. 232 and the Addendum therein, in evaluating Amendment No. 1 to Specific Plan No. 218, that
the EIR and Addendum are accurate and objective statements that comply with the California
Environmental Quality Act and reflect the County's independent judgment, and that the EIR and
Addendum are incorporated herein by reference.
BE IT FURTHER RESOLVED by the Board of Supervisors that it CERTIFIES the Addendum
I to EIR No, 232.
BE IT FURTHER RESOLVED by the Board of Supervisors that Amendment No. 1 to Specific
Plan No. 218, on file with the Clerk of the Board, including the final conditions of approval and exhibits,
is hereby adopted as the Amended Specific Plan of Land Use for the real property described and shown in
the plan, and said real property shall be developed substantially in accordance with the plan as amended,
unless the plan is repealed or further amended by the Board.
BE IT FURTHER RESOLVED by the Board of Supervisors that copies of Amendment No. 1 to
Specific Plan No. 218 shall be placed on file in the Office the Clerk of the Board, in the Office of the
Planning Director and in the Office of the Building and Safety Director, and that no, applications for
subdivision maps, conditional use permits or other development approvals shall be accepted for the real
property described and shown in the plan, as amended, unless such applications are substantially in
accordance therewith.
BE IT FURTHER RESOLVED by the Board of Supervisors that the custodians of the
documents upon which this decision is based are the Clerk of the Board of Supervisors and the County
Planning Department and that such documents are located at 4080 Lemon Street, Riverside, California.
ROLL CALL:
Ayes: Buster, Tavaglione, Venable and Mullen
Noes: None
Absent: Wilson
3
3.68 b 9/26/00
PRESS ENTERPRISE
ATTN: LEGALS
P.O. BOX 792
RIVERSIDE, CA 92501
OFFICE OF
CLERK OF THE BOARD OF SUPERVISORS
14th FLOOR, COUNTY ADMINISTRATIVE CENTER
P.O. BOX 1147, 4080 LEMON STREET
RIVERSIDE, CA 92502-1147
(909) 955-1060
FAX: (909) 955-1071
September 26, 2000
RE: ADOPTION OF ORDINANCE NO. 348.3956
To Whom It May Concern:
GERALD A. MALONEY
CLERK OF THE BOARD
NANCY J.ROMERO
ASSISTANT CLERK OF THE BOARD
VIA FAX (909) 248-6106
Enclosed is a copy for publication in your newspaper for one time on October 3, 2000.
We require your affidavit of publication immediately upon completion of the last publication.
Your invoice must be submitted to this office in duplicate, WITH TWO CLIPPINGS OF THE
PUBLICATION.
NOTE: PLEASE COMPOSE THIS PUBLICATION INTO A SINGLE COLUMN
FORMAT.
Sincerely,
un
istant to
GERALD A JIMALONEY,
CLERK OFITHE BOARD
(?/"/, , --�- 6 F �
The Press Enterprise
ATTN: Legal Publications
P. O. Box 792
Riverside, CA 92502
OFFICE OF
CLERK OF THE BOARD OF SUPERVISORS
14th FLOOR, COUNTY ADMINISTRATIVE CENTER
P.O. BOX 1147, 4080 LEMON STREET
RIVERSIDE, CA 92502-1147
(909)955-1060
FAX: (909) 955-1071
September 26, 2000
RE: ADOPTION OF ORDINANCE NO. 348.3956
GERALD A. MALONEY
CLERK OF THE BOARD
NANCYJ.ROMERO
ASSISTANT CLERK OF THE BOARD
VIA FACSIMILE (909) 248-6106
IT IS ESSENTIAL THAT THE CERTIFICATE AND ROLLCALL BELOW BE PUBLISHED
IMMEDIATELY FOLLOWING THE ABOVE ORDINANCE.
BOARD OF SUPERVISORS OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
By: Tom Mullen, Chair
ATTEST: Gerald A. Maloney, Clerk of the Board
I HEREBY CERTIFY that at a regular meeting of the Board of Supervisors of said County, held on
September 26, 2000, the foregoing Ordinance consisting of 3 section was adopted by said Board by the
following votes:
AYES:
Buster, Tavaglione, Venable, and Mullen
NOES:
None
ABSENT:
Wilson
By:
Kathie Muniz, Deputy Clerk
TX REPORTx
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PRESS ENTERPRISE
ATTN: LEGALS
P.O. BOX 792
RIVERSIDE, CA 92501
92486106
OFFICE OF
CLERK OF THE BOARD OF SUPERVISORS
14th FLOOR, COUNTY ADMINISTRATIVE CENTER
P.O. 90X 1147, 4080 LEMON STREET
RIVERSIDE, CA 92502-1147
(909)955.1060
FAX: (909) 955-1071
September 26, 2000
RE: ADOPTION OF ORDINANCE NO. 348.3956
To Whom It May Concern:
GERALD A. MALONEY
CLERK OF THE BOARD
NANCY J.ROMERO
ASSISTANT CLERK OF THE BOARD
VIA FAX (909) 248-6106
Enclosed is a copy for publication in your newspaper for one time on October 3, 2000.
We require your affidavit of publication immediately upon completion of the last publication_
Your invoice must be submitted to this office in duplicate, WITH TWO CLIPPINGS OF THE
PUBLICATION_
NOTE: PLEASE COMPOSE THIS PUBLICATION INTO A SINGLE COLUMN
FORMAT.
Sincerely,
n
10/27/00 Riverside County LMS Page: 1
15:19 CONDITIONS OF APPROVAL
"CIFIC PLAN Case #: SP0021BAl Parcel: 761-230-009
10. GENERAL CONDITIONS
EVERY DEPARTMENT
10. EVERY. 1 SP - HOLD HARMLESS INEFFECT
The applicant or any successor -in -interest shall defend,
indemnify, and hold harmless the County of Riverside
(COUNTY), its agents, officers, or employees from any
claim, action, or proceeding against the COUNTY, its
agents, officers, or employees to attack, set aside, void
or annul an approval of the COUNTY, its advisory agencies,
appeal boards, or legislative body concerning the SPECIFIC
PLAN. The COUNTY will promptly notify the subdivider of
any such claim, action, or proceeding against the COUNTY
and will cooperate fully in the defense. If the COUNTY
fails to promptly notify the subdivider of any such claim,
action, or proceeding or fails to cooperate fully in the
defense, the subdivider shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the
COUNTY.
10. EVERY. 2 SP - SP PROJECT DESCRIPTION INEFFECT
Specific Plan No. 218A1 shall consist of the following:
a. Exhibit "A": Specific Plan Text.
b. Exhibit "B": Specific Plan Conditions of Approval.
C. Exhibit "C": Mitigation Reporting/Monitoring Program.
If any specific plan conditions of approval differ from the
specific plan text or exhibits, the specific plan
conditions of approval shall take precedence.
10. EVERY. 3 SP - DEFINITIONS INEFFECT
The words identified in the following list that appear in
all capitals in the attached conditions of Specific Plan
No. 218A1 shall be henceforth defined as follows:
SPECIFIC PLAN = Specific Plan No. 218, Amendment No. 1.
CHANGE OF ZONE = Change of Zone No. 6454.
10. EVERY. 4 SP - ORDINANCE REQUIREMENTS INEFFECT
The development of the property shall be in accordance with
the mandatory requirements of all Riverside County
10/27/00 Riverside County LMS Page: 2
15:19 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
10. GENERAL CONDITIONS
10. EVERY. 4 SP - ORDINANCE REQUIREMENTS (cont.)
ordinances including Ordinance Nos. 348 and 460 and state
laws; and shall conform substantially with the adopted
SPECIFIC PLAN as filed in the office of the Riverside
County Planning Department, unless otherwise amended.
10. EVERY. 5
SP - LIMITS OF SP DOCUMENT
No portion of the SPECIFIC PLAN which purports or proposes
to change, waive or modify any ordinance or other legal
requirement for the development shall be considered to be
part of the adopted specific plan.
FIRE DEPARTMENT
10.FIRE. 1
SP -#56 -IMPACT MITIGATION
The project proponents shall participate in the fire
protection impact mitigation program as adopted by the
Riverside County Board of Supervisors.
10.FIRE. 2
SP -#87 -OFF -SET FUNDING
The fiscal analysis for this project should identify a
funding source to off -set the shortage between the existing
county structure fire tax and the needed annual operation
and maintenance budget equal to approximately $400.00 per
dwelling unit and 25c per square foot for retail,
commercial and industrial.
10.FIRE. 4
SP -#71 -ADVERSE IMPACTS
The proposed project will have a cumulative adverse impact
on the Fire Department's ability to provide an acceptable
level of service. These impacts include an increased
number of emergency and public service calls due to the
increased presence of structures and population. A portion
of these impacts can be mitigated by developer
participation in the fire mitigation program in the fire
mitigation program which would provide funding for one-time
capitol improvements such as land and equipment purchases
and building construction. Costs necessary to maintain the
increased level of service can be paartially off -set by
the additional county structure tax accured and would
require an increase in the Fire Department's annual
operating budget.
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10/27/00 Riverside County LMS Page: 3
15:19 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
Parcel: 761-230-009
10.FIRE. 4 SP -#71 -ADVERSE IMPACTS (cont.)
Therefore the Riverside County Fire Department recommends
approval of the specific plan subject to the following
conditions and/or mitigations:
10.FIRE. 5
SP -#86 -WATER MAINS
All water mains and fire hydrants providing required fire
flows shall be constructed in accordance with the
appropriate sections of Riverside County Ordinance 460
and/or No.787, subject to the approval by the Riverside
County Fire Department.
10.FIRE. 6
SP -#96 -ROOFING MATERIAL
All buildings shall be constructed with fire retardant
roofing material as described in section 1503 of the
Uniform Building Code. Any wood shingles or shakes shall
have a Class B rating and shall be approved by the Fire
Department prior to installation.
10.FIRE. 7
SP -#97 -OPEN SPACE
The Homeowner's Association or appropriate community
service district shall be responsible for the maintenance
of the open space areas. Prior to approval of any
development plan for lands adjacent to open space areas, a
fire protection/vegetation management plan shall be
submitted to the Fire Department for approval.
10.FIRE. 8
SP -#85 -FINAL FIRE REQUIRE
Final fire protection requirements and impact mitigation
measures will be determined when specific project plans are
submitted.
10.FIRE. 9
SP* -#100 -FIRE STATION
Based on national fire standards, one new fire station
and/or engine company could be required for every 2,000 new
dwelling units, or 3.5 million square feet of
commercial/industrial occupancy. Given the project's
proposed development plan, 1 fire station may be needed to
meet anticipated service demands, given project densities.
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10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
_'IFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
10. GENERAL CONDITIONS
PLANNING DEPARTMENT
10.PLANNING. 1 SP - REQUIRED FOR AMENDMENTS
Any amendment to the SPECIFIC PLAN, even though it may
affect only one portion of the specific plan, shall be
accompanied by a complete specific plan document, in both
paper and electronic formats, which includes the entire
specific plan, including both changed and unchanged parts.
10.PLANNING. 3 SP - NON -IMPLEMENTING MAPS
A land division filed for the purposes of phasing or
financing shall not be considered an implementing
development application for the purposes of the Planning
Department's conditions of approval.
10.PLANNING. 5 SP - 90 DAYS TO PROTEST
The project applicant has 90 days from the date of approval
of these conditions to protest, in accordance with the
procedures set forth in Government Code Section 66020, the
imposition of any and all fees, dedications, reservations
and/or other exactions imposed on this project as a result
of the approval or conditional approval of this
project.
10.PLANNING. 6 SP - RECYCLING PROGRAM
All implementing development proposals shall be reviewed by
the Riverside County Waste Management Department for
compliance with Riverside County recycling requirements.
10.PLANNING. 8 SP - Maintain Areas & Phases
All planning area and phase numbers shall be maintained
throughout the life of the SPECIFIC PLAN, unless changed
through the approval of a specific plan amendment or
specific plan substantial conformance accompanied by a
revision to the complete specific plan document.
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10/27/00 Riverside County LMS Page: 5
15:19 CONDITIONS OF APPROVAL
'CIFIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
TRANS DEPARTMENT
10.TRANS. 1
SP - SP/TS CONDITIONS
Parcel: 761-230-009
The Transportation Department has reviewed the traffic
study submitted by Endo Engineering for the referenced
project. The study has been prepared in accordance with
accepted traffic engineering standards and practices,
utilizing County -approved guidelines. We generally concur
with the findings relative to traffic impacts.
The study indicates that it is possible to achieve a Level
of Service "C" for the following intersections (some of
which will require additional construction for mitigation
at the time of development):
Jefferson Street (NS)/Avenue 50 (EW)
Jefferson Street (NS)/Avenue 52 (EW)
Jefferson Street (NS)/Avenue 54 (EW)
Madison Street (NS)/Avenue 50 (EW)
Madison Street (NS)/Avenue 52 (EW)
Madison Street (NS)/Avenue 54 (EW)
Madison Street (NS)/Airport Boulevard (EW)
Madison Street (NS)/Avenue 58 (EW)
Madison Street (NS)/Resort Village Access (EW)
Madison Street (NS)/Avenue 60 (EW)
Monroe Street (NS)/Avenue 50 (EW)
Monroe Street (NS)/Avenue 52 (EW)
Monroe Street (NS)/Avenue 54 (EW)
Monroe Street (NS)/Airport Boulevard (EW)
Monroe Street (NS)/Avenue 58 (EW)
Monroe Street (NS)/Avenue 60 (EW)
Monroe Street (NS)/North Primary Housing Access (EW)
Monroe Street (NS)/South Primary Housing Access (EW)
Monroe Street (NS)/Active Adult Village Access (EW)
Monroe Street (NS)/Avenue 62 (EW)
Active Adult Village Access (NS)/Avenue 60 (EW)
The Comprehensive General Plan circulation policies require
a minimum of Level of Service "C". As such, the proposed
project is consistent with this General Plan policy.
The associated conditions of approval incorporate
mitigation measures identified in the traffic study which
are necessary to achieve or maintain the required level of
service.
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10/27/00 Riverside County LMS Page: 6
15:19 CONDITIONS OF APPROVAL
i\CIFIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
10.TRANS. 2
SP - SP/TUMF
Parcel: 761-230-009
The proposed project is within the boundaries of the
Coachella Valley Transportation Uniform Mitigation Fee
District. Prior to the issuance of any building permits,
the project proponent shall pay the mitigation fees in
effect at the time building permits are issued.
10.TRANS. 3
SP - SP/WARRANTED T SIGNLS
The project is responsible for the following traffic
signals when warranted through subsequent traffic studies
done for development applicants within the boundaries of
the Specific Plan:
Madison Street/Avenue 58
Madison Street/Country Club
Madison Street/Avenue 60
Active Adult Village/Avenue
Monroe Street/ Avenue 58
Monroe Street/ Avenue 60
Monroe Street/North Primary
Village Access
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Housing Village Access
10.TRANS. 5 SP - TRAFFIC SIGNAL MIT FEE
In accordance with Riverside County Ordinance No. 748, this
project shall be responsible for Traffic Signal Mitigation
Program fees in effect at the time of final inspection.
20. PRIOR TO A CERTAIN DATE
PLANNING DEPARTMENT
20.PLANNING. 1 SP - SUBMIT FINAL SP DOCUMENT
Within sixty (60) days of the adoption of the final Board
of Supervisors resolution, or prior to the submittal of any
applications or the issuance of any permits, whichever
comes first, twelve (12) copies of the final specific plan
document shall be submitted to the Planning Department for
distribution. The documents shall include the final Board
of Supervisors resolution, the final specific plan
conditions of approval and zoning ordinance, all changes
required by these conditions of approval or made during the
public hearings on the project, if any, and the Final EIR
including the Addendum to EIR 232 and the Mitigation
Monitoring Program. A detailed list of required items and
their order can be obtained from the Planning Department.
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10/27/00 Riverside County LMS Page: 7
15:19 CONDITIONS OF APPROVAL
vIFIC PLAN Case #: SP00218A1
20. PRIOR TO A CERTAIN DATE
Parcel: 761-230-009
20.PLANNING. 2 SP - DURATION OF SP VALIDITY
The SPECIFIC PLAN AMENDMENT shall remain valid for
twenty (20) years from date of approval of the amendment.
Should the entire project not be substantially built out
in that period of time, the project proponent shall file an
application for a specific plan amendment to extend the
maximum life of the specific plan. For the purpose of this
condition of approval, substantial buildout shall be
defined as the issuance of the 2,200th building permit.
The specific plan amendment will update the entire
specific plan document to reflect current development
requirements. Should this time period lapse without
substantial build out or without the approval of an
amendment extending this time period, the SPECIFIC PLAN
AMENDMENT shall become null and void twenty years from the
date of the adoption of the Board of Supervisors resolution
for this amendment.
30. PRIOR TO ANY PROJECT APPROVAL
PARKS DEPARTMENT
30.PARKS. 1
SP - REGIONAL TRAILS
In conjunction with the development of each individual
planning area, the implementing projects must include the
requirement for the dedication of trail easements and the
construction of regional trails. These easements shall be
located outside the road right-of-way.
The following regional trail segments must be dedicated and
constructed:
Along the northern boundry of the project, which is also
58th Avenue, from Madison Street west to the project
boundry.
Along the east side of Madison Avenue from 58th Avenue,
south to the point south of 60th Avenue where the property
boundry turns east from Madison Avenue and then along this
northwest/southeast diagonal to the corner where the
property boundry turns due east.
Along the south side of 60th Avenue from Madison Street to
the southeastern corner of Planning Area 44, Park.
If the applicant chooses, in lieu of constructing any or
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10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
IFIL PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PARKS. 1
SP - REGIONAL TRAILS (cont.)
all the required regional trails, the applicant may deposit
with the District a sum which will allow the District to
contruct the trail. Please consult with the District as to
the current cost of trail construction.
The District will not accept a bond in lieu of fees.
Whether the applicant pays fees or builds trails, the
dedication of the trail easement is still required.
PLANNING DEPARTMENT
30.PLANNING. 1 SP - COMPLETE CASE APPROVALS
Prior to approval of any tentative subdivision or parcel
map or approval of any plot plan or use permit, the
SPECIFIC PLAN AMENDMENT, the COMPREHENSIVE GENERAL PLAN
AMENDMENT, and the CHANGE OF ZONE shall be approved by the
Board of Supervisors and shall be effective.
30.PLANNING. 2 SP - STANDARDS FOR MAPS
Prior to the approval of any subdivision, all lots created
by land divisions within the SPECIFIC PLAN and the
following Planning Areas, shall be designed and conditioned
to have minimum lot sizes as follows:
a. All lots within Planning Areas 2-6, 8-10, 12,
14-18, 22, and 51 shall have a minimum lot size of 6,050
square feet.
b. All lots within Planning Areas 23-29, 31, 32,
34-47, 49, and 53 shall have a minimum lot size of 5,000
square feet.
30.PLANNING. 9 SP - RIGHT -TO -FARM NOTICE
In addition required by Ordinance no. 625 (Riverside County
Right -to -Farm Ordinance), the following text shall be
incorporated into a "Local Option, Real Estate Transfer
Disclosure Statement", pursuant to Civil Code 1102.6a to
all prospective buyers of residential property within the
Active Adult Village portion (Planning Areas 32, 33, 34,
35, or 36) of Specific Plan 218:
"Buyers of homes within this subdivision acknowledge and
agree that the property they are buying is located in
proximity to land zoned and currently used for agricultural
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10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
IFIL PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 9 SP - RIGHT -TO -FARM NOTICE (cont.)
operations (the "Agricultural Operations"). It is the
policy of the State of California and the County of
Riverside that no agricultural activity, operation, or
facility, or apputenances thereof, conducted or maintained
for commercial purposes, and in a lawful manner consistent
with proper and accepted customs and standards, as
established by similar agricultural operations in the same
locality, shall be or become a nuisance, private or public,
due to any changed condition in or about the locality,
after it has been in operation for more than three years if
it was not a nuisance at the time it began. The phrase
'agricultural activity, operation, or facility, or
appurtenance thereof' includes, but is not limited to the
cultivation and tillage of soil, the production,
cultivation, growing, and harvesting of any agricultural
commodity, including timber, viticulture, apiculture,
horticulture, the raising of livestock, fur bearing
animals, fish or poultry, and any practices performed by a
farmer or on a farm as incident to or in conjunction with
such farming operations, including preparation for market,
delivery to storage or to market, or to carriers for
transportation to market."
"The Agricultural Operations which typically occur during
the day, but which may occur at night include the use of
heavy machinery which may generate noise and dust.
Applicaitons of agricultural chemicals that are applied
within state and local permi requirements may have
noticeable odors associated with their application.
Organic fertilizers may be employed that generate their own
objectionable odors. When and if frost and/or freezing
conditions occur, helicoptors may be employed at low
altitudes to stir up the air and prevent freezing. Workers
traveling to and from agricultural property to engage in
work may generate additional traffic and noise on public
streets in the vicinity."
"Seller has no control over the Agricultural Operations,
including its hours of operation or any potential changes
in those hours of operation. Buyer is purchasing the
Property with knowlede of the existance of the Agricultural
Operations. Buyer is also aware that this Notification and
consent may limit Buyer's rights to object int he future to
the continuance of the Agricultural Operations and/or the
manner of such operations as conducted in a lawful manner
consistent with proper and accepted customs and standards."
Page: 9
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10/27/00 Riverside County LMS Page: 10
15:19 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 10 SP - EA REQUIRED INEFFECT
An environmental assessment shall be conducted to determine
potential environmental impacts resulting from each tract,
change of zone, plot plan, specific plan amendment, or any
other discretionary permit required to implement the
SPECIFIC PLAN, unless said proposal is determined to be
exempt from the provisions of the California
Environmental Quality Act. The environmental assessments
shall be prepared as part of the review process for these
implementing projects. At a minimum, the environmental
assessment shall utilize the evaluation of impacts
addressed in the Environmental Impact Report prepared for
the SPECIFIC PLAN.
30.PLANNING. 12 SP - MITIGATION MONITORING INEFFECT
EXHIBIT C
MITIGATION MONITORING
An amendment to the California Environmental Quality Act
("CEQA"), codified as Public Resources Code Section
21081.6, required the preparation of a program to ensure
that all mitigation measures are fully and completely
implemented. The Addendum to the Environmental Impact
Report prepared for the SPECIFIC PLAN imposes certain
mitigation measures on the project. Certain conditions of
approval for the SPECIFIC PLAN constitute self contained
reporting / monitoring programs for certain mitigation
measures. At the time of approval of subsequent
development applications, further environmental reporting
/ monitoring programs will be established to ensure that
all mitigation measures are appropriately implemented.
30.PLANNING. 16 SP - MEET PHASE CONDITIONS INEFFECT
Prior to the approval of any implementing land division or
development application, a condition shall be placed on
that project requiring that, prior to the issuance of
the first building permit for the construction of any use
contemplated by this approval, the applicant shall first
obtain clearance from the Riverside County Planning
Department that all pertinent conditions of approval have
been satisfied for the specific plan for the phase of
development in question.
10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
4IFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 17 SP - PLANNING AREA LEGAL
Prior to the approval of any land division or development
permit (use permit, plot plan, etc.) within the SPECIFIC
PLAN, a condition of approval shall be applied requiring
that, prior to the recordation of any final map or issuance
of any building permit within a Planning Area of said
specific plan, the first applicant, or their
successor -in -interest, for a final map or building permit
within each Planning Area shall submit to the Planning
Department correct legal descriptions for the Planning
Area(s) within which the proposed project is located.
30.PLANNING. 18 SP - SCHOOL MITIGATION
Prior to the approval of any implementing land division or
development permit (use permit, plot plan, etc.), a
condition of approval shall be applied to said implementing
development requiring that impacts to the Coachella Valley
Unified School District will be mitigated in accordance
with California State law.
30.PLANNING. 29 SP - QUARTERLY SP ACTIVITY RPT
Prior to the approval of any land division or development
permit (use permit, plot plan, etc.) within the SPECIFIC
PLAN, the following condition shall be applied to the land
division or development permit to read as follows:
The master developer, and any subsequent developer, shall
submit quarterly activity reports to the Planning
Department beginning with the ISSUANCE OF THE FIRST
BUILDING PERMIT. The report shall list all issued grading
permits, building permits, and final inspections and
occupancy permits, and tract and lot numbers; and shall
include monthly subtotals and cumulative Specific Plan
project totals. ALL PERMIT ISSUANCE SHALL CEASE IF
REPORTS ARE NOT SUBMITTED ON THE FIRST OF MARCH, JUNE,
SEPTEMBER, AND DECEMBER OF EVERY YEAR UNTIL THE ENTIRE
SPECIFIC PLAN IS COMPLETELY BUILT OUT.
30.PLANNING. 30 SP - Archeological Monitoring
Prior to the approval of any and each land division or
development permit (use permit, plot plan, etc.), a
condition shall be applied to the implementing project
stating that:
Page: 11
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10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 30 SP - Archeological Monitoring (cont.)
"Monitoring of mitigation measures related to excavation
and possible preservation of archeological resources shall
occur prior to site grading activities through an agreement
with a qualified archeologist. The project proponent shall
provide to the Planning Department a copy of the agreement.
The agreement shall include, but not be limited to, the
mitigation and monitoring procedures to be implemented
during the course of grading. The mitigation measures
shall include, but not be limited to: surface
collection, recordation of petroglyphs, cataloguing of
artifacts, recordation of features, and
Torres -Martinez tribe consultation. The Planning
Department shall not issue grading permits unless the
proposed mitigation and monitoring procedures conform
substantially to those procedures described in Addendum
No. 1 to Environmental Impact Report No. 232."
30.PLANNING. 31 SP - Archeological Report
Prior to the approval of any and each land division or
development permit (use permit, plot plan, etc.), a
condition shall be applied to the implementing project
stating that:
"Prior to the issuance of building permits, a post
excavation report shall be provided to the Planning
Department. The report shall include, but not be limited
to, the mitigation and monitoring procedures that were
implemented in the process of grading for this project.
Building permits shall not be issued unless the mitigation
and monitoring procedures that were implemented
substantially conform to the procedures recommended by the
pre -grading agreement described in condition
30.PLANNING.30."
30.PLANNING. 32 SP - Avenue 62 buffering
Prior to the approval of any implementing land division
project within the SPECIFIC PLAN (i.e. tract map or parcel
map), the following condition shall be placed on the
implementing project PRIOR TO BUILDING PERMITS:
"Any residential development adjacent to Avenue 62 shall be
buffered by the width of a regulation golf fairway of three
hundred feet (3001) for the length of the frontage of the
project along Avenue 62."
Page: 12
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10/27/00 Riverside County LMS Page: 13
15:19 CONDITIONS OF APPROVAL,
IFIL PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 32 SP - Avenue 62 buffering (cont.)
This condition shall remain in full force and effect for
the duration of the project unless a change of use occurs
on the property immediately to the south, whereupon the
above condition may be considered as NOT APPLICABLE.
30.PLANNING. 33 SP* - SPECIAL STUDIES REQUIRED
The following special studies/reports shall accompany
implementing development applications in the planning areas
listed below:
Study / Report Planning Area
a. Hazardous Waste Investigation Study none
b. Detailed Preliminary Grading all
c. Slope Stability Plan none
d. Liquefaction all
e. Archaeological Survey all
f. Biological Survey none
g. Erosion and Sedimentation Control Plan none
h. Wetlands Study none
i. Acoustical Study 2, 9, 12, 22,
23-25, 45, 49, 51
and 53
j. Other (as determined by subsequent All Planning Areas
environmental assessments)
TRANS DEPARTMENT
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30.TRANS. 2 SP - TS/TS REQUIRED INEFFECT
Site specific traffic studies will be required for all
subsequent development proposals within the boundaries of
Specific Plan No. 218 in accordance with Traffic Study
Guidelines.
10/27/00 Riverside County LMS
15:19 CONDITIONS OF APPROVAL
'CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.TRANS. 3
SP - AMEND GENERAL PLAN
The project proponent shall submit an application to
amend the following General Plan Roads to the following
classifications:
a. Downgrade Madison Avenue south of 58th Avenue from an
Urban Arterial Highway (1341ROW) to an Arterial Highway
(1101ROW).
b. Downgrade Avenue 60 from an Arterial Highway (1101ROW)
to a Major Highway (1001ROW) from the project boundary
westerly to Monroe Street, and upgrade Avenue 60 from a
Secondary Highway (881ROW) to a Major Highway (1001ROW)
westerly from Monroe Street to Madison Street.
c. Add Avenue 62 as a Major Highway (1001ROW) from Monroe
Street westerly to Madison Street.
100. PRIOR TO ISSUE GIVEN BLDG PRMT
PLANNING DEPARTMENT
100.PLANNING. 3 SP - COUNT RES BUILD PERMITS
This condition is applied to assist the Planning
Department with tracking the build -out of the SPECIFIC PLAN
by automatically counting all the issuance of all new
residential building permits on the County's Land
Management System which are electronically associated with
the Specific Plan.
Page: 14
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_ ( OF Rrk
w
T
�0 + LAND ?A! -
[AUNTY OF RIVERSIDE
TRANSPORTATION AND
LAND MANAGEMENT AGENCY
Planning Department
Richard K. Lashbrook
Agency Director
September 26, 2000
TO: AEI-CASC
937 South Via Lata #500
Colton, CA 92334
RE: Specific Plan No. 218, Amendment No. 1/Change of Zone No. 6454
Environmental Assessment No. 37465
Regional Team No. 2
AletaJ. Laurence, A.LC.P.
Planning Director
The Riverside County Board of Supervisors took the following action on the above referenced
specific plan and change of zone, on August 15, 2000:
® APPROVED specific plan amendment and change of zone subject to the conditions located
in the LMS (Sierra System).
❑ DENIED tentative map based on the attached findings.
❑ APPROVED tentative map subject to attached conditions and DENIED request for waiver of
the final map.
Sincerely,
RIVERSIDE COUNTY PLANNING DEPARTMENT
Aleta J. La rence, A.I.C.P Planning Director
Keith E. Gardner, Senior Planner
KEG;imm
Y:\TM2\pinks\sp2l8alcz6454app2.wpd
Riverside Office • 4080 Lemon Street, 9th Floor Indio Office • 82-675 Hwy 111, 2nd Floor Murrieta Office •39493 Los Alamos Road
P. 0. Box 1409 • Riverside, California 92502-1409 Rm 209, Indio, California 92201 Murrieta, California 92563
(909) 955-3200 • FAX (909) 955-3157 (760) 863-7055 • FAX (760) 863-7015 (909) 600-6170 • FAX (909) 600-6145
a
Coral Mountain
Land Use Summary
Table II -2
Land We
rlennM Ante
Aense
Target Donaft
A/9x Dlh
Medium Density
2
13.2
3.0
40
RessdenOW (2-5 DWAQ
3
4.4
3.0
14
6.050 of Lots
4
162
3.0
41
5
27.9
3.0
70
6
21.3
3.0
52
e
92
3.0
28
97.@
3.0
23
10
12.7
3.0
32
12
44.6
5.0
227
14
1.8
5.0
12
1s
11.7
5.0
60
16
2.1
5.0
11
17
5.6
5.0
30
18
6.2
6.0
41
22
3.e
5.0
20
51
97.0
3.0
291
Subtotal
297.3
991
Medium High Denarty
23
21.2
5.0
106
Residential (M DLI/AC)
24
17.6
6.0
104
5.000 of Lou
25
21.7
5.0
106
26
2.5
5.0
13
27
e.s
5.0
44
26
42
S.0
21
29
10.5
5.0
52
3/
15.9
5.0
80
326.5
S.0
32
34
S.e
6.0
35
35.
3.3
5.0
17
36
4.4
5.0
22
37
6.2
5.0
41
38
7.5
6.0
45
39
7.1
5.0
35
40
8.1
5.0
41
41
7.3
5.0
36
42
5.4
5.0
27
43
12.5
5.0
62
44
7.7
5.0
39
45
30.5
3.5
lee
46
5.4
6.0
32
47
5.6
SA` _ _
28
49
34.0
5.5
187
53
74.9
5.0
374
Subtotal
336.6
1749
Golf Course / Club
1
2.0
Mouse / Mainranance
7
5.5
11
194.3
13
10.0
19
123.3
30
6.2
48
4.3
so
195.7
subtotal
641.2
CommrrcW
21
3.1
33
13.8
62
10.0
Subtotal
29.9
Communny Facilities
20
1.1
R O.W. / Essemenb
96.3
Specific Plan No. 218, Amendment No. 1 11-5
ku..urai iviountain
Summary of Changes
Original SP
Rancho La Quinta
LAND USE DUs
AC
Commercial
35
Very High Residential 12T
High Residential 8-12
Medium High Res. 5-8 1,535
183
Medium Res. 2-5 2,727
612
Golf Courses (2)
380
Parks
401
Community Facilities
1
TOTAL I
14,262 1 ?5 l
Previous Draft
'An accurate survev of the propem• shows the actual acreage to be 29 acres larger
than the area identified by Assessor's Parcels. The new survey corrects a
measurement error of approximately 2%.
Current Draft
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Specific Plan No. 218, Amendment No. 1
Vicinity Map
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Specific Plan No. 218, Amendment No. 1
09/26/00 Riverside County LMS Page: 1
15:32 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
10. GENERAL CONDITIONS
EVERY DEPARTMENT
10. EVERY. 1 SP - HOLD HARMLESS INEFFECT
The applicant or any successor -in -interest shall defend,
indemnify, and hold harmless the County of Riverside
(COUNTY), its agents, officers, or employees from any
claim, action, or proceeding against the COUNTY, its
agents, officers, or employees to attack, set aside, void
or annul an approval of the COUNTY, its advisory agencies,
appeal boards, or legislative body concerning the SPECIFIC
PLAN. The COUNTY will promptly notify the subdivider of
any such claim, action, or proceeding against the COUNTY
and will cooperate fully in the defense. If the COUNTY
fails to promptly notify the subdivider of any such claim,
action, or proceeding or fails to cooperate fully in the
defense, the subdivider shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the
COUNTY.
10. EVERY. 2 SP - SP PROJECT DESCRIPTION INEFFECT
Specific Plan No. 218Al shall consist of the following:
a. Exhibit "A": Specific Plan Text.
b. Exhibit "B": Specific Plan Conditions of Approval.
C. Exhibit "C": Mitigation Reporting/Monitoring Program.
If any specific plan conditions of approval differ from the
specific plan text or exhibits, the specific plan
conditions of approval shall take precedence.
10. EVERY. 3 SP - DEFINITIONS INEFFECT
The words identified in the following list that appear in
all capitals in the attached conditions of Specific Plan
No. 218A1 shall be henceforth defined as follows:
SPECIFIC PLAN = Specific Plan No. 218, Amendment No. 1.
CHANGE OF ZONE = Change of Zone No. 6454.
10. EVERY. 4 SP - ORDINANCE REQUIREMENTS INEFFECT
The development of the property shall be in accordance with
the mandatory requirements of all Riverside County
09/26/00 Riverside County LMS Page: 2
15:32 CONDITIONS OF APPROVAL
'CIFIC PLAN Case #: SP00218Al Parcel: 761-230-009
10. GENERAL CONDITIONS
10. EVERY. 4 SP - ORDINANCE REQUIREMENTS (cont.)
ordinances including Ordinance Nos. 348 and 460 and state
laws; and shall conform substantially with the adopted
SPECIFIC PLAN as filed in the office of the Riverside
County Planning Department, unless otherwise amended.
10. EVERY. 5 SP - LIMITS OF SP DOCUMENT
No portion of the SPECIFIC PLAN which purports or proposes
to change, waive or modify any ordinance or other legal
requirement for the development shall be considered to be
part of the adopted specific plan.
FIRE DEPARTMENT
10.FIRE. 1 SP -#56 -IMPACT MITIGATION
The project proponents shall participate in the fire
protection impact mitigation program as adopted by the
Riverside County Board of Supervisors.
10. FIRE. 2
SP -#87 -OFF -SET FUNDING
The fiscal analysis for this project should identify a
funding source to off -set the shortage between the existing
county structure fire tax and the needed annual operation
and maintenance budget equal to approximately $400.00 per
dwelling unit and 25c per square foot for retail,
commercial and industrial.
