Agenda packet — La Quinta City Council, December 16, 2025 (part 2 of 6)

Avenue 58 Substation (“Project”), located north of Avenue 58 and west of Monroe Street in La Quinta; and
WHEREAS, the City Council formed the La Quinta Financing Authority (“Authority”) to assist the City in the financing, acquisition, construction, improvements, and operation of public facilities and infrastructure; and WHEREAS, the Authority is a joint powers authority duly created, established, and authorized to transact business and exercise its powers under and pursuant to the Joint Exercise of Powers Act, Chapter 5 of Division 7 of Title 1 (commencing with Section 6500) of the Government Code of the State of California (the “JPA Law”); and WHEREAS, the Authority, among other powers, is authorized by the JPA Law to make loans to local public agencies; and
WHEREAS, on November 18, 2025, the IID Board of Directors approved two agreements (1) Engineering and Procurement Agreement (for certain long lead-time equipment to be paid by the City) and (2) Funding and Reservation of Capacity Agreement for Avenue 58 Transformer Bank Addition, for the Project, estimated at $23.2 million, which includes adding a fourth transformer bank; and WHEREAS, the City Council wishes to appropriate $10 million dollars from General Fund Unassigned Reserves for the aforementioned Project, and to approve the transfer of these funds to the Authority pursuant to a Financing Agreement for purposes of executing the two aforementioned agreements and providing funding, pursuant to the terms of the agreements, for the Project; and
WHEREAS, the City Manager is hereby authorized to further negotiate and modify any of said agreements identified in this Resolution to effectuate their purpose, provided the material terms relating to the amount appropriated and purpose for use of the funds are not modified unless prior approval from the City Council is obtained; furthermore, the City Manager is hereby authorized to execute said agreements on behalf of the City Council; and to ensure the funding thereof.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. The foregoing recitals are true and correct, and constitute the findings of the City Council, and are incorporated herein by this reference.

SECTION 2. The City Council’s adoption of this Resolution is not subject to the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines [California Code of Regulations Section 15378(b)(4)] because the adoption of this Resolution is a fiscal activity which does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. 168
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Resolution No. 2025 – XXX
Electrical Infrastructure Improvements & Equipment Procurement Funding and Agreements Adopted: December 16, 2025

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SECTION 3. This Resolution shall go into effect upon adoption and the City Clerk shall certify to the adoption of this Resolution.

SECTION 4. The City Manager, or designee, is hereby authorized and directed to take such other and further actions, and execute such other and further documents, as are necessary and proper in order to implement this Resolution on behalf of the City Council.

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 16th day of December 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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ENGINEERING AND PROCUREMENT AGREEMENT
This ENGINEERING AND PROCUREMENT AGREEMENT (“Agreement”) is made and entered into this __ day of _____________________, by and between City of La Quinta, an incorporated city in the County of Riverside, State of California (“City”) and Imperial Irrigation District, an irrigation and electric district organized and existing under the laws of the State of California, (“IID"). City and IID each may be referred to individually as a "Party," or collectively as the "Parties."