10.FIRE. 4
SP -#71 -ADVERSE IMPACTS
The proposed project will have a cumulative adverse impact
on the Fire Department's ability to provide an acceptable
level of service. These impacts include an increased
number of emergency and public service calls due to the
increased presence of structures and population. A portion
of these impacts can be mitigated by developer
participation in the fire mitigation program in the fire
mitigation program which would provide funding for one-time
capitol improvements such as land and equipment purchases
and building construction. Costs necessary to maintain the
increased level of service can be paartially off -set by
the additional county structure tax accured and would
require an increase in the Fire Department's annual
operating budget.
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09/26/00 Riverside County LMS Page: 3
15:32 CONDITIONS OF APPROVAL
.. -=FIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
Parcel: 761-230-009
10.FIRE. 4 SP -#71 -ADVERSE IMPACTS (cont.)
Therefore the Riverside County Fire Department recommends
approval of the specific plan subject to the following
conditions and/or mitigations:
10. FIRE. 5
SP -#86 -WATER MAINS
All water mains and fire hydrants providing required fire
flows shall be constructed in accordance with the
appropriate sections of Riverside County Ordinance 460
and/or No.787, subject to the approval by the Riverside
County Fire Department.
10.FIRE. 6
SP -#96 -ROOFING MATERIAL
All buildings shall be constructed with fire retardant
roofing material as described in section 1503 of the
Uniform Building Code. Any wood shingles or shakes shall
have a Class B rating and shall be approved by the Fire
Department prior to installation.
10.FIRE. 7
SP -#97 -OPEN SPACE
The Homeowner's Association or appropriate community
service district shall be responsible for the maintenance
of the open space areas. Prior to approval of any
development plan for lands adjacent to open space areas, a
fire protection/vegetation management plan shall be
submitted to the Fire Department for approval.
10.FIRE. 8
SP -#85 -FINAL FIRE REQUIRE
Final fire protection requirements and impact mitigation
measures will be determined when specific project plans are
submitted.
10.FIRE. 9
SP* -#100 -FIRE STATION
Based on national fire standards, one new fire station
and/or engine company could be required for every 2,000 new
dwelling units, or 3.5 million square feet of
commercial/industrial occupancy. Given the project's
proposed development plan, 1 fire station may be needed to
meet anticipated service demands, given project densities.
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09/26/00 Riverside County LMS Page: 4
15:32 CONDITIONS OF APPROVAL
-'CIFIC PLAN Case ##: SP0021SAI Parcel: 761-230-009
10. GENERAL CONDITIONS
PLANNING DEPARTMENT
10.PLANNING. 1 SP - REQUIRED FOR AMENDMENTS
Any amendment to the SPECIFIC PLAN, even though it may
affect only one portion of the specific plan, shall be
accompanied by a complete specific plan document, in both
paper and electronic formats, which includes the entire
specific plan, including both changed and unchanged parts.
10 -PLANNING. 2 SP - MAINTAIN AREAS & PHASES
All planning area and phase numbers shall be maintained
throughout the life of the SPECIFIC PLAN, unless changed
through the approval of a specific plan amendment
accompanied by a revision to the complete specific plan
document.
10.PLANNING. 3 SP - NON -IMPLEMENTING MAPS
A land division filed for the purposes of phasing or
financing shall not be considered an implementing
development application for the purposes of the Planning
Department's conditions of approval.
10 -PLANNING. 5 SP - 90 DAYS TO PROTEST
The project applicant has 90 days from the date of approval
of these conditions to protest, in accordance with the
procedures set forth in Government Code Section 66020, the
imposition of any and all fees, dedications, reservations
and/or other exactions imposed on this project as a result
of the approval or conditional approval of this
project.
10.PLANNING. 6 SP - RECYCLING PROGRAM
All implementing development proposals shall be reviewed by
the Riverside County Waste Management Department for
compliance with Riverside County recycling requirements.
10 -PLANNING. 7 SP - NO P.A. DENSITY TRANSFERS
Density transfers between Planning Areas within the
SPECIFIC PLAN shall not be permitted, except through the
Specific Plan Amendment process.
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09/26/00 Riverside County LMS Page: 5
15:32 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
TRANS DEPARTMENT
10.TRANS. 1
SP - SP/TS CONDITIONS
Parcel: 761-230-009
The Transportation Department has reviewed the traffic
study submitted by Endo Engineering for the referenced
project. The study has been prepared in accordance with
accepted traffic engineering standards and practices,
utilizing County -approved guidelines. We generally concur
with the findings relative to traffic impacts.
The study indicates that it is possible to achieve a Level
of Service "C" for the following intersections (some of
which will require additional construction for mitigation
at the time of development):
Jefferson Street (NS)/Avenue 50 (EW)
Jefferson Street (NS)/Avenue 52 (EW)
Jefferson Street (NS)/Avenue 54 (EW)
Madison Street (NS)/Avenue 50 (EW)
Madison Street (NS)/Avenue 52 (EW)
Madison Street (NS)/Avenue 54 (EW)
Madison Street (NS)/Airport Boulevard (EW)
Madison Street (NS)/Avenue 58 (EW)
Madison Street (NS)/Resort Village Access (EW)
Madison Street (NS)/Avenue 60 (EW)
Monroe Street (NS)/Avenue 50 (EW)
Monroe Street (NS)/Avenue 52 (EW)
Monroe Street (NS)/Avenue 54 (EW)
Monroe Street (NS)/Airport Boulevard (EW)
Monroe Street (NS)/Avenue 58 (EW)
Monroe Street (NS)/Avenue 60 (EW)
Monroe Street (NS)/North Primary Housing Access (EW)
Monroe Street (NS)/South Primary Housing Access (EW)
Monroe Street (NS)/Active Adult Village Access (EW)
Monroe Street (NS)/Avenue 62 (EW)
Active Adult Village Access (NS)/Avenue 60 (EW)
The Comprehensive General Plan circulation policies require
a minimum of Level of Service "C". As such, the proposed
project is consistent with this General Plan policy.
The associated conditions of approval incorporate
mitigation measures identified in the traffic study which
are necessary to achieve or maintain the required level of
service.
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15:32 CONDITIONS OF APPROVAL
FIC PLAN Case #: SP00218A1
10. GENERAL CONDITIONS
10.TRANS. 2
SP - SP/TUMF
Parcel: 761-230-009
The proposed project is within the boundaries of the
Coachella Valley Transportation Uniform Mitigation Fee
District. Prior to the issuance of any building permits,
the project proponent shall pay the mitigation fees in
effect at the time building permits are issued.
10.TRANS. 3
SP - SP/WARRANTED T SIGNLS
The project is responsible for the following traffic
signals when warranted through subsequent traffic studies
done for development applicants within the boundaries of
the Specific Plan:
10.TRANS. 5
Madison Street/Avenue 58
Madison Street/Country Club
Madison Street/Avenue 60
Active Adult Village/Avenue
Monroe Street/ Avenue 58
Monroe Street/ Avenue 60
Monroe Street/North Primary
Village Access
r�
Housing Village Access
SP - TRAFFIC SIGNAL MIT FEE
In accordance with Riverside County Ordinance No. 748, this
project shall be responsible for Traffic Signal Mitigation
Program fees in effect at the time of final inspection.
20. PRIOR TO A CERTAIN DATE
PLANNING DEPARTMENT
20.PLANNING. 1 SP - SUBMIT FINAL SP DOCUMENT
Within sixty (60) days of the adoption of the final Board
of Supervisors resolution, or prior to the submittal of any
applications or the issuance of any permits, whichever
comes first, twelve (12) copies of the final specific plan
document shall be submitted to the Planning Department for
distribution. The documents shall include the final Board
of Supervisors resolution, the final specific plan
conditions of approval and zoning ordinance, all changes
required by these conditions of approval or made during the
public hearings on the project, if any, and the Final EIR
including the Addendum to EIR 232 and the Mitigation
Monitoring Program. A detailed list of required items and
their order can be obtained from the Planning Department.
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15:32 CONDITIONS OF APPROVAL
7CIFIC PLAN Case #: SP0021BAl
20. PRIOR TO A CERTAIN DATE
Parcel: 761-230-009
20.PLANNING. 2 SP - DURATION OF SP VALIDITY
The SPECIFIC PLAN AMENDMENT shall remain valid for
twenty (20) years from date of approval of the amendment.
Should the entire project not be substantially built out
in that period of time, the project proponent shall file an
application for a specific plan amendment to extend the
maximum life of the specific plan. For the purpose of this
condition of approval, substantial buildout shall be
defined as the issuance of the 2,200th building permit.
The specific plan amendment will update the entire
specific plan document to reflect current development
requirements. Should this time period lapse without
substantial build out or without the approval of an
amendment extending this time period, the SPECIFIC PLAN
AMENDMENT shall become null and void twenty years from the
date of the adoption of the Board of Supervisors resolution
for this amendment.
30. PRIOR TO ANY PROJECT APPROVAL
PARKS DEPARTMENT
30.PARKS. 1
SP - REGIONAL TRAILS
In conjunction with the development of each individual
planning area, the implementing projects must include the
requirement for the dedication of trail easements and the
construction of regional trails. These easements shall be
located outside the road right-of-way.
The following regional trail segments must be dedicated and
constructed:
Along the northern boundry of the project, which is also
58th Avenue; from Madison Street west to the project
boundry.
Along the east side of Madison Avenue from 58th Avenue,
south to the point south of 60th Avenue where the property
boundry turns east from Madison Avenue and then along this
northwest/southeast diagonal to the corner where the
property boundry turns due east.
Along the south side of 60th Avenue from Madison Street to
the southeastern corner of Planning Area 44, Park.
If the applicant chooses, in lieu of constructing any or
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15:32 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218A1
30. PRIOR TO ANY PROJECT APPROVAL
30.PARKS. 1
Parcel: 761-230-009
SP - REGIONAL TRAILS (cont.)
all the required regional trails, the applicant may deposit
with the District a sum which will allow the District to
contruct the trail. Please consult with the District as to
the current cost of trail construction.
The District will not accept a bond in lieu of fees.
Whether the applicant pays fees or builds trails, the
dedication of the trail easement is still required.
PLANNING DEPARTMENT
30.PLANNING. 1 SP - COMPLETE CASE APPROVALS
Prior to approval of any tentative subdivision or parcel
map or approval of any plot plan or use permit, the
SPECIFIC PLAN AMENDMENT, the COMPREHENSIVE GENERAL PLAN
AMENDMENT, and the CHANGE OF ZONE shall be approved by the
Board of Supervisors and shall be effective.
30.PLANNING. 2 SP - STANDARDS FOR MAPS
Prior to the approval of any subdivision, all lots created
by land divisions within the SPECIFIC PLAN and the
following Planning Areas, shall be designed and conditioned
to have minimum lot sizes as follows:
a. All lots within Planning Areas 2-6, 8-10, 12,
14-18, 22, and 51 shall have a minimum lot size of 6,050
square feet.
b. All lots within Planning Areas 23-29, 31, 32,
34-47, 49, and 53 shall have a minimum lot size of 5,000
square feet.
30.PLANNING. 9 SP - RIGHT -TO -FARM NOTICE
In addition required by Ordinance no. 625 (Riverside County
Right -to -Farm Ordinance), the following text shall be
incorporated into a "Local Option, Real Estate Transfer
Disclosure Statement", pursuant to Civil Code 1102.6a to
all prospective buyers of residential property within the
Active Adult Village portion (Planning Areas 32, 33, 34,
35, or 36) of Specific Plan 218:
"Buyers of homes within this subdivision acknowledge and
agree that the property they are buying is located in
proximity to land zoned and currently used for agricultural
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15:32 CONDITIONS OF APPROVAL
!CIFIC PLAN Case #: SP0021SAl
30. PRIOR TO ANY PROJECT APPROVAL
Parcel: 761-230-009
30.PLANNING. 9 SP - RIGHT -TO -FARM NOTICE (cont.)
operations (the "Agricultural Operations"). It is the
policy of the State of California and the County of
Riverside that no agricultural activity, operation, or
facility, or apputenances thereof, conducted or maintained
for commercial purposes, and in a lawful manner consistent
with proper and accepted customs and standards, as
established by similar agricultural operations in the same
locality, shall be or become a nuisance, private or public,
due to any changed condition in or about the locality,
after it has been in operation for more than three years if
it was not a nuisance at the time it began. The phrase
'agricultural activity, operation, or facility, or
appurtenance thereof' includes, but is not limited to the
cultivation and tillage of soil, the production,
cultivation, growing, and harvesting of any agricultural
commodity, including timber, viticulture, apiculture,
horticulture, the raising of livestock, fur bearing
animals, fish or poultry, and any practices performed by a
farmer or on a farm as incident to or in conjunction with
such farming operations, including preparation for market,
delivery to storage or to market, or to carriers for
transportation to market."
"The Agricultural Operations which typically occur during
the day, but which may occur at night include the use of
heavy machinery which may generate noise and dust.
Applicaitons of agricultural chemicals that are applied
within state and local permi requirements may have
noticeable odors associated with their application.
Organic fertilizers may be employed that generate their own
objectionable odors. When and if frost and/or freezing
conditions occur, helicoptors may be employed at low
altitudes to stir up the air and prevent freezing. Workers
traveling to and from agricultural property to engage in
work may generate additional traffic and noise on public
streets in the vicinity."
"Seller has no control over the Agricultural Operations,
including its hours of operation or any potential changes
in those hours of operation. Buyer is purchasing the
Property with knowlede of the existance of the Agricultural
Operations. Buyer is also aware that this Notification and
consent may limit Buyer's rights to object int he future to
the continuance of the Agricultural Operations and/or the
manner of such operations as conducted in a lawful manner
consistent with proper and accepted customs and standards."
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15:32 CONDITIONS OF APPROVAL
CIFIC PLAN Case #: SP00218AI
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 10 SP - EA REQUIRED
Parcel: 761-230-009
An environmental assessment shall be conducted to determine
potential environmental impacts resulting from each tract,
change of zone, plot plan, specific plan amendment, or any
other discretionary permit required to implement the
SPECIFIC PLAN, unless said proposal is determined to be
exempt from the provisions of the California
Environmental Quality Act. The environmental assessments
shall be prepared as part of the review process for these
implementing projects. At a minimum, the environmental
assessment shall utilize the evaluation of impacts
addressed in the Environmental Impact Report prepared for
the SPECIFIC PLAN.
30.PLANNING. 11 SP - SPECIAL STUDIES REQUIRED
The following special studies/reports shall accompany
implementing development applications in the planning areas
listed below:
Study / Report Planning Area
a. Hazardous Waste Investigation Study none
b. Detailed Preliminary Grading All planning Areas
c. Slope Stability Plan 23
d. Liquefaction All
e. Archaeological Survey All
f. Biological Survey None
g. Erosion and Sedimentation Control Plan None
h. Wetlands Study none
i. Acoustical Study 2, 9, 12, 22,
23-25, 45, 49,
51, and 53
j. Other (as determined by subsequent All Planning Areas
environmental assessments)
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15:32 CONDITIONS OF APPROVAL
"-ECIFIC PLAN Case #: SP0021BAl Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 12 SP - MITIGATION MONITORING
EXHIBIT C
MITIGATION MONITORING
An amendment to the California Environmental Quality Act
("CEQA"), codified as Public Resources Code Section
21081.6, required the preparation of a program to ensure
that all mitigation measures are fully and completely
implemented. The Addendum to the Environmental Impact
Report prepared for the SPECIFIC PLAN imposes certain
mitigation measures on the project. Certain conditions of
approval for the SPECIFIC PLAN constitute self contained
reporting / monitoring programs for certain mitigation
measures. At the time of approval of subsequent
development applications, further environmental reporting
/ monitoring programs will be established to ensure that
all mitigation measures are appropriately implemented.
30.PLANNING. 16 SP - MEET PHASE CONDITIONS
Prior to the approval of any implementing land division or
development application, a condition shall be placed on
that project requiring that, prior to the issuance of
the first building permit for the construction of any use
contemplated by this approval, the applicant shall first
obtain clearance from the Riverside County Planning
Department that all pertinent conditions of approval have
been satisfied for the specific plan for the phase of
development in question.
30.PLANNING. 17 SP - PLANNING AREA LEGAL
Prior to the approval of any land division or development
permit (use permit, plot plan, etc.) within the SPECIFIC
PLAN, a condition of approval shall be applied requiring
that, prior to the recordation of any final map or issuance
of any building permit within a Planning Area of said
specific plan, the first applicant, or their
successor -in -interest, for a final map or building permit
within each Planning Area shall submit to the Planning
Department correct legal descriptions for the Planning
Area(s) within which the proposed project is located.
30.PLANNING. 18 SP - SCHOOL MITIGATION
Prior to the approval of any implementing land division or
development permit (use permit, plot plan, etc.), a
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15:32 CONDITIONS OF APPROVAL
% P"CIFIC PLAN Case #: SP00218A1 Parcel: 761-230-009
t
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 18 SP - SCHOOL MITIGATION (cont.)
condition of approval shall be applied to said implementing
development requiring that impacts to the Coachella Valley
Unified School District will be mitigated in accordance
with California State law.
30.PLANNING. 29 SP - QUARTERLY SP ACTIVITY RPT
Prior to the approval of any land division or development
permit (use permit, plot plan, etc.) within the SPECIFIC
PLAN, the following condition shall be applied to the land
division or development permit to read as follows:
The master developer, and any subsequent developer, shall
submit quarterly activity reports to the Planning
Department beginning with the ISSUANCE OF THE FIRST
BUILDING PERMIT. The report shall list all issued grading
permits, building permits, and final inspections and
occupancy permits, and tract and lot numbers; and shall
include monthly subtotals and cumulative Specific Plan
project totals. ALL PERMIT ISSUANCE SHALL CEASE IF
REPORTS ARE NOT SUBMITTED ON THE FIRST OF MARCH, JUNE,
SEPTEMBER, AND DECEMBER OF EVERY YEAR UNTIL THE ENTIRE
SPECIFIC PLAN IS COMPLETELY BUILT OUT.
30.PLANNING. 30 SP - Archeological Monitoring
Prior to the approval of any and each land division or
development permit (use permit, plot plan, etc.), a
condition shall be applied to the implementing project
stating that:
"Monitoring of mitigation measures related to excavation
and possible preservation of archeological resources shall
occur prior to site grading activities through an agreement
with a qualified archeologist. The project proponent shall
provide to the Planning Department a copy of the agreement.
The agreement shall include, but not be limited to, the
mitigation and monitoring procedures to be implemented
during the course of grading. The mitigation measures
shall include, but not be limited to: surface
collection, recordation of petroglyphs, cataloguing of
artifacts, recordation of features, and
Torres -Martinez tribe consultation. The Planning
Department shall not issue grading permits unless the
proposed mitigation and monitoring procedures conform
substantially to those procedures described in Addendum
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15:32 CONDITIONS OF APPROVAL
`ECIFIC PLAN Case #: SP00218AI Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
30.PLANNING. 30 SP - Archeological Monitoring (cont.)
No. 1 to Environmental Impact Report No. 232."
30.PLANNING. 31 SP - Archeological Report
Prior to the approval of any and each land division or
development permit (use permit, plot plan, etc.), a
condition shall be applied to the implementing project
stating that:
"Prior to the issuance of building permits, a post
excavation report shall be provided to the Planning
Department. The report shall include, but not be limited
to, the mitigation and monitoring procedures that were
implemented in the process of grading for this project.
Building permits shall not be issued unless the mitigation
and monitoring procedures that were implemented
substantially conform to the procedures recommended by the
pre -grading agreement described in condition
30.PLANNING.30."
30.PLANNING. 32 SP - Avenue 62 buffering
Prior to the approval of any implementing land division
project within the SPECIFIC PLAN (i.e. tract map or parcel
map), the following condition shall be placed on the
implementing project PRIOR TO BUILDING PERMITS:
"Any residential development adjacent to Avenue 62 shall be
buffered by the width of a regulation golf fairway of three
hundred feet (3001) for the length of the frontage of the
project along Avenue 62."
This condition shall remain in full force and effect for
the duration of the project unless a change of use occurs
on the property immediately to the south, whereupon the
above condition may be considered as NOT APPLICABLE.
TRANS DEPARTMENT
30.TRANS. 1
SP - AMEND GENERAL PLAN
The project proponent shall submit an application to amend
the following General Plan Roads to the following
classifications:
a. Downgrade Madison Avenue south of 58th Avenue from an
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15:32 CONDITIONS OF APPROVAL
nCIFIC PLAN Case #: SP00218A1
30. PRIOR TO ANY PROJECT APPROVAL
30.TRANS. 1
Parcel: 761-230-009
SP - AMEND GENERAL PLAN (cont.)
Urban Arterial Highway (1341ROW) to an Arterial Highway
(1101ROW).
b. Downgrade Avenue 60 from an Arterial Highway (1101ROW)
to a Secondary Highway (88' ROW) east of Monroe Street
to the project boundary.
30.TRANS. 2
SP - TS/TS REQUIRED
Site specific traffic studies will be required for all
subsequent development proposals within the boundaries of
Specific Plan No. 218 in accordance with Traffic Study
Guidelines.
100. PRIOR TO ISSUE GIVEN BLDG PRMT
PLANNING DEPARTMENT
100.PLANNING. 3 SP - COUNT RES BUILD PERMITS
This condition is applied to assist the Planning
Department with tracking the build -out of the SPECIFIC PLAN
by automatically counting all the issuance of all new
residential building permits on the County's Land
Management System which are electronically associated with
the Specific Plan.
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OCT -19-00 THU 10 11 AM RIVERSIDE COUNTY PLANNIN FAX NO, 9099553157 P. 02
10/19/00 Riverside County LMS
09:51 CONDITIONS OF APPROVAL Page: 1
SPECIFIC PLAN Case #: SP00218AJ
Parcel: 761-230-009
30. PRIOR TO ANY PROJECT APPROVAL
TRANS DEPARTMENT
30.TRANS. 3 SP - AMEND GENERAL PLAN
DRAFT
The project proponent shall submit an application to
amend the following General Plan Roads to the following
classifications:
a. Downgrade Madison Avenue south of 58th Avenue from an
Urban Arterial Highway (1341ROW) to an Arterial Highway
(110 -ROW).
b. Downgrade Avenue 60 from an Arterial Highway (1101ROW)
to a Major Highway (1001ROW) from the project boundary
westerly to Monroe Street, and upgrade Avenue 60 from a
Secondary Highway (881ROW) to a Major Highway (1001ROW)
westerly from Monroe Street to Madison ,street.
c. Add Avenue 62 as a Major Highway (1001ROW) from Monroe
Street westerly to Madison Street.
Riverside County
Taste Management {department
Robert A. Nelson. General .Manager -Chief Etigi►ieer
December 31, 1998
Mirtha Purkhart
Riverside County Planning Department
4080 Lemon Street, 91 Floor
P.O. Box 1409
Riverside, CA 92502-1409
RE: Amendment No. 1 to Specific Plan No. 218 (Coral Mountain Development)
Dear Ms. Purkhart:
The Riverside County Waste Management Department (Department) has reviewed the above-
mentioned project, located southerly of 58' Avenue and just east of the Coral Reef Mountain in the
Coachella Valley. The Department has the following comments at this time:
1. The original Specific Plan and the associated Environmental Impact Report (EIR) were
approved in 1988, prior to the Integrated Waste Management Act of 1989 (AB 939).
Therefore, the specific plan project was never evaluated in the context of AB 939, which
addresses the over -reliance on landfills for solid waste disposal by requiring each city and
county to divert 50 percent of solid waste from landfills by the year 2000. Waste generation
from new growth could affect the County's capability of meeting the AB 939 mandate.
Moreover, the added waste could impact the County's landfill system by accelerating the
depletion of available landfill space.
2. The project would result in a substantial population growth in the La Quinta area; therefore,
it would generate a significant quantity of solid waste, both during project construction and
after project built -out. In order to reduce the project's impacts on the -County solid waste
management system, the project proponent shall be required to mitigate the project's solid
waste impacts with the following measures:
a. Demolition and construction waste should be recycled through the use of on-site grinders or
wood recycling facilities.
b. Green waste generated from project landscape areas and the two golf courses should be either
composted on-site or sent to a composting facility in the area for recycling.
C, The use of hazardous materials, such as herbicides, insecticides, and/or chemical fertilizers,
for vegetation in the golf courses and landscape areas within the project may generate
hazardous waste from the unused portions of these materials. Please be advised that County
landfills do not accept hazardous materials. The project should comply with all applicable
199; .11arkei Street - R:verside. C.a 92301-1719 - l909) 933-13.70 - Fav (909) 955-1374 -Fax 1909) 953-1334
law and regulations on hazardous waste storage and disposal
d. The California Solid Waste Reuse and Recycling Act of 1991 requires that adequate areas
for collecting and loading recyclable materials be provided in commercial projects, business
areas, multi -family residential projects with five or more units, and detached, single family
residential projects where solid waste is collected and loaded in a location which serves five
or more units. Prior to building permit issuance, the project proponent shall submit three
copies of a site plan for each development phase to the Waste Management Department for
review and approval. The site plan should show the locations and designs for the recyclable
materials storage areas. Design standards for the storage area are as follows:
i. The design, construction and location of recycling areas shall not conflict
with any applicable federal, state or local laws relating to fire, building,
access, transportation, circulation or safety and shall be designed to be
architecturally compatible with affected structures and existing topography;
ii. The recycling storage areas shall be conveniently located at or near solid
waste collection areas, where feasible, but maintain adequate separation,
fencing and landscaping to ensure that adjacent areas are not impacted by any
associated noise, odor, vectors or glare from the storage areas:
iii. The recycling storage areas, bins and containers, shall be adequate in capacity
;;number and distribution to achieve fifty per cent recycling of the total waste
generated by the project;
iv. The recycling storage areas shall be sufficiently protected from rain which
might render the collected materials unmarketable and shall be secure from
theft;
V. Collection vehicles and personnel shall have unobstructed access to the
storage area;
vi. All recycling bins shall be labeled with the universal recycling symbol and
with signage indicating to the users the type of material to be deposited in
each bin.
e. Items to be collected for recycling from a residential, commercial or industrial establishment
depend on the types of materials available for recycling and the haulers's collection system.
The project proponent should work with his permitted refuse hauler to identify which
materials may be collected for recycling and on what schedule.
If you have any questions, please contact me at (909) 955-4386.
f \data\ping\landuse\devrev\ 1998\dr98-302
Sincerely,
S g ey Ma
anner III
78-495 CALLE TAMPICO — LA QU1NTA, CALIFORNIA 82253 – (760) 777-7000
TDD (760) 777-1227
January 19, 1999
Ms. Mirtha Purkhart, Project Planner
Riverside County Planning Department
9th Floor, CAC - P. O. Box 1409
Riverside, CA 92502-1409
FAX AND VIA MAIL
SUBJECT: SPECIFIC PLAN NO. 218, AMENDED NO. 1- EA 37465 - CORAL MOUNTAIN
Dear Ms. Purkhart:
The City of La Quinta has reviewed the above applications and has the following comments:
1. As indicated the City of La Quinta's Sphere of Influence includes the property west of
Monroe Street and north of Avenue 60.
2. The City of La Quinta has common boundaries with the proposed project along Avenue 58,
Avenue 60 and Madison Street, and the westerly'project boundary between Avenue 60 and
Avenue 58.
3. The City of La Quinta has designated as Primary Arterials the following streets: Monroe
Street between Avenue 52 and Avenue 64; Madison Street between Avenue 60 and Avenue
54; Avenue 62 between Monroe Street and Jefferson Street extended; Avenue 60 between
Monroe Street and the centerline of Section 28. As Primary Arterials the cross section calls
for 100 to 110 foot right of way.
4. The City of La Quinta approved a project south and west of the intersection of Avenue 60
and Madison Street called "Travertine". This project is a major development within the City
and as such, adequate access to the project must be maintained. Madison Street is a major
access to the project and should be design as an Arterial street with a width of 110 feet.
5. The proposed layout of Madison Street and Avenue 60 does not take into consideration
adequate access to the Travertine project in that, part of Madison Street does not appear on
the plan and it also appears that the redesigned Madison Street. south of the course, does not
have the right of way width for an Arterial Street
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
6. The City of La Quinta's General Plan identifies an Equestrian Trail on Avenue 58 west of
Madison Street. This project should rake this into consideration.
7. Please provide a copy of the Addendum to the EIR and Specific Plan.
In summary, the City of La Quinta is opposed to the reconfiguration of Madison Street and Avenue
60 as depicted in the Land Use Plan for Coral Mountain unless: 1) The new alignment includes all
of Madison Street to Avenue 62 and is developed as an Arterial street (I I O -feet) per City standards;
and 2) the redesign of Madison Street where it "T's" into the curved realignment of Madison Street
into Avenue 60 needs to be modified to provide a 1,200 foot radius curve, or more. We would
request the applicant redesign to conform with La Quinta's Circulation Element.
Very truly yours,
FERRY HERMAN
Community Development Director
JH:bjs
COACHELLA VALLEY UNIFIED SCHOOL DISTRICT
Q
POST OFFICE BOX 847 / THERMAL, CA 92274 / (619) 399-5137
iujEu'u HVE
January 19, 1999 nJAN 2 5 1999
00
RIVERSIDE COUNTY
Riverside County Planning Department PLANNING DEPARTMENT
Land Development Committee
Ms. Mirtha Purkhart, Project Planner
9th Floor, CAC - P.O. Box 1409
Riverside, CA 92502-1409
Re: Amendment 1 to Specific Plan No. 218 for Coral Mountain Project
Dear Ms. Purkhart:
This letter is submitted to the Riverside County Planning Department ("RCPD') on
behalf of the Coachella Valley Unified.School District ("District") relative to the above -
referenced project. We have reviewed the draft of Amendment 1 to Specific Plan No. 218
("Amendment") for the Coral Mountain Project ("Project") and submit these comments to
identify the significant adverse impacts of the Amendment on the District's school facilities
("School Facilities").
1. Request for Notice
Pursuant to Public Resources Code Section 21092.2, we hereby request that you send
copies of all notices and other documents regarding the Project that are mailed or distributed
by the RCPD to the District at its office, located at 87-225 Church Street, Thermal, CA 92274,
attention Dr. Colleen Gaynes, Superintendent. We also request that you send a copy of those
notices or other documents to Mr. Alex Bowie, Bowie, Arneson, Wiles & Giannone, at 4920
Campus Drive, Newport Beach, CA 92660. If any fee or charge is required for the provision
of such notices or documents, please provide them office with an invoice for such costs. This
Request for Notice specifically includes, but is not limited to: (i) notices of all hearings; (ii)
notices of all proposed actions to be taken with regard to the developmental process;
Ms. Mirtha Purkhart, Project Planner
January 19, 1999
Page 2
(iii) all requests for information; (iv) draft and final environmental documents for the Project
that are prepared, furnished, or filed pursuant to CEQA (including the Draft EIR, any updates
to the Draft EIR, responses to the Draft EIR updates and staff reports and commentaries
related thereto, and any Final EIR); and (v) copies of all Planning Commission, Board of
Supervisors, or other agenda that calendar any matter related to the Project.
2. Project Information
The proposed development of the Project includes the construction of 3,500 residential
dwelling units (``DCT") on a total of approximately 1,280 acres of property within the
jurisdictional boundaries of the County of Riverside ("County") and within the Lower Coachella
Valley Land Use Planning Area. The DU are planned to consist of the following densities: (i)
796 of medium density; (ii) 1,377 of medium high density, (iii) 721 of high density; and 486 of
very high density. The Project is located within the District's boundaries and is within its
respective attendance areas.
As w8 understand the proposal, of the total 1,280 acres encompassed within the Project,
395 acres are planned to be used for two golf courses, 30 acres are planned to be used for parks, 7
acres are planned to be used for community facilities and 10 acres are planned to be used for an
elementary school. The elementary school is projected to be located within the very high density
residential portion of the Project. Comments as to the acceptability of this location for a school
site will be submitted at a later date.
3. Impact on the District's School Facilities
Construction of 3,500 residential DU pursuant to the Amendment will have a significant
adverse impact on the District's School Facilities. Based on the District's present estimated
average student generation rate ("SGR") of 1.24 pursuant to the previous Mitigation Study
Appraisal by the County prepared by School Planning Services, entitled "Development Fee
Justification Analyses for Residential Development, Comm erciaVlndustrial Development and
Senior Housing" ("SPS Report"), development of the Project will result in a total of 4,340
students [3,504 x 1.24]. The District currently does not have sufficient permanent school
facilities to house these 4,340 students generated from the development of the Project. Based on
the District's School Facilities construction costs of $13,187 per student, the adverse impact
resulting from development of the Project amounts to approximately $57,231,580 [4,340
students x $13,1871. Further assuming that the average square footage of a proposed residential
DU for this Project is 1,135 square feet, school fees presently required to be paid pursuant to
Education Code Section 17620 and Government Code Section 65995 will offset the foregoing
amount by approximately $7,666,925 [3,500 DU x 1,135 square feet x $1.93 per square foot].
Ms. Mirtha Purkhart, Project Planner
January 19, 1999
Page 3
Although these numbers are estimates, the potential adverse impact on the District's School
Facilities as a result of the development of the Project approximates $49,564,655.
4. Proposed Mitigation of the District's School Facilities Impacts
Because the development of the Project as proposed by the Amendment will have
significant adverse impacts on the District's School Facilities, further analysis in the form of a
Supplemental Environmental Impact Report ("Supplemental EIR') will be required absent an
agreement between the District and the developer of the Project that will mitigate those impacts
to a level of insignificance ("Mitigation Agreement'j. The Mitigation Agreement would be
based on payments ("Mitigation Payments'), to be paid prior to the issuance of building permits,
of $3.84 per square foot of assessable space ("Assessable Space") as defined in Government
Code Section 65995, for each DU, up to a maximum per DU ("DU Maximum Payment") of
$7,983. This amount is estimated to be $15,254,400 [3500 DU x 1,135 square feet x $3.84 per
square foot], or, approximately 27% of the impact of $57,231,580. The Mitigation Payments and
DU Maximum Payments would be adjusted by the District annually, beginning January 1, 2000
by the chang6 in the Marshall & Swift Class D Wood Frame Construction Cost Index ("Index")
since January 1, 1999. The Mitigation Agreement would also provide credits from State Funding
and any subsequent authorized general obligation bond funding.
In the event that the Mitigation Agreement is not executed, the developer of the Project
will be required to pay the District, under present requirements, statutory school fees of at least
$7,666,925 pursuant to Section 17620 of the Education Code and Section 65995 of the
Government Code. However, the Project most likely will be subject to Alternative School fees
pursuant to Section 17620 of the Education Code and Sections 65995.5 and 65995.7 of the
Government Code. The amount of these Alternative School Fees has not yet been determined,
but is estimated to be 50% of the School Facilities cost pursuant to Section 65995.5 and 100% of
School Facilities costs pursuant to Section 65996.7. In relation to this Projeot,-50% of the
estimated School Facilities costs amounts to $28,615,790 and the 100% amount is estimated to
be $57,231,580. However, execution of a Mitigation Agreement with the District would appear
to be in the best interests of the owner of the Property.
5. Conclusion
Due to the potential significant impacts on the District's School Facilities resulting from
the development of the Project, the District respectfully requests that the RCPD require the
preparation of a Supplemental EIR as part of the approval process for this Amendment.
However, we believe that the preparation of a Supplemental EIR would not be required should
the District and the developer of the Project mutually agree to enter into a Mitigation Agreement
to reduce the significant impacts to a level of insignificance.
Ids. Mirtha Purkhart, Project Planner
January 19, 1999
Page 4
We appreciate the opportunity to comment on this Project, and, because the Project is in
its early stages, we reserve the right to comment at a future date.
Very truly yours,
Ozd6�
Ken Miller
Director of Facilities
JDR:ad
CC: Dr. Colleen Gaynes, Coachella Valley Unified School District
Alexander Bowie, Bowie, Arneson, Wiles & Giannone
PLANNING DEPARTMENT
RIVERSIDE COUNTY PLANNING DEPARTMENT
9TH FLOOR, CAC - P.O. BOX 1409
RIVERSIDE, CA 92502 -1409
DATE: January 5, 1999
TO: Transportation - Russ Garrett
Coachella Valley Water District
Transportation - George Sterriker
Southern California Edison
Environmental Health - Don Park
Southern California Gas
Environmental Health - John Silva
General Telephone
Fire Department - Nick Cadena
Coachella Valley Unified School District
Building & Safety - Grading Section
Desert Sands Unified School District
Regional Parks & Open Space - Mark Brewer
California Department of Fish & Game
County Geologist
CALTRANS #11
Waste Management - R. Nelson
Coachella Valley Assoc. of Governments
Supervisor Wilson (2)
Coachella Valley Recreation and Park District
Commissioner Porras
Southern Coachella Valley Community Serv. Dist.
EDA - Brad Hudson
Planning, Indio - Paul Clark
CSA #152 - Mel Bohlken
City of La Quinta - Planning
City of Coachella - Planning and Development
SPECIFIC PLAN NO. 218, AMMENDED NO. 1 -
EA37465
City of Indio - Platuting and Development
- Coral Mountain Development, LLC -
Lower Coachella Valley Zoning District - Fourth
Supervisorial District - Southerly of 58i° Ave,
Westerly of Jackson St. 1,280 Acres - SP Zone -
REQUEST: Amendment to SP 218 -
APN: 761-110-001
F*RONI: Keith Gardner, Planner
RE: Specific Plan #218A1
Since the last transmittal, we have received this Screen Check #l. Please keep this for your records, and send back
any comments deemed necessary.
f f07�
Should you have any questions, please call Keith Gardner at (909) 935-M2 or Richard MacHott at (909) 955-3299.
COMMENTS: Per the Coachella Valley Recreation 6 Park District Master Plan, Ordinance
# 460 allows agencies that provide park and recreation services to mitigate the impact
of land subdivisions by accepting developed parks, payment of fees in lieu thereof, or
a combination of both for park and recreation purposes. Prior to the recordation of
the final map, the land divider shall submit to the Planning Director an agreement with
the Coachella Valley Recreation and Park District which demonstrates to the satisfactio:
DATE: February 9, 1999 SIGNATURE:
PLEASE PRINT NAME AND TITLE: Don Martin, General Manager
TELEPHONE: 760-347-34'84 &1 ,
If you do not use this letter for you response, please indicate the project planner's name. Thank you.
of the County that the land divider has provided for the payment of $660.45 per
dwelling unit in accordance with Section 10.35 of Ordinance # 460.
Qy(ATEq ESTABLISHED IN 1918 AS A PUBLIC AGENCY
'D ISTRIc3
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 ° TELEPHONE (760) 390-2651
DIRECTORS OFFICERS
TELUS CODEKAS, PRESIDENT THOMAS E. LEVY. GENERAL. MARAGER-CHIEF E14GMER
JOHN RUSSELL A ITAHARA. VICE PRESIDENT June 14, 1999 BERNARDINE SUTTON. SECRETARY`
O�WEN MtCOOK, ASSISTANT GENERAL MANAGER
JOHN P. POWELL, Jr. REDWINE AND SHERRILL. ATTORNEYS
DOROTHY M. NICHOLS
Richard Machott
County of Riverside Planning Department
Post Office Box 1409
Riverside, California 92502
Dear Mr. Machott:
Subject: Coral Mountain Specific Plan 218
Amended N S n rhi-f-ie
File: 0126.1
0163.1
We have reviewed screen check No. 2 for Specific Plan 218. We appreciate the opportunity
to review this important document.
Our comments regarding the first draft (Screen Check No. 1) have been addressed to our
satisfaction and have been incorporated into the current document. We do however have one
comment on the current document. This comment can be found in the enclosed
Attachment A.
If you have any questions please call Joe Cook, planning engineer, extension 292.
Yours very truly,
Tom Levy
General Manager -Chief Engineer
Enclosure/1/as
JEC:rMC\eng\sw\iun\machott
TRUE CONSERVATION
USE WATER WISELY
Attachment A
Page N-14, under the heading Water and Sewer Plan to address the following:
The third and fourth sentence reads,"The CVWD provides three types of water service
within the Coachella Valley - domestic water, reclaimed water and agricultural or
irrigation water. Both types of water service are supplied by wells." This sentence is
incorrect.
The district provides domestic water from wells. Agricultural water used for
irrigation is a surface water source.
am
JEC: Rnc\en&w\j un\machott
March 31, 2000
Kim Jarrell Johnson
RIVERSIDE COUNTY
Regional Park And Open Space District
P.O. Box 3507
Riverside, CA 92519-3507
RE: Coral Mountain at La Quinta/Park District Condition
Dear Ms. Johnson:
Thank you for meeting with Susan Stoltenberg and me on March 22 concerning your
department's conditions of approval for the referenced project. As 1 stated in our meeting, Coral
Mountain supports the concept of regional trails. Regional trails are of benefit to existing and
future generations and meet a need for recreation as urbanization occurs. That said, however, we
do have some concern with the wording of your condition. It is proposed that Coral Mountain
provide easements outside of the public right-of-way along three major streets (including
acquisition of off-site area), construct trails to county standards and maintain them in perpetuity
(with associated legal liability issues). These are, as the name implies, regional trails. In other
words, they are a regional improvement of area -wide benefit, not solely to the Coral Mountain
project. Therefore, a nexus issue is raised. While we acknowledge a responsibility to participate
in the regional trail obligation at a level commensurate with our project's impact, we must
express our reservations at being burdened with land. financial and maintenance responsibilities
arguably beyond our fair share.
To add to our concern, it was our impression from our meeting that Coral Mountain would not
receive any credits toward its park acreage requirements or in -lieu fees in exchange for granting
easements or constructing and maintaining regional trails. We will still be required, however, to
mitigate the park requirements of the Coachella Valley Park and Recreation District by either
providing land per the standards, paying in -lieu fees of $660 per dwelling unit, or a combination
of both. We feel this puts us in a disadvantaged situation compared to other projects.
Accordingly, we would like to propose alternative language for a condition that we feel
accomplishes the County's goal but also recognizes the nexus between Coral Mountain and the
obligation to participate in the regional trails program. This condition is attached for your
consideration.
Sincerely,
CORAL MOUNTAIN DEVELOPMENT, LLC
John P. Gamlin
S.V.P., Planning & Development
[Proposed Condition Language]
Regional trails, as depicted in the County of Riverside Comprehensive General Plan in
effect at the time of approval of the Specific Plan Amendment, shall be constructed
concurrent with the construction of rights-of-way abutting the property as required by the
Transportation Department:
Along the east side of Madison Street abutting the subject property.
• Along the south side of 601h Avenue from the Madison Street intersection to the
southeastern corner of the subject property east of Monroe Street.
The width of the regional trails shall be per county standards. The project shall dedicate
the area required for the regional trails parallel to the adjacent public rights -of way. A
reduction in the amount of dedication required shall be allowed for any efficiencies
inherent in combining the regional trails with similar use areas within the public right-of-
way, such as the sidewalk and a Class I bike trail, if required. An encroachment permit
shall be granted for the construction of regional trails within the rights-of-way.
In consideration of the dedication of land and construction of regional trails, the project
shall receive credit against the Regional Parkland Fee portion of the Public Facilities and
Services Mitigation Fee.
In the event a County Maintenance District (or other similar public district) is formed or
adopted to maintain regional trails, the Coral Mountain regional trails will be eligible for
annexation into the County's Maintenance District. Maintenance for all regional trails
shall be the responsibility of a County Open Space/Trails Maintenance District, if
formed. In the event no district is formed, then these responsibilities shall be assumed by
the appropriate Coral Mountain homeowner's association.
May -08-00 09:39A County Park District 909-955-4305
P -D1
MlgtiTo
t` ! � l•
rr.. waar � I
RIVERSIDE COUNTY back
Regional Park And Open -Space 1)lstrtct r -
1'►lone.
4600 Creatmore Road • Riverside. CA 92,500.68.5ii • (f1Q11) 955.4310
Fax (909) 41.55.430.5 ""i!
PAUL FRANDSEN
General Manager
April 6, 2000
John P_ Gamlin
Coral Mountain Development
41-865 Boardwalk, Suite 111
Palm Desert, CA 92211
Dear Mr. Cramlin,
This is in response to your letter or March 21, 2000 concerning trails in the Coral
Mountain Specific Plan. In the following discussion, the language in italics are direct
quotes from your letter.
... they are a regrionul improvement of area -wide benefit, not solely to the Coral Mountain
prof ec4i
The trails that this project have been conditioned to provide are called regional trails.
I lowevcr, realistically, these trails will be most frequently utilized by residents of your
proj ect.
While we acknowledge a responsihillry to participate in the regional trail obligation at a
level commensurate with our ;orujec! s impucl, we roust express our reservations at being
share. har
burdened with land. f�fnafinancial,and maintenance re.%pornibilitfcs arguably beyond our fair
According to the project summery included in the sPec:ific plan this project includes 128.0
acres stretching Across five different sections of land, approximately 3500 housing units.
multiple golf courses, a commercial component, a part[ and a school. It is obvious that
this is a large development, which will have neat just local but also regional im- pacts. it
seems reasonable that u project of this si7c provide some recreational amenities that
would he cif regional bencfit. The cost of trail maintenance should be barn by whatever
entity will be maintaining this project's roadsidt: landscaping. This could be a
-homeowner's association or a landscape maintenancc district and we will condition as
such.
...it was our impression... that ("Oral Mountain would not receive any credits tuN.-ard its
Park acreage requirements or in -liens fees in exchange for granting Casements or
constructing and maintaining trail.y. We will .still be required. -to mitigale, the park
requirements of the Coachella Valley lark and Recreation DISPict by either providing
land... pc{ving fees• ... or a combination of both.
-rot kyulrr Ittutett, develop. manage and Interpret for the tnavArmoon. vat And r.nluymant of all people
a well•balatced a7+I•nt of area of artatand149 agenic. recreation. and hi■tnrir Itnperlaa ao,.-
May-ow-uu uw:39A County Panic D1SL►'1CL 909-965-4305 p.O2
The fees or land provided to the Coachella Park and Recreation District under the
Quimby act aro to mitigate; the impacts of the project on local parks. The Coachella Park
and Rccreation District provides for lhe'local or community recreation needs of its
citivzns. It is the County Park District that is empowered to provide for the regional park
needs for Riverside County. No hart of any fcc that is paid to Coachella' Valley i9 given
to the County. No further fee for park needs is required of this project outside of the
Quimby fee paid to the Coachella District.
Sine e:ly.
kim Jarrell c�ttinsora ,
Assistant Park Planner
c: Marc Brewer
S
LAND DEVELOPMENT COMMITTEE
(*INITIAL CASE ACCEPTANCE) MEETING AGENDA
RIVERSIDE COUNTY PLANNING DEPARTMENT
9TH FLOOR, CAC - P.O. Box 1409
Riverside, CA 92502-1409
)ATE: December 18, 1998
'O: Transportation - Russ Garrett
Llansportation - George Sterriker
1ErtGironmental Health - Don Park
Environmental Health - John Silver
Fire Department - Nick Cadena
Building & Safety - Grading Section
Regional Parks & Open Space - Mark Brewer
County Geologist
Waste Management - R. Nelson
Supervisor Wilson (2)
Commissioner Porras
EDA - Brad Hudson
CSA #152 - Mel Bohlken
City of La Quinta - Planning
City of Coachella - Planning and Dev.
City of Indio - Planning and Dev.
Coachella Valley Water District
Southern California Edison
Southern California Gas
General Telephone
Coachella Valley Unified School District
Desert Sands Unified School District
California Department of Fish and Game
CALTR.ANS # 11
Coachella Valley Assoc. Of Governments
Coachella Valley Recreation and Park District
Southern Coachella Valley Community Serv. Dist.
Planning, Indio - Paul Clark
SPECIFIC PLAN NO. 218, AMENDED NO. 1 - EA
37465 - Coral Mountain Development, LLC - Lower
Coachella Valley Zoning District - Fourth Supervisorial
District - Southerly of 58th Ave, westerly of Jackson St
1,280 Acres - SP Zone - REQUEST: Amendment to
SP 218 - APN: 761-110-001
Please review the case described above, along with the attached tentative map/exhibit. This item will be discussed c
JANUARY 6, 1999, by the Land Development Committee in Indio. All County LDC Agencies and Departments, plea
have draft conditions in the Sierra System by the LDC date. If you cannot clear the exhibit, please have LDC correctio-
in the system and DENY the routing. Once the route is complete, and the approval screen is approved with or witho
corrections, the case can be scheduled for a public hearing. All other agencies, please have your comments/conditions
the Planning Department as soon as possible, but no later than 14 days after --the LDC date. Your comment
recommendations/conditions are requested so that it may be included in the staff report for this particular case.
Should you have any questions regarding this item, please do not hesitate to contact MIRTHA PURKHART, Proje
Planner, at (909) 955-1852.
CON NIENTS:
DATE: SIGNATURE:
PI 'SSE PRINT NAME AND TITLE:
TS. ,PHONE:
If you do not use this letter for your response, please indicate the project planner's name. Thank you.
DESERT CONTRACTORS' .
ASSOCIATION
March 17, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Street, 9th Floor
Riverside CA 92501
Attn: Keith Qardner
RE: Amendment No. 1 to Specific Plan No. 218/ "Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
It is our understanding that the Planning Commission is considering the referenced application at
its hearing on April 12, 2000. As local residents of the Coachella Valley and an a strong
representative of the business community and construction industry. We wish to express our
support for Coral Mountain. As a project that has been on the drawing boards for the last I l
years. we are confident that Coral Mountain will be a well -conceived and welcomed addition to
the area. a _
We strongly urge the Commission to recommend approval of the Amendment to the Board of
Supervisors. Thank you for your kind consideration.
Sincerely,
CA Boar
Jennifer Schmitt
DCA Executive Director
P- O- Box 10190 Palm Desert, CA 92255-0190 (760) 779-9400 Fax (760) 779-9535 0 Email: the DCA®aol.com
L qF4
Iq ICI_
E1
BUILDING & DEVELOPMENT INC.
March 22, 2000
Honorable Chairman and Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Sheet, 9th Floor
Riverside, CA 92501
Attn: Keith Gardner
Re: Amendment No. 1 to Specific Plan No. 218 / "Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
It is our understanding that the Planning Commission is considering the referenced
application at its hearing on April 12. 2000. We are the principals in "Lions Gate". a
subdivision of estate homes and lots bordering the proposed Coral Mountain to the north
on A-enue 58. We also own undeveloped acreage bordering the proposed Coral
Mountain to the northwest also on Avenue 58.
Having substantial holdings in this area and a good knowledge of the proposed project we
strongly urge the Commission to approve this Amendment to the Board of Supervisors.
We see Coral Mountain as a development well suited and matched for this area and it
should be a benefit to all residents and interests in its vicinity. Much effort and thought
has gone into planning Coral Mountain and we look forward to it beconiffig reality.
Sincerely,
ohn J. Gogian, Jr.
Neil W. Kleine
41910 Boardwalk. Suite A-10 -Palm Desert California 92211 - (760) 776-4840 -Fax: (760) 776-4842 -CA. tt 390365 -AZ # 141156
r4l tcH 24, laic►
MUll URABLY, CHAUUNLA i pLA,)jkgj (; Cf]:1l11f1a,4IC�N1rR„e
RnT-)t-M)F. COUNTY YL+tilVN- ING i:UMM1SSIO14
A05e Lwu.. NI"REET, 9M FLOOR
RIVEASIM CA 9LSol
ATT: EMM C.4-"NER
RT: AM 'bDIU rrI Jru.1705PECIFIC P'LL" NO.21N CORAL IM004TAIN
DEAR f." NA I"IAN?Hm' AN rL&V.VMG CO11lM,1SSIUNEIIS
IT IS OI'R tF"ERS TANY MG, TfEAT TH17 It A1FC•O.Nif#MS ()N /:UNSIDEWNG
THE KkkILRENCEM AI< UCATION AT IIS EMARrWr ON APRTT. Tz, 2,wa.
AS O %V`C S Up TRI. L& QUI TA AND NE16R DORS TK THE PAWErA��
WE WISR TO Iw�,RESS OUR SCIl°'ORT FOR COIL4.L 1 0U%-T_j,1M.
`cTT INDERSTAND TffA?'TRE: IPM ,).TECTVVAS ORTGIi+f4I_Lk .%F"Yl{U4'F11
YT- -%A;0 AN.V IN RE.tiDY TO REGM TRERE ARE NL•INX BE�11xS) THE
COi�i.''VKrTiy OF T"1.aTi�r rf: A MOPIM -Y Orr ThjN �tL't .
�'E CTRn*?V�;t.7r URGE TAfi• CO"MISSZON ?'U RkCXAA�P�i>✓ND A P'PROVAL Or. TIM
AMINDMT�n TO TM: BOARD OF SUM v'LSO RS.
TRAN'Ky0CF0[c Y01Vt+ I LND LONSIDE kAIION.
S NC'V RFT.Y
MU1L►1M:�D RFZi GSODS GLATAR IIEDAYATI
CEJ i t+`_/��
OWNERS OP •0505.5M YMF.F.T. T..1 QT:1►rTA. YrfyB:iG` -RSEUX (`
March 27, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Street, 9 th Floor
Riverside, Ca. 92501
Attention: Keith Gardner
RE: Amendment No. 1 to Specific Plan No. 218/ "Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
It has come to our attention that the Planning Commission
is considering the rafferenced application at the Hearing
on April 12, 2000. Ws as land holding neighbors in the
area (So -East corner Madison and 58th Ave.) wish to give
our support for Coral Mountain Project. It would be a great
benefit for this area.
It;;is our hope and strong support that the Amendment be ap:rov-
ed by the Board of Supervisors.
Thank you for your consideration.
Respectfully,
E
Arthur M. Kazarian
March 31, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
CIC) Riverside County Planning Department
4080 Lemon Street 91" Floor
Riverside, Ca 92501
Att: Keith Gardner
Aleilyz
APR 1 E 2ppp lb
"W cwt►
ART*NT
RE: Amendment No .1 to specific Plan No. 218/ "Coral INIountain"
Dear Charman Petty and Planning Commissioners:
It is our understanding that the Planning Commission is considering the referenced
application at its hearing on April 12, 2000. As residents of the Coachella Valley and
members of the business community, we wish toexpress our support for Coral Mountain.
As a project that has been on the drawing boards for the past 11 years, Nve are confident.
that Coral Mountain will be a well -conceived and welcomed addition to the area.
We strongly urge the Commission to recommend approval of the Amendment to the
Board of Supervisors. Thank you for your kind consideration.
Sincerely,
Mark A. Couch, Sr.
I -M
JAMES FRANCO CONSTRUCTION
77-955 CALLE TAMPICO, SUITE B
LA QUINTA, CA 92253
PHONE (760) 771-0398
FAX (760) 771-3198
March 31, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Street, 9th Floor
Riverside, CA 92501
Attn.: Keith Gardner
RE: Amendment No. 1 to Specific Plan No. 218/ '*Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
It is our understanding that the Planning Commission is considering the referenced
application at its hearing on April 12. 2000. As residents of the Coachella Valley and
members of the business communitIv, we wish to express our support for Coral Mountain.
As a project that has been on the dra,.N-iny boards for the past I I years, we are confident
that Coral Mountain �Eill be a welkconceived and welcomed addition to the area..
We strongly urge the Commission to recommend approval of the Amendment to the
Board of Supervisors. Thank you for your kind consideration.
f
RIES FRANCO - OWNER
HIES FRANCO CONSTRUCTION
unc �e[Q �anstiuctivn
April 3, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Street, 9ch Floor
Riverside, CA 92501
Attn: Keith Gardner
RE: Amendment No. 1 to Specific Plan No. 218,r -'Coral I'viountain"
Dear Chairman Petty and Planning Commissioners:
It is our understanding that the Planning Commission is considering the referenced
application at its hearing on April 12, 2000. As residents of the Coachella Valley and
members of the business community, we wish to express our support for Coral Mountain.
As a project that has been on the drawing boards for the past 11 years, we are confident
that Coral Mountain will be a well -conceived and welcomed addition to the area.
We strongly urge the Commission to recommend approval of the Amendment to the
Board of Supervisors. Thank you for your kind consideration.
Sincerely.
Todd Tidwell.
President
39-205 Leopard Street . pairs Desert, CA 92211- 1 13.1 • Ph: (760) 772-2544 • Fax: (760) 772-2540
Eileen M. Sheehy
73-851 Ocotillo Court
Palm Desert, CA 92260
760-340-1396
April 4, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Cornmission
C/o Riverside County Planning Department
4080 Lemon Street, 9`' Floor
Riverside, CA 92501
ATTN: Keith Gardner
RE: Amendment No. l to Specific Plan No. 218 "Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
I understand that the Planning Commission will be hearing the Coral Mountain
Amendrneiit on April 12, 2000. As a 33 -year resident of the Coachella 'Valley and a
member of the business community, I wish to express my support for Coral Mountain.
Over the years, I have watched our Valley grow, and I am always concerned with the
quality of this growth. I consider Coral Mountain to be environmentally well conceived
and I urge the Commission to recommend approval of the Amendment to the Board of
Supervisors.
Thank you for your kind consideration.
S incerely,
jr
en M. Sheehy
Building Empires"
`One Yard At A Time"
ARCHULET'A Concrete Constructic
Company
79-607 Counlry Club lir. Suite I
Bermuda Dunes, Cali 9220!
Phone (760) 345-8722
FQe (760) 345-8223
Archuleta Concrete Construction
April 4, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
c/o Riverside County Planning Department
4080 Lemon Street, 91" Floor
Riverside, CA 92501
Att: Keith Gardner
RE: Amendment No. 1 to Specific Plan No. 218/ "Coral Mountain"
Dear Chairman Petty Planning Commissioners:
It is our understanding that the Planning Commission is considering Th- referenced
Application at its hearing on April 12,. 2000. As residents of the Coachella Valley and
Member of the business community, we wish to express our support for Coral Mountain.
As a project that has been on the drawing boards for the past 11 years, we are
confident that Coral Mountain will be a well -conceived and welcomed additoin to the
area.
We strongly urge the Commission to recommend approval of the Amendment to the
Board of Supervisors. Thank you for your Kind consideration.
Sincerely,
,Juan .!, Aleman.
(fA
April 5, 2000
Honorable Chairman & Planning Commissioners
Attention: Keith Gardner
Riverside County Planning Commission
C/o Riverside County Planning Department
4080 Lemon Street, 0 Floor
Riverside CA 92501
Re: Amendment No. 1 to Specific Plan No. 218/"Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
It is my understanding that the Planning Commission is reviewing the referenced
application at its hearing on April 12, 2000. As a permanent resident of the Coachella
Valley for the last 19 years and a member of the business community, I wish to express
my support for Coral Mountain. This project has been on the drawing boards for the past
11 years and I am confident that Coral Mountain will be a well-planned and positive
addition to the area.
I strongly urge the Commission to recommend approval of the Amendment to the Board
of Supervisors. Thank you for your kind consideration.
,Sincerely, _ -
- ,.
Marty Vistica
Nineteen Year Resident
Of the Coachella Valley
WHITEWATER ROCK & SUPPLY Co.
QUARRY STONE - MASONRY SUPPLIES
April 7, 2000
Honorable Chairman & Planning Commissioners
Riverside County Planning Commission
C/o Riverside County Planning Department
Attention: Keith Gardner
4080 Lemon Street, 9°i Floor
Riverside, CA 92501
RE: Amendment No. I to Specific Plan No. 218 "Coral Mountain"
Dear Chairman Petty and Planning Commissioners:
We understand that on April 12, 2000 the Planning Commission is considering the above
matter at its hearing. As residents and business owners in the Coachella Valley, we are
expressing our support for Coral Mountain. This project has been on the drawing board for
many years and we feel that Coral Mountain would be a welcomed addition the the area.
We strongly urge the Commission to approve the Amendment to the Board of Supervisors.
Thank you.
Sincerely,
Al Bankus
President
Ar�58645 OLD HIGHWAY 60. WHITEWATER. CALIF :
ORNIA 92282
PHONE PALM SPRINGS (7601325-2747 FAX (760) 325-3666
e-mail- WWROCKCO@aol.com wet: site: wwwwhitewater-rock.ccm
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rrs7, �'•t
N-/.ENUS RANCHES, INC.
P.O. BOX 1179
INDIO. CALIFORNIA 92202
760 (*kid 347.3579
April 10, 2000
Riverside County Planning Commission
C/o Keith Gardner. Associate Planner
4080 Lemon Street, 9th Floor
Riverside, Cal -if. 92501
RE: Specific Plan No. 218 Amendment No. 1 (Co=al Mountain)
Dear Planning Commissioners:
we are the owners of 200 acres on the northwest corner of Avenue 60
and Monroe Street is the Thermal area mediately west of, and
adjaccnt to, the proposed Coral Mountain project. we have had the
lard in date prmduction for many decades, operating as Venus
Ranct:es. Inc. we understand that the developers of Coral Mountain
are proposing to amend' -.he specific plan approved by the county in
1908 find that the Planning Commission is cons:,dering the proposal
at its hearing on April 12. we would like to express our support
for the project as a next door neighbor. The area in the vicinity
of our property :s in a transition frc-m va=ant and agricultural
use=s to development such as PGA west to the north. we feel that
Coral Mountain. which has been planned for many years, will be a
Positive addition to the area. There=ore, we urge approval of the
amendment and thank you for thi.^, cpportunity to provide input.
Sincerely,
Brad Nussbaum -�
President
COUNTY OF RIVERSIDE
TRANSPORTATION AND LAND MANAGEMENT AGENCY
TO:
❑ Office of Planning and Research (OPR)
1400 Tenth Street, Room 121
Sacramento, CA 95814
® County Clerk
County of Riverside
NOTICE OF DETERMINATION
FROM:
Riverside County Planning Department
® 4080 Lemon Stmt, 9th Floor
P. O. Box 1409
Riverside, CA 92502-1409
❑ 82-675 Highway 111.2 d Floor
Indio. CA 92201
Riverside County Transportation Department
❑ 4080 Lemon Street, 8th Floor
P. O. Box 1090
Riverside. CA 92502-1090
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the California Public Resources Code.
E.A. Number: 37465 SIKcific Plan No. 218. Amendment No. 1/Change of Zone No 6454
Project Title: Case Numbers -
8707I302 Keith Gardner
State Clearinghouse Number Contact Person
(909)955-9076
Area Code&o✓Ert.
Coral Mountain Drvelc, went. LLC. 41-865 Boardwalk. Ste. l 11. Palm Desert. CA 92211
Project Applicant/Propertr Owner and Address
Located north of 62"J StreeLftuter]X of Jefferson Street and westerly of Jackson Street
Project Location
T^ -^odifv land uses to decrease maximum number of residnetial units allowed/change name from Rancho La Quinta to Coral Mountainitextual change in
is Plan zonine ordinance that would add Planning Areas l4through h 53 to Specific PlaIZ9ninjOrdinanco and redefine Planning Areas I ftou h 13.
P, �Jecl Description
This is to advise that the Riverside County_Plann_i_ne Commiss gn has approved the above -referenced project on Anril 26.20Q0. and has made the following
determinations regarding that project:
I. The project ❑ will. 0 will not have a significant effect on the environment.
2. ® An Addendum to Environmental Impact Report No. 232 was prepared for this project and certified pursuant to the provisions of the California
Environmental Quality Act.
❑ A Negative Declaration was prepared for this project pursuant to the provisions of the California Environmental Quality Act.
❑ The proposed project is a (commercial/industrial/residential)project undertaken pursuani to and in confonvi4to Specific Plan No. "? (??) for which
an Environmental Impact Report (EIR No. ?'?) has been prepared, therefore pursuant to Section 15182 of the CEQA Guidelines. the proposed project is
exempt from CEQA.
3. Mitigation Measures ® were. ❑ were not made a condition of the approval of the project.
4. Findings were made in accordance with Section 21081 of the California Public Resources Code.
5. A statement of Overriding Considerations ❑ . was. ® was not adopted for this project.
6. A de minimis finding ❑ was. 0 was not made for this project in accordance with Section 711.4 of the California Fish and Game Code.
This is to certify that the Addendum to EIR NO. 232. . with comments. responses and record of project approval is available to the general public at:
® Riverside County Planning Department, 4080 lemon Street. 9th Floor. Riverside. CA 92501
❑ Riverside County Planning Department. 82-675 Highway I I I. Room 209. Indio. CA 92201
❑ Riverside County Transportation Department. 4080 Lemon Street. 9th Floor. Riverside. CA 92501
Signature Title Date
11 ''O BE COMPLETED BY OPR FOR COUNTY CLERK'S USE ONLY
e Received for Filing and
tl :;Ming at OPR:
Please charge deposit fee case A EA #37465
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ORDINANCE NO. 348.3956
AN ORDINANCE OF THE COUNTY OF RIVERSIDE
AMENDING ORDINANCE NO. 348 RELATING TO ZONING
The Board of Supervisors of the County of Riverside Ordains as Follows:
Section 1. Article XVIIa, Section 17.50 of Ordinance No. 348 is amended to read as follows:
SECTION 17.50. SP ZONE REQUIREMENTS AND STANDARDS FOR SPECIFIC PLAN NO. 218.
a. Planning Areas 1, 7, 11, 13. 19.24; 37 and 38.
(1) The uses permitted in Planning Areas 1, 7, 11, 13, 19, 24, 37 and 38 of Specific
Plan No. 218 shall be the same uses as those permitted in Article VIIIe, Section 8.100 of
Ordinance No. 348, except that the uses set forth in Section 8.100.a.(2), (6) and (8); b.(1), and
c.(1) shall not be permitted. In addition, the permitted uses identified under Section 8.100a. shall
include undeveloped open space, hiking, equestrian trails and golf course maintenance facilities.
(2) The development standards for Planning Areas 1, 7, 11, 13, 19, 24, 37 and 38 of
Specific Plan No. 218 shall be the same as those standards identified in Article VIIIe, Section
8.101 of Ordinance No. 348
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VIIIe of Ordinance No. 348.
b. Planning Areas 2, 3, 4, 5, 6, 8, 9, 10, 12, 14. 15, 16, 17, 18, 22 and 39.
(1) The uses permitted in Planning Areas 2, 3, 4, 5, 6, 8, 9, 10, 12, 14, 15, 16, 17, 18,
22 and 39 of Specific Plan No. 218 shall be the same uses as those permitted in Article VI, Section
6.1 of Ordinance No. 348.
(2) The development standards for Planning Areas 2, 3, 4, 5, 6, 8, 9, 10, 12, 14, 15, 16,
18, 22 and 39 of Specific Plan No. 218 shall be the same as those standards identified in Article
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VI, Section 6.2 of Ordinance No. 348 except that the development standards set forth in Article
VI, Sections 6.2.a., b., c. and e.(2) and (3) shall be deleted and replaced by the following:
A. Building height shall not exceed three (3) stories, with a maximum height of
thirty-five feet (35').
B. Lot area shall be not less than six thousand fifty (6,050) square feet. The
minimum lot area shall be determined by excluding that portion of a lot that is used solely
for access to the portion of a lot used as a building site.
C. The minimum average width of that portion of a lot to be used as a building
site shall be fifty feet (50') with a minimum average depth of one hundred ten feet (110').
That portion of a lot used for access on "flag" lots shall have a minimum width of thirty
feet (30').
D. Side yards on interior and through lots shall be not less than five feet (5').
Side yards on corner and reversed corner lots shall be not less than fifteen feet (15') from
the existing street line or from any future street line as shown on any Specific Plan of
highways, whichever is nearer the proposed structure, upon which the main building sides,
except that where the lot is less than sixty feet (60') wide, the yard need not exceed twenty
percent (20%) of the width of the lot.
E. The rear yard shall be not less than twenty feet (20'), except when the rear
yard adjoins a golf course or open space, the rear yard shall be not less than fifteen feet I
(15').
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VI of Ordinance No. 348.
C. Planning Area 20.
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(1) The uses permitted in Planning Area 20 of Specific Plan No. 218 shall be the same
uses as those permitted in Article VI, Section 6.1 and Article VIIIe, Sections 8.100 of Ordinance
No. 348, except that the uses set forth in Sections 8.100.a.(1), (2), (3), (4), (6) and (8), b., and c.
shall not be permitted. In addition, the permitted uses identified under Section 8.100a. shall
include undeveloped open space, hiking and equestrian trails and facilities, firestations and other
community facilities.
(2) The development standards for Planning Area 20 of Specific Plan No. 218 shall be
the same as those standards identified in Article VIIIe, Section 8.101 of Ordinance No. 348.
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VIIIe of Ordinance No. 348.
d. Planning Areas 21, 29 and 40.
(1) The uses permitted in Planning Areas 21, 29 and 40 of Specific Plan No. 218 shall
be the same uses as those permitted in Article IXb, Section 9.50 of Ordinance No. 348. In
addition, the permitted uses identified under Section 9.50.a. shall include health and exercise
centers, business machine sales, office furniture and equipment sales, lumber yards and
construction materials sales. Furthermore, the permitted uses identified under Section 9.50.b. shall
also include well sites, bars and cocktail lounges, congregate care residential facilities and active
senior citizen facilities, private clubs, fraternal organizations or lodges and seasonal sales of
Christmas trees and Halloween pumpkins.
(2) The development standards for Planning Areas 21, 29 and 40 of Specific Plan No.
218 shall be the same as those standards identified in Article IXb, Section 9.53 of Ordinance No.
348.
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article IXb of Ordinance No. 348.
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e. Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33, 34, 35, 36, and 41.
(1) The uses permitted in Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33, 34, 35, 36,
and 41 of Specific Plan No. 218 shall be the same uses as those permitted in Article VI, Section
6.1 of Ordinance No. 348.
(2) The development standards for Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33,
34, 35, 36, and 41 of Specific Plan No. 218 shall be the same as those standards identified in
Article VI, Section 6.2 of Ordinance No. 348, except that the development standards set forth in
Article VI, Sections 6.2.a., b., c. and e.(2) and (3) shall be deleted and replaced by the following:
A. Building height shall not exceed three (3) stories, with a maximum height of
thirty-five feet (35').
B. Lot area shall be not less than five thousand (5,000) square feet. The
minimum lot area shall be determined by excluding that portion of a lot that is used solely
for access to the portion of a lot used as a building site.
C. The minimum average width of that portion of a lot to be used as a building I
site shall be fifty feet (50) with a minimum average depth of one hundred feet (100').
That portion of a lot used for access on "flag" lots shall have a minimum width of thirty
feet (30').
D. Side yards on interior and through lots shall be not less than five feet (5'). 1
Side yards on corner and reversed corner lots shall be not less than fifteen feet (15) from
the existing street line or from any future street line as shown on any Specific Plan of
highways, whichever is nearer the proposed structure, upon which the main building sides,
except that where the lot is less than sixty feet (60') wide, the yard need not exceed twenty
percent (20%) of the width of the lot.
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E. The rear yard shall be not less than twenty feet (20'), except when the rear
yard adjoins a golf course or open space, the rear yard shall be not less than fifteen feet
(15').
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VI of Ordinance No. 348. i-acsimile Signat- -
F-tflxed by Clerk r
Section 3. This ordinance shall take effect 30 days after its adoption. s-nc. 25103 Gov
BOARD OF SUPERVISORS OF THE COUNTY
OF RIVERSIDE, STATE OF CALIFORNIA
Chaifinan, Board ofzz ervisors
ATTEST: luw SLK,
GERALD A. MALONEY
CleTk of the o d�
By 4 �'- `� �` r• �
epufy
[SEAL]
APPROVED AS TO FORM AND CONTENT
September 6, 2000
BY: a�----
Karin Watts-Bazan, --
Deputy County Counsel
Prop\Itb\kWsp zoning\348.3956.sp218cz6454 090600
APPROVED/ADOPTED
BOARD OF SUPERVISORS
RIVERSIDE COUNTY
SEP 2 6 2000
GERALD A. MALONEY
CLERK OF THE BOARD
5 �b
SEP 2 6 2000
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )
ss.
I HEREBY CERTIFY that at a regular meeting of the Board of Supervisors of said
county held on September 26, 2000, the foregoing ordinance consisting of 3 sections was
adopted by the following vote:
AYES: Buster, Tavaglione, Venable and Mullen
NOES: None
ABSENT: Wilson
DATE: September 26, 2000 GERALD A.