RECITALS
WHEREAS, for purposes of City’s participation in and execution of this Agreement, California law has long recognized and authorized the production, generation, transmission, and furnishing of (among other utilities) electric power for use by the public. (See, e.g., Cal. Const., Art. XI, § 9(a) [municipal corporations may establish, purchase, and operate public works to furnish its inhabitants with (among other utilities) electric power]; id., Art. XII, § 3 [Public Utilities Commission may regulate private providers of electric power].) Likewise, California law has long recognized and authorized the ability for public agencies not only to charge users of electric power for improvements and services from that utility but also to use public funds in furtherance of providing electric power as a utility. (See, e.g., Independent Energy Producers Assn., Inc. v. State Bd. of Equalization (2004) 125 Cal.App.4th 425, 443 [electric power facilities constructed with assistance of public funds].);
WHEREAS, IID is the electric service provider within a defined service territory area within Imperial County, California and portions of Riverside County, California (“District Service Area”); WHEREAS, City seeks to facilitate new growth and development opportunities within the City’s boundary and sphere of influence, specifically those located within the general vicinity of IID’s Avenue 58 Substation (“Avenue 58 Facility”);
WHEREAS, to facilitate new electrical service to the Developments, IID has evaluated the possibility of adding to the Avenue 58 Facility certain additional electrical distribution facilities namely the installation of one (1) new 50MVA transformer, ancillary substation equipment and new corresponding distribution line extensions (getaways’ conduit system) up to the perimeter fence of the Avenue 58 Facility located immediately north of Avenue 58 in the City of La Quinta (collectively, the “New Facility”), a schematic representation of which is shown on Exhibit “B”, attached hereto and by reference incorporated herein;
WHEREAS, the Avenue 58 Facility is designed and operated primarily to support IID’s regional transmission network (commonly referred to as “BES”) and offers limited physical space to accommodate the New Facility in a manner which would permit any future physical or legal separation of such New Facility from the Avenue 58 Facility such that IID may operate the Avenue 58 Facility separate and apart from the New Facility in compliance with its legal and regulatory obligations arising out of its operation of the BES within its Balancing Authority Area (“BAA”); WHEREAS, IID, City and certain land developers with projects located within the vicinity of the Avenue 58 Facility (each, a “Developer” and collectively, the “Developers”) are negotiating a final form of agreement concerning the Developers’ collective funding of the New Facility and their respective rights to certain capacity therein once the New Facility is constructed as set forth in said agreement (the “Funding and Reservation Agreement”); ATTACHMENT 1 170 CLICK HERE to Return to Agenda
WHEREAS, because certain components of the New Facility require significant lead-time for manufacturing prior to delivery and installation, City has requested IID conduct the initial engineering and procurement of the long lead-time items necessary for the construction of the New Facility and to undertake those preliminary activities necessary for development of the New Facility;
WHEREAS, City has agreed to advance funds, subject to reimbursement by Developers pursuant to the terms set forth in the Funding and Reservation Agreement; necessary for IID’s procurement of the long lead-time items and preliminary engineering activities necessary for the development of the New Facility as set forth in this Agreement; WHEREAS, the Parties acknowledge that the New Facility will be owned, operated and maintained by IID as an integral part of the Avenue 58 Facility and which New Facility shall not be subject to any physical or legal separation therefrom the Avenue 58 Facility under any circumstances and that City shall not seek or otherwise advocate for in any proceeding, whether legislative or legal, for the legal or physical severance of the New Facility from the Avenue 58 Facility; and
WHEREAS, the Parties wish to set forth their agreement with respect to the initial engineering and procurement as described above.

NOW, THEREFORE, in consideration of and subject to the mutual covenants contained herein, including the foregoing which are part of this Agreement and not mere recitals, the Parties agree as follows:

1. Capitalized Terms. Unless specifically defined herein, capitalized terms shall have the meanings indicated in IID's Regulations or Developer Energy Planning Guide.

2. Authorization of Work. City authorizes IID to perform the preliminary engineering and procurement (the “Work”) more specifically described in Attachment A.

3. Responsibilities of IID. IID shall:
a. Perform the preliminary engineering activities described in Attachment A; b. Order and procure the long lead-time equipment necessary for the development of the New Facility, including a 50MVA Transformer, breakers, switches, relays and such other equipment or products as IID may determine in its sole discretion to be a risk of impacting schedule due to long lead-time, as the same are generally described in Attachment A. IID shall cause the procurement, design, including engineering, construction, operation, maintenance and repair of the New Facility to comply with all applicable federal, State and local laws, ordinances, rules, regulations, orders and policies relating to the New Facility (“Applicable Laws”) and any applicable IID requirements, practices and standards, including all IID plans and specifications required for the procurement, design, engineering, construction, operation, maintenance and repair of the new Facility (“IID Plans and Specifications”); c. Own, operate and maintain, as part of its electrical system, at all times, in accordance with good utility practice, all portions of the New Facility, including all equipment, products and other materials necessary for the construction of the New Facility, including that which may be acquired pursuant to this Agreement;
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d. Use all funds provided by the City under this Agreement only for the purchase of the equipment identified in Attachment A. Upon written request from the City, IID shall deliver within thirty (30) days to City an accounting for all Work completed or to be completed pursuant to this Agreement and for any funds received in connection with this Agreement, including lineitems for payments made or services rendered. If any funds remain unspent after full performance by IID of its obligations under this Agreement, or are unable to be spent for any of the authorized purposes set forth in this Agreement (such as, for example, the equipment is no longer able to be delivered to IID for reasons outside of the control of any of the Parties to this Agreement), then IID shall return said unspent or unused funds to the City within thirty (30) days after either IID’s full performance under this Agreement with funds still remaining, or any third party vendor or other independent person/entity notifies IID or City that said funds are no longer able to be used for the purpose(s) set forth in this Agreement;
e. Expend the funds provided by City to IID, within ninety (90) days of the receipt of such funds by IID. Any funds not expended within ninety (90) days shall be returned to the City.