Clerk of thf 1
b
Item 3.68b
Coral Mountain
IV. Specific Plan
A. Project -wide Planning Standards
1. Comprehensive Land Use Plan
a. Residential Uses
The project encompasses two residential villages: Country Club,
active adult, and a reserve area for Country Club and Active Adult
residential..
Two types of residential uses are proposed to be located within the
Specific Plan area with densities ranging from 2-8 DU/acre: medium
density residential (M) and medium high density residential (MH).
Medium density residential uses will consist of single-family
detached dwelling units with densities ranging from 2-5 DU/acre on
lot sizes ranging from 6,050 to 20,000 square feet in size. Medium
high density residential uses will consist of single-family detached
units, duplexes and patio homes with densities ranging from 5-8 DU/
acre on lot sizes ranging from 5,000 to 8,400 square feet in size.
Residential development is anticipated to occur over approximately
46% of the total acreage within the Specific Plan area.
b. Commercial
Commercial development is proposed to be located on approximately
23 acres, or approximately 2% of the Specific Plan area. Commercial
development will consist of a mixture of commercial retail and resort -
related commercial development. It is anticipated that the commercial
retail development will include both neighborhood commercial and
visitor serving commercial uses. Commercial development is
proposed to be located in planning areas 21, 29 and 40. In addition,
there will be commercial land uses related to the golf courses at the
clubhouse sites.
c. Parks/Open Space/Recreation
Coral Mountain is designed to be a planned residential community
Specific Plan No. 218, Amendment No. 1 IV -1
with a strong recreation orientation. Extensive recreational amenities
have been incorporated into the design of the project to serve future
residents. The primary recreational component of the development
will be the two 18 -hole championship golf courses and one 9 -hole
golf course which will occupy 567 acres, approximately 44% of the
Specific Plan area. In addition to its function as a recreational facility,
the golf course component will also provide a significant visual
amenity within the Specific Plan area with a significant number of
residential units having frontage on and/or views of the golf courses.
The conceptual layout for the golf courses is shown on the Specific
Plan. Individual developments within the Specific Plan area may have
additional recreational amenities including tennis and swimming
facilities.
The locations for these community use areas are illustrated on the
Community Facilities/Open Space Recreation Plan Figure IV -19.
Connections will be provided as appropriate between the community
parks and existing trails along the Westside Flood Levy which
traverses the western boundary of the Specific Plan area in a north/
south direction. Coral Mountain will also provide links where feasible
to existing regional trails adjacent to the Specific Plan as shown on
the ECVP Coachella Valley Trails Plan.
2. Circulation Plan
Circulation Plan Approach
The circulation plan for the Coral Mountain Specific Plan is intended
to utilize existing circulation element roadways to provide the
primary access to the Specific Plan area. These roadways include
Avenue 60, Avenue 58, Avenue 62, Monroe Street and Madison
Street. The internal circulation system will consist of a series of loop
roads providing access to the individual residential and recreational
components within the Specific Plan area. Improvements to the
primary circulation element access roads will be dedicated to the
County of Riverside and will be maintained by the County. It is
anticipated that the internal loop collector system will consist
primarily of private streets.
Circulation Plan Description
The proposed circulation plan for the Coral Mountain Specific Plan is
illustrated in Figure IV -A. In general, the circulation plan will consist
of improvement of the County roadways surrounding the Specific
Plan area to County Circulation Element standards and development
Specific Plan No. 218, Amendment No. 1 IV -2
of an internal loop road system to serve individual developments
within the project. The following specific road improvements will be
provided by the Coral Mountain Specific Plan:
Name
Classification
Right of Way
Paving
Median
See
tion
Right of
Right of
Figure
Madison
Arterial
110'
68'
18'
V-29
Street
Arterial
134'
110'
68'
18'
Monroe
Arterial
110'
68'
18'
V-30
Street
60th Avenue
Major
100'
64'
Median
V-28
58th Avenue
Major
100'
64'
12'
V-27
Painted
62nd Avenue
Major
100'
64'
Median
V-31
Circulation Plan Classification
Table IV -1
A variety of intersection improvements will also be provided in
conjunction with Specific Plan implementation. These include the
following:
► Avenue 58/Madison Street: widen approaches to two lanes in each
direction
► Avenue 58/Monroe Street: provide signalized intersection
► Avenue 60/Monroe Street: provide signalized intersection
Name
Classifica-
Existing
Proposed
Paving
Median
tion
Right of
Right of
Way
Way
Madison
Arterial
134'
110'
68'
18'
Street
Table IV -2
Circulation Revisions
► Applied for General Pian Amendment for Madison Street to
change right of way from 134' to 11.0.
In addition to the preceding, the developer has agreed to reserve
additional right of way and a slope easement in the event that
Specific Plan No. 218, Amendment No. 1 IV -3
Madison Street is extended south of the Specific Plan to Avenue 62.
The additional right of way and slope easement reservations will be
made generally as shown on the Land Use Plan (Fig. Il -3). The offer
to make roadway and slope reservations are based upon discussions
with both the County of Riverside and the City of La Quinta.
Standards
► Any application for any subdivision within the specific plan
boundary (including a Schedule "I" Parcel Map) shall cause the
design of the specific plan master planned infrastructure within
the final map boundaries, with the exception of a division of land
that has no parcel less than 40 acres or that is not less than a
quarter of a quarter section. Specific Plan Schedule "I" Parcel
Maps shall design the street system shown thereon.
► Each subdivision shall comply with the on-site and off-site street
improvement recommendations and mitigation measures outlined
in the subsequent traffic studies for each individual project.
► All roadways intersecting four lane facilities or greater shall be a
minimum of 66 feet of right-of-way and constructed in
accordance with Standard 103, Ordinance 461 from the four lane
facility to the nearest intersection.
► All typical sections shall be per Ordinance 461, or as approved by
the Transportation Department.
► All intersection spacing and/or access openings shall be per
Standard 114, Ordinance 461, or as approved by the
Transportation Department.
► No textured pavement accents will be allowed within County
right-of-way.
► All projects, including subdivisions within the specific plan
boundary, shall be subject to the Development Monitoring
Program.
► Mid -block cross -walks are not allowed.
► Driveways / access points — no driveways or access points as
shown in the Specific Plan are approved. All access points shall
conform to Transportation Department standard access spacing,
depending upon the street's classification.
Specific Plan No. 218, Amendment No. 1 IV -5
► Commercial — per the General Plan, "Neighborhood Commercial
Uses must be located along Secondary or greater highways, at or
near intersections with Secondary Highways."
► Any landscaping within public road rights-of-way will require
approval by the Transportation Department and assurance of
continuing maintenance through the establishment of a landscape
maintenance district or similar mechanism as approved by the
Transportation Department.
► The Trails system shall conform to the Eastern Coachella Valley
Plan, Coachella Valley Trails as shown by Figure IV -A.
► All bike paths developed as part of this Specific Plan shall be as
approved by the Transportation Department.
► Drainage — this specific plan proposes no facilities to be
maintained by the Transportation Department. Therefore, all
facilities other than facilities to be constructed in the road right-of-
way will be either private or be Flood Control District facilities.
Development Monitoring Program for Traffic Impacts
The Development Monitoring Program shall be an on-going
informational process. Its purpose is to establish a formal procedure
whereby the Riverside County Transportation Department can collect
and assimilate data regarding proposed development within the area
covered by this Specific Plan. The program shall remain in force until
full build -out of the specific plan occurs, or may terminate sooner if
the Director of Transportation determines it is no longer necessary.
The parties who will be involved in the development monitoring
program will be:
1. Any entity, public or private, which from time to time proposed to
develop any portion of the property included under the jurisdiction of
this Specific Plan. The extent of the involvement of the developer
entities shall be limited to those items / articles identified in these
procedures, and shall commence only by the presentation of an active
development plan to Riverside County, in which case the developer
shall be responsible for preparing and submitting this document to the
Riverside County Transportation Department.
2. The Riverside County Transportation Department, shall maintain
current records and information submitted by developer entities
during the program. The County shall make this information available
Specific Plan No. 218, Amendment No. 1 IV -6
to all participants of the program upon written request. The
Development Monitoring Program shall accomplish its intended
purpose with regards to traffic impacts by requiring that each
development proposal within the specific plan boundary prepare a
traffic impact study. The study shall be prepared using the most
current traffic study guidelines adopted by the County. The study
shall contain but is not limited to the following:
1. Information regarding the type of development.
2. Specific data sufficient for the Transportation Department to
readily evaluate the cumulative impact(s) of the proposal.
3. Clarification of the proposal's conformance to the specific plan.
4. Clarification of whether the proposed traffic facilities are in
substantial agreement with the pertinent elements of the specific plan
approved for the area.
5. In general, the traffic impact study should compile as much
information as possible regarding the facilities within the
development proposal, including an analysis of the impact on regional
transportation facilities in the area.
6. The traffic engineer's determination of the cumulative existing and
committed traffic impact and levels of service at all intersections and
roadway links, prior to consideration of the development increment in
question. The cumulative impact will include all those developments
which have received approval for development.
7. The traffic engineer's determination of the cumulative existing
traffic impact and levels of service at al affected intersections and
roadway lines including the proposed development added to existing
conditions as defined above. This will present the actual effect of the
subject development and reflect an accurate determination of the
traffic impact.
8. Address the trip rate ceiling placed on the specific plan, if
applicable.
9. Address TDM measures proposed by this development, and a
method of implementation, as well as overall TDM measures
proposed by the specific plan itself and how this project is
contributing towards achieving those measures.
Specific Plan No. 218, Amendment No. 1 IV -7
10. Address the feasibility of a telecommuting center within the
proposed development.
The Traffic Impact Monitoring Program
I. The inputs to the process shall consist of.
1. A traffic impact study report to be filed on each increment of
development at the time any activity requiring subsequent County
approval is initiated, i.e., tentative tract map, or land use approvals.
2. Information relating to traffic improvements within the specific
plan area, whether public or private, will be maintained on file by the
Riverside County Transportation Department. This information will
be available to participants of the monitoring program.
3. Annual update of ground counts at specified locations agreed upon
by the developer and all developers constructing projects within the
specific plan.
II. The outputs from the process will consist of:
1. A composite plan of the specific plan area will be provided to the
Transportation Department to identify which portions of land have
been processed through the monitoring program. A copy of this plan
will be available to participants of the program when initiating a new
development proposal. The composite plan shall be supplied to the
Transportation Department by the property owner, and will
accurately show the following items as identified in the specific plan:
a. proposed street locations, including right-of-way widths;
b. drainage facilities (existing and proposed);
c. existing street improvements;
d. street facilities as required by the specific plan;
e. street facilities which are already required by other development
proposals, but construction is not yet guaranteed;
f. street facilities to be built by the proposed development submittal;
g. transit routes, proposed and existing;
h. TDM measures for the specific plan, implemented and proposed,
and in which program this project is participating or implementing (i.
e. telecommuting sites, park and rides, commuter rail and station
location);
i. Trip ceiling and trips generated.
III. The cycle of activity in the traffic impact monitoring process is as
follows:
Specific Plan No. 218, Amendment No. 1 IV -8
As a project or development proposal with the specific plan area is
initiated, the Transportation Department will make the determination
as to whether or not the formal monitoring process is applicable. It is,
then the following steps will proceed:
1. The Transportation Department provides the applicant with the
printed guidelines for the monitoring program with one copy of the
composite map (if available) and the required standard impact report
guidelines for traffic studies. If this project is the first development
within the boundaries of the specific plan, then the developer shall be
required to prepare the composite map.
2. The applicant completes the appropriate reports with professional
engineering input to identify all pertinent aspects of the development
proposal. This draft report, accompanied by supporting technical data
is submitted for review to the Transportation Department.
3. The Transportation Department reviews the draft for completeness
and content and returns comments to the applicant. At this point, the
Transportation Department's review is only preliminary, and
conformance with the comments returned will establish only approval
of the concept proposed by the applicant. The Transportation
Department's comments may very well contain a request to gather
further information or to more specifically identify mitigation to a
known deficiency, in which case, an amended draft review would be
required.
4. After the applicant has received concurrence from the
Transportation Department on the scope of improvements to be
included within the development proposal, the Transportation
Department will issue a letter identifying such and the applicant will
proceed with the development review process in the normal manner.
5. As an attachment to the subsequent development plan submittal to
the County, the applicant will supply a final impact report which will
reflect the precise character of the development proposal as approved.
It should be noted that the monitoring process is intended to enhance
communication with the County during development phasing within
the specific plan area. The applicant's statements contained in the
impact reports, as well as the County's letter of concurrence, both are
to be regarded as intentions rather than binding commitments. The
final impact report will be arriving at the Transportation Department
at the same time as the detailed development plan submittal. Only
then will all the required information be available for Transportation
Specific Plan No. 218, Amendment No. 1 IV -9
Department review on the development which may lead to
modifications of subjects in the preliminary impact reports.
6. Upon approval of the development proposal, the applicant will
update the composite map to reflect the area being developed,
designating which improvements to street facilities are planned,
which are conditions of approval for various projects; which are
guaranteed by bonding or other forms of security, and which are
actually constructed.
3. Drainage Plan
Approach
The primary objective of the drainage plan for the Coral Mountain
Specific Plan is to observe natural drainage patterns to the maximum
extent possible and to respect the existing character of local drainage
conditions. In general, the site is currently protected from flooding by
the Westside Flood Levy which traverses the western boundary of the
site in a north/south direction.
Drainage Plan Description
The proposed master Drainage Plan for the Specific Plan area is
illustrated in Figure IV -B. Runoff from the individual residential
development areas would drain toward the various golf course holes
adjoining these areas. A series of interconnected lakes may be
utilized on the golf courses to retain storm water runoff and to
provide irrigation water for the golf courses. A two -foot (2')
freeboard will be maintained. All pads for residential units will be
located three to six feet (3'-6') above the elevation of the 100 -year
storm. A portion of the site is underlain with subsurface irrigation
drainage tiles. The Coachella Valley Water District will be contacted
to consider compatibility or possible abandonment of portions of this
drainage system.
All projects proposing construction activities within Coral Mountain
including: cleaning, grading or excavation that results in the
disturbance of at least five acres total land area, or activity which is
part of a larger common plan of development of five acres or greater
shall obtain the appropriate NPDES construction permit and pay the
appropriate fees. All development within the Coral Mountain specific
plan boundaries shall be subject to future requirements adopted by
the County to implement the NPDES program. Mitigation measures
may include, but not be limited to: on-site retention; covered storage
Specific Plan No. 218, Amendment No. 1 IV -10
Drainage Plan
Figure IV -B
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Specific Plan No. 218, Amendment No. 1 IV -11
of all outside storage facilities; vegetated swales; monitoring
programs; etc. This specific plan proposes no facilities to be
maintained by the Transportation Department. Therefore, all facilities
other than facilities to be constructed in the road right-of-way will be
either private or be Flood Control District facilities.
4. Illustrative Landscaping Plan
Approach
As illustrated on the Illustrative Landscaping Plan, Figure IV -C,
Project landscaping will play an important role in maintaining project
design themes, while emphasizing community continuity. This
section of the Specific Plan report will provide a general description
and development standards for the Landscaping Concept, however
detailed landscaping information is provided in the Design
Guidelines Section of this Specific Plan (Section V).
Entry monumentation will provide initial definition for the site, and
will be viewed when approaching the site from any direction. Internal
monumentation may be developed in a hierarchical format from
major project entry to neighborhood entries, providing initial
identification for each residential planning area, and the community
as a whole.
Landscaping will be used to identify the hierarchy of the street
system, from major access to interior residential streets, creating
definite landscaped corridors. This is accomplished by careful
consideration of the relationship between street and plant materials
characteristics such as size, form, texture and color.
Standards
► All detailed landscaping programs for planning areas and
roadways will be prepared by a qualified landscape architect for
review by County staff, department and decision-making agencies
in accordance with existing County standards and policies.
► Project entry statements will be designed with landscaping and
architectural treatments that project a high quality image for the
mixed-use development.
► The landscaping design for the site will include trees, shrubs and
ground cover compatible with natural vegetation in the vicinity
where feasible.
► Private common open space within each planning area may be
devoted to passive open space uses and potentially may include
Specific Plan No. 218, Amendment No. 1 IV -12
Specific Plan No. 218, Amendment No. 1
Illustrative Landscaping Plan
Figure IV C
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IV -13
recreational areas or facilities in higher density areas. If a
recreation area is determined necessary, such as in the medium
high density residential area, exact design and layout of facilities
will be accomplished in conjunction with detailed future tract
layouts.
► The applicant developer and/or builder shall be responsible for
maintenance and upkeep of all common landscaped areas and
irrigation systems within its ownership parcels until such time as
these operations are the responsibility of other parties.
► At the time of recordation of a final subdivision map which
contains a common greenbelt or open space areas, the subdivision
shall have those common areas conveyed to the master property
owners association or appropriate public maintenance agency or
third party owner who will take responsibility for all
maintenance. An assessment district or community service
district/area may be established site -wide, which could include
provisions for landscape maintenance.
► For further landscape development standards, please refer to
Design Guidelines Section V.
► Plans for grading, landscaping and irrigation systems shall be
submitted to the Coachella Valley Water District for review. This
review is for ensuring efficient water management.
5. Water and Sewer Plan
Approach
The intent of the Coral Mountain Specific Plan is to utilize existing
water and sewer facilities, where possible, and to provide additional
or upgraded facilities as necessary. Water and sewer service for the
Specific Plan area is provided by the Coachella Valley Water District
(CVWD). The CVWD provides domestic water from wells.
Agricultural water used for irrigation is a surface water source. An
underground irrigation distribution system, providing water to the
valley, traverses the western portion of the Coral Mountain property
from the northwest to the southwest. The Coral Mountain Specific
Plan will conform to the requirements of the CVWD's current and
future programs and requirements pertaining to water management
and conservation.
Sewer Service
The specific plan area would be served by a series of standard sewer
lines and laterals linking to existing 18" force mains located in
Specific Plan No. 218, Amendment No. 1 IV -14
Avenue 60 and Madison Street. Pumping facilities would be located
as necessary within the Specific Plan area to transport sewage to the
existing trunk lines. The CVWD has indicated its ability to provide
sewer service to the Specific Plan area. See figure IV -E.
Domestic Water Service
Domestic water would be distributed to individual residential units
by standard water lines to be located within road rights-of-way. New
water lines would need to be installed in conjunction with road
improvements to serve the proposed Coral Mountain development.
The developer will be required to construct domestic water lines,
transmission mains and reservoir sites to accommodate the water
demands for this project. CVWD will require a well site for each 70
acres of developed land. The location of such well sites will be
subject to CVWD approval. See figure IV -D
Irrigation Water
The sources for irrigation water for the golf courses and other
landscape features within the Specific Plan area will be provided by
reclaimed or canal water. These waters will be stored in small lakes
and ponds located throughout the golf courses. The existing
underground irrigation distribution system traversing the Specific
Plan area is not anticipated to be disturbed in conjunction with
Specific Plan implementation. The golf courses have been routed
over this irrigation line to ensure that no residential units would be
constructed on top of the underground line. Grading of the golf
course will be coordinated with CVWD in relation to the line.
CVWD reserves the right to review and approve any activity
occurring within any existing irrigation right-of-way within the
Specific Plan area.
6. Public Facility and Special Phasing Requirements
Approach
In addition to infrastructure facilities (water, sewer, drainage, roads),
a variety of public facilities will also be provided in conjunction with
Specific Plan implementation. These public facilities include police
protection, fire protection, school service, library service and park
facilities. The objective of the Specific Plan is to provide these
public facilities in accordance with the requirements of the County of
Riverside.
Public Facility Plan Description
Specific Plan No. 218, Amendment No. 1
IV -15
Water Plan
Figure IV D
Specific Plan No. 218, Amendment No. 1 IV -16
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Figure IV D
Specific Plan No. 218, Amendment No. 1 IV -16
107
COUNTRY CLUB �
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VILLAGE RESERVE
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Specific Plan No. 218, Amendment No. 1 IV -17
ACTIVE ADULT
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Specific Plan No. 218, Amendment No. 1 IV -17
POLICE PROTECTION
In general, police protection for the Specific Plan area will be
provided by the County of Riverside Sheriff's Department. Police
protection provided by the Sheriff's Department will be augmented
by security facilities to be incorporated into the Specific Plan. In
general, it is anticipated that the Country Club and Active Adult
Village portions of the Specific Plan area will be gate -guarded
communities with its own private security force. Primary and
secondary entrances to these residential development areas will be
protected by either a guard -gated entry or by card -gated entry. The
presence of such a security force should reduce somewhat, the
dependence of the development on complete protection by the
Riverside County Sheriffs Department. In addition, it is anticipated
that many of the residences within the Specific Plan area will have
their own individual private security systems. This pattern has been
typical of other similar developments by the developer.
FIRE PROTECTION
Fire protection within the Specific Plan area will be provided by the
Riverside County Fire Department. In conjunction with their PGA
West development, the developer constructed a new fire station on
the PGA West property at Madison Street and Avenue 54. It is
anticipated that fire protection service to a portion of the Coral
Mountain Specific Plan area will be provided from this fire station.
An additional fire station will be constructed within the Specific Plan
area to serve the balance of the development if required by the
Riverside County Fire Department. Planning Area 20 has been
designated for such public uses.
SCHOOL SERVICE
School service in the vicinity of the Specific Plan area is provided by
the Coachella Valley Unified School District (CVUSD). It is not
anticipated that significant numbers of students will be generated by
the Specific Plan due to the anticipated family characteristics of
potential purchasers of residential units. The applicant will contribute
school fees in accordance with the requirements of the CVUSD.
LIBRARY SERVICE
The La Quinta Branch Library is within 6 miles of the Coral
Mountain project in the City of La Quinta.
PARKS
Parks/Open Space will be provided in accordance with Coachella
Valley Recreation and Park District requirements. See figure IV -F.
Specific Plan No. 218, Amendment No. 1 IV -18
Community Facilities / Open Space
Recreation Pian
Country Club Village
Golf Courses
I! U
Active Adult V
Golf Course
Figure IV -F
Specific Plan No. 218, Amendment No. 1 IV -19
Phasing Requirements
At the present time, it is anticipated that the Specific Plan area will
be developed in three, two-year phases beginning in 2001 and
continuing until 2007, figure IV -G. The types of development
occurring within each of the development phases may vary
depending upon market conditions. Public facilities will, however, be
provided concurrent with need in conjunction with each phase of
development.
The Specific Plan is expected to be developed in five two-year
phases beginning with Phase I in the northwest quadrant of the
Specific Plan area. Phase I development will consist of the Eastern
portion of the Country Club Village and the entire Active Adult
Village. Phase II development will consist primarily of the western
portion of the Country Club Village. Phase III will consist of the
Country Club Reserve and Active Adult Reserve areas.
Public facilities and improvements will be provided and phased in
accordance with the requirements of the County of Riverside.
Transportation, drainage, water and sewer improvements will be
provided as described in this Section of the Specific Plan.
7. Illustrative Grading Plan
Objectives
Grading criteria, to be most effective, should be tailored on a "per
site" basis, so that each unique set of conditions may be analyzed and
the most sensitive techniques may be applied. The following
Guidelines provide general direction to grading design in Coral
Mountain. The primary focus of these Guidelines is on easing the
visual impact of grading. Hence, primary emphasis is placed on
molding the graded landform to reflect the natural topography. In the
case of Coral Mountain, the existing relatively flat character of the
site will enable development to occur without significantly altering
the natural landform.
These Guidelines are intended to foster approaches to landform
alterations which minimize the amount of area affected and
sensitively blend graded areas with the existing topographic
conditions. Since the majority of Coral Mountain property is
relatively flat, it is anticipated that landform alteration associated
with the development will be minimal, figure IV -H.
Specific Plan No. 218, Amendment No. 1 IV -20
COUNTRY CLUB
VILLAGE
Phase I
Phase II
Phase III
Phasing Flan
Figure IV G
ACTIVE ADULT
RESERVE
- ACTIVE ADULT
VILLAGE
Specific Plan No. 218, Amendment No. 1 IV -21
("N
Specific Plan No. 218, Amendment No. 1
N O
M
OUNTRY a'-. LIJE
VILLAGE
Grading Plan
Figure IV H
IV -22
oTp,
Nf.
0
IV -22
General Standards
Landform alteration proposed as a part of construction in any area of
the property is subject to review and approval by the developer as
part of the plan review procedures. Such review shall include, but not
be limited to, the following criteria:
► Manufactured slopes should be varied in cross-section and along
the slope length, with variable gradients of 4:1, 3:1, and 2:1 slope
ratios, resulting in an approximate average 3:1 slope.
► Manufactured landforms at development edges shall be re-
contoured to approximate their original form, and imitate a
natural appearance.
► The toe and crest of any manufactured slope in excess of ten feet
(10') vertical and height shall be rounded with vertical curves to
blend to the natural topography, and shall be designed in
proportion to the total height of the slope.
► All graded slopes shall be revegetated and irrigated in a manner
consistent with the landscape architectural and resource
management standards outlined in these Guidelines, and as
approved by the developer.
► Where residential access across drainage courses occurs it shall
be accomplished by a bridge or aesthetically enhanced culvert
accommodating only the accessway. Where these improvements
occur, natural materials shall be used for slope bank protection.
Specific Standards
The following specific criteria shall be used by the developer to
ensure acceptable standards of construction and minimize future site
maintenance problems.
► If imported soil is required, the existing soil should be used for
subgrade in streets and building areas with the higher quality
import soil used for planting areas.
► Berms, channels, swales, etc., shall be graded in such a way as to
be an integral part of the graded and/or paved surface, and shall
be designed with smooth vertical transitions between changes in
slope. Drainage swales shall be discouraged from surface
draining across pedestrian/bicycle paths except within the more
natural confines of the arroyo system.
► Drainage from private to common, or common to private areas is
generally discouraged, although may be permitted as part of the
master drainage plan.
► All Grading and Drainage Plans must be prepared under the
direction of a licensed Civil Engineer.
► All work shall be in accordance with the County of Riverside
Specific Plan No. 218, Amendment No. 1
IV -23
Grading and Excavation Code and Standard Drawings, and other
governmental requirements as may be applicable.
► All common area finish grades shall be installed per an approved
Grading and Drainage Plan, and certified as such by a licensed
Civil Engineer. This written verification must be submitted to the
developer prior to the completion of the work.
8. Comprehensive Maintenance Plan
To receive final design review approval of development plans, a
precise method of long-term maintenance shall be formally proposed
by the master developer. Particular care should be taken to provide
for high-quality maintenance in common areas, visible locations, and
high traffic conditions.
The method(s) proposed by the master developer should include
specific financing mechanisms, and cost considerations to
maintaining the California desert ranch atmosphere of Coral
Mountain. This shall include routine periodic landscape
maintenance, pest control, fertilization, water, and utilities as well as
potential funding of reserves for major maintenance, repair, and
replacement of plant material, irrigation systems, and other elements
of the landscape architectural design.
Specific Plan No. 218, Amendment No. 1 IV -24
B. Planning Areas
Country Club Village Planning Areas
PA
Land Use
Page
1
Golf Maintenance
27
2
Medium Density Residential
29
3
Medium Density Residential
31
4
Medium Density Residential
33
5
Medium Density Residential
35
6
Medium Density Residential
37
7
Club House
39
8
Medium Density Residential
41
9
Medium Density Residential
43
10
Medium Density Residential
45
11
Golf Course
47
12
Medium Density Residential
49
13
Club House
51
14
Medium Density Residential
53
15
Medium Density Residential
55
16
Medium Density Residential
57
17
Medium Density Residential
59
18
Medium Density Residential
61
19
Golf Course
63
20
Community Facility
65
21
Commercial
67
22
Medium Density Residential
69
23
Medium High Density Residential
71
24
Club House
73
25
Medium High Density Residential
75
26
Medium High Density Residential
77
27
Medium High Density Residential
79
28
Medium High Density Residential
81
29
Commercial
83
30
Medium High Density Residential
85
31
Medium High Density Residential
87
32
Medium High Density Residential
89
33
Medium High Density Residential
91
34
Medium High Density Residential
93
35
Medium High Density Residential
95
36
Golf Course
97
37
Golf Maintenance
99
38
Golf Course
101
39
Medium Density Residential
103
40
Commercial
105
41
Medium High Density Residential
107
Specific Plan No. 218, Amendment No. 1 IV -25
Reserve Planning Areas
PA Land Use Page
51 Medium Density Residential 120
52 Commercial 121
53 Medium High Density Residential 122
Specific Plan No. 218, Amendment No. 1 IV -26
1. Planning Area 1
a. Descriptive Summary
Planning Area 1, as illustrated in Figure IV -1, consists
of about 2.0 acres to be devoted to golf course
maintenance.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional_ Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -27
i
r
77
Planning Area 1
Figure IV -1
Open Space
2.0 Acres
20. M a EME a a ME � �
WAV
Specific Plan No. 218, Amendment No. 1 IV -28
2. Planning Area 2
a. Descriptive Summary
Planning Area 2, as illustrated in Figure IV -2, consists
of about 13.2 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -29
58TH AVENUE
Planning Area 2
Figure IV -2
Medium Density Residential
5 Units/Acre
HI1IMP
13.2 Acres
Specific Plan No. 218, Amendment No. 1 IV -30
3. Planning Area 3
a. Descriptive Summary
Planning Area 3, as illustrated in Figure IV -3, consists
of about 4.4 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -31
Planning Area 3
Figure IV -3
Medium Density Residential
5 Units/Acres
14 Units
4.4 Acres
Specific Plan No. 218, Amendment No. 1 IV -32
4. Planning Area 4
a. Descriptive Summary
Planning Area 4, as illustrated in Figure IV -4, consists
of about 16.2 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -33
Planning Area 4
Figure IV -4
Medium Density Residential
5 Units/Acre
41 Units
16.2 Acres
Specific Plan No. 218, Amendment No. 1 IV -34
5. Planning Area 5
a. Descriptive Summary
Planning Area 5, as illustrated in Figure IV -5, consists
of about 27.9 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -35
Planning Area 5
Figure IV -5
Medium Density Residential
5 Units/Acre
70 Units
27.9 Acres
Specific Plan No. 218, Amendment No. 1 IV -36
6. Planning Area 6
a. Descriptive Summary
Planning Area 6, as illustrated in Figure IV -6, consists
of about 21.3 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -37
e
Planning Area 6
Figure IV -6
Medium Density Residential
5 Units/Acre
52 Units
21.3 Acres
U,
LUI
Specific Plan No. 218, Amendment No. 1 IV -38
7. Planning Area 7
a. Descriptive Summary
Planning Area 7, as illustrated in Figure IV -7, consists
of about 5.5 acres to be devoted a golf course club
house.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -39
3
v \—Ir
Planning Area 7
Figure IV -7
Open Space
5.5 Acres
Specific Plan No. 218, Amendment No. 1 IV -40
8. Planning Area 8
a. Descriptive Summary
Planning Area 8, as illustrated in Figure IV -8, consists
of about 9.2 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -41
Planning Area 8
Figure IV -8
Medium Density Residential
5 Units/Acre
28 Units
9.2 Acres
LAKE �
2
N
Specific Plan No. 218, Amendment No. 1 IV -42
9. Planning Area 9
a. Descriptive Summary
Planning Area 9, as illustrated in Figure IV -9, consists
of about 7.6 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
Specific Plan No. 218, Amendment No. 1
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(5) Regional Trail Section as illustrated in Figure
V-31.
IV -43
Planning Area 9
Figure IV -9
Medium Density Residential
5 Units/Acre
23 Units
7.6 Acres
Specific Plan No. 218, Amendment No. 1 -IV-44
10. Planning Area 10
a. Descriptive Summary
Planning Area 10, as illustrated in Figure IV -10,
consists of about 12.7 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -45
Planning Area 10
Figure IV -10
Medium Density Residential
5 Units/Acre
32 Units
12.7 Acres
Specific Plan No. 218, Amendment No. 1 IV -46
11. Planning Area 11
a. Descriptive Summary
Planning Area 11, as illustrated in Figure IV -11,
consists of about 194.3 acres to be devoted to golf
course/open space.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
Specific Plan No. 218, Amendment No. 1
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional Trail Section as illustrated in Figure
V-31.
IV -47
Specific Plan No. 218, Amendment No. 1
re a 11
ire IV -11
n Space
.3 Acres
12. Planning Area 12
a. Descriptive Summary
Planning Area 12, as illustrated in Figure IV -12,
consists of about 44.6 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(5) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -49
Planning Area 12
Figure IV -12
Medium Density Residential
5 Units/Acre
227 Units
44.6 Acres
.opt
er,
Specific Plan No. 218, Amendment No. 1 IV -50
13. Planning Area 13
a. Descriptive Summary
Planning Area 13, as illustrated in Figure IV -13,
consists of about 10.0 acres to be devoted a golf course
club house.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -51
LUBH
Ci
n
Planning Area 13
Figure IV -13
Open Space
10.0 Acres
Specific Plan No. 218, Amendment No. 1 IV -52
14. Planning Area 14
a. Descriptive Summary
Planning Area 14, as illustrated in Figure IV -14,
consists of about 1.8 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -53
Planning Area 14
Figure IV -14
Medium Density Residential
5 Units/Acres
12 Units
1.8 Acres
Specific Plan No. 218, Amendment No. 1 IV -54
15. Planning Area 15
a. Descriptive Summary
Planning Area 15, as illustrated in Figure IV -15,
consists of about 11.7 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
C.
Specific Plan No. 218, Amendment No. 1
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
IV -55
CE
0
Planning Area 15
Figure IV -15
Medium Density Residential
5 Units/Acres
60 Units
11.7 Acres
LAK
of
4 Q
19
Op 6
000 �Go 0
C
13
LUBHI
��
19
C!'..
c
Specific Plan No. 218, Amendment No. 1 IV -56
16. Planning Area 16
a. Descriptive Summary
Planning Area 16, as illustrated in Figure IV -16,
consists of about 2.1 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -57
j�
Planning Area 16
Figure IV -16
Medium Density Residential
5 Units/Acres
11 Units
� ,fir lel
1
2.1 Acres
17
MR
Specific Plan No. 218, Amendment No. 1 IV -58
17. Planning Area 17
a. Descriptive Summary
Planning Area 17, as illustrated in Figure IV -17,
consists of about 5.6 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -59
Planning Area 17
Figure IV -17
Medium Density Residential
5 Units/Acres
30 Units
5.6 Acres
GC
\ (D o
IV
I
0
0
Specific Plan No. 218, Amendment No. 1 IV -60
18. Planning Area 18
a. Descriptive Summary
Planning Area 18, as illustrated in Figure IV -18,
consists of about 8.2 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -61
N.A.P.
18
OR
20
CF
Planning Area 18
Figure IV -18
Medium Density Residential
5 Units/Acres
41 Units
8.2 Acres
6611"11 1
kik"61h,
61�%ki
LIN
w1wN01,11
17
MF
x
0
21
Gomm
Specific Plan No. 218, Amendment No. 1 Iii -62
19. Planning Area 19
a. Descriptive Summary
Planning Area 19, as illustrated in Figure IV -19,
consists of about 123.3 acres to be devoted to golf
course/open space.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17-V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -63
Qpt::.lIIt, I-IQII Imu. r- I V, niIIUIIUIIIUII► Iw. i
a19
IV -19
space
Acres
IV -64
20. Planning Area 20
a. Descriptive Summary
Planning Area 20, as illustrated in Figure IV -20,
consists of about 1.1 acres to be devoted to community
facilities (fire station).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -65
Planning Area 20
Figure IV -20
Community Facilities
1.1 Acres
Specific Plan No. 218, Amendment No. 1 IV -66
21. Planning Area 21
a. Descriptive Summary
Planning Area 21, as illustrated in Figure IV -21, consists
of about 3.1 acres devoted to commercial uses.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as illustrated
in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -67
Planning Area 21
Figure IV -21
Commercial
3.1 Acres
0
Specific Plan No. 218, Amendment No. 1 IV -68
22. Planning Area 22
a. Descriptive Summary
Planning Area 22, as illustrated in Figure IV -22,
consists of about 3.8 acres to be devoted to medium
density residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(5) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -69
Planning Area 22
Figure IV -22
Medium Density Residential
5 Units/Acres
20 Units
3.8 Acres
COMM
Specific Plan No. 218, Amendment No. 1 IV -70
23. Planning Area 23
a. Descriptive Summary
Planning Area 23, as illustrated in Figure IV -23,
consists of about 26.0 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(5) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -71
I
CnYU Al1CAl11C
Planning Area 23
Figure IV -23
Medium -High Density
Residential
8 Units/Acre
to
23
IN
MHR Id
146 Units
26.0 Acres
C
Specific Plan No. 218, Amendment No. 1 IV -72
24. Planning Area 24
a. Descriptive Summary
Planning Area 24, as illustrated in Figure IV -24,
consists of about 2.9 acres to be devoted to a golf
course club house.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -73
Planning Area 24
Figure IV -24
Golf Course Clubhouse
2.9 Acres
� CLUB` -
Specific Plan No. 218, Amendment No. 1 IV -74
25. Planning Area 25
a. Descriptive Summary
Planning Area 25, as illustrated in Figure IV -25,
consists of about 26.6 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(5) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -75
Planning Area 25
Figure IV -25
Medium -High Density
Residential
8 Units/Acre
174 Units
26.6 Acres
60TH AVENUE
Specific Plan No. 218, Amendment No. 1 IV -76
26. Planning Area 26
a. Descriptive Summary
Planning Area 26, as illustrated in Figure IV -26,
consists of about 8.5 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -77
60TH AVENUE
7
Planning Area 26
Figure IV -26
Medium -High Density
Residential
8 Units/Acre
46 Units
8.5 Acres
26
MHR
Specific Plan No. 218, Amendment No. 1 IV -78
27. Planning Area 27
a. Descriptive Summary
Planning Area 27, as illustrated in Figure IV -27,
consists of about 19.5 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -79
Planning Area 27
Figure IV -27
Medium -High Density
Residential
8 Units/Acre
114 Units
19.5 Acres
�j (1�6 Y 1�)
0 ****
27
MHR
WS
Specific Plan No. 218, Amendment No. 1 IV -80
28. Planning Area 28
a. Descriptive Summary
Planning Area 28, as illustrated in Figure IV -28,
consists of about 8.9 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -81
Planning Area 28
Figure IV -28
Medium -High Density
Residential
8 Units/Acre
63 Units
E:1146WO=_
Specific Plan No. 218, Amendment No. 1 IV -82
29. Planning Area 29
a. Descriptive Summary
Planning Area 29, as illustrated in Figure IV -29, consists of
about 10.0 acres to be devoted to devoted to commercial and
private recreational uses.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -83
U
I
WS
0
Planning Area 29
Figure IV -29
Commercial
10.0 Acres
C�
Cil
(`. Specific Plan No. 218, Amendment No. 1 IV -84
30. Planning Area 30
a. Descriptive Summary
Planning Area 30, as illustrated in Figure IV -30,
consists of about 28.3 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -85
ROADWAY &
SLOPE
RESERVATION
AREA
Planning Area 30
Figure IV -30
Medium -High Density
Residential
8 Units/Acre
166 Units
28.3 Acres
■
♦■ ■ 1j M F
■ it
100 r
S'
r►•r
Specific Plan No. 218, Amendment No. 1 IV -86
31. Planning Area 31
a. Descriptive Summary
Planning Area 31, as illustrated in Figure IV -31, con-
sists of about 4.2 acres to be devoted to medium high
residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP Ordi-
nance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -87
a
Figure IV -31
Medium -High Density
Residential
8 Units/Acre
20 Units
4.2 Acres
=4
Planning Area 31
Specific Plan No. 218, Amendment No. 1 IV -88
32. Planning Area 32
a. Descriptive Summary
Planning Area 32, as illustrated in Figure IV -32,
consists of about 13.0 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -89
32
MHR
37
MAINTENANCE
Planning Area 32
Figure IV -32
Medium -High Density
Residential
8 Units/Acre
84 Units
13.0 Acres
Ari r o
Specific Plan No. 218, Amendment No. 1 IV -90
33. Planning Area 33
a. Descriptive Summary
Planning Area 33, as illustrated in Figure IV -33,
consists of about 20.3 acres devoted to medium high
residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -91
32
MHF
37
MAINTENANCE
Planning Area 33
Figure IV -33
Medium -High Density
Residential
8 Units/Acre
112 Units
20.3 Acres
Specific Plan No. 218, Amendment No. 1 IV -92
34. Planning Area 34
a. Descriptive Summary
Planning Area 34, as illustrated in Figure IV -34,
consists of about 28.5 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -93
Planning Area 34
Figure IV -34
Medium -High Density
Residential
8 Units/Acre
150 Units
28.5 Acres
Specific Plan No. 218, Amendment No. 1 IV -94
35. Planning Area 35
a. Descriptive Summary
Planning Area 35, as illustrated in Figure IV -35,
consists of about 28.7 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -95
Planning Area 35
Figure IV -35
Medium -High Density
Residential
8 Units/Acre
181 Units
28.7 Acres
34 0O
00
MHR
� o
c
0
36
o MHR
35
MHR
Specific Plan No. 218, Amendment No. 1 IV -96
36. Planning Area 36
a. Descriptive Summary
Planning Area 36, as illustrated in Figure IV -36,
consists of about 19.3 acres to be devoted to medium
high residential at eight units per acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types and
styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -97
Planning Area 36
Figure IV -36
Medium -High Density
Residential
8 Units/Acre
104 Units
19.3 Acres
o C)°
N% _.
Specific Plan No. 218, Amendment No. 1 IV -98
37. Planning Area 37
a. Descriptive Summary
Planning Area 37, as illustrated in Figure IV -37,
consists of about 2.0 acres to be devoted to golf course
maintenance.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -99
37 v�
Maintenance
Planning Area 37
Figure IV -37
Open Space
2.0 Acres
Specific Plan No. 218, Amendment No. 1 IV -100
38. Planning Area 38
a. Descriptive Summary
Planning Area 38, as illustrated in Figure IV -38, consists
of about 226.9 acres to be devoted to golf course/open
space.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated in
Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) This Planning Area is in proximity to property to
the south of Avenue 62 which is zoned and
currently used for agriculture. Therefore, special
development standards pertaining to buffering of
residential land uses are applicable. Prior to the
approval of any implementing land division
project within the Specific Plan adjacent to
Avenue 62, the following condition shall be
placed on the implementing project prior to
building permits:
"Any residential development adjacent to Avenue
62 shall be buffered by the width of a regulation
golf fairway of three hundred feet (300') for the
length of the frontage of the project along Avenue
62, excluding areas used for non-residential uses."
The condition to buffer residential uses shall
remain in full force and effect for the duration of
the project unless a change of use occurs on the
property immediately to the south, whereupon the
above condition shall no longer be applicable.
Specific Plan No. 218, Amendment No. 1 IV -101
Planning Area 38
Figure IV -38
Open Space
226.9 Acres
L_—
Specific Plan No. 218, Amendment No. 1 IV -102
39. Planning Area 39
a. Descriptive Summary
Planning Area 39, as illustrated in Figure IV -39, consists
of about 95.7 acres to be devoted to medium density
residential at five units per acre (5 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as illustrated
in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium Density Residential building types and
styles as illustrated in Figures V -4—V-6.
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -103
EXISTING IRRIGATION
MAIN LINE
60TH
� i■■'
40
COMM
26
Planning Area 39
Figure IV -39
Medium Density Residential
5 Units/Acre
291 Units
95.7 Acres
I
39
MR
Specific Plan No. 218, Amendment No. 1 IV -104
40. Planning Area 40
a. Descriptive Summary
Planning Area 40, as illustrated in Figure IV -40,
consists of about 10 acres to be devoted to commercial
uses.
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Country Club Village Streetscapes as
illustrated in Figures V -17—V-23.
(2) Country Club Village Walls as illustrated in
Figure V-34.
(3) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
(4) Regional Trail Section as illustrated in Figure
V-31.
Specific Plan No. 218, Amendment No. 1 IV -105
Planning Area 40
Figure IV -40
Commercial
10 Acres
Specific Plan No. 218, Amendment No. 1 IV -106
41. Planning Area 41
a. Descriptive Summary
Planning Area 41, as illustrated in Figure IV -41,
consists of about 74.9 acres to be devoted to
medium high density residential at eight units per
acre (8 DU/ac).
b. Land Use and Development Standards
Please refer to Ordinance No. 348. (See SP
Ordinance Tab.)
C. Planning Standards
(1) Active Adult Village Streetscapes as
illustrated in Figures V -10—V-16.
(2) Active Adult Village Walls as illustrated in
Figure V-32.
(3) Medium High Residential building types
and styles as illustrated in Figure V-7
(4) Refer to Design Standards/Guidelines V for
further land use standards, architectural and
landscape guidelines.
Specific Plan No. 218, Amendment No. 1 IV -107
t1
41
pity
tial
;re
lits
'es
Specific Plan No. 218, Amendment No. 1 IV -108
Coral Mountain
V. Design Standards/Guidelines
A. Community Theme and Character
The proposed project for Coral Mountain is located on approximately
1,279 acres immediately adjacent to La Quinta proximate to
developed communities occurring to the north. The development
would encompass a diversity of land uses unified through thoughtful
planning for the future. The Master Plan has been guided by a
number of principles that are intended to reflect the surrounding
community's character and priorities. Design Guidelines would
ensure that Coral Mountain is a built environment that reflects the
vision embodied in the following concepts:
Develop a community that is visually attractive and captures the
essence of the surroundings.
Through designing in concert with the land, provide a variety of
open space uses (active and passive).
A Design a planned community, which complements existing
development in the surrounding area and is also compatible with
the surrounding natural environment.
Establish densities overall, through clustering of development,
that are consistent with urbanization patterns of surrounding
developments.
Recognize the unique nature of Coral Mountain as a community
that meets the needs of future residents for living areas,
recreational facilities, and areas for the pursuit of leisure time
activities, within the larger community of the Coachella Valley.
Develop a high quality, cohesive design concept to create a strong
community design image for Coral Mountain. It is this strong
community image that sets this master -planned community apart
from more conventional subdivisions within the area.
A Establish development standards that ensure lasting value for the
Specific Plan No. 218, Amendment No. 1 V-1
residential neighborhoods and activity centers.
Provide a range of housing types and styles to meet the varied
housing needs within the community.
A Provide for a variety of open space and recreation types.
The Coral Mountain Land Use Plan has been developed with a vision
for superior design to create a community that would endure long into
the future. The Master Plan incorporates land uses which relate to
modern needs while retaining the considerable assets of the existing
environment and regional setting. In pursuit of this vision, the
proposed Coral Mountain has been designed to integrate into the
natural landscape, establishing a sense of harmony with the project's
surroundings. The community will foster a relationship with the
history of the valley, building on its agricultural, ranching, and
mission heritage. Other traditional architectural styles found in the
region would be drawn upon to enrich the community character. This
respect for the region would create a feeling of timelessness for the
community and a sense of belonging for area residents.
Coral Mountain would encompass a diversity of land uses, including
a range of housing types, a public school, public and private
recreational facilities, mixed- use commercial, two championship golf
courses, and a nine hole golf course.
The entire community would be woven together through a network of
trails, and enhanced community roadways providing linkages
between community facilities, neighborhoods, private open space,
and the adjacent regional open space amenities. The character
established for these facilities would define the overall character of
Coral Mountain.
B. Purpose of Design Guidelines
Design control would be accomplished through the coordinated
application of appropriate planning, architectural, and landscape
elements. The guidelines are founded upon the following goals:
To provide the County of Riverside with necessary assurance that
the Specific Plan will be developed in accordance with the quality
and character proposed.
Specific Plan No. 218, Amendment No. 1 V-2
A Establish a high quality appearance for the development.
A Ensure continuity within the overall community elements.
A Direct the quality and compatibility of the homes while allowing
variety within the Planning Areas.
A Enhance the community's overall value.
• Remain flexible to respond to evolving conditions, including
changes in lifestyles, buyer tastes, economic conditions,
community desires, and the market place.
The Design Guidelines have been prepared specifically to assist and
guide the County of Riverside by supplying answers to the frequently
raised questions that may arise during the planning and construction
phases of residential development. The Design Guidelines address a
wide variety of design components that collectively contribute to the
goal of achieving the community character for Coral Mountain.
Each design component establishes a broad framework providing a
full range of design opportunities and creativity. The common thread
to each component is the desire to maintain design excellence.
To ensure implementation of the Design Guidelines presented here,
proposed improvements to residential sites would be reviewed and
approved by the approving authority of the County of Riverside.
C. Architectural Themes
These design guidelines have been developed in order to achieve a
high quality, cohesive design theme for Coral Mountain, while
allowing variety in architectural expression. The design theme is
envisioned to create a rich community character, weaving together a
number of designs reminiscent of the architectural styles of Southern
California in the early part of this century, while incorporating
modern materials and lifestyles and preferences into the architectural
design. Each style lends itself to suiting the environment and
lifestyles of unique to the desert. Passive solar architecture, site
orientation, and landscape design will reflect this sensitivity to the
environment.
The following sections contain descriptions and illustrations that are
expressions of the intended character and appropriate design
Specific Plan No. 218, Amendment No. 1 V-3
responses. Flexibility in interpretation and innovation are encouraged
to create distinct individual neighborhood identities within the
common elements of the community theme.
1. Monterey
The Monterey style of architecture is characterized by having two
stories with a low-pitched gabled roof (occasionally hipped) and a
second -story balcony, which may be cantilevered and covered by the
principal roof.
Ceramic tiles would be used for the roof materials. Wall materials are
either stucco, brick, or wood (weatherboard, shingle, or vertical
board -and batten).
Buildings in this style emphasize earth tones and simple, rustic
detailing. The first and second stories frequently have different
exterior materials, with wood over brick being the most common
pattern. Paired windows and false shutters may be found.
Door and window surrounds may be absent or of simple style. Full-
length windows may open onto the balcony form.
Concept diagrams and comparable design styles are illustrated on
Figures V-1.
2. Spanish Colonial
The features which characterize Spanish Colonial architecture include
a low-pitched roof, usually with little or no eave overhang and a red
tile roof covering. One or more prominent arches may be placed
above a door or a principal window or beneath a porch roof. The wall
material is usually stucco, and the facade is normally asymmetrical.
Several roof tiles are often used; Mission tiles, which are shaped like
half -cylinders, and Spanish tiles which have an S-shaped curve.
Doors may have elements such as adjacent spiral columns, pilasters,
carved stonework, or patterned tiles. Entrance doors of heavy wood
panels which are sometimes arched above may also be used. Doors
leading to exterior patios and balconies may be paired and glazed
with multiple panes of rectangular glass.
Windows may be accentuated by the use of one large focal window.
These may be triple -arched or parabolic shape and may contain
Specific Plan No. 218, Amendment No. 1 V-4
CERAMIC TILE ROOF
DOOR AND WINDOW SURROUNDS ABSENT
OR OF SIMPLE COLONIAL FORM
LOW-PITCHED GABLE ROOF
Monterey Style
Figure V-1
SIMPLE POSTS ON BALCONY
FULL-LENGTH WINDOW'
�-- OPENING ONTO BALCON
_ FIRST AND SECOND
STORIES OF DIFFERENT
MATERIALS
riC, IN
TWO STORIES
as
Specific Plan No. 218, Amendment No. 1
SECOND -STORY BALCONY, USUALLY
CANTILEVERED AND COVERED BY
PRINCIPAL ROOF
V-5
al Style
i g u re V-2
RED TILE ROOF COVERING
WALL SURFACE USUALLY STUCCO
ASYMMETRICAL FACADE
ELABORATED C
OFTEN WITH SN
OR BENEATH PORCH ROOFS
WITH WOOD OR IRON RAILINGS
Specific Plan No. 218, Amendment No. 1
V-6
stained glass. Balconies are often cantilevered and may be open or
roofed with wood or iron railings.
Other typical details include: tile -roofed (and otherwise decorated)
chimney tops; stucco, brick, or tile decorative vents; fountains;
arcaded walkways (usually leading to a rear garden); and round or
square towers.
Concept diagrams and comparable design styles are illustrated on
Exhibit V-2
3. Mediterranean
This style is related to the traditional Mediterranean style found
throughout Southern California in recent years and is called a
"Tuscan" cottage. It is characterized by the following design
elements: one or two story homes, often with stucco walls and tile
roofs. However, the "Tuscan" cottage is more refined in proportion
and detail - much more aligned with the Renaissance period of art
and architecture.
Details may include slender columns, semi -circular arches,
ornamental moldings, castings, medallions, and the use of marble and
granite. Tile accents may be found on the building facade. Windows
may be ornamental/geometric shaped and may be surrounded with
wood slab -type shutters.
Other traits may include ornamental balconies, along with projected
walls on brackets. Double arch arcades may be used to highlight the
entryway.
Concept diagrams and comparable design styles are illustrated on
Exhibit V-3.
Specific Plan No. 218, Amendment No. 1 V-7
w�a
4. Desert Modern
The Desert Modern style combines elements of stone and adobe
Native American inspired vernacular with Modernist design, marked
by abundant use of glass walls and windows, open floor plans, and
contemporary building materials and methods. The low profile,
incorporating single -level and split-level designs and flat / low -pitch
roofs, complements nature by blending into the surrounding
landscape.
The organic quality of the style is further accented by the use of earth
colors and natural materials such as flagstone, brick, and adobe for
accent and hardscape.
Other traits may include the use of traditional elements such as
rounded corners, Vigas (round logs used as ceiling beams) and Lintels
(wooden beams bridging window or door openings).
Concept diagrams and comparable design styles are illustrated on
Exhibit V -3B,
Specific Plan No. 218, Amendment No. 1 V -g
Desert Modern Style
Figure V -3B
ABUNDANT USE OF GLASS WALLS / WINDOWS
/ LOW PITCH ROOF LINE
SMOOTH STUCCO SIMULATES ADOBE
Specific Plan No. 218, Amendment No.1
V-10
D. Architectural Components
1. Overall Massing
The overall massing of each home should be organized as a whole
unit. It should not appear as a mixture of unrelated forms. Both
single- and two-story homes are encouraged. Two-story homes on
corner lots are discouraged except where additional setbacks from the
street are provided to the second story. Architectural projections and
recesses are also encouraged.
2. Plate Lines
a. Single story plate lines should be incorporated along some of the
front yards, where possible, to provide for a reduced scale along
the street. A single story plate line should be encouraged on the
rear facade elevation allowing for greater light and air
penetration, where possible.
b. It is recommended that second story plate lines be setback from
first story elevations to effectively break-up building mass and to
increase the perceived front yard setback, where possible.
c. Where more than one architectural style or theme is used in a
neighborhood, plate lines should be kept at the same level to
create consistency among the homes.
3. View Windows
Primary second story view windows should be oriented to the front
and rear of the homes to minimize views into adjacent rear and side
yards, wherever possible. Secondary second story view windows may
have views into the side yards.
4. Articulation of Elements
Articulation of architectural elements should be incorporated into the
design of houses through the treatment of windows, doors, entries,
elevations, roofs, and garages.
a. Windows and Doors
A Deep set or pop -out windows and doors along with other
architectural projections and recesses may be used to achieve
articulation through shadowing effects. Large flat wall planes
Specific Plan No. 218, Amendment No. 1 V-11
should be avoided.
A Divided window lites are rectangular or arched openings are
encouraged.
A Reflective glass is prohibited.
b. Rear and Side Elevations
Architectural articulation of the rear and side elevations which are
highly visible from arterials or off-site open space should be treated
in a similar manner to the front elevation.
c. Roofs
Variation in roof materials should be utilized to create a sense of
individuality and diversity. A wide variety of roof pitches (3.5: to
2:3) and forms are permitted to encourage individual architectural
expression. Flat roofs are also acceptable and encouraged in certain
architectural styles. Use of natural finish roofs is also permitted. Roof
colors should be compatible with others within the Planning Area.
Areas of flat roof, in limited application and for terrace covers and
trellises are acceptable if designed as architectural extensions of the
house. Roof materials on such areas should blend in color with the
main roof. Concrete, roof overhangs are encouraged in response to
energy and climate concerns. Composition or clay roof tiles would
be utilized instead of wood in all areas.
d. Materials and Colors
Exterior building materials will reflect the architectural style and be
compatible with the surrounding natural environment. Materials
should also respond to climatic influences. Masonry, stucco, adobe,
concrete and brick will be the primary materials with limited use of
wood for accent.
Color choice will reflect the architectural theme reflecting indigenous
elements and the natural environment. Generally, color values will
be light, with darker or brighter accents.
e. Entries
The entry should be articulated as a focal point of the front elevation
through the appropriate use of roof elements, columns, recesses or
pop -outs, windows, or other architectural features.
f. Garages
Specific Plan No. 218, Amendment No. 1 V-12
Garage doors should be simple in design so as not to distract from
the architectural elevation of the unit. Garage doors should be
recessed, where possible, to create depth and shadow patterns.
When garages are adjacent to one another along interior lot lines,
a three foot (Y) minimum difference in setbacks should be
provided, wherever possible.
A Curvilinear local streets are encouraged with staggered garage
setbacks to soften the streetscape.
The materials, colors, and roof forms of detached garages for
single-family homes should be consistent in design with the
adjacent residential buildings. The integration of carports with
patio and project walls is encouraged to add variety and relief to
the streetscape. Corrugated metal doors are prohibited.
g. Second Stories
Two story units should incorporate second story architectural
elements above the garage such as special window treatments,
wherever possible.
h. Columns and Archways
Columns as a structural or aesthetic feature are encouraged. Columns
should have a strong base element and made of plaster or pre -cast
concrete.
5. Miscellaneous Design Elements
The following outlines guidelines for the treatment of miscellaneous
design elements.
a. Gutters
Gutters and downspouts should be concealed unless designed as
continuous architectural features. Copper gutters and downspouts are
permitted.
Exposed gutters, (other than copper) used as an architectural feature,
are to be colored to match the surface to which they are attached. All
gutters and downspouts would be connected to a yard storm drain
system.
Specific Plan No. 218, Amendment No. 1 V-13
b. Chimneys
The maximum height to the top of the spark arrestor should be four
feet (4') above the ridgeline. Chimney caps should be painted and
designed to complement the major architectural elements of the house
and should screen the spark arrestor. Tile caps, brick or tile banding
is encouraged.
c. Skylights/Solar Panels
When skylights are used, they are to be designed as an integral part of
the roof. Skylight glazing should be clear, solar bronze, or white.
Reflective glazing is prohibited. Skylight framing material should be
anodized bronze or colored to match the roof. Natural aluminum
framing is prohibited.
Solar panels are not permitted on the front elevation of dwelling units
if the panel may be seen from a public street.
d. Flashing and Sheet Metal
All flashing and sheet metal should be colored to match attached
material.
e. Balconies, Trellises, Patio Covers, Sun Shades, Structures, and
Gazebos
All appurtenant structures should be integral to the main structure and
designed to be consistent with the home's architectural character.
f. Trash Containers
Trash containers should be screened from the view of both neighbors
and the street. Such area cannot be within the front yard setback.
g. Recycling Bins
Recycling bins should be provided within the garages or pantries of
dwelling units, and may be consistent with the County of Riverside
Code requirements as they may be amended from time to time.
h. Exterior Lighting
Exterior lighting on any structure should be aimed generally
downward and shaded by opaque receptacles. The light source should
Specific Plan No. 218, Amendment No. 1 V-14
not be unreasonably visible from another home or the common area.
i. Vents
All vent stacks and pipes should be colored to match the adjacent
roof or wall material. Vent stacks should be grouped on the side or
rear of the roofs and should not extend above the roof ridgeline.
Vents are not permitted on the roof on the front of the house.
j. Antennas
Owners may not install, or cause to be installed, radio, or citizen band
(CB) antenna devices on the exterior of any house, unless approval
has been obtained and in compliance with the County of Riverside
Code and the CC&Rs. The "installation, maintenance, or use" of
satellite dishes and MMDA antennas that do not exceed one meter
(approximately three feet) in diameter and television antennas of any
height, unless the regulation is "necessary" for safety reasons would
be in compliance with the federal government requirements. A local
regulation impairs "installation, maintenance, or use" if it (a)
unreasonably delays or prevents installation, maintenance, or use, (b)
unreasonably increases the cost of installation, maintenance, or use,
or (c) precludes reception of an acceptable quality signal.
k. Walls and Fences
Long perimeter walls are to be variegated with areas of visual
penetration and landscaped recesses.
Where retaining or privacy walls are located next to sidewalks and/or
bike paths, a planting area should be located at the base of the wall to
soften impacts of walls. Wood fencing may be used in limited
application. The planting area should be wide enough to absorb the
potential seepage.
E. Residential Guidelines
Medium and Medium High Residential lots in the Country Club,
Active Adult, Country Club Reserve and Active Adult Reserve are
intended to form more compact neighborhoods where innovative
siting and architectural design solutions are encouraged. This also
conforms to County intent and policy to "permit the development of
subdivisions containing open areas that will be used for recreation
purposes or will tend to preserve the rural atmosphere of the area."*
Specific Plan No. 218, Amendment No. 1 V-15
These single-family detached cluster lots would be no less than 3,500
square feet and on-site recreational amenities and common open
space would be provided for the residents. Zero -lot line, Z -lot and
wide and narrow single family detached configurations are
encouraged to provide architectural and streetscape diversity while
maximizing privacy and yard areas. Additionally, cluster courtyard
homes centered on an auto court with direct access to the residential
streets would be allowed. Depending on the product type, front yard
landscaping would be required.
*These residential land uses are included in the Specific Plan Zone,
Section III, and referenced by County of Riverside Ordinance 348,
Article HIM,, R-4 Zone (Planned Residential).
1. Site Planning
a. A combination of side -entering and front -entering garages is
encouraged to promote variety in street frontage. Driveway location
should be varied, and curvilinear streets should be utilized to
emphasize changes in the street scene.
b. Create a residential character that provides a unique, safe, and
visually appealing environment. Site planning objections:
2. Setbacks
a. Varied front yard setbacks should be used, wherever possible, to
provide visual interest to the streetscape.
b. Buildings should be arranged in a staggered and variable setback
fashion, wherever possible, to provide visual interest, allow views
between adjacent buildings, and to avoid a repetitive appearance.
Rear setbacks for all structures facing roadways and the freeway
reservations should be perceptively varied.
c. Maximize relationship of residential to open space, golf course,
and greenbelts.
d. Cul-de-sacs and curvilinear streets are encouraged.
e. Solid walls or fences not to exceed six feet (6') in height should be
provided along property lines adjoining single-family detached areas.
3. Massing and Scale
Specific Plan No. 218, Amendment No. 1 V-16
The following outlines guidelines for the design treatment of building
mass and scale.
a. Long, unbroken building facades are not permitted. Offsets should
be an integral part of the building design. Building massing that
incorporates a combination of one-story elements and two-story
elements with varied floor setbacks and cantilevered architecture at
the second story is encouraged.
b. Horizontal, vertical and roof planes should be staggered and
articulated to create visual interest. Also, the use of single story
elements to reduce the overall mass of the structure and add variety,
especially along Coral Mountain perimeter and at end unit conditions,
is encouraged.
c. Storage and utility areas should be located out of public view and
may be screened and secured in an aesthetically pleasing manner.
4. Common Open Space and Private Recreation
Areas
The following outlines guidelines for the location, design, and
treatment of common open space and private recreation areas.
a. Private community open space should be linked to public open
space and/or adjacent to local streets, wherever possible.
b. Common open space and recreation areas should be located at
visible points of entry to provide a lower density appearance and to
feature open space area, thematic elements and landscaping. Potential
uses allowed in these private recreation areas include; cabana
structure, restrooms, pool, spa, play apparatus, benches, barbecue
facilities, multi -use lawn area, signage, lighting and site furnishings.
c. Major slopes located next to recreation areas should be graded to
transition gradually into the landscaped and usable areas to maximize
the effectiveness of the adjacent open space.
5. Parking
The following outlines guidelines for the location, design, and
treatment of parking areas.
a. Curbs or wheel stops should be provided in all parking lot areas
Specific Plan No. 218, Amendment No. 1 V-17
abutting a sidewalk, walkway, street, building, or alley so that car
bumpers do not overhang.
b Parking areas should be designed so that pedestrians walk parallel
to moving cars. Designs should minimize the need for pedestrians
to cross parking aisles. The parking area should be designed in a
manner that links it to the building and street sidewalk system as
an extension of the pedestrian environment. This can be
accomplished by using design features such as walkways with
enhanced paving, trellis structures, and/or landscaping treatment.
c Guest parking should be located along the through -circulation
drives and near building entrances, where possible. Parking lots
and structures should be located as much as possible to the rear of
buildings.
d Parking courts should be treated as "landscape plazas" with
attention to hardscape surfaces, softened edges, shade, and
articulated pedestrian/ vehicular circulation.
e Pedestrian and vehicular entrances should be clearly identified
and easily accessible to minimize pedestrian/vehicle conflict.
f Parking structures should be located to minimize visual impact.
Open parking and carports should be clustered in parking courts
and along internal private drives to enhance security. Pedestrian
and automobile circulation should be clearly defined. Special
paving at parking court entries and landscape nodes between
parking stalls are encouraged to soften the streetscape.
Specific Plan No. 218, Amendment No. 1 V-18
F. Commercial Guidelines
The commercial areas within Coral Mountain are intended to provide
the residents a mixture of commercial, retail, office, dining and
recreation opportunities. These uses would be configured in order to
create dynamic community focal points while providing needed
services and amenities. It is intended that the village commercial
zones would be designed such that each component supports or
compliments the other.
a. Site Planning
A Provide a strong pedestrian circulation network.
A Create people gathering spaces.
A Orient structures so that the storefront facades relate strongly to
plazas or street.
A Maximize building size, scale, and solar orientation to create
pedestrian friendly spaces.
Specific Plan No. 218, Amendment No. 1 V-19
G. Grading
The following provides guidelines for the grading of the Coral
Mountain property.
a. Grading practices are intended to respect, preserve, or maintain
the major natural features of the Coral Mountain project by
minimizing grading on slopes, ridges, and canyons where
applicable. Contour grading techniques should be utilized,
wherever possible.
b A balance between cut and fill within the total community should
be maintained. Any excess earth should be utilized on-site.
c All grading and drainage system plans would be prepared under
the direction of a licensed Civil Engineer.
d Variation and undulation of the slopes should be utilized where
possible to retain the natural character of the landform.
e Slopes that are created over 30 feet (30') in vertical height should
be treated with special aesthetic techniques to reduce visual
impact. These techniques may include variable gradients,
clustered landscaping, and rounded edges of slopes.
f Existing dominant landforms should be incorporated into the
design of Coral Mountain through the use of sensitive grading.
g Existing landforms may be contoured, as necessary, to provide a
smooth and gradual transition to the graded slopes, while
preserving the site's basic form.
h Grading should emphasize and accentuate scenic vistas and
natural landforms, where possible.
Recontoured slopes adjacent to roadways and development areas
should be graded in such away that a natural undulating
appearance is created (varied slopes).
j A manufactured appearance to slopes should be avoided by
creating smooth flowing contours of varying gradients, preferably
with slopes of 2:1 to 5:1. Sharp cuts and fills and long linear
slopes that have uniform grades should be avoided, where
possible.
Specific Plan No. 218, Amendment No. 1 V-20
PSI
7t,
.k
1 4 •. is
1Romp—
.cam:-� ;.•
11
r
e
r
r
y
11
e
11
., � 1`Av .C."
��'yY yq `'fir �. •i� 't�'J� �i 2,] �� -
w 1` .
Ad
I _ /• i
f _
Medium Density Residential
Figure V-6
_ice _• I � ;t � - =�
e
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SIR
t L Y A-, vw
w _ a a✓
y 1 m� yet Fe! _•'j .�� '` �'`.i'
cif 1 PZ , f. r.
Specific Plan No. 218, Amendment No. 1 V-23
BUILDING I+� ��Y:PE& STYLES
Specific Plan No. 218, Amendment No. 1
z* .Ing'.�
Medium High [density Residential
Figure V-7
BUILDING TYPES & STYLES
V-24
Ali&—
,��r. Figure •
ANY
t1
^'4., �q}P"r .'+. �..•- .. -.,��� _ M art _ •..r :f - �° ,� m*g{.. d 1 -- �.. �:
�?rJ,
° f �� ' '1� N' � ". i .� l i- '(f ��-.'y., J� g � -j K4•k. �YR'y' ,�' o.J': ,._ - }' I
r � * ° - - - � Y u,:.� ��" jjk{k{1II ISS t {III��jy r' - �.T ., •- x, t
a j
>a ,
F ��r��S'"�jj•Y� { '' i
6't
�!� S' P,s yam" � '3AV „_.F ,,.;r.F.:„ - ; ~ . �• '
ih -471 - - ,�"'�Lq? - •• - ' � r•! � 11. .''.. � � - I Y .1rx}�? � • S
y
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Village Flan
Figure V-9
Specific Plan No. 218, Amendment No. 1 V-26
Coral Mountain
Active Adult Village Plant Palette
Table V 1
Botanical Name
Common Name
Location
Palms
Cocos Plumosa
Queen Palm
Throughout streetscapes,
Phoenix Dactylifera
Date Palm
entries and medians.
Large Shade Trees
Brachychiton Populneus
Bottle Tree
Throughout streetscapes,
Cinnamomum Camphora
Camphor Tree
entries and medians.
Ceratonia Siliqua
Carob
Fraxinus Uhdei
Evergreen Ash
Prosopis Chilensis
Hybrid Mesquite
Rhus Lancea
African Sumac
Schinus Molle
California Pepper Tree
Small Trees
Citrus 'species'
Citrus
Throughout streetscapes,
Ligustrum Japonicum
Wax Leaf Privet
entries and medians.
Ligustrum Lucidum
Chihuahuan Sage
Photina Fraseri
Fraser's Photinia
Prunus Caroliniana
Carolina Cherry
Rhaphiolepis Indica
India Hawthorn
Large Shrubs
Ligustrum Japonicum
Wax Leaf Privet
Throughout streetscapes,
'Tezanium'
Compact Heavenly Bamboo
entries and medians.
Nandina Domestica
Fraser's Photinia
'Compacta'
Mock Orange
Photinia Fraseri
Variegated Mock Orange
Pittosporum Tobira
Laurestinus
Pittosporum Tobira 'Varigata'
Xylosma
Viburnum Tinus 'Spring
Bouquet'
Xylosma Congestum
'Compacta'
Specific Plan No. 218, Amendment No. 1 V-27
Active Adult Village Plant Palette
Table V-1 continued
Medium to Small Shrubs
Buxus Microphylla Japonica
Japanese Boxwood
Throughout streetscapes,
Carissa Grandiflora 'Tuttle'
Tuttle Natal Plum
entries and medians.
Euonymus Japonica 'Aureo-
Varigated Euonymus
Variegata'
Green Europs
Euryops Pectinatus 'Viridis'
Veitchi Gardenia
Gardenia Jasminoides
Day Lily
'Vetchii'
Lantana
Hemerocallis Hybrid
Dwarf Mock Orange
Lantana Radiation
India Hawthorn
Pittosporum Tobira
'Wheelers Dwarf'
Rhaphiolepis Indica
'Springtime'
Ground Covers
Callistemon Viminalis 'Little
Dwarf Bottlebrush
Throughout streetscapes,
John'
Green Carpet Natal Plum
entries and medians.
Carissa Grandiflora 'Green
Yellow Lantana
Carpet'
Purple Lantana
Lantana Montevidensis 'Gold
Hall's Japanese Honey -
Mound'
suckle
Lantana Montevidensis
'Trailing Purple'
Lonicera Japonica 'Halliana'
Accents
Bougainvillea 'Temple Fire'
Shrub Bouginvillea
Throughout streetscapes,
Butia Capitata - Pindo Palm
Pindo Palm
entries and medians.
Chamaerops Humilis
Mediterranean Fan Palm
Strelizia Reginae
Bird of Paradise
Vines & Espaliers
Bougainvillea 'Barbara Karst'
Bougainvillea
Throughout streetscapes,
Calliandra Inequilatera
Pink Powder Puff
entries and medians.