4. Responsibilities of the City. City shall:
a. Pay, in advance, the estimated costs to be incurred by IID associated with the review and approval of activities identified in this Agreement, as specified in Attachment A. The amount of a deposit of such costs is attached hereto as Attachment B and is due to IID upon execution of this Agreement; and
b. Cooperate with IID in meeting the obligations set forth in Section 3, including but not limited to, providing information to IID necessary for the development of the New Facility.

5. Failure of City to Meet Obligations under this Agreement. If City fails to meet its obligations under this Agreement, the following terms apply:
a. IID may provide to City a notice to cure and correct. Thereafter, City shall have thirty (30) days within which to meet its obligation(s) as listed in the notice to cure and correct. If City fails to meet its obligation by the end of that thirty (30) day period, IID may cease all activities or efforts under this Agreement related to the Work, and may at its sole discretion, terminate this Agreement upon written termination notice, if City fails to adhere to its obligations as set forth herein.
b. If for any reason City fails to make a payment to IID as required by this Agreement, IID will notify City of such failure. If City does not make the required payment within thirty (30) calendar days of the notice of failure to make timely payment, IID may, in its sole discretion, immediately terminate this Agreement and seek reimbursement of any deposit(s) then remitted by IID to any service provider or equipment manufacturer with respect to the New Facility. To the extent IID is successful in obtaining any reimbursement of all or any portion of any deposit(s), IID may first apply therefrom said sums, in the following order: (1) to satisfy any outstanding financial sums owing under any contract to which IID has entered into pursuant to this Agreement to facilitate the development and construction of the New Facility; then (2) to satisfy any sums outstanding hereunder this Agreement owed to IID for any portion of the Work completed hereunder, including, for example, any engineering work or study, prior to such termination; and then, (3) to City.

6. Failure of IID to Meet Obligations under this Agreement. If IID fails to meet its obligations under this Agreement, the following terms apply: City may provide to IID a notice to cure and 172 CLICK HERE to Return to Agenda
correct. Thereafter, IID shall have thirty (30) days within which to meet its obligation(s) as listed in the notice to cure and correct. If IID fails to meet its obligation by the end of that thirty (30) day period, City may cease all activities or efforts under this Agreement and may, at its sole discretion, terminate this Agreement upon written termination notice, if IID: (i) fails to use any of the funds from the City for the purchase of the equipment identified in Attachment A and IID’s review and approval of activities arising from the integration and use of the equipment identified in Attachment A, or (ii) fails to adhere to its obligations as set forth herein.

7. Intention to Execute Funding and Reservation Agreement; Intent of the Parties. IID and City intend to enter into the Funding and Reservation Agreement (together with Developers) with respect to the ultimate funding, construction, and operation of the New Facility. The Funding and Reservation Agreement will identify the totality of the facilities and costs necessary for the complete construction of the New Facility and any engineering, design, and procurement activities identified as necessary for the New Facility. The Funding and Reservation Agreement will also account for Work already undertaken and payments already made pursuant to this Agreement together with provisions for reimbursement to City by Developers. The Parties further acknowledge that the City, if the City is not reimbursed through the Funding and Reservation Agreement, intends to be reimbursed through a potential combination of means including: other potential negotiated agreement(s) with developers of future projects in City before those developers receive power; payment of a development impact fee to the City as a condition of regulatory approval for a future development project when the project receives power from the New Facility which is funded under this Agreement; or payment to the City pursuant to any other lawful means. Notwithstanding the foregoing, City and IID expect that City will be fully reimbursed for all payments made by City pursuant to this Agreement from the first milestone payment to be paid to IID by the Developers under the Funding and Reservation Agreement and that the foregoing mechanisms by which City may seek reimbursement shall be absolutely conditioned on the failure of City to be reimbursed in full for all payments made under this Agreement from the first milestone payment to be paid to IID by Developers under the Funding and Reservation Agreement.