Citrus Species
Citrus
Gelsemimum Sempervirens
Carolina Jessamine
Grewia Caffra
Lavender Starflower
Tecomaria Capensis
Cape Honeysuckle
Specific Plan No. 218, Amendment No. 1 V-28
Coral Mountain
Reserve Plant Palette
Table V-2
Botanical Name
Common Name
Location
Palms
Cocos Plumosa
Queen Palm
Throughout streetscapes
Phoenix Dactylifera
Date Palm
and entries.
Washingtonia Filifera
California Fan Palm
Large Shade Trees
Brachychiton Populneus
Bottle Tree
Throughout streetscapes
Cinnamomum Camphora
Camphor Tree
and entries.
Ceratonia Siliqua
Carob
Fraxinus Uhdei
Evergreen Ash
Prosopis Chilensis
Hybrid Mesquite
Rhus Lancea
African Sumac
Schinus Molle
California Pepper Tree
Small Trees
Citrus 'species'
Citrus
Throughout streetscapes
Ligustrum Japonicum
Wax Leaf Privet
and entries.
Ligustrum Lucidum
Chihuahuan Sage
Photina Fraseri
Fraser's Photinia
Prunus Caroliniana
Carolina Cherry
Rhaphiolepis Indica
India Hawthorn
Large Shrubs
Ligustrum Japonicum
Wax Leaf Privet
Throughout streetscapes
'Tezanium'
Compact Heavenly Bamboo
and entries.
Nandina Domestica
Fraser's Photinia
'Compacta'
Mock Orange
Photinia Fraseri
Variegated Mock Orange
Pittosporum Tobira
Laurestinus
Pittosporum Tobira 'Varigata'
Xylosma
Viburnum Tinus 'Spring Bou-
quet'
Xylosma Congestum
'Compacta'
Specific Plan No. 218, Amendment No. 1 V-29
Reserve Plant Palette
Table V-2 continued
Medium to Small Shrubs
Buxus Microphylla Japonica
Japanese Boxwood
Throughout streetscapes
Carissa Grandiflora 'Tuttle'
Tuttle Natal Plum
and entries.
Euonymus Japonica 'Aureo-
Varigated Euonymus
Variegata'
Green Europs
Euryops Pectinatus 'Viridis'
Veitchi Gardenia
Gardenia Jasminoides
Day Lily
'Vetchii'
Lantana
Hemerocallis Hybrid
Dwarf Mock Orange
Lantana Radiation
India Hawthorn
Pittosporum Tobira
'Wheelers Dwarf'
Rhaphiolepis Indica
Ground Covers
Callistemon Viminalis 'Little
Dwarf Bottlebrush
Throughout streetscapes
John'
Green Carpet Natal Plum
and entries.
Carissa Grandiflora 'Green
Yellow Lantana
Carpet'
Purple Lantana
Lantana Montevidensis 'Gold
Hall's Japanese Honey -
Mound'
suckle
Lantana Montevidensis
'Trailing Purple'
Lonicera Japonica 'Halliana'
Accents
Bougainvillea 'Temple Fire'
Shrub Bouginvillea
Throughout streetscapes
Butia Capitata - Pindo Palm
Pindo Palm
and entries.
Chamaerops Humilis
Mediterranean Fan Palm
Strelizia Reginae
Bird of Paradise
Vines & Espaliers
Bougainvillea 'Barbara Karst'
Bougainvillea
Throughout streetscapes
Calliandra Inequilatera
Pink Powder Puff
and entries.
Citrus Species
Citrus
Gelsemimum Sempervirens
Carolina Jessamine
Grewia Caffra
Lavender Starflower
Tecomaria Capensis
Cape Honeysuckle
Specific Plan No. 218, Amendment No. 1 V-30
Coral Mountain
Country Club Village Plant Palette
Table V-3
Botanical Name
Common Name
Location
Palms
Chamaerops Humilis
Mediterranea Fan Palm
Throughout streetscapes,
Washingtonia Filifera
California Fan Palm
entries and medians in non -
Washington Robosta
arroyo and arroyo conditions.
Large Shade Trees
Cinnamomum Camphora
Camphor Tree
Throughout streetscapes,
Prosopis Chilensis
Chilean Mesquite
entries and medians in non -
Rhus Lancea
African Sumac
arroyo areas.
Schinus Molle
California Pepper Tree
Desert Trees
Acacia Smallii
Sweet Acacia
Throughout streetscapes,
Acacia Stenophylla
Shoestring Acacia
entries and medians located
Cercidium Floridum
Blue Palo Verde
in arroyo areas.
Prosopis Chilensis
Chilean Mesquite
Small Desert Trees
Acacia Aneura
Mulga
Throughout streetscapes,
Acacia Salinga
Blue Leaf Wattle
entries and medians in ar-
Caesalpina Gilliesii
Mexican Bird of Paradise
royo areas.
Chilopsis Linearis
Desert Willow
Large Shrubs
Ligustrum Japonicum
Wax Leaf Privet
Throughout streetscapes, en-
'Tezanium'
Compact Heavenly Bamboo
tries and medians in non -arroyo
Nandina Domestica 'Compacta'
Fraser's Photinia
areas.
Photinia Fraseri
Mock Orange
Pittosprum Tobira
Variegated Mock Orange
Pittosporum Tobira 'Varigata'
Laurestinus
Viburnum Tinus 'Spring Bou-
Xylosma
quet'
Xylosma Congestum
Specific Plan No. 218, Amendment No. 1 V-31
Country Club Village Plant Palette
Table V-3 continued
Large Desert Shrubs
Cassia Nemophila
Green Cassia
Throughout streetscapes,
Larrea Tridentata
Creosote
entries and medians in ar-
Leucophyllum Frutescens
Silvercloud Texas Ranger
royo areas.
'Silvercloud'
Medium Shrubs
Buxus Microphylla Japonica
Japanese Boxwood
Throughout streetscapes,
Carissa Grandiflora 'Tuttlei'
Tuttle Natal Palm
entries and medians in ar-
Euonymus Japonica 'Aureo-
Varigated Euonymus
royo areas.
Variegata'
Green Europs
Garenia Jasminoides
Veitchi Gardenia
'Vetchii'
Chihuahuan Sage
Leucophyllum Laevigatum
Dwarf Mock Orange
Pittosporum Tobira
India Hawthorn
'Wheelers Dwarf'
Desert Ruellia
Rhaphiolepis Indica
'Springtime'
Ruellia Peninsularis
Medium to Small Desert
Shrubs
Baileya Multiradiata
Baileya
Throughout streetscapes,
Leucophyllum Langmeni 'Rio
Texas Ranger
entries and medians in ar-
Bravo'
Penstemon
royo areas.
Penstemon spp.
Mexican Bush Sage
Salvia Leucantha
Jojoba
Simmondsia Chinensis
Ground Covers
Acacia Redolens 'Green
Acacia
Throughout streetscapes,
Carpet'
Green Carpet Natal Plum
entries and medians in non-
Carissa Grandiflora 'Green
Purple Trailing Lantana
arroyo areas.
Carpet'
Yellow Trailing Lantana
Lantana Montevidensis
Hall's Japanese Honey -
'Trailing Purple'
suckle
Lantana Montevidensis '
Gold Mound'
Lonicera Japonica 'Halliana'
Specific Plan No. 218, Amendment No. 1 V-32
Country Club Village Plant Palette
Table V-3 continued
Desert Accents
Agave Americana
Century Plant
Throughout streetscapes,
Bougainvillea 'Temple Fire'
Bougainvillea
entries and medians in ar-
Caesalpinia Pulcherrima
Red Bird of Paradise
royo areas.
Dasylirion Wheeleri
Desert Spoon (Grey)
Fouquieria Splendens
Ocotillo
Yucca Pendula
Yucca
Vines and Espaliers
Bougainvillea 'Barbara Karst'
Bougainvillea
Throughout streetscapes,
Calliandra Inequiatera
Pink Powder Puff
entries and medians in non -
Citrus 'species'
Citrus
arroyo areas.
Fatsia Japonica
Japanese Aralia
Gelsemium Sempervirens
Carolina Jessamine
Grewia Caffra
Lavender Starflower
Tecomaria Capenis
Cape Honeysuckle
Specific Plan No. 218, Amendment No. 1 V-33
I. Streetscapes
The Coral Mountains villages have a individual streetscape programs
consistent with the architectural buildings and styles and landscape
palette.
1. Active Adult Village
Streetscapes within the Active Adult Village shall conform to
the styles illustrated by Figures V -10—V-16.
2. Country Club Village
Streetscapes within the Country Club Village shall conform to
the styles illustrated by Figures V -17—V-23.
3. Reserve Residential
Streetscapes within the Primary Residential Village shall
conform to the styles illustrated by Figure V-25.
4. Perimeter Streetscapes
Perimeter streetscapes shall conform to the styles illustrated
by Figures V -26—V-30.
Specific Plan No. 218, Amendment No. 1 V-34
Active Adult Village Primary Entry
Figure V-10
It—dPYnl.r ` PO—Y Nqn PAY Ra�Ew�Y {YeEu�I Re�Ow�Y �Y Wit P�rM-Y i Rtr—!P4nl�r 1
ignagB
Trees
Specific Plan No. 218, Amendment No. 1 V-35
Active Adult Village Secondary Entry
Figure V-1 1
Ralaatl Plantar I Parkway ,6;k ,'y' RkadwaY Madlan l Rvadray F8y' ,lyl P.rk—y RRik�d Pl�nlRr
Wlth Signage
Palm Trees
Specific Plan No. 218, Amendment No. 1 V-36
Active Adult Village Entry Load
Figure V-12
r 9' 8' $' k 20' 24' Z4' U. k 6 1. a
�Course Walk Werk• Fstry Road Landscaped Madlan EMry Road Park -
Goff Walk Cpod C,QoM
Area .en n n w Arursean
Landscl
Large S
Trees
6' Side,
Travel I
,caped
Areas
Specific Plan No. 218, Amendment No. 1 V-37
L,
Active Adult Village Amenity Road
Figure V-1 3
1 T
1 8' S"
20"
I 16 2aI
a
8
IT
Goy a need
Walk �-
Errtry Road
Londa Wla EntryRoad
WW I
Walk
Arm Cowse
Landsca
Median
Large Si'
110' R.01.W.
Travel Lanes
Landscaped
A Areas
6' Sidewalk
Specific Plan No. 218, Amendment No. 1 V-38
Active Adult Village Double Loaded Street
Figure V-14
36' L 6' L d
Bullding �Walki Park I RasidanliW Road I PaAc NVa6klBullding
Setback Zone j VM 1 �Y t $elbaGk Zone
Travel Lanes
Large Shade 1
I���b'�
;caped Areas
4' Sidewalk
Specific Plan No. 218, Amendment No. 1 V-39
Active Adult Village Single Loaded Street
Figure V-1 5
Building alk Park -
Setback Zon® MY
Travel Lanes
4' Sidewalk
32'
Residential Road 11 Pad-NWIM Natural Slope
R.O.W.
Large Shade Trees
Landscaped Area
Specific Plan No. 218, Amendment No. 1 V-40
5'
Lal
Th
CO
Active Adult Village Major Intersection
Figure V-1 6
Varies 5' 1, e' 1, 25' 1, 23' e' S' Varies
Parkway Park Roadway Madlan Roadway P■ Parkway
Walk We waY Walk
Specific Plan No. 218, Amendment No. 1 V-41
Country Club Village Primary Entry
Figure V-1 7
4�
xr 1�9-1
R.mtl PI.M.r r" P.M --Y ' ,NPAP Ro.tlwY IY.uRRo.tlwY�.rr•`•
Y ySpry PrtMnY R.b.tl Pl. M.r
..Y
ignege
Trees
Specific Plan No. 218, Amendment No. 1 V-42
Large She
Thematic
Country Club Village Secondary Entry
Figure V-18
Varian 5' Varies 22' Varies 22' Varies 5' Varian
iParawsy' Psvkwoy Roadway Median I Roadway Porkwayllk ■rkway
Npik
X;' Sirlwwalk
Ian With Signage
)d Areas
Specific Plan No. 218, Amendment No. 1 V-43
Country Club Village Entry Road
Figure V-1 9
8' Meandering
Sidewalk/Cart Patt
Landscaped Areas
Large Shade Tree!
I'. 14 W varl" 8, %%m.
Parkvm I P• Roadmy +n• I=PjjAwj4
Mor With cum Vfff
R.O.W.
. urn Lane
Lanes
Specific Plan No. 218, Amendment No. 1 V-44
Country Club Village Collector Level Road
Figure V-20
Travel Lanes
Large Shade Tree!
ti• �
a, 2S' varies 8' Varies
Park- Roadway Park- CarYpaGJ Parkway
way �'�Y Walkway
79 --
R.O.W
8' Meanderina Sidewalk/Cart Path
Landscaped Areas
Specific Plan No. 218, Amendment No. 1 V-45
Country Club Village Internal Circulation
(Custom)
Figure V-21
Travel Lanes
Large Shade Trees
4' Sidewalk
Pads
%W
R.O.W
Jscaped Areas
Curb & Gutter
Specific Plan No. 218, Amendment No. 1 V-46
32'
d' S'
Roadway
W k Pwk
with Curb
MY
56'
R.O.W
Jscaped Areas
Curb & Gutter
Specific Plan No. 218, Amendment No. 1 V-46
Country Club Village Internal Circulation
(Builder)
Figure V-22
Travel Lanes
Landscaped Areas
f. A�i
a 40' 14' s'
pa. Roadway 45fdk F-
Wa1' with Curb Al
R.O.W.
- 4' Sidewalk
Rolled Curb
Large Shade Trees
Specific Plan No. 218, Amendment No. 1 V-47
Ther
Country Club Village Major Intersection
Figure V-23
♦VR.Y�'A�� 4�r.� 6. Jw1lfV"'M✓
1.Vanes S' 25' 23' "? Vavioa
Parkway Park=' Roadway �i Median Roadway Par Parkway
Walk way 6 waY Ik
.ri' FAeanderinn Sidewalk
ped Areas
Specific Plan No. 218, Amendment No. 1 V-48
Typical Commercial Entry
Figure V-24
R—ad Planter Parkway Nate Park -I R..d..y �I LLiOf�n� R..d..y i P.yYY
ff Vale
Specific Plan No. 218, Amendment No. 1 V-49
Reserve Entry
Figure V-25
Travel Lanes
R -OM
Entry Thematic Wall
c
IL-
When
"ees
Specific Plan No. 218, Amendment No. 1 V-50
58th Avenue
Figure V-26
VM
Median
Travel Lanes
Landscaped
Areas___"
reas .i
Large Shade
Trees /
Roadway
Roadway
Ali
way
Curb & Gutter
6' Sidewalk
Specific Plan No. 218, Amendment No. 1 V-51
Landsc
Areas
Large
Trees
60th Avenue
Figure V-27
Median
Travel Lanes
II
T
6' Sidewalk
Gutter
Specific Plan No. 218, Amendment No. 1 V-52
Landsc
Areas
Large
Trees
Madison Street
Figure V-28
Median
Travel Lanes
! it
R.O.W.
6' Sidewalk
Gutter
Specific Plan No. 218, Amendment No. 1 V-53
Monroe Street
Figure V-29
3W
Pmr-Y l Roadway
wry
Median
Travel Lanes
J i
I i
1
Landscaped
f
Areas I J
J j
Large Shade
Trees
5
Specific Plan No. 218, Amendment No. 1
Wilk ;may
Curb & Gutter
V-54
.,
A
62nd Avenue
Figure V-30
Median
Travel Lanes
it
Landscaped
Areas
Large Shade
Tres
F W Sidewalk
Gutter
Specific Plan No. 218, Amendment No. 1 V-55
Regional Trail Section
Figure V-31
Specific Plan No. 218, Amendment No. 1 V-56
J. Walls
The Coral Mountains villages have a individual wall programs
consistent with the architectural buildings and styles and landscape
palette.
1. Active Adult Village
Walls within the Active Adult Village shall conform to the
styles illustrated by Figure V-32.
2. Reserve(s)
Walls within the Country Club Reserve and Active Adult
Reserve shall conform to the styles illustrated by Figure V-33.
3. Country Club Village
Walls within the Country Club Village shall conform to the
styles illustrated by Figure V-34.
Specific Plan No. 218, Amendment No. 1 V-57
30" Square Slumblock
0
cC
6x6x16 Slumblock Wall
with Slurry Finish
36" Square Stucco
ti
Active Adult Village Walls
Figure V-32
24" Square Stucco Column
4x10x16 Slumblock
Cap with Slurry Finish
42" Square Pre -cast Concrete Cap
30" Square Pre -cast Concrete
n 24" Square Stucco Colum
Stucco Wall co
altered Stone Base
Wall
24" Square Stucco
Square Stucco Column
Specific Plan No. 218, Amendment No. 1 V-58
Reserve Walls
Figure V-33
30" Square Slumblock Ca
8 24" Square Stucco Column
1 0
1
r
t}}}G 1 1
.. ° 4x9 0x16 Slumblock
TWall Cap with Slurry Finish
6x6x16 Slumbio
with Slurry Finis
0
30" Square Concrete Cap
24" Square Battered Column With Stone Base
Stucco Wall
24" Battered Column With Stone Base
Specific Plan No. 218, Amendment No. 1 V-59
Country Club Village Walls
Figure V-34
30" Square Slumblock
24" Square Stucco Column
,0
W
6x6x16 Slumblock Wall
with Slurry Finish
4'
Battered Stone Column
Specific Plan No. 218, Amendment No. 1
4x10x16 Slumblock
Cap with Slurry Finish
36" Square Pre -cast Concrete Cap
Battered Stone Column
" 7- Stone Veneer
�'f
Stucco Wall
V-60
Coral Mountain
Vl. General Plan/Environmental Analysis
A. General Plan Land Use Determination
System
Coral Mountain encompasses the approved Riverside County Specific
Plan No. 218 (Rancho La Quinta). The following sections describe
the four -step analysis for the Riverside County General Plan Land
Use Determination System. This process is primarily used to
determine the appropriate land uses for a site within the County. The
four steps are: 1) Site identification with Open Space and
Conservation Map; 2) Site identification with Composite Hazards/
Resource Map; 3) Land use area profile and County policy with
identification for project site; and 4) Summary of project proposal/
comparison with applicable land use category policies.
1. Site Identification within Open Space and
Conservation Map
The County -wide Open Space and Conservation Map shows the site
as an area "Not Designated as Open Space, Adopted Specific Plan
No. 218." The proposed project is an amendment to the approved
Rancho La Quinta Specific Plan No. 218 and is consistent with the
Open Space and Conservation Map designation.
According to the General Plan, if a conservation zone is not identified
within a site, the land use will be determined by the remaining three
steps of the Land Use Determination System.
A policy for permitted land uses exists for every conservation and
open space category mapped on the Open Space and Conservation
Map. The policy for permitted land uses for Open Space and
Conservation categories "Adopted Specific Plan," states that
permitted land uses including open space uses, shall be those
designated by the Specific Plan.
The area of the project site is contained within the "Adopted Specific
Plan" designation of the Open Space and Conservation Map of the
Specific Plan No. 218, Amendment No. 1 VI -1
General Plan. This designation is consistent with the land use
classification as required by the first step of the Land Use
Determination System.
Land uses for the project site designated as "Not Designated Open
Space" are subject to the standards outlined in the Open Space and
Conservation Element of the General Plan. The application of county
open space and conservation policies which are relevant to the project
site are discussed below.
Standard: The open space characteristics of the County, including
the rivers, the mountains, the deserts, and the productive agricultural
lands shall be protected.
Consistency: The project retains 541 acres in usable open space (i.e.
golf courses and driving ranges). An approximately additional 3 acres
is designated for open space (i.e. regional trails).
Standard: Development projects shall consider incorporating open
space into the design of the project.
Consistency: The project sets aside a total of 541 acres of usable
open space which accommodate two 18 -hole golf courses, one 9 -hole
golf course and two associated driving ranges. Approximately 3
acres of open space/regional trails are also being provided.
Standard: Environmental hazard and resource areas within a project
site, as identified on the Hazards and Resources Maps, shall be
retained as open space or shall be developed in a manner which will
be harmonious with the resource or hazard and not increase the risk
of damage or injury to the development's users.
Consistency: Environmental hazards and resources mapped during
the preparation of the EIR have been considered in the planning
process.
Standard: Urban development adjacent to open space lands will be
developed in a manner harmonious with the character of the area and
will not conflict with public open space uses.
Consistency: Approximately 42% of the project site will be retained
in usable open space, which is evenly distributed throughout the site.
Residential housing and supporting commercial uses will be
interspersed throughout the open space use areas.
Standard: Land uses located in areas with environmental hazards
and resources, as identified on the individual and composite hazards
and resource maps, may be subject to mitigation of environmental
impacts.
Specific Plan No. 218, Amendment No. 1 VI -2
Consistency: The proposed Specific Plan addresses identified
environmental hazards and resources and provides mitigation
measures to reduce impacts to acceptable levels.
Standard: "Natural floodways, drainage channels, seismic fault
zones, and unstable slopes should be retained as open space."
Consistency: There are no natural floodways on-site, but the project
incorporates extensive open space networks in the form of two 18 -
hole golf courses and one 9 -hole golf course which will provide
drainage functions. The project area including a portion of "Coral
Reef' will remain in open space.
Standard: "Natural and scenic features shall be incorporated into
project design. Urban area adjacent to open space lands will be
developed in a manner harmonious with open space area."
Consistency: Other than the project area within the "Coral Reef,"
there are no significant on-site features. The orientation of
development and alignment of streets and fairways will provide for
the "Coral Reef' viewshed.
Standard: "Adequate access to public open space corridors should be
provided."
Consistency: Coral Mountain has an integral open space/greenbelt
system provided by the golf courses. In addition, the regional trail
system as shown by the ECVP Coachella Valley Trails Map runs
through the project. The proposed Specific Plan is within the
boundaries of the Eastern Coachella Valley Plan (ECVP) and will
conform to the following standards regarding Open Space,
Conservation, and Recreation:
Standard: "Provided all relevant development standards and policies
are met, appropriate zoning for Open Space and Conservation
designations is shown in the Zoning Consistency Guidelines Matrix."
Consistency: The Specific Plan is "Highly Compatible" based on the
correlation between ECVP land use categories and zoning. Highly
Compatible is defined as "The development standards of the zone and
the development standards of the land use category of the ECVP are
clearly compatible. Resulting land uses should clearly meet the intent
of the land use designation on the ECVP."
Standard: "Open space considerations shall be incorporated into
urban developments in order to enhance recreational opportunities
and project aesthetics."
Consistency: The golf course provide recreational opportunity and
provide aesthetic landscapes and provide for mountain viewshed.
Specific Plan No. 218, Amendment No. 1 VI -3
2. Site Identification within Composite Hazards/
Resource Map
According to the Composite Environmental Hazards map in the
Comprehensive General Plan there is a liquefaction hazard area
through the project site. An assessment of the liquefaction potential
on the project site is contained within the EIR Section 5.2, Seismic
Safety/Slopes and Erosion. There also exists a non-active inferred
fault through the eastern portion of the project site. There are no other
environmental hazards identified on site, such as flood zones, fire
hazards or mountainous areas. The application of county hazards/
resources policies which are relevant to the project site are discussed
below.
3. Land Use Area Profile/Community Policy Area
Identification for Project Site
Land Use Area Profile
The Coral Mountain development is a Category II Urban land use
designation and conforms to the ECVP residential, commercial and
park land use categories.
Community Policy
The ECVP provides land use policies that address the unique
concerns and needs which exist in the Plan area. The land use policies
which are relevant to the project site are discussed in the Land Use
Element 5.13.
4. Summary of Project Proposal/Site Comparison with
Applicable Land Use Category Policies
The Coral Mountain Specific Plan No. 218, Amendment No. 1 is
consistent with the land use designations approved for the original
Specific Plan No. 218 (Rancho La Quinta). The project changes
reflect new market conditions and responsive land use planning
concepts. In addition, the proposed project considers existing and
future infrastructure planning efficiency. In summary, the Coral
Mountain project does not change the regional Eastern Coachella
Valley Plan, but enhances the local Specific Plan.
Specific Plan No. 218, Amendment No. 1 VI -4
B. Land Use Element
1. Land Use Planning Area Policy Analysis
The Coral Mountain site is located in the Lower Coachella Valley
Land Use Planning Area. According to growth forecasts prepared for
the County Comprehensive General Plan, population in the
unincorporated areas of the Lower Coachella Valley Land Use
Planning Area will increase from 16,890 in 1980 to 27,000 in the
year 2000, an increase of approximately 60 percent. Housing will
concurrently increase from 6,030 units in 1980 to 9,800 units in the
year 2000, an increase of about 63 percent.
Development within this Planning Area occurs predominantly within
incorporated communities (i.e., La Quinta, Indio and Coachella)
while development in unincorporated areas is relatively sparse. The
primary land use within the Lower Coachella Valley Land Use
Planning Area is agriculture, including both dry farming and
citriculture. A large portion of this area is vacant, non -irrigated
desert. It also contains a considerable amount of land under Indian
and BLM ownership, which is prevalent throughout eastern Riverside
County. Concerns that could constrain land uses in the planning area
include:
► The viability of agriculture and the isolated nature of the land
► The cost of extending public services
► The desert ecology with its limited and fragile resources (water,
air, land, flora, fauna) and scenic beauty
► Community concerns with the types of design of new
development and signs
Land Use Policies — General
The Urban designation is intended to permit a broad mix of land uses
including commercial and residential land uses of two to eight
dwelling units per acre (2-8 DU/Ac). At an overall density of 2.1 DU/
Ac, the proposed project is consistent with these requirements.
Policy: "The land use allocation map associated with the ECVP shall
determine the location of land uses."
Consistency: The Coral Mountain Specific Plan conforms to the
ECVP land use designations.
Policy: "Proposed land uses will be reviewed for compatibility in
light of existing and approved land uses within the surrounding area.
Specific Plan No. 218, Amendment No. 1 VI -5
Additional factors which enter into the review for compatibility
include the intensity of use, hazards and nuisances, aesthetics and
design.
Consistency: The proposed project would be consistent with similar
development to the northwest (Oak Tree West/PGA West Specific
Plan); to the west (The Quarry); and to the south (Travertine Specific
Plan). Site design and appropriate buffers would be incorporated into
the project, where necessary, to mitigate conflicts with agricultural
uses to the north, east and south, and park and recreational uses to the
west.
Policy: "Discontinuous growth is discouraged in the ECVP."
Consistency: Coral Mountain is contiguous with the PGA West
development to the northeast and with growth extending south from
the City of La Quinta.
Policy: "Development review along major arterials and highways
shall include architecture, landscaping and setbacks and such other
elements as screening of mechanical equipment, trash enclosures and
placement of utilities underground."
Consistency: The Coral Mountain Specific Plan incorporate design
features that address these and other site aesthetics.
Land Use Policy — Residential
Policy: "All Category 2 land uses require a full range of public
services, as described in the Public Facilities and Services Element,
including adequate and available circulation, water distribution,
sewage collection and utilities, including natural gas and/or electricity
and telephone."
Consistency: The Coral Mountain Specific Plan provides the full
range of public services, as required by the Public Facilities and
Services Element.
Policy: "All Category 2 land uses must be part of an improvement
district of a water and sewer district which is authorized to provide
water and sewer service."
Consistency: The Coachella Valley Water District (CVWD) will
provide water and sewer service to Coral Mountain Specific Plan.
Policy: "Commitments for water and sewer service must be
confirmed by the districts responsible for providing service."
Consistency: Service commitments are in place with CVWD. Will -
serve letters are documented in the certified EIR No.232 for Specific
Plan No. 218.
Specific Plan No. 218, Amendment No. 1 VI -6
Land Use Policy — Open Space and Conservation
(see above Open Space and Conservation section)
Land Use Policy — Commercial
Policy: Neighborhood commercial facilities must meet the following
criteria:
(1) Be located on sites 15 acres or less in size.
(2) Be located along secondary highways or greater, at or near
intersections with secondary highways.
(3) Be located an adequate distance from established commercial
centers.
(4) Be designed to avoid "strip" commercial development.
Consistency: The Coral Mountain commercial development
conforms to these criteria.
Land Use Policy — Trails
Policy: "Regional Recreation Trails are designed for equestrian
activity, walking activity and mountain bike riding... Regional Trails
shall be offered for dedication to the Riverside County Parks
Department for operation and maintenance. New development may
be required to fully dedicate and improve such trails or may be
required to dedicate the right-of-way at the time of development and
pay fees for their improvement at a later date."
Consistency: The proposed Specific Plan provides for Regional
Trails which conform to the ECVP.
Policy: "Class I Bikeways are designed for bicycle riding... Class I
Bikeways shall be either dedicated to a community or homeowners
association, recreational or cultural organization, park and recreation
district, county service area or county service district for operation
and maintenance. The Riverside County Department of
Transportation may also be available for operation and maintenance
of these Class I Bikeways. New development may be required to
fully dedicate and improve such Bikeways or may be required to
dedicate the right-of-way at the time of development and pay fees for
their improvement at a later date."
Consistency: The proposed Specific Plan provides for Class I
Bikeways which conform to the ECVP.
2. Community Policy Area Analysis
The project site falls within the Eastern Coachella Valley Community
Specific Plan No. 218, Amendment No. 1 VI -7
Policy Area. The ECVP area encompasses approximately 200,000
acres within the southeast portion of the Coachella Valley, south of
the City of Indio. Growth forecasts prepared for the County indicate
that population in the unincorporated portions of this area will
increase by 60 percent, from 9,627 in 1980 to 15,390 in the year
2000. Housing forecasts indicate a 63 percent increase in dwelling
units, from 2,711 in 1980, to 4,410 in the year 2000.
3. Land Use Category Policy Analysis
The project site is located in the Lower Coachella Valley Land Use
Planning Area which comprises the Coachella Valley Census
Division and includes the cities of Coachella and Indio. This planning
area, comprised of approximately 409 square miles, is bounded by
the All American Canal and Dillon Road to the east, Thousand Palms
Canyon Road to the west, Joshua Tree National Monument to the
north, and Imperial County to the south.
Implementation of the Coral Mountain development plan necessitates
a request to amend Specific Plan No. 218. A number of subsequent
requests will include development application/land use applications,
and tentative tract maps to implement the Specific Plan.
Residential Land Uses
The Coral Mountain project features a mix of residential land uses
and densities. A variety of housing types will be constructed at an
overall density of 2.1 DU/acre. The proposed residential uses are
consistent with the residential land use policies.
Commercial Land Uses
Proposed commercial uses comply with Category II community
commercial land use policies. Proposed commercial uses consist of
various support retail facilities located on three sites. The proposed
project complies with all other community commercial land use
policies including the following: 1) all commercial facilities are
located along arterial or greater highways, and 2) serve a minimum
population of 35,000 within a 2 -mile service area (including the
project site, nearby PGA West development, La Quinta, other
surrounding development).
Industrial Land Uses
No industrial development is proposed for Coral Mountain; therefore,
industrial land use policies are not applicable.
Specific Plan No. 218, Amendment No. 1 VI -8
Eastern Coachella Valley Ilan
Figure VI -1
Specific Plan No. 218, Amendment No. 1 VI -9
Open Space and Conservation
The Coral Mountain project proposes 541.2 acres of usable open
space, which represents 42 percent of the project site. This includes
two 18 -hole golf courses, one 9 -hole golf course and two driving
ranges. Approximately 3 acres of open space (i.e. regional trails) are
proposed for active recreation for community residents.
Agricultural Land Uses
No new agricultural uses are planned as part of the proposed project.
An evaluation of the impact on the loss of agricultural land as a result
of project implementation has been addressed in the EIR Section 5.3.
Public Services and Facilities
Water and sewer service is provided by the Coachella Valley Water
District (CVWD). Sewer service can be provided for the project by
the Midvalley treatment facility, located roughly 6 miles east of the
site near Thermal.
For discussion regarding water and sewer services to the project, see
EIR Section 6.2.
Coral Mountain is a comprehensively planned project that proposes a
complete array of public facilities to serve the development. The EIR
examines each type of infrastructure and facility that will be needed.
For further information concerning utilities, fire, police and
emergency services, schools, waste disposal, health services,
libraries, and parks and recreation, see EIR Section 7.0.
Solid and Liquid Waste Disposal Facilities
No solid or liquid waste disposal facilities are planned as part of the
proposed project; therefore, solid and liquid waste facility policies are
not applicable.
Land Use Compatibility
The proposed project would be consistent with similar development
to the northwest (i.e. PGA West community) and site design and
appropriate buffers would be incorporated into the project, where,
necessary, to mitigate conflicts with agricultural uses to the north,
east and south, and park and recreational uses to the west.
4. Community Plan
A Community Plan is not available for this area of the Eastern
Coachella Valley Plan.
Specific Plan No. 218, Amendment No. 1 VI -10
Approximately 560 acres of Coral Mountain (northwest portion of the
site) are located within the City of La Quinta's sphere of influence.
This area is currently fallow fields previously utilized for agricultural
production. It is undesignated on the La Quinta General. Properties to
the north and south are designated Low Density Residential with 2-4
units per acre density. Property to the west is partially designated for
park. The interim open space uses would be replaced with the
residential, commercial facilities and recreational uses as designated
in the Specific Plan. The development of commercial facilities is
considered appropriate because such facilities are intended to service
the immediate needs of neighboring residential development.
Proposed project commercial uses are sized to accommodate the
development. Residents of La Quinta are expected to utilize
commercial services of the City because commercial services of
Coral Mountain will probably not accommodate all consumer needs.
Implementation of the proposed project should create an increased,
positive fiscal impact to the commercial facilities of La Quinta. It is
anticipated that Coral Mountain will accommodate a substantial
number of retired residents and seasonal residents. The number of
residents seeking employment is not anticipated to be significant
relative to the number of residents the community will generate. A
majority of those seeking employment would work within a
reasonable distance of their homes. Employment opportunities in the
City of La Quinta would be limited to commercial -related facilities
since a nominal industrial base exists there.
5. Actual Existing and Surrounding Land Uses
The project is bounded by Avenue 58 to the north; Avenue 62 to the
south; Monroe Street to the east; and the levee to the west.
North
Lake Cahuilla County Park is northwest of the project, and the lake is
less than'/4 mile from the site. Also to the northwest, is The Quarry
Golf Course. The Weiskopf Course at PGA West is north of the site
across Avenue 58. The La Quinta Sculpture Park is less than'/4 mile
north on Madison Street. To the northeast the project is bounded by
date palm groves and vacant agricultural land.
South
Vacant/agricultural lands form the southern boundary of the project.
East
Mesquite groves and vacant/agricultural lands form the eastern
boundary of the project.
Specific Plan No. 218, Amendment No. 1 VI -11
West
Beyond the levee to the southwest are vacant lands. Directly west of
the project is the "Coral Reef' land form.
See Figure VI -2.
Specific Plan No. 218, Amendment No. 1 VI -12
Existing Land Uses
Figure VI -2
Specific Plan No. 218, Amendment No. 1 VI -13
C. Environmental Hazards and Resources
Element
1. Seismic Safety
VII -20
2. Slopes and Erosion
VII -20
3. Wind Erosion and Blowsand
VII -21
4. Flooding
VII -22
5. Noise
VII -23
6. Air Quality
VII -25
7. Water Quality
VII -26
8. Toxic Substance
VII -27
9. Open Space and Conservation
VII -28
10. Agriculture
VII -29
11. WildlifeNegetation
VII -29
12. Mineral Resources
VII -31
13. Energy Resources
VII -32
14. Scenic Highways
VII -32
15. Historic and Prehistoric Resources
VII -33
D. Public Facilities and Services Element
1. Circulation VII -34
2. Water VII -36
Specific Plan No. 218, Amendment No. 1 VI -14
3. Fire Protection VII -37
4. Sheriff Services VII -37
6. Parks and Recreation VII -38
7. Utilities VII -39
8. Solid Waste VII -39
9. Libraries VII -40
10. Health Services VII -41
12. Disaster Preparedness VII -42
E. Housing Element VII43
1. General Plan Policies
a. Applicable Housing Programs
b. Applicable Housing Policies within Other Elements
(1) Affordable Housing Incentives
2. Specific Plan
a. Project Housing Inventory
b. Project Compatibility with Existing Inventory
c. Project Design Mitigation
F. Regional Element
1. Regional Growth (SCAG) Forecasts
a. Identification of Regional Growth Forecasts for Project Site
b. Refer to RSA/Land Use Planning Area Profile
c. Project Growth Forecast Comparative Analysis with
Regional Growth Forecast
2. Applicable Employment/Housing Balance Policies
Specific Plan No. 218, Amendment No. 1 VI -15
G. Administrative Element VII -43
1. Land Use Policy/Specific Plan Time Frames
2. Fiscal Impact Analysis
H. Mandatory CEQA Topics VII -44
1. Cumulative Impact Analysis
2. Unavoidable Adverse Impacts
3. Alternatives to the Proposed Project
4. Growth Inducing Impact of the Proposed Action
5. The Relationship between Local Short-term Uses of
Man's Environment in Maintenance/Enhancement of
Long-term Productivity
6. Irreversible/Irretrievable Commitment of Energy
Supplies Should the Project be Implemented
7. Project Correspondence
8. Organizations, Persons and Documents Consulted
Specific Plan No. 218, Amendment No. 1 VI -16
Coral Mountain
VII. Addendum Environmental Impact
Deport
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1
HISTORY OF SPECIFIC PLAN NO. 218
VII -3
1.2
CEQA REQUIREMENTS
VII -3
1.3
TYPE OF EIR AND LEVEL OF ANALYSIS
VII -5
1.4
FORMAT AND CONTENT OF THIS EIR
VII -6
1.5
AEIR PROCESSING
VII -7
2.0
PROJECT DESCRIPTION
2.1
LEAD AGENCY
VII -8
2.2
KNOWN RESPONSIBLE AGENCIES
VII -8
2.3
PROJECT APPLICANT
VII -8
2.4
PROJECT SUMMARY
VII -8
2.5
PROJECT LOCATION
VII -9
2.6
EXISTING AND PROPOSED LAND USE
AND ZONING
VII -10
3.0 ENVIRONMENTAL SETTING
3.1 ENVIRONMENTAL SETTING VII -11
4.0 COMPREHENSIVE GENERAL PLAN AND
5.0 PROJECT PREPARATION STAFF AND
CONSULTANTS VII -46
Specific Plan No. 218, Amendment No. 1 VII -1
ENVIRONMENTAL ANALYSES
4.1
GENERAL PLAN LAND USE
DETERMINATION SYSTEM
VII -14
4.2
LAND USE ELEMENT
VII -18
4.3
ENVIRONMENTAL HAZARDS AND RESOURCES
VII -20
4.4
ENVIRONMENTAL HAZARDS AND RESOURCES
(INFRASTRUCTURE)
VII -33
4.5
HOUSING ELEMENT
VII -41
4.6
REGIONAL ELEMENT
VII -42
4.7
ADMINISTRATIVE ELEMENT
VII -42
4.8
MANDATORY CEQA Topics
VII -43
5.0 PROJECT PREPARATION STAFF AND
CONSULTANTS VII -46
Specific Plan No. 218, Amendment No. 1 VII -1
6.0 ORGANIZATIONS/PERSONS/
DOCUMENTS CONSULTED VII -46
Specific Plan No. 218, Amendment No. 1 VII -2
1.0 INTRODUCTION
Purpose
This introduction is included to provide the reader with general
information regarding the following: (1) history of the Specific Plan
No. 218; (2) the purpose of an Addendum Environmental Impact
Report No. 232(AEIR); (3) standards for Environmental Impact
Report (EIR) adequacy; (4) an introduction to the format and content
of this AEIR; and (5) processing requirements for the proposed
project.
1.1 History of Specific Plan No. 218
In 1988, Landmark Land Company of California, Inc. (on behalf of
Howard W. Keck, Jr.) proposed development of the Rancho La
Quinta project, a 1251 -acre residential/golf course development in the
Coachella Valley, southeast of the city of La Quinta. As originally
proposed, the project included 4,262 residential units with an overall
density of 3.4 Dwelling Units per acre. 1,535 units were Medium/
High Residential and 2,727 units were Medium Residential. Thirty-
five acres were committed to commercial space, 380 acres were
dedicated to two eighteen -hole golf courses, forty acres went for
parks, and one acre was set aside for the location of a fire station. The
project received a General Plan Amendment, Change of Zone and
approval of Specific Plan No. 218.
1.2 CEQA Requirements
Where an EIR has been previously certified, the California
Environmental Quality Act (CEQA) Guidelines provide for the
updating and use of an existing EIR in similar format and level of
detail, depending on the nature of the changes to the project and the
environmental conditions.
This AEIR is an informal document to be used as part of a
comprehensive planning process associated with Specific Plan No.
218, Amendment 1. The requirements for an AEIR, defined in
Section 15164 of the CEQA Guidelines, are as follows:
(a) The lead agency or responsible agency shall prepare
an addendum to a previously certified EIR if some
changes or additions are necessary but none of the
conditions described in Section 15162 calling for
Specific Plan No. 218, Amendment No. 1 VII -3
preparation of a subsequent EIR have occurred.
(c) An addendum need not be circulated for public review
but can be included in or attached to the final EIR or
adopted negative declaration.
(d) The decision-making body shall consider the
addendum with the final EIR or adopted negative
declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a
subsequent EIR pursuant to Section 15162 should be
included in an addendum to an EIR, the lead agency's
findings on the project, or elsewhere in the record.
The explanation must be supported by substantial
evidence.
CEQA Guidelines Section 15162 provides that where an EIR
has been previously certified, no Subsequent EIR shall be
prepared for that project unless the lead agency determines,
on the basis of substantial evidence in the light of the whole
record, that one or more of the following factors are present:
Substantial changes are proposed in the project which
will require major revisions of the previous EIR due to
the involvement of new significant environmental
effects or a substantial increase in the severity of
previously identified significant effects;
2. Substantial changes occur with respect to the
circumstances under which the project is undertaken,
which will require major revisions of the previous EIR
due to the involvement of new significant
environmental effects or a substantial increase in the
severity of previously identified significant effects; or
3. New information of substantial importance which was
not known and could not have been known with the
exercise of reasonable diligence at the time the
previous EIR was certified as complete shows 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; mitigation measures
or alternatives previously found not to be feasible
Specific Plan No. 218, Amendment No. 1 VII -4
would in fact be feasible and ��,ould substantially
reduce one or more significant effects of the project,
but the project proponents decline to adopt the
mitigation measure or alternatives; or mitigation
measures or alternatives which are considerably
different from those analyzed in the previous EIR that
would substantially reduce one or more significant
effects on the environment, but the project proponents
decline to adopt the mitigation measure or alternative.
Where none of these circumstances are present, and
only minor technical changes or additions are
necessary to update the previously certified EIR or
Negative Declaration, an Addendum EIR (AEIR) may
be prepared.
Riverside County properly complied with CEQA Guidelines
Sections 15162 and 15164 in determining that an AEIR
should be prepared for this proposed project.
1.3 Type of EIR and Level of Analysis
This is an addendum to the previously certified project EIR 232 for
Specific Plan 218. The County determined that an Addendum EIR
should be prepared, rather than a Supplemental or Subsequent EIR
based on the following facts:
(A) There are no " new significant environmental effects
or a substantial increase in the severity of the
previously identified significant effects." The
Amendment maintains the master -planned community
concepts of Specific Plan 218: a golf Country Club -
oriented community with a mix of housing
opportunities, public facilities, and recreation. The
Amended Specific Plan enhances the planning areas
while decreasing overall environmental impacts. The
total number of residential units is decreased by 1522,
and the commercial land is reduced by eight acres.
Both of these reductions significantly lessen
environmental impacts.
(B) There are no "substantial changes with respect to the
circumstances under which the project is undertaken
which will require major revisions of the previous
EIR." The delay in implementing Specific Plan 218
Specific Plan No. 218, Amendment No. 1 VII -5
was due to economic and market factors. Since the
adoption of the Specific Plan 218/EIR 232 there have
not been any substantial environmental changes to
project circumstances.
(C) There is no "new information of substantial
importance." There are no new significant effects; no
substantially more severe effects; no more feasible
mitigation measures; and no new mitigation measures
or alternatives.
1.4 Format and Content of this EIR
1.4.1 AEIR Format
Among the principal objectives of CEQA are that the EIR be an
informational document that will: (1) disclose the significant
environmental effects associated with a proposed project; and (2)
identify possible ways to minimize the significant effects.
Section 4.0 of this AEIR describes the findings of the EIR 232 as it
relates to each topic; predicts the potential impacts attributable to the
proposed project; presents mitigation measures that are intended to
minimize or avoid significant impacts caused by the project; and
identifies the significant impacts which would occur even after
implementation of mitigation measures.
To facilitate review of this AEIR, and to meet the requirements and
objectives of CEQA, specific features have been incorporated into
this AEIR to make it more understandable for non-technical
reviewers, while at the same time providing the technical input
necessary for agency personnel. Specific features are described
briefly below:
Each technical environmental (i.e., traffic, air quality, etc.)
begins with a brief summary of potential impacts identified in
EIR 232 as they relate to the topic discussed in that section.
In each technical section, an attempt has been made to present
information in a manner that is understandable to the lay
person. More technical information is incorporated into the
Appendices of this report for review by agencies with
technically oriented staff and other interested persons.
Specific Plan No. 218, Amendment No. 1 VII -6
1.4.2 AEIR Content
To determine which environmental topics should be addressed in this
AEIR, the County of Riverside prepared an Environmental
Assessment (#37465).
1.5 AEIR Processing
The County of Riverside Planning Department directed and
supervised the preparation of this AEIR. The AEIR will be
forwarded, with Final EIR 232, to the Riverside County Planning
Commission for their review of the proposed project. A public
hearing will be held before the Riverside County Planning
Commission to consider the proposed project, the requested
entitlements, and the adequacy of this AEIR, at which time public
comments will be heard. At the conclusion of the AEIR public
hearing process, the Planning Commission will vote on whether or
not to recommend approval of the proposed project to the Riverside
County Board of Supervisors. If a recommendation for approval is
made by the Planning Commission, the Board of Supervisors will
conduct a hearing, adopt findings relative to the project's
environmental effects after implementation of mitigation measures,
and then take action to recommend outright approval, conditional
approval, or denial of the proposed project.
Specific Plan No. 218, Amendment No. 1 VII -7
2.0 PROJECT DESCRIPTION
Purpose
The purpose of the Project Description is to describe the proposed
project for the public, reviewing agencies, and decision -makers. A
complete Project Description, for the purpose of CEQA, contains the
following information: (1) the location and boundaries of the
proposed project; (2) a statement of project objectives; (3) a general
description of the project's technical, economic and environmental
characteristics; and (4) a statement briefly describing the intended
uses of the AEIR. An adequate Project Description need not be
exhaustive, but should supply the detail necessary for evaluation and
review of the environmental impact of the project.
2.1 Lead Agency
County of Riverside, Planning Department
4080 Lemon Street, Ninth Floor
Riverside, California 92052-1409
Contact: Mr. Keith Gardner, Project Planner
909.955.9076 �To�,
2.2 Known Responsible Agencies
Regional Water Quality Control Board
South Coast Air Quality Management District
2.3 Project Applicant
CORAL MOUNTAIN DEVELOPMENT, LLC
41-865 Boardwalk, Suite 111
Palm Desert, California 92211
Contact: Mr. John Gamlin, Vice President of Planning and
Development
Tel 760.776.9356
2.4 Project Summary
This project is being processed as an Amendment to Specific Plan
218 (Rancho La Quinta). The Specific Plan Amendment will guide
future development of the site. Coral Mountain is proposed to be a
comprehensive planned community with both public and private
facilities. Defined objectives for the development are as follows:
Specific Plan No. 218, Amendment No. 1 VII -8
(1) Implementation of a plan which recognizes, and
wherever possible, protects the environmental
characteristics of the property.
(2) Creation of a community with a balance of appropriate
land uses and a range of housing types.
(3) Development of complementary recreational and
commercial facilities that will serve a range of housing
types.
(4) Development of a community that provides a safe,
secure and ecologically sound living environment.
The proposed amendment to the Coral Mountain Specific Plan
reflects the significant changes in demographic, geopolitical and
marketing conditions since its approval in 1988. Primary changes are
expanded housing opportunities and community facilities combined
with a reduction in density from 4,262 to 2,740 units. The decrease
of 1,522 units represents and 18% reduction in density. The
commercial component has also been reduced from 35 to 27 acres, a
8% reduction in area. This new approach reduces environmental
impacts and provides improved community services.
The proposed amendment to the Coral Mountain Specific Plan 218
reflects significant changes and refinement of the overall goals and
marketing objectives for this master planned community.
2.5 Project Location
The Coral Mountain project site is located within the County of
Riverside, in the Coachella Valley south and east of the City of La
Quinta. The Santa Rosa Mountains are located to the west, Salton
Sea to the Southeast and the Little San Bernardino Mountains to the
northeast. The project site include 1,280 acres bounded to the north
by Avenue 58, south by Avenue 62, west of Jackson Street and east
of Lake Cahuilla County Park. The project site is located on the U.S.
Geological Survey Indio, La Quinta, Martinez Mountain and Valerie
Quadrangle Maps, including portions or Sections 26, 27, 28, 34, and
35 of Township 6 South and Range 7 East, San Bernardino Base and
Meridian.
Specific Plan No. 218, Amendment No. 1 VII -9
2.6 Existing and Proposed Land Use and Zoning
2.6.1 Existing Land Use and Zoning
The project site falls within the Eastern Coachella Valley Community
policy area. The Eastern Coachella Valley Plan area encompasses
approximately 201,367 acres within the southeastern portion of the
Coachella Valley, south of the City of Indio. Growth forecasts
prepared for the County indicate that population in the
unincorporated portions of this area will increase by sixty percent,
from 9627 in 1980 to 15,390 in the year 2000. Housing forecasts
indicate a sixty-three percent increase in dwelling units, from 2,711
in 1980, to 4,410 in the year 2000.
The Eastern Coachella Valley Plan provides land use policies that
address the unique concerns and needs which exist in the Plan area.
The existing zoning for the project site is SP 218.
2.6.2 Proposed Land Use and Zoning
See SP218 Amended No. 1
Specific Plan No. 218, Amendment No. 1 VII -10
3.0 ENVIRONMENTAL SETTING
3.1 Environmental Setting
3.1.1 Regional Setting
The Specific Plan site is located within the Coachella Valley portion
of central Riverside County, in Southern California. The roughly
thirty-five mile long valley lies between the San Bernardino
Mountains to the north and the San Jacinto and Santa Rosa
Mountains to the south. The Salton Sea marks the southern boundary
of the valley and the San Gorgonio Pass and adjacent mountains mark
the northern boundary. This area forms the northwest extension of
the Colorado Desert in southeastern California. It is characterized by
arid, sparsely vegetated desert land. The valley floor is composed
generally of sandy soils that were deposited through the effects of
water and wind erosion. Westerly winds are persistent and contribute
to extensive erosion of landforms, the formation of blowsand activity
and sand dunes.
The Coachella Valley is affected by several earthquake faults,
including the San Andreas, San Jacinto, Elsinore, Banning, Mission
Creek, Clark, Hot Springs, Blue Cut, Sand Hills, and Pinto Mountain
faults. The nearest fault is the San Andreas, located approximately
5.2 miles from the project area. It has been estimated that the
maximum credible earthquake (theoretical maximum event) along
this fault is 8.25 on the Richter scale, and the maximum probable
event is estimated at 8.0 on the Richter scale. The most recent
seismic activity in the valley area occurred in October 1999, about
thirty-two miles north of Joshua Tree, on the Lavic fault, which is
near the San Andreas system.
A Desert Transition ecosystem is the second dominant habitat type in
the Coachella Valley, found in the alluvial fans and slopes of the
surrounding mountains. Plant species in those areas benefit from
slightly higher rainfall than in the Sonoran Scrub areas.
Climactic conditions in the valley are classified as continental, desert -
type, with hot summers, mild winters and less than six inches of
annual rainfall, most of which occurs during the late summer and
winter months. Temperatures typically exceed 100 degrees
Fahrenheit during four months each year, with daily highs near 110
degrees in July and August. Summer nights are very comfortable,
with minimum temperatures in the mid -seventies. During the winter
Specific Plan No. 218, Amendment No. 1 VII -11
season, daytime highs are typically in the high sixties and low
seventies, with early morning lows around forty degrees.
Strong pressure and air mass density differences between the desert
air mass of the valley and marine -modified coastal air mass of the
South Coast Air Basin draw air into the valley. Frequent gusty
winds, mainly during the spring and early summer months contribute
to concentrations of both particulates and ozone into the valley from
the Los Angeles Basin, primarily during the late afternoon and
evening hours. Strong seasonal winds also contribute to a
"blowsand" phenomenon, a major source of naturally -occurring
airborne particulate matter throughout the valley. Blowsand storms
can reduce desert visibility from a typical thirty-five miles to less
than one mile. Such events occur approximately ten to fifteen days
per year.
The Coachella Valley is part of the Southeast Desert Air Basin
(SEDAB), as defined in the regional Air Quality Management Plan
(AQMP) prepared and administered by the South Coast Air Quality
Management District (SCAQMD). The AQMP was developed to
bring regional air quality into compliance with federal and state air
quality standards and to meet California Clean Air Act requirements.
Based on regular measurements at air quality monitoring stations
found in the SEDAB, the valley air quality currently does not meet
federal standards for ozone, carbon monoxide or particulate matter.
The entire Riverside County portion of the SEDAB has been
designated by the California Air Resources Board as "non -attainment
area" for ozone (smog) and total suspended particulate matter. The
standard for PM 10 (particulate matter 10 microns or less in diameter)
is frequently exceeded. PMio becomes suspended in the air due to
winds, grading activity and by vehicle traffic along unpaved roads,
among other sources. It should be noted that the District has
submitted an application for redesignation for attainment of federal
PM,o standards. This application has not been approved at the time
of this writing.
Vehicular access to the Coachella Valley is provided by the Interstate
10 freeway, providing an east -west linkage to the Los Angeles
metropolitan area to the west, and to the rest of the county to the east.
State Highway 111 is the principal highway through the valley and
provides the primary regional access.
3.1.2 Local Setting
The Specific Plan area consists primarily of relatively flat land with a
Specific Plan No. 218, Amendment No. 1 VII -12
slope of less than one percent.
3.1.3 Public Services
Telephone, gas, and electrical utilities provide or will provide
services to the project area. These local utilities are respectively,
General Telephone Co., Southern California Gas Co., and Imperial
Irrigation District. The proposed project will not have an impact on
local utilities, provided conservation standards for water are
implemented into the design of the project.
Primary police protection service for the project site and the
surrounding area is provided by the County of Riverside Sheriff's
Department. The California Highway Patrol provides traffic
regulation enforcement, emergency incident management and
service, and assistance on Interstate 10. Fire protection and
emergency medical response services for the project site and the
surrounding area are provided by the Riverside County Fire
Department. Currently, three fire stations provide fire protection for
the local area.
Library services for the project site and the local area are provided by
the Riverside County Public Library system. The project site and
local area is currently served by the nearest library in downtown
Indio at Civic Center Drive and Towne Street.
The Coachella Valley Recreation and Park District operates park
facilities in the Coachella Valley. The closest park in the vicinity is
Lake Cahuilla Regional Park (County Park). In the near vicinity as
well are La Quinta Sculpture Park, on Madison Street between 58th
Avenue and Airport Boulevard, and Fritz Burns Park at the
intersection of Avenue 52 and Avenida Bermudas.
Specific Plan No. 218, Amendment No. 1 VII -13
4.0 COMPREHENSIVE GENERAL
PLAN AND ENVIRONMENTAL
ANALYSES
4.1 General Plan Land Use Determination System
4.1.1 Site Identification Within The Comprehensive Open Space
and Conservation Map
The County -wide Open Space and Conservation Map designates a
majority of the Coral Mountain project site, approximately 920 acres,
or seventy-five percent of the site, as "agriculture." The remainder of
the site (i.e., the northwest portion) is in "areas not designated as
Open Space" (see Figure 3.1-1, Open Space and Conservation Map).
The Open Space and Conservation Plan implements the preservation,
protection or management of areas delineated on the Open Space and
Conservation Map through programs and land use policies and
standards. The applications of county open space and conservation
policies, which are relevant to the project site, are discussed below.
• Standard: The open space characteristics of the County,
including the rivers, the mountains, the deserts, and the
productive agricultural lands shall be protected.
The project site retains 541 acres of usable open space (i.
e., golf courses and driving range.) An additional
approximately 3 acres is designated for community
resident use (i.e., regional trails and community facilities).
Approximately 838 acres (65%) of the project area will be
removed from agricultural (designated) use. None of
those acres are currently utilized for productive
agricultural use. These actions included an amendment to
the Open Space and Conservation Map, replacing the
agriculture designation with the Specific Plan (as shown
in Specific Plan 218).
Standard: The premature extension of public services,
facilities, utilities and other capital improvements, for
urban uses, into open space areas designated on the Open
Space and Conservation Map shall be discouraged.
PGA West development, which represents one portion of
Specific Plan No. 218, Amendment No. 1 VII -14
the La Quinta southern -most city limits, is located
approximately 0.5 miles to the northwest of the project
site. The project site is serviced by electricity and water.
Some infrastructure improvements and extensions will be
required; however, improvements and facilities are
already in place to the northwest. Extension to the project
site is therefore not considered premature.
+ Standard: Development projects shall consider
incorporating open space into the design of the project.
The project sets aside a total of 541 acres of usable open
space, which accommodate two eighteen -hole golf
courses, one nine -hole golf course and two associated
driving ranges. Approximately 3 acres of open space/
Regional Trails are also being provided.
Standard: Environmental hazard and resource areas
within a project site, as identified on the Hazards and
Resources Maps, shall be retained as open space or shall
be developed in a manner which will be harmonious with
the resource or hazard and not increase the risk of damage
or injury to the development's users.
Environmental hazards and resources mapped during the
preparation of the EIR have been considered in the
planning process. The project site is designated as a
liquefaction hazard area. As previously discussed, the
proposed action seeks an amendment to replace prime
agricultural land with the Specific Plan.
+ Standard: Urban development adjacent to open space
lands will be developed in a manner harmonious with the
character of the area and will not conflict with open space
uses.
Approximately forty-two percent of the project site will be
retained in usable open space, which is evenly distributed
throughout the site. Approximately 3 acres of open
space/Regional Trails acreage's are also being provided.
Residential housing and supporting commercial uses will
be interspersed throughout the open space use areas.
+ Standard: Land uses located in areas with environmental
Specific Plan No. 218, Amendment No. 1 VII -15
hazards and resources, as identified on the individual and
composite hazards and resource maps, may be subject to
mitigation of environmental impacts.
The Specific Plan addresses identified environmental
hazards and resources and provides mitigation measures to
reduce impacts to acceptable levels.
4.1.2 Site Identification Within the Composite Hazards/Resource
Map
The County's Composite Environmental Hazards Map, Figure VII -1,
identifies the project site as a Liquefaction Hazard Area. An
assessment of the liquefaction potential on the project site is
contained within Section 5.2, Seismic Safety/Slopes and Erosion of
Specific Plan 218. This is a designation that is typical to wide areas
of the Eastern Coachella Valley. It is not a determination of the
existence of Liquefaction hazard; rather, it is an indication of the
potential for liquefaction if three conditions coincide: high
groundwater, susceptible soils and the possibility of ground shaking
in conjunction with a seismic event. Prior to construction activities
geotechnical/soil investigation will assess local conditions and
determine the level of hazard if any. Remedial engineering measures
will be incorporated as appropriate and as required by the governing
building permitting authority.
As shown on Figure 3.2-2 in Part 5 of Specific Plan 218, the
Composite Environmental Resources Map, the project site contains
agricultural resources and varying degrees of probability for
prehistoric resources. Sections 5.3 and 5.9 of Specific Plan 218
discuss agricultural and prehistoric resource concerns, respectively,
and propose measures as part of the Specific Plan to mitigate any
associated impacts.
4.1.3 Land Use Profile and Community Policy Area Identification
for the Project Site
The project site is located in the Lower Coachella Valley Land Use
Planning Area, which comprises the Coachella Valley Census
Division and includes the cities of Coachella and Indio. This
Planning area, comprised of approximately 409 square miles, is
bounded by the All American Canal and Dillon Road to the east,
Thousand Palms Canyon Road to the west, Joshua Tree National
Monument to the north and Imperial County to the south.
The Coral Mountain project site is in the area covered by the Eastern
Specific Plan No. 218, Amendment No. 1 VII -16
Composite Environmental
Hazards Map
Figure VII -1
-.56URCE: County of Riverside Comprehensive General Plan, 1986
0
00100
1 IMMI V Y ■1 1
Mil. M
win
� - - ma
LEGEND
PLODDING
100 YEAR FLOODPLAWS
SLOWSAND
BLOWSAND HAZARD AREAS
—63dBA NolaE
—6bdBA — AIRPORT NOISE CONTOURS
PORTRAYED AT 65 dBA, W dBA,
— 55dBA— and 55 dBA INTERVALS
FIRE
FIRE HAZARD AREAS
Specific Plan No. 218, Amendment No. 1 VII -17
SEISMIC SAFETY
ALOUIST-PRIOLO SPECIAL
STUDIES ZONES
•
r ���
LIQUEFACTION HAZARD
AREAS
MAJOR TOPOGRAPHIC
FEATURES
MOUNTAWOUS AREAS AND
MAJOR SCENIC PEAKS
SLOWSAND
BLOWSAND HAZARD AREAS
—63dBA NolaE
—6bdBA — AIRPORT NOISE CONTOURS
PORTRAYED AT 65 dBA, W dBA,
— 55dBA— and 55 dBA INTERVALS
FIRE
FIRE HAZARD AREAS
Specific Plan No. 218, Amendment No. 1 VII -17
Coachella Valley Plan Community Policies as contained within the
County Comprehensive General Plan. While the Comprehensive
General Plan provides planning concerns necessary to direct future
land uses on a countywide basis, the Community Land Use Policies
reflect unique concerns and needs that exist within particular
communities.
4.1.4 Summary of Project Proposal/Site Comparison With
Applicable Land Use Category Policies or Community Plan
The County's Comprehensive General Plan defines five land use
categories applicable to land not identified as an open space and
conservation area. The land use categories are based upon different
levels of public facilities and service capabilities. Each category has
its own locational policies and building intensity standards. The five
categories are:
Category I -
Heavy Urban
Category II -
Urban
Category III -
Rural
Category IV -
Outlying Areas
Category V -
Planned Community
4.1.5 Land Use Category Determination
As proposed, the project would be consistent with the analysis
contained in Section 3.4 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
4.2 Land Use Element
4.2.1 Land Use Planning Area Policy Analysis
The 1280 -acre Coral Mountain development complies with many of
the characteristics established for the planned community category,
analyzed in Section 3.4 of Specific Plan 218. The proposed
development includes a mix of land uses and densities. A range of
housing types is planned to provide for the housing needs for a
number of income ranges. Supporting commercial uses are planned
to provide for the consumer needs of the residents of Coral Mountain,
minimizing trips beyond the community for retail and service needs.
The nearby cities of Coachella, Indio and La Quinta are considered
adequate to balance the employment needs generated by the creation
of new housing. Generally, the planned community category is
Specific Plan No. 218, Amendment No. 1 VII -18
intended for areas that are self-sufficient. Because the Coral
Mountain project is expected to rely upon outside areas for some
commercial, the majority of employment needs and public needs,
such as schools and libraries, the project does not meet Category V,
Planned Community, as defined by the County's Comprehensive
General Plan, criteria. The planned community category consists of
new towns and communities, whereas, this development is basically
an extension of existing urban development.
It should be noted that there appears to be a discrepancy in the
acreage for the Coral Mountain project. When the original Specific
Plan 218/EIR 232 was prepared, the acreage was calculated using
Assessor's Parcel maps. An accurate survey of the property shows
the actual acreage to twenty-nine acres larger than the area identified
by Assessor's Parcels. The new survey corrects a measurement error
of approximately two - percent.
4.2.2 Community Policy Area Analysis
The project site falls within the Eastern Coachella Valley community
policy area. The Eastern Coachella Valley Plan area encompasses
approximately 201,367 acres within the southeast portion of the
Coachella Valley, south of the City of Indio. Growth forecasts
prepared for the County indicate that population in the
unincorporated portions of this area will increase by sixty percent,
from 9627 in 1980 to 15,390 in the year 2000. Housing forecasts
indicate a sixty-three percent increase in dwelling units, from 2,711
in 1980 to 4,410 in the year 2000.
The Eastern Coachella Valley Plan provides land use policies that
address the unique concerns and needs which exist in the Plan area.
4.2.3 Land Use Category Policy Analysis
Implementation of the Coral Mountain development plan necessitated
a request to amend the Comprehensive General Plan Open Space and
Conservation Map to adopt a specific plan consistent with Land Use
Category II (Urban) standards. A number of subsequent requests will
include zone changes, development application/ land use application,
and tentative tract maps to implement the Specific Plan
The County Comprehensive General Plan identifies the policies for
Category II projects under which the Specific Plan is guided. They
relate to residential, commercial and industrial land uses, open space
and conservation, agricultural land uses, public services and facilities,
Specific Plan No. 218, Amendment No. 1 VII -19
solid and liquid waste disposal facilities and land use compatibility.
4.3 Environmental Hazards and Resources
4.3.1 Seismic Safety
4.3.1.1 Previous EIR Analysis
The evaluation of onsite geologic hazards included events generated
by seismic activity and other sources. Seismic activity, however
(particularly groundshaking associated with major earthquakes),
represents the primary source of onsite hazards. Possible geologic
hazards considered were ground rupture, liquefaction and dynamic
settlement, landsliding, seiches, structural damage, erosion, geologic
stability and gravity induced landsliding. Of these possible hazards
considered, liquefaction and dynamic settlement of unconsolidated
materials was the only significant hazard identified. The project site
and immediate vicinity were determined not to lie within and Alquist-
Priolo specialty study area zones, or Riverside County fault hazard
zones.
4.3.1.2 Specific Plan Amendment Analysis
The proposed project would not include any Critical or Essential
types of land uses, which would be susceptible to seismically induced
ground shaking. The rearrangement of some of the land uses within
the Specific Plan area would not expose persons or property to any
seismic hazards that were not previously identified and analyzed in
the previous EIR. No additional impacts beyond those identified in
the previous EIR are anticipated, and no additional mitigation is
required.
4.3.1.3 Recommended Mitigation
No additional mitigation is required.
4.3.1.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.2 Slopes, Soils and Erosion
4.3.2.1 Previous EIR Analysis
Specific Plan No. 218, Amendment No. 1 VII -20
The project site is a relatively flat expanse of land, increasing only
slightly in elevation from the eastern to the western portion.
Elevations range from sea level to ninety feet below sea level. No
impacts associated with slope conditions on the project site are
identified.
The predominant soils associations identified on the project site are
Carsitas, Coachella, Gilman, Indio and Myoma well -drained sands as
well as Rock Outcrop. The erodibility of these soils range from
moderate to slight for fluid erosion and from slight to high for wind
erosion. The shrink -swell potential for all soils is low. No impacts
associated with runoff and erosion potential are identified.
4.3.2.2 Specific Plan Amendment Analysis
Because no proposed land uses will include any uses not formerly
mentioned in the previous EIR, there are no anticipated impacts not
previously identified.
Due to the relative young, poorly consolidated soils on the project
site and in the local vicinity, this area is susceptible to settlement
during seismic events, or during heavy rains. Flood and wind erosion
potential on the project site would likely increase during construction
due to the removal of vegetative cover and the operation of heavy
equipment. Those potential impacts will be abated by utilizing
temporary erosion control techniques.
4.3.2.3 Recommended Mitigation
No additional mitigation is required.
4.3.2.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.3 Wind Erosion and Blowsand
4.3.3.1 Previous EIR Analysis
Soil types which are most likely to blow on or near the project site
are alluvial soils. Grading activities on the project site may
exacerbate blowsand conditions in the short-term until construction
and landscaping of graded areas has been completed. Development
of the project site has the potential to create a barrier to blowing sand,
Specific Plan No. 218, Amendment No. 1 VII -21
causing sand accumulations along the site boundaries.
4.3.3.2 Specific Plan Amendment Analysis
The proposed project would be subject to similar impacts associated
with blowsand that were identified in the previous EIR. No new
impacts associated with the proposed project are anticipated.
4.3.3.3 Recommended Mitigation
No additional mitigation is required.
4.3.3.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will due to implementation of the
proposed project.
4.3.4 Flooding
4.3.4.1 Previous EIR Analysis
The project site is located in the Whitewater Watershed within the
West Colorado River Basin, and receives intermittent runoff from
Coachella Valley and the surrounding highlands. Infiltration rates are
low, resulting in rapid sheeted runoff movement through the major
upland canyons and into the alluviated valley. Intermittent drainage
from the project site flows primarily northwest to southeast through a
number of small ephemeral washes and improved channels,
eventually spilling into the Whitewater River.
Natural drainage patterns in the project site and vicinity have been
altered to a significant degree by a series of storm improvements
facilities. These are associated with agricultural development, and
include a number of levees and channels which divert and carry storm
runoff. Westside Dike No.4, a 35 foot high earthen levy constructed
by the Bureau of Reclamation (BOR), in the late 1940's -1950's. The
Westside Dike borders the property on the Westside of historic
drainage patterns and provides protection from flood potential
upstream of the site. The Dike is managed by Coachella Valley
Water District in its capacity of managing agent for BOR.
The Coachella Valley Water District considers the project site "safe
from stormwater flows except in rare instances." The site is not
within any of the 100 -year floodplain hazard zones mapped by the
County of Riverside, although site-specific floodplain mapping of the
Specific Plan No. 218, Amendment No. 1 VII -22
project area has not occurred.
4.3.4.2 Specific Plan Amendment Analysis
The proposed development would alter the existing onsite drainage
through grading activities and the construction of impervious
surfaces. This would change the quantity and quality of onsite
runoff, by altering drainage patterns, decreasing infiltration rates, and
increasing runoff quantities within the site. The amount of
stormwater flows leaving the site should not increase from
undeveloped to developed conditions. These potential impacts are not
considered significant.
4.3.4.3 Recommended Mitigation
Pursuant to requirements of the State Water Resources Control
Board, a state-wide general National Pollution Discharge Elimination
System (NPDES) construction permit will apply to all construction
activities. Construction activity includes: cleaning, grading or
excavation that results in the disturbance of at least five acres of total
land area, or activity which is part of a larger common plan of
development of five acres or greater. Therefore, as a mitigation for
this specific plan, the developer or builder shall obtain the appropriate
NPDES construction permit prior to commencing grading activities.
All development within the specific plan boundaries shall be subject
to future requirements adopted by the County to implement the
NPDES program.
4.3.4.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.5 Noise
4.3.5.1 Previous EIR Analysis
The primary source of noise in the vicinity of the project area is
vehicular traffic along Avenue 58, Avenue 60, Avenue 62, Madison
Street, Monroe Street and Jackson Street. Although Desert Resorts
Regional Airport is located approximately one mile east of the site,
the aircraft pattern routes, altitudes, and low traffic volumes do not
significantly contribute to the project's existing noise environment.
Short-term impacts associated with construction activities would
Specific Plan No. 218, Amendment No. 1 VII -23
increase noise levels to surrounding land uses. This increase is
expected to be minimal, and would terminate once the construction
phase of the project is completed. Lands surrounding the project site
are primarily vacant; however, a portion of the PGA West facility
diagonally abuts the project site at Avenue 58 and Madison Street.
This use may be adversely impacted during the construction phase.
Mitigation would be required to reduce impacts to less than
significant levels.
4.3.5.2 Specific Plan Amendment Analysis
The proposed project will reduce the number of dwelling units by
762. Overall, vehicle trips generated by Specific Plan No. 218 would
decrease. Noise levels may be incrementally lower due to the
reduction in the number of dwelling units. Implementation of
mitigation specified in the previous EIR would reduce project
impacts to less than significant levels. Development of the additional
areas would not result in exposure of residential or commercial uses
to unacceptable noise levels.
4.3.5.3 Recommended Mitigation
No additional mitigation is required.