8. IID Not Liable for Delays. In no event shall IID be responsible under the terms of this Agreement for any delay in completion of the Work, provided, however, IID will make all commercially reasonable efforts to avoid delay in completion of the Work.

9. Other Fees and Charges. Nothing in this Agreement compels any public entity to issue any permit, approval, or entitlement that otherwise must be applied for and processed in accordance with applicable laws and procedures, including any discretionary or ministerial permits. Nothing in this Agreement constitutes a waiver of any applicable fees, assessments, or taxes.

10. Termination of Agreement. Subject to Section 11 below, this Agreement shall terminate upon the earliest of the following to occur: (i) written notice provided by IID to City as permitted herein; or (ii) written notice provided by City to IID as permitted herein.

11. Survival of Obligation to Pay and Reconciliation. Except in the situation of IID’s default, City’s obligations to pay IID for costs incurred or committed to be incurred pursuant to this Agreement will survive termination of this Agreement for any reason except insofar as payment of such costs is provided for in the Funding and Reservation Agreement.

12. Ownership. City acknowledges and agrees that IID solely shall own the New Facility, including all appurtenant equipment, rights, and associated interests made, given, granted or 173 CLICK HERE to Return to Agenda
arising in connection therewith, including any manufacturer’s warranties upon any of the foregoing, including any which may be acquired pursuant to this Agreement. In accordance with the recitals contained hereinabove, City acknowledges that at all times hereafter the date of this Agreement, the New Facility will be owned, operated and maintained by IID as an integral part of the Avenue 58 Facility and which New Facility shall not be subject to any physical or legal separation therefrom the Avenue 58 Facility under any circumstance and that City shall not seek or otherwise advocate for in any proceeding, whether legislative or legal, for the legal or physical severance of the New Facility from the Avenue 58 Facility. Upon completion of the New Facility, IID shall operate and maintain the New Facility as part of its electric system in accordance with good utility practice. City shall not acquire any ownership rights in the Avenue 58 Facility or the New Facility by virtue of this Agreement.

13. Indemnification. The City, nor its Council, officers, executives, directors, employees, contractors, agents or representatives thereof shall not be responsible for any damage or liability occurring by reason of any act or omission of IID under or in connection with the Work performed by IID under this Agreement. Pursuant to Government Code Section 895.4, IID shall fully indemnify and hold City harmless from any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of any act or omission of IID under or in connection with the Work performed by IID pursuant to this Agreement. Likewise, neither IID nor its Board, or any officer, executive, director, executive, employee, contractor, agent or representatives thereof shall be responsible for any damage or liability occurring by reason of any act or omission of City under or in connection with this Agreement, and pursuant to Government Code Section 895.4, City shall fully indemnify and hold IID harmless from any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of any act or omission of City under or in connection with this Agreement.

14. Limitation of Liability; Release. IID’s liability for any action arising out of its activities or non-performance relating to this Agreement shall be limited to the refund of amounts received hereunder. UNDER NO CIRCUMSTANCES SHALL IID (OR ITS BOARD, EMPLOYEES, CONTRACTORS OR AGENTS) BE LIABLE FOR ANY OF CITY’S ECONOMIC LOSSES, COSTS

OR DAMAGES, INCLUDING BUT NOT LIMITED TO SPECIAL, INDIRECT, INCIDENTAL, CONSEQUENTIAL, PUNITIVE, OR EXEMPLARY DAMAGES.

15. Disclaimer of Warranty. IID warrants that the work it performs hereunder, including the Work, shall be consistent with Good Utility Practice. IID DISCLAIMS ALL OTHER WARRANTIES

IN CONNECTION WITH THE ENGINEERING AND PROCUREMENT SERVICES SET FORTH

IN THIS AGREEMENT, EXPRESS OR IMPLIED, INCLUDING BUT NOT LIMITED TO THE

WARRANTY OF MERCHANTABILITY, FITNESS FOR PARTICULAR PURPOSE, AND ALL SIMILAR WARRANTIES.

16. Representations, Warranties, and Covenants. Each Party makes the following representations, warranties and covenants:
a. Good Standing. Such Party is duly organized, validly existing and in good standing under the laws of the state in which it is organized, formed, or incorporated, as applicable; that it is qualified to do business in the state or states in which it is located, and that it has the corporate power and authority to own its properties, to carry on its business as now being conducted and to enter into this Agreement and carry out the transactions contemplated hereby and perform and carry out all covenants and obligations on its part to be performed under and pursuant to this Agreement.
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b. Authority. Such Party has the right, power and authority to enter into this Agreement, to become a Party hereto and to perform its obligations hereunder. This Agreement is a legal, valid and binding obligation of such Party, enforceable against such Party in accordance with its terms, except as the enforceability thereof may be limited by applicable bankruptcy, insolvency, reorganization or other similar laws affecting creditors' rights generally and by general equitable principles (regardless of whether enforceability is sought in a proceeding in equity or at law).
c. No Conflict. The execution, delivery and performance of this Agreement does not violate or conflict with the organizational or formation documents, or bylaws or operating agreement, of any Party, or any judgment, license, permit, order, material agreement or instrument applicable to or binding upon such Party or any of its assets. d. Consent and Approval. The Parties have obtained each consent, approval, authorization, order, or acceptance by any Governmental Authority that is required of it in connection with the execution, delivery and performance of this Agreement, including the City’s City Council and IID’s Board of Directors, and each will provide to any Governmental Authority notice of any actions under this Agreement that are required by Applicable Laws and Regulations. e. Compliance with Law. In performing their respective obligations under this Agreement, each Party shall comply with and conform to all applicable laws, rules, regulations and ordinances.

17. Force Majeure. The IID shall not be considered to be in default of the provisions of this Agreement if delays in or failure of performance shall be due to uncontrollable forces, the effect of which, by the exercise of reasonable diligence, the IID could not avoid. The term uncontrollable forces shall mean any event which results in the prevention or delay of performance by IID of its obligations under this Agreement and which is beyond the control of IID. The term uncontrollable forces includes, but is not limited to, fire, acts of God, flood, earthquakes, storms, lightning, epidemic, war, riot, civil disturbance, sabotage, inability to procure permits, licenses, or authorizations from any state, local, or federal agency, or person for any of the supplies, materials, accesses, or services required to be provided by the IID under this Agreement, strikes, work slowdowns, or other labor disturbances, and judicial constraint. The provisions of this section shall not be interpreted or construed to require the IID to prevent, settle, or otherwise avoid a strike, work slowdown, or other labor action. The IID shall give timely notice, either in writing or via telephone, to the City describing the circumstances of uncontrollable forces that prevent the fulfillment of obligation of this Agreement. Telephone notices given pursuant to this section shall be confirmed in writing as soon as reasonably possible. The IID shall give timely written notice to the City that the uncontrollable forces that prevented the fulfillment of obligations of this Agreement are no longer present and work has resumed on those obligations.

18. Governing Law. This Agreement shall be governed by, interpreted and enforced in accordance with the laws of the State of California, as if executed and to be performed wholly within the State of California, and without regard to principles of conflicts of law.

19. Venue. Any action or proceeding arising out of or relating to this Agreement shall be brought in State court located in the County of San Diego, California and/or Federal court located in the County of San Diego. Each Party irrevocably agree to submit to the exclusive jurisdiction of such courts in the State of California for the purpose of litigating any dispute arising out of or relating to this Agreement, and waive any defense of forum non conveniens (or a similar doctrine pertaining to venue).
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20. Notices.
a. Representatives and Addresses. All notices, requests, demands, and other communications required or permitted under this Agreement shall be in writing, unless otherwise agreed by the Parties, and shall be delivered in person or sent by certified mail, postage prepaid, by overnight delivery, or by electronic mail or electronic facsimile transmission, and addressed as follows:

When delivered to IID:

Imperial Irrigation District
Attention: General Manager
333 E. Barioni Boulevard (for hand-delivery)
PO BOX 937 (for mailings)
Imperial, CA 92251
(760) 339-9477
When delivered to City:

City of La Quinta
Attention: City Manager
78-495 Calle Tampico
La Quinta, CA 92253
(760) 777-7000
b. Changed Representatives and Addresses. Either Party may, from time to time, change its representative(s) or address for the purpose of notices to that Party by a similar notice specifying a new representative or address, but no such change shall be deemed to have been given until such notice is actually received by the Party being so notified.

21. Miscellaneous.
a. Binding Effect. This Agreement and the rights and obligations hereof, shall be binding upon and shall inure to the benefit of the successors and assigns of the Parties hereto. b. Conflicts. In the event of a conflict between the body of this Agreement and any attachment, appendices or exhibits hereto, the terms and provisions of the body of this Agreement shall prevail and be deemed the final intent of the Parties. c. Rules of Interpretation. This Agreement, unless a clear contrary intention appears, shall be construed and interpreted as follows: (1) the singular number includes the plural number and vice versa; (2) reference to any person includes such person's successors and assigns but, in the case of a Party, only if such successors and assigns are permitted by this Agreement, and reference to a person in a particular capacity excludes such person in any other capacity or individually; (3) reference to any agreement (including this Agreement), document, instrument or tariff means such agreement, document, instrument, or tariff as amended or modified and in effect from time to time in accordance with the terms thereof and, if applicable, the terms hereof; (4) reference to any Applicable Laws and Regulations means such Applicable Laws and Regulations as amended, modified, codified, or reenacted, in whole or in part, and in effect from time to time, including, if applicable, rules and regulations promulgated thereunder; (5) unless expressly stated 176 CLICK HERE to Return to Agenda
otherwise, reference to any Attachment is to an Attachment to this Agreement; (6) "hereunder", "hereof", "herein", "hereto" and words of similar import shall be deemed references to this Agreement as a whole and not to any particular Section or other provision hereof or thereof; (7) "including" (and with correlative meaning "include") means including without limiting the generality of any description preceding such term; and (8) relative to the determination of any period of time, "from" means "from and including", "to" means "to but excluding" and "through" means "through and including". Ambiguities or uncertainties in the wording of this Agreement shall not be construed for or against any Party, but shall be construed in the manner that most accurately reflects the Parties’ intent as of the date they executed this Agreement. d. Entire Agreement; Incorporation of Recitals. This Agreement constitutes the entire agreement between the Parties with reference to the subject matter hereof, and supersedes all prior and contemporaneous understandings or agreements, oral or written, between the Parties with respect to the subject matter of this Agreement. There are no other agreements, representations, warranties, or covenants that constitute any part of the consideration for, or any condition to, either Party's compliance with its obligations under this Agreement. Each and every of the recitals set forth hereinabove are hereby incorporated herein this Agreement as is though set forth herein and contain integral terms and conditions of this Agreement. e. No Third Party Beneficiaries. This Agreement is not intended to and does not create rights, remedies, or benefits of any character whatsoever in favor of any persons, corporations, associations, or entities other than the Parties, and the obligations herein assumed are solely for the use and benefit of the Parties, their successors in interest and, where permitted, their assigns.
f. Waiver. The failure of a Party to this Agreement to insist, on any occasion, upon strict performance of any provision of this Agreement will not be considered a waiver of any obligation, right, or duty of, or imposed upon, such Party. Any waiver at any time by either Party of its rights with respect to this Agreement shall not be deemed a continuing waiver or a waiver with respect to any other failure to comply with any other obligation, right, duty of this Agreement.

Any waiver of this Agreement shall, if requested, be provided in writing. g. Headings. The descriptive headings of the various sections of this Agreement have been inserted for convenience of reference only and are of no significance in the interpretation or construction of this Agreement.

h. Multiple Counterparts; Electronic Signatures. This Agreement may be executed in two or more counterparts, each of which is deemed an original but all constitute one and the same instrument. The words “execution,” “execute,” “signed,” “signature,” and words of like import in or related to any document to be signed in connection with this Agreement shall be deemed to include electronic signatures or the keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability as a manually executed signature or the use of a paper-based recordkeeping system, as the case may be, to the extent and as provided for in any applicable law.
i. Amendment. The Parties may by mutual agreement amend this Agreement by a written instrument duly executed by the Parties. No amendment shall be effective if executed otherwise.
j. No Partnership. This Agreement shall not be interpreted or construed to create an association, joint venture, agency relationship, or partnership between the Parties or to impose 177 CLICK HERE to Return to Agenda
any partnership obligation or partnership liability upon either Party. Neither Party shall have any right, power or authority to enter into any agreement or undertaking for, or act on behalf of, or to act as or be an agent or representative of, or to otherwise bind, the other Party. k. Severability. If any provision in this Agreement is finally determined to be invalid, void or unenforceable by any court or other Governmental Authority having jurisdiction, such determination shall not invalidate, void or make unenforceable any other provision, agreement or covenant of this Agreement.

22. Assignment. Neither Party shall assign this Agreement and any attempted assignment without the consent and approval of the other Party shall automatically be void. This Agreement shall be fully binding upon, inure to the benefit of, and be enforceable by the Parties and their respective successors and assigns.

23. IID’s Regulations and Developer Energy Planning Guide. This Agreement is subject to IID’s Regulations and Developer Energy Planning Guide as may be amended from time-to-time. (Regulations: https://www.iid.com/power/rates-regulations/regulations ) (Developer Energy Planning Guide:
https://www.iid.com/home/showpublisheddocument/14229/638808431962130000 ). [Signature page follows.]
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IN WITNESS THEREOF, the Parties have caused this Agreement to be duly executed by their duly authorized officers or agents on the day and year first above written.

IMPERIAL IRRIGATION DISTRICT
____________________________
By:

Its:

Date:

CITY OF LA QUINTA
____________________________
By:

Its:

Date:
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ATTACHMENT A

ENGINEERING AND PROCUREMENT TO BE PERFORMED BY IID
The “Work” under this Agreement shall consist of the following activities:
1) Develop preliminary engineering drawings necessary to facilitate construction and operation of the New Facility.
2) Order and procure the long lead-time items as follows:
 50MVA Transformer
 Breakers
 Switches
 Control Room/Relays
 Regulators
 Such other equipment or products as IID may determine in its sole discretion to be a risk of impacting schedule due to long lead-time. [Detailed equipment list to be attached prior to execution.] 180 CLICK HERE to Return to Agenda

ATTACHMENT B

REQUIRED DEPOSIT
Deposit Amount: _______________ Dollars ($____,000.00) to be updated 181 CLICK HERE to Return to Agenda

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FUNDING AND

RESERVATION OF CAPACITY AGREEMENT
for
AVENUE 58 TRANSFORMER BANK ADDITION
THIS FUNDING AND RESERVATION OF CAPACITY AGREEMENT (this “Agreement”) is made this ____ day of _______________________, by and between IMPERIAL IRRIGATION DISTRICT, an irrigation district formed under the Water Code of the State of California (“IID”), the City of La Quinta, an incorporated city in the County of Riverside, State of California (“City”), the County of Riverside, a political subdivision of the State of California (“County”) (each of City and County an “Agency” and collectively the “Agencies”) and each of the developers listed on Exhibit “A” attached hereto and incorporated herein by reference (each a “Developer” and collectively, the “Developers”). IID, the City, County and the Developers are collectively referred to as the “Parties” or individually as a “Party”). Also, the City, County and each Developer who are Parties to this Agreement are also referred to as a “Participant” or the “Participants” to the extent they participate in this Agreement as to any reservation of capacity.

WHEREAS, IID is the electrical service provider within a defined service territory area within Imperial County, California and portions of Riverside County, California (“District Service Area”) and the City and each Developer seeks to induce IID to develop new electrical distribution service within the District Service Area to facilitate new growth and development as identified herein; WHEREAS, each Developer seeks to develop a separate piece of real property within the District Service Area (each a “Development” and collectively, the “Developments”) and require electric service from IID;
WHEREAS