4.3.5.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.6 Air Quality
4.3.6.1 Previous Air Analysis
The Coral Mountain Specific Plan is located in the Southeast Desert
Air Basin (SEDAB) of the South Coast Air Quality Management
District (SCAQMD). Air quality monitoring is carried out by the
SCAQMD, with the nearest monitoring station located in Indio,
approximately ten miles north of the project site. Currently, this
basin exceeds state and national ambient air quality standards
(NAAQS) on as many as 166 days annually. It should be noted that
the AQMD has submitted an application for re -designation for
attainment of federal PM,o standards, however, this application had
not been approved at the time of this writing. Motor vehicles are the
most significant source of air pollution in urban areas.
Short-term impacts on air quality would occur during the construction
Specific Plan No. 218, Amendment No. 1 VII -24
phase of the Specific Plan. These impacts would be temporary and
would include particulate emissions from grading activities, air
pollutant emissions associated with power generation which would
serve the site, exhaust emissions from construction equipment, and
emissions from construction worker private vehicles. Mitigation is
recommended to reduce project impacts.
Long-term impacts on air quality would be generated from stationary
sources (natural gas combustion) and mobile sources (vehicular
traffic). It is expected that five percent of the air emissions would
come from stationary sources and ninety-five percent would come
from mobile sources. Mitigation is recommended to reduce project
impacts.
4.3.6.2 Specific Plan Amendment Analysis
The proposed project would reduce the number of dwelling units by
1,522. Overall, vehicle trips generated by Specific Plan 218 would
decrease below projected levels. As a result, air emissions from
vehicular traffic would be less than those projected for EIR 232.
4.3.6.3 Recommended Mitigation
No additional mitigation is required.
4.3.6.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.7 Water Quality
4.3.7.1 Previous EIR Analysis
Potential impacts to surface and groundwater quality from the
proposed project would be related to the decrease in runoff quality
generally attributed to urban development. Specifically,
contaminants such as oil, grease, and heavy metals from automotive
sources; pesticides, herbicides and fertilizers from residential and
recreational uses and bacteria from human and animal wastes could
potentially be discharged either directly or indirectly into local
drainage systems. It should be noted that while relatively large
quantities of fertilizers and herbicides would be used in association
with golf course landscaping, the difference between this use and
current applications for agricultural purposes would not be
Specific Plan No. 218, Amendment No. 1 VII -25
significant. The proposed project would contribute to the overall
regional increase in water contaminant levels, although these impacts
are not considered significant due to the relatively small quantities
involved.
The proposed project would result in incremental increases to
regional contaminant levels, although by implementing proposed
project design and the recommended mitigation measures, the water
quality objectives of the Riverside County General Plan can be met.
4.3.7.2 Specific Plan Amendment Analysis
The proposed project would be subject to similar impacts to water
quality that were identified in the previous EIR. No new impacts
associated with the proposed project are anticipated.
4.3.7.3 Recommended Mitigation
No additional mitigation is required.
4.3.7.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.8 Toxic Substances
4.3.8.1 Previous EIR Analysis
Toxic substance use will be limited to fertilizers, and for pest and
vegetative control. No adverse impacts are anticipated.
4.3.8.2 Specific Plan Amendment Analysis
Proposed land uses are similar to those analyzed in the previous EIR
and would likely utilize similar substances for fertilizing and for pest
and vegetative control. No additional impacts are anticipated.
4.3.8.3 Recommended Mitigation
No additional mitigation is required.
4.3.8.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
Specific Plan No. 218, Amendment No. 1 VII -26
the proposed project.
4.3.9 Open Space and Conservation
4.3.9.1 Previous EIR Analysis
The Riverside County General Plan states that natural features such
as prominent hillsides, major rock outcroppings, major stands of
trees, unique scenic features, and other characteristics shall be
preserved and incorporated into the design of any development.
Environmental hazard and resource areas within a project site shall be
retained as open space or shall be developed in a manner that is
harmonious with the resource and does not increase the risk of
damage or injury to the development's users. According to the
Comprehensive General Plan for Riverside County, Open Space and
Conservation Map, the project site is designated agriculture and as
areas not designated as open space. The areas not designated as open
space are residential reserve. Of the 1,280 acres proposed for
development, 1,140 acres are designated as prime agricultural land
(approximately eighty-nine percent).
There are various spots of open space consisting of mesquite thickets
and disturbed areas. Mesquite thickets are considered a declining
habitat regionally, and support a variety of bird species.
Recommendation is made to preserve the mesquite thickets.
Development of the site would result in the conversion of agricultural
and desert lands to Category II Urban uses, consisting of residential,
open space, and commercial land uses. Although desert and
agricultural landscape would be transformed into a more urbanized
landscape by the introduction of residential land and commercial
buildings, approximately thirty-four percent of the project site will be
kept as open space.
4.3.9.2 Specific Plan Amendment Analysis
Since Specific Plan 218/EIR 232 was written in 1988, the existing
land uses have changed somewhat. The project site is no longer
agricultural. Roughly seventy-two percent of the property has been
under agriculture at some time, leaving behind mostly barren dry
fields. Today, some areas have been vegetated by desert saltbush
scrub. The non-agricultural lands support mainly desert saltbush
scrub, with lesser amounts of creosote bush scrub, and, in one forty -
acre piece, a dense stand of mesquite.
It is not anticipated that the project will result in additional or
Specific Plan No. 218, Amendment No. 1 VII -27
different impacts than those identified in Specific Plan 218/EIR 232.
4.3.9.3 Recommended Mitigation
No additional mitigation is required.
4.3.9.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.10 Agriculture
4.3.10.1 Previous EIR Analysis
The Coral Mountain project will result in development of portions of
the site, which are currently classified as "Prime Farmlands" as
designated on the Agricultural Resources Map of the Riverside
County Comprehensive General Plan. Due to the fact that
agricultural uses of the site are non-existent, development of the
Specific Plan would not significantly affect cropland. Re -designation
of the land uses for the project site will preclude agricultural
production on the site. No mitigation is required.
4.3.10.2 Specific Plan Amendment Analysis
Because none of the land within the project boundaries is currently
being farmed, the conversion of these lands to residential,
recreational, and open space uses will not significantly affect
productive cropland.
4.3.10.3 Recommended Mitigation
No additional mitigation is required.
4.3.10.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.11 Wildlife/Vegetation
4.3.11.1 Previous EIR Analysis
Impacts to biological resources onsite due to the maximum
Specific Plan No. 218, Amendment No. 1 VII -28
development plan will largely occur from habitat removal during the
construction phase. Implementation activities including increased
traffic, noise and human use of the area could impact sensitive areas,
which are retained.
A list of recommended mitigation measures is listed in Section 5.8.3
of EIR No. 232.
4.3.11.2 Specific Plan Amendment Analysis
Vegetation Update
Along with abandonment of most housing within the
study area, all agricultural ventures have been
discontinued. As a result, virtually no water is
present. A small freshwater marsh and two ponds that
were previously mapped are now waterless.
Previously mapped areas of agriculture are now desert
saltbush scrub.
An area in the south central portion of Section 28, and
another in the western portion of Section 34, is now
mapped as creosote bush scrub. They were previously
identified as desert saltbush scrub. Addition of an
ornamental grove of palo verde (Cercidium floridum)
and a new row of tamarisk in Section 34, and a
reduction of area mapped as Mesquite thickets in
Section 26 are changes that have occurred to the
vegetative landscape of the site.
Sensitive Species Update
Several nonlisted species have been found on site, but
no plants or animals listed as threatened or endangered
are known to occur within the project site boundaries.
Subsequent to the original biological assessment
conducted for EIR No. 232, two supplemental
assessment were conducted as recently as July 1999.
Per the recommendations of the first supplemental
assessment a second assessment was conducted by
Natural Resources Assessment, Inc. to survey the site
for the potential occurrence of triple -ribbed milkvetch
and desert tortoise. Neither species was expected to
occur, or located during surveys performed according
to accepted protocols. In addition, based on the habitat
Specific Plan No. 218, Amendment No. 1 VII -29
evaluation, the site is of no importance to Peninsular
bighorn sheep nor are there jurisdictional areas of the
U.S. Army Corps. Or California Department of Fish
and Game. All other species considered threatened or
endangered for the region either require water/
moisture (pupfish, salamander), rocky foothill habitat
(gecko, sheep) or sand dunes (fringe -toed lizard), or
are only migratory through the area (birds).
Im acus/Miti ation Update
Aside from the loss of Mesquite thickets (home of
black -tailed gnatcatchers and crissal thrashers) the
previous biological surveys did not identify any
significant impacts to sensitive species. It was
recommended, however that surveys for ribbed
cryptantha, winger cryptantha, and flat -tailed horned
lizards be conducted at the appropriate season. The
ribbed cryptantha and winged cryptantha are both
low -sensitivity species which are not currently in
danger of extinction or extirpation, and are likely to
occur only in the small area of creosote bush scrub.
Because of this relatively low sensitivity level of
theses species and/or the unlikelihood of their
presence on site, these surveys are no longer
recommended. The project's potential for impacts on
the remainder of the sensitive species listed in the
Table A of LSA's biological report, are now
considered significant. These impacts might easily be
mitigated through the setting aside of open space as
part of the project implementation.
Six of the seven original recommendations from the
original biological report were deemed still applicable
and advised to be followed to the maximum extent
feasible. Surveys for cryptantha and flat -tailed horned
lizards were the recommendations that were
determined to be no longer necessary.
4.3.12 Mineral Resources
4.3.12.1 Previous EIR Analysis
No mineral resources were found in or around the proposed Specific
Plan area. Therefore, no further discussion of the subject is required.
Specific Plan No. 218, Amendment No. 1 VII -30
W
4.3.12.2 Speck Plan Amendment Analysis
Conditions identified in EIR 232 have not changed, therefore no
impacts are anticipated.
4.3.13 Energy Resources
4.3.13.1 Previous EIR Analysis
Specific Plan 218 includes features that will be utilized to reduce the
amount of energy required by the project.
4.3.13.2 Specific Plan Amendment Analysis
The proposed project would result in 1,522 fewer residences than
suggested by Specific Plan 218. It is anticipated that as a result of the
reduction in residential uses there would be a corresponding
incremental decrease in the consumption of energy resources. No
additional impacts are anticipated.
4.3.13.3 Recommended Mitigation
No additional mitigation is required.
4.3.13.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.14 Scenic Highways
4.3.14.1 Previous EIR Analysis
Since the proposed Specific Plan has no County designated Scenic
Highways in the immediate vicinity, this topic is not applicable.
4.3.14.2 Specific Plan Amendment Analysis
Subsequent to the preparation of Specific Plan 218/EIR 232, the
Coachella Valley portion of Interstate 10 has been designated as a
Scenic Highway. Due to the fact that the project is not visible from
this roadway, no impacts associated with the designated Scenic
Highway are anticipated.
4.3.14.3 Recommended Mitigation
No additional mitigation is required.
Specific Plan No. 218, Amendment No. 1
VI I-31
4.3.14.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.15 Historic and Prehistoric Resources
4.3.15.1 Previous EIR Analysis
The bulk of the project area was originally surveyed in 1977 by
Scientific Resource Surveys, Inc. at which time 5 prehistoric
archeological sites were identified. In 1987 WESTEC did field
surveys of areas not previously covered by SRS, and recorded and
five additional prehistoric archaeological sites. One site of Indian
petroglyphs was determined to be significant and three sites were
determined potentially significant, pending further testing and
evaluation. Mitigation of impacts for the petroglyph site could be
achieved by further recordation, protection, and preservation of the
resource.
4.3.15.2 Specific Plan Amendment Analysis
An archaeological survey by CRM TECH conducted in 1998
recorded twenty-four archaeological/historical sites in addition to the
ten previously recorded in 1977 and 1987. Of the total of thirty-four
resources identified, fourteen are considered significant, based on
elgibility for listing in the California Register of Historical Resources
and/or qualification as an "important archaeological resource."
4.3.15.3 Recommended Mitigation
Recommended mitigation for the project area includes Native
American (Torres Martinez Tribe) consultation, surface collection,
recordation of petroglyphs, excavation units, artifact analysis,
curation, and possible on-site monitoring by archaeologists and
Native Americans (Torres Martinez Tribe) during grading, as per the
Cultural Resources Report of September 1, 1998, pages 51 -55.
4.3.15.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.3.16 Aesthetics
4.3.16.1 Previous EIR Analysis
Specific Plan No. 218, Amendment No. 1 VII -32
The landform of the proposed project will not be significantly altered.
The project design remains relatively flat and consistent with existing
topography. The Coral Mountain project will be visible from
surrounding parcels, portions of the regional park and from the
surrounding mountain areas. The proposed project will be
contiguous visually with the PGA West facility to the north. Views
from adjacent parcels, the park and the mountainous areas will be
consistent with development in the area. The proposed project will
not create a significant visual/aesthetic impact so long as the
landscape and architectural design standards outlined in the Specific
Plan are followed.
4.3.16.2 Specific Plan Amendment Analysis
As proposed, the project converts agricultural and desert lands to
residential, recreational, and open space uses. The project, however,
would reduce the amount of residential development and increase the
amount of golf course and open space uses over what is currently
allowed for in the Specific Plan. Development of the proposed
project would be subject to the same mitigation and design standards
identified in for the Specific Plan. No additional or different impacts
than those identified in EIR 232 are anticipated.
4.3.16.3 Recommended Mitigation
No additional mitigation is required.
4.3.16.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4 Environmental Hazards and Resources
4.4.1 Circulation/Traffic
4.4.1.1 Previous EIR Analysis
The existing Specific Plan was estimated to generate 47,010 average
daily trips, with approximately 27,730 of these trips having either an
origin or destination external to the project area. Approximately
1,640 external inbound trips and 1,130 external outbound trips would
be generated during the P.M. traffic hour.
Specific Plan No. 218, Amendment No. 1 VII -33
General Plan Circulation
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Specific Plan No. 218, Amendment No. 1 VII -34
4.4.1.2 Specific Plan Amendment Analysis
As proposed, the project would change land uses in the Specific Plan
area, resulting in the reduction of the number of residential units by
1,522 and corresponding reduction in trip generation.
4.4.1.3 Recommended Mitigation
No additional mitigation is required
4.4.1.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.2 Water/Sewer
4.4.2.1 Previous EIR Analysis
The Coachella Valley Water District (CVWD) will provide domestic
water service to the Coral Mountain project site. The project will
require 750 gallons of domestic water per day per dwelling unit.
Based on the 1988 figure of 4,262 units estimated for the
development, the project would require a total of 3,106,500 gallons of
water daily. The CVWD estimated that the project would require
approximately 8.4 million gallons of reservoir storage capacity to
provide domestic water and fire flow for a 7,585 -unit development.
In addition to the domestic demand for the residential portion of the
project, there were approximately thirty-five acres of proposed
commercial development. Water demand for commercial
development varies dependent upon type of use, and no estimate was
made of the project's commercial demand.
The Coachella Valley Water District has indicated that it will provide
sewer service to the Coral Mountain Specific Plan area. According to
CVWD's generation factor of 252 gallons of sewage per day per
dwelling unit, the proposed 4,262 units for the project would generate
approximately 1,074,024 gallons of sewage daily. The CVWD has
indicated that the Midvalley Treatment Plant has sufficient capacity
to accommodate the first phases of the project.
Provided adequate capacity is made available within the Midvalley
Treatment Plant and the appropriate force mains and lift station are
constructed, no adverse impacts would occur to the CVWD upon
buildout of the Coral Mountain Specific Plan.
Specific Plan No. 218, Amendment No. 1 VII -35
4.4.2.2 Specific Plan Amendment Analysis
Subsequent to preparation of Specific Plan 218/EIR 232, the capacity
of the Coachella Valley Water District Treatment Plant has been
expanded to 1.3 million gallons per day. Additionally, the existing
golf course and landscaped areas within Specific Plan 218 will utilize
canal water for irrigation purposes.
The proposed project would result in the development of 1,522 fewer
residences than were analyzed in EIR 232. This reduction in
residential uses would incrementally decrease water demands and
wastewater treatment requirements of the Specific Plan. The Coral
Mountain Specific Plan will conform to the requirements of the
CVWD's current and future programs and requirements pertaining to
water management and conservation. No impacts associated with
water or sewer are anticipated.
4.4.2.3 Recommended Mitigation
No additional mitigation is required.
4.4.2.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.3 Fire, Sheriff and Emergency Services
4.4.3.1 Previous EIR Analysis
Fire protection for the proposed Coral Mountain site is under the
jurisdiction of the Riverside County Fire Department. The closest
fire station to the project site is located at Avenue 54 and Madison
Street, approximately 0.5 miles north of the proposed project
location. This station houses one permanent employee and is
supported by a volunteer crew. Response time from this station to the
Coral Mountain project site is approximately five minutes or less.
The project site is serviced by the County of Riverside Sheriff s
Department, Indio Station, located in Indio. Currently one patrol car
services the area on a 24-hour basis.
Other emergency services include paramedic and ambulance services.
Both of these services are located at the fire station at Avenue 54 and
Madison Street. Paramedic and emergency services from this station
Specific Plan No. 218, Amendment No. 1 VII -36
will serve the Coral Mountain development.
4.4.3.2 Specific Plan Amendment Analysis
The proposed project would result in 1,522 fewer residences than
allowed for under the Specific Plan 218 and analyzed in EIR 232. It
is anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in demands for fire,
sheriff and emergency services. The project would not result in
additional or different impacts than those identified in EIR 232 for
these services.
4.4.3.4 Recommended Mitigation
No additional mitigation is required.
4.4.3.5 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.4 Parks and Recreation
4.4.4.1 Previous EIR Analysis
The Specific Plan is within the jurisdictional boundaries of the
Riverside County Parks Department, and the Lake Cahuilla Regional
Park is located in the local vicinity of the site. The project proposes
forty acres of parks and 380 acres of usable open space (golf
courses), which is adequate for the population generated by this
development.
4.4.4.2 Specific Plan Amendment Analysis
The revised Coral Mountain development proposes to increase the
golf course acreage by 161 acres while retaining approximately 3.0
acres dedicated to Regional Trails. Overall, the proposed project
would increase recreational facilities, and would incrementally
decrease demands for recreational facilities due to the reduction in
dwelling units. No additional or different impacts from those
identified in EIR 232 are anticipated.
4.4.4.3 Recommended Mitigation
No additional mitigation is required.
Specific Plan No. 218, Amendment No. 1 VII -37
4.4.4.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.5 Utilities
4.4.5.1 Previous EIR Analysis
Development of the proposed project will create a demand for
additional telephone, gas and electricity services. General Telephone
Company, Southern California Gas Company, and Imperial Irrigation
District have indicated that the facilities needed to service the
proposed project are within their existing and proposed future
capacities. The proposed project would not have an impact on local
utilities' long-term ability to service the area.
4.4.5.2 Specific Plan Amendment Analysis
The proposed project would result in 1,522 fewer residences than
allowed for under Specific Plan 218 and analyzed under EIR 232. It
is anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in demand for utility
services. No additional impacts are anticipated.
4.4.5.3 Recommended Mitigation
No additional mitigation is required.
4.4.5.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.7 Solid Waste
4.4.7.1 Previous EIR Analysis
The primary landfill facility servicing the Eastern Coachella Valley is
the Coachella Sanitary Landfill, located approximately fifteen miles
northeast of the site on Landfill Road at the Dillon Road intersection.
The 640 -acre facility has an estimated closure date of 2010 with its
primary sources of solid waste being nearby residential, commercial
and industrial uses.
Specific Plan No. 218, Amendment No. 1 VII -38
4.4.7.2 Specific Plan Amendment Analysis
The primary landfill facility servicing the project site is the Edom
Hill Landfill, located approximately twenty-four miles northwest of
the site on Edom Hill Road at the Varner Road intersection. The
640 -acre facility has an estimated closure date of 2006 with its
primary sources of solid waste being nearby residential, commercial
and industrial uses.
The proposed project would result in 1,522 fewer residences than
allowed for under Specific Plan 218 and analyzed under EIR 232. It
is anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in the generation of
solid waste. Additionally, the voluntary curbside recycling program
will result in an even greater reduction in solid waste. The project
area is serviced by Waste Management of the Desert, which provides
residents with 18 -gallon containers for voluntary curbside recycling
of glass, plastic and paper products. The commercial uses in the
project can request commercial recycling bins one for paper, glass
and plastic a second bin for Cardboard only. The commercial bins
are provided for a fee, with a % of compensation returned to the
business from the recycled products. No additional impacts are
anticipated.
4.4.7.3 Recommended Mitigation
No additional mitigation is required.
4.4.7.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.8 Libraries
4.4.8.1 Previous EIR Analysis
The two nearest libraries to the project site are located in Indio and
Coachella. The Indio and Coachella Branch County libraries service
the Coachella area, which includes the Coral Mountain project site.
A library was under construction in 1988 and was expected to open
that spring, with the capacity to serve 5,000 to 9,000 people.
4.4.8.2 Specific Plan Amendment Analysis
Specific Plan No. 218, Amendment No. 1 VII -39
La Quinta has a new library at the corner of Avenida Bermudas and
Calle Estado in the La Quinta Village servicing the La Quinta area.
The Indio library, located in downtown Indio at Civic Center Drive
and Towne Street, and the Coachella library, situated on the corner of
7`" Street and Orchard Avenue in Coachella, both still service the
project site as well.
The proposed project would result in 1,522 fewer residences than
allowed for and analyzed in Specific Plan 218/EIR 232. It is
anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in demands for
library services. No additional impacts are anticipated.
4.4.8.3 Recommended Mitigation
No additional mitigation is required.
4.4.8.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.9 Health Services
4.4.9.1 Previous EIR Analysis
There are hospital and medical facilities located near the project site
in Indio, Palm Desert and La Quinta. The closest hospital to the site
is John F. Kennedy Hospital located in Indio, with 130 beds. There
are two outpatient clinics located in Palm Desert and La Quinta.
These outpatient clinics decrease the dependency of the area's
residents on John F. Kennedy Hospital. The Riverside County
General Plan ensures that the County will coordinate with health
service agencies in determining the adequacy of health services to
meet the needs of new developments. Implementation of the
proposed project will not have an adverse impact on health services
in the area.
4.4.9.2 Specific Plan Amendment Analysis
The proposed project would result in 1,522 fewer residences than
allowed for and analyzed under Specific Plan 218/EIR 232. It is
anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in demands for health
services. No additional impacts are anticipated.
Specific Plan No. 218, Amendment No. 1 VII -40
4.4.9.3 Recommended Mitigation
No additional mitigation is required.
4.4.9.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.4.10 Disaster Preparedness
4.4.10.1 Previous EIR Analysis
The Specific Plan is located in close proximity to seismically active
areas and portions of the project site are within Liquefaction and
Dynamic Settlement zones. Potential impacts associated with these
hazards are identified in Section 4.3.1 Seismic Safety and 4.3.4
Flooding of EIR 232.
4.4.10.2 Specific Plan Amendment Analysis
The proposed project would result in 1,522 fewer residences than
allowed for and analyzed under Specific Plan 218/EIR 232. It is
anticipated that as a result of the reduction in residential uses, there
would be a corresponding incremental decrease in the population
exposed to potential earthquakes, liquefaction, and flood hazards. No
additional impacts are anticipated.
4.4.10.3 Recommended Mitigation
No additional mitigation is required.
4.4.10.4 Unavoidable Adverse Impacts
No unavoidable adverse impacts will result due to implementation of
the proposed project.
4.5 Housing Element
4.5.1 General Plan Policies
Section 7. 11 General Plan Policies, of EIR 232 contains a listing of
the Riverside County Housing Element's goals, policies and
programs, which are intended to guide housing development. As
proposed, the project would be consistent these goals, policies and
programs. No revisions or changes to this analysis would result due
Specific Plan No. 218, Amendment No. 1 VII -41
to approval and development of the proposed project.
4.5.2 Specific Plan
The proposed project, for the most part, meets the general intent of
the County's Housing Element by supplying a wide range of housing
opportunities for the county's residents. The project does comply
with the General Plan Policies.
4.6 Regional Element
4.6.1 Regional Growth (SCAG) Forecasts
The proposed project would reduce the number of dwelling units by
1,522.
As proposed, the project would be consistent with the analysis
contained in Section 8.1 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
4.6.2 Applicable EmploymentlHousing Balance
As proposed, the project would be consistent with the analysis
contained in Section 8.1 of EIR 232. It should be noted, however,
that the amount of commercial acreage has been reduced from 35
acres to 27 acres.
4.7 Administrative Element
4.7.1 Land Use Policy/Specific Plan Time Frames
The proposed project would reduce the number of dwelling units by
1,522.
As proposed, the project would be consistent with the analysis in
Section 9. LI of EIR 232. No revisions or changes to this analysis
would result due to approval and development of the proposed
project.
4.8 Mandatory CEQA Topics
4.8.1 Cumulative Impacts
Specific Plan No. 218, Amendment No. 1 VII -42
The proposed project would reduce the number of dwelling units by
1,522. Due to the decrease in the number of dwelling units,
associated environmental impacts would be incrementally less than
those identified in Section 10.1 of EIR 232.
As proposed, the project would be consistent with the analysis
contained in Section 10.1 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
4.8.2 Unavoidable Adverse Impacts
The proposed project would decrease the number of dwelling units by
1,522. Due to the decrease in dwelling units, associated
environmental impacts would be incrementally less than those
identified in Section 10.2 of EIR 232.
As proposed, the project would be consistent with the analysis in
Section 10.2 of EIR 232. No revisions or changes to this analysis
would result due to approval and development of the proposed
proj ect.
4.8.3 Growth -Inducing Impact of the Proposed Project
The proposed project would decrease the number of dwelling units by
1,522. Due to the decrease in dwelling units, associated
environmental impacts would be incrementally less than those
identified in Section 10.4 of EIR 232.
As proposed, the project would be consistent with the analysis
contained in Section 10.4 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
4.8.4 Relationship Between Local Short -Term Uses of Man 's
Environment and Maintenance and Enhancement of Long -
Term Productivity
The proposed project would decrease the number of dwelling
units by 762. Due to the decrease in dwelling units,
associated environmental impacts would be incrementally
less than those identified in Section 10.5 of EIR 232.
As proposed, the project would be consistent with the analysis
contained in Section 10.5 of EIR 232. No revisions or changes to this
Specific Plan No. 218, Amendment No. 1 VII -43
Term Productivity.
The proposed, project would decrease the number of dwelling units,
associated environmental impacts would be incrementally less than
those identified in Section 10.5 of EIR 218.
As proposed, the project would be consistent with the analysis
contained in Section 10.5 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
4.8.5 Irreversible/Irretrievable Commitment of Energy Supplies
and Other Resources Should the Project be Implemented.
The proposed project would reduce the number of dwelling units by
1,522. Due to the decrease in dwelling units, associated
environmental impacts would be incrementally less than those
identified in Section 10.6 of EIR 218
As proposed, the project would be consistent with the analysis
contained in Section 10.6 of EIR 232. No revisions or changes to this
analysis would result due to approval and development of the
proposed project.
Specific Plan No. 218, Amendment No. 1 VII -44
5.0 PROJECT PREPARATION STAFF
AND CONSULTANTS
The AEI*CASC Companies
937 South Via Lata, Suite 500
Colton, California 92324
909.783.0101
Richard Stephens, Planning Director
Susan Stoltenberg, Senior Planner
Monica Ronchetti, Assistant Planner
Consultants:
LSA Associates
3403 Tenth Street, Suite 520
Riverside, California 92501
909.781.9310
CRM Tech
2411 Sunset Drive
Riverside, California 92506
909.784.3051
Endo Engineering
28811 Woodcock Drive
Laguna Niguel, California 92677
714.362.0020
The Meyers Group
2280 Wardlow Circle, Suite 100
Corona, California 91720
909.735.7620
Natural Resources Assessment, Inc.
3415 Valencia Hill Drive
Riverside, CA 92507
909.686.1141
Specific Plan No. 218, Amendment No. 1 VII -45
6.0 ORGANIZATIONS/PERSONS/
DOCUMENTS CONSULTED
References:
California Administrative Code, Title 15, Chapter 3. Guidelines for
California Environmental Ouality Act. Amended January 1995.
Draft and Final E1R No. 232, Specific Plan No. 218, WESTEC
Services, September 1988.
Riverside County Comprehensive General Plan, (4h Edition),
Riverside County, December 1989.
Coachella Valley Recreation & Park District, Don Martin, General
Manager & Laura McGalliard, Recreation & Park Superintendent
Riverside County Environmental Health Department, Lori Holk
Riverside County Regional Park and Open Space District, Kim Jarrel
Johnson, Assistant Park Planner
Specific Plan No. 218, Amendment No. 1 VII -46
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Specific Plan No. 218, Amendment No. 1 11-9
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ORDINANCE NO. 348.3956
AN ORDINANCE OF THE COUNTY OF RIVERSIDE
AMENDING ORDINANCE NO. 348 RELATING TO ZONING
The Board of Supervisors of the County of Riverside Ordains as Follows:
Section 1. Article XVIIa, Section 17.50 of Ordinance No. 348 is amended to read as follows:
SECTION 17.50. SP ZONE REQUIREMENTS AND STANDARDS FOR SPECIFIC PLAN NO. 218.
a. Planning Areas 1, 7, 11, 13, 19, 24, 37 and 38.
(1) The uses permitted in Planning Areas 1, 7, 11, 13, 19, 24, 37 and 38 of Specific
Plan No. 218 shall be the same uses as those permitted in Article VIIIe, Section 8.100 of
Ordinance No. 348, except that the uses set forth in Section 8.100.a.(2), (6) and (8); b.(1), and
c.(1) shall not be permitted. In addition, the permitted uses identified under Section 8.100a. shall
include undeveloped open space, hiking, equestrian trails and golf course maintenance facilities.
(2) The development standards for Planning Areas 1, 7, 11, 13, 19, 24, 37 and 38 of
Specific Plan No. 218 shall be the same as those standards identified in Article VIIIe, Section
8.101 of Ordinance No. 348
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VIIIe of Ordinance No. 348.
b. Planning Areas 2, 32 4, 5, 6, 8, 9, 10, 12, 14, 15. 16, 17, 18, 22 and 39.
(1) The uses permitted in Planning Areas 2, 3, 4, 5, 6, 8, 9, 10, 12, 14, 15, 16, 17, 18,
22 and 39 of Specific Plan No. 218 shall be the same uses as those permitted in Article VI, Section
6.1 of Ordinance No. 348.
(2) The development standards for Planning Areas 2, 3, 4, 5, 6, 8, 9, 10, 12, 14, 15, 16,
18, 22 and 39 of Specific Plan No. 218 shall be the same as those standards identified in Article
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VI, Section 6.2 of Ordinance No. 348 except that the development standards set forth in Article
VI, Sections 6.2.a., b., c. and e.(2) and (3) shall be deleted and replaced by the following:
A. Building height shall not exceed three (3) stories, with a maximum height of
thirty-five feet (35).
B. Lot area shall be not less than six thousand fifty (6,050) square feet. The
minimum lot area shall be determined by excluding that portion of a lot that is used solely
for access to the portion of a lot used as a building site.
C. The minimum average width of that portion of a lot to be used as a building
site shall be fifty feet (50) with a minimum average depth of one hundred ten feet (110').
That portion of a lot used for access on "flag" lots shall have a minimum width of thirty
feet (30').
D. Side yards on interior and through lots shall be not less than five feet (5').
Side yards on comer and reversed corner lots shall be not less than fifteen feet (15) from
the existing street line or from any future street line as shown on any Specific Plan of
highways, whichever is nearer the proposed structure, upon which the main building sides,
except that where the lot is less than sixty feet (60') wide, the yard need not exceed twenty
percent (20%) of the width of the lot.
E. The rear yard shall be not less than twenty feet (20'), except when the rear
yard adjoins a golf course or open space, the rear yard shall be not less than fifteen feet
(15').
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VI of Ordinance No. 348.
C. Planning Area 20.
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(1) The uses permitted in Planning Area 20 of Specific Plan No. 218 shall be the same
uses as those permitted in Article VI, Section 6.1 and Article VIIIe, Sections 8.100 of Ordinance
No. 348, except that the uses set forth in Sections 8.100.a.(1), (2), (3), (4), (6) and (8), b., and c.
shall not be permitted. In addition, the permitted uses identified under Section 8.100a. shall
include undeveloped open space, hiking and equestrian trails and facilities, firestations and other
community facilities.
(2) The development standards for Planning Area 20 of Specific Plan No. 218 shall be
the same as those standards identified in Article VIIIe, Section 8.101 of Ordinance No. 348.
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VIIIe of Ordinance No. 348.
d. Planning Areas 21, 29 and 40.
(1) The uses permitted in Planning Areas 21, 29 and 40 of Specific Plan No. 218 shall
be the same uses as those permitted in Article IXb, Section 9.50 of Ordinance No. 348. In
addition, the permitted uses identified under Section 9.50.a. shall include health and exercise
centers, business machine sales, office furniture and equipment sales, lumber yards and
construction materials sales. Furthermore, the permitted uses identified under Section 9.50.b. shall
also include well sites, bars and cocktail lounges, congregate care residential facilities and active
senior citizen facilities, private clubs, fraternal organizations or lodges and seasonal sales of
Christmas trees and Halloween pumpkins.
(2) The development standards for Planning Areas 21, 29 and 40 of Specific Plan No.
218 shall be the same as those standards identified in Article IXb, Section 9.53 of Ordinance No.
348.
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article IXb of Ordinance No. 348.
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e. Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33, 34, 35, 36, and 41.
(1) The uses permitted in Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33, 34, 35, 36,
and 41 of Specific Plan No. 218 shall be the same uses as those permitted in Article VI, Section
6.1 of Ordinance No. 348.
(2) The development standards for Planning Areas 23, 25, 26, 27, 28, 30, 31, 32, 33,
34, 35, 36, and 41 of Specific Plan No. 218 shall be the same as those standards identified in
Article VI, Section 6.2 of Ordinance No. 348, except that the development standards set forth in
Article VI, Sections 6.2.a., b., c. and e.(2) and (3) shall be deleted and replaced by the following:
A. Building height shall not exceed three (3) stories, with a maximum height of
thirty-five feet (35').
B. Lot area shall be not less than five thousand (5,000) square feet. The
minimum lot area shall be determined by excluding that portion of a lot that is used solely
for access to the portion of a lot used as a building site.
C. The minimum average width of that portion of a lot to be used as a building
site shall be fifty feet (50') with a minimum average depth of one hundred feet (100').
That portion of a lot used for access on "flag" lots shall have a minimum width of thirty
feet (30').
D. Side yards on interior and through lots shall be not less than five feet (5').
Side yards on corner and reversed corner lots shall be not less than fifteen feet (15') from
the existing street line or from any future street line as shown on any Specific Plan of
highways, whichever is nearer the proposed structure, upon which the main building sides,
except that where the lot is less than sixty feet (60') wide, the yard need not exceed twenty
percent (20%) of the width of the lot.
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E. The rear yard shall be not less than twenty feet (20'), except when the rear
yard adjoins a golf course or open space, the rear yard shall be not less than fifteen feet
(15').
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Article VI of Ordinance No. 348. ;-acsimile Signat,
`ffixed by Clerk r
Section 3. This ordinance shall take effect 30 days after its adoption. sic. 25103 Gov
BOARD OF SUPERVISORS OF THE COUNTY
OF RIVERSIDE, STATE OF CALIFORNIA
Chairman, Board of u errvisors
ATTEST: row WktLw
GERALD A. MALONEY
Clerk, of the Board,
By 1
epu y
[SEAL]
APPROVED AS TO FORM AND CONTENT
September 6, 2000
,'Api
Karin Watts-Bazan, --'
Deputy County Counsel
Prop\]tbUcwb\sp zoning\348.3956.sp218cz6454 090600
APPROVED/ADOPTED
BOARD OF SUPERVISORS
RIVERSIDE COUNTY
SEP 2 5 2000
GERALD A. MALONEY
CLERK OF THE BOARD
5 ,��b
SEP 2 e: 2000
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STATE OF CALIFORNIA }
COUNTY OF RIVERSIDE j
ss.
I HEREBY CERTIFY that at a regular meeting of the Board of Supervisors of said
county held on September 26, 2000, the foregoing ordinance consisting of 3 sections was
adopted by the following vote:
AYES: Buster, Tavaglione, Venable and Mullen
NOES: None
ABSENT: Wilson
DATE: September 26, 2000 GERALD A.
Clerk of -the l
Item 3.68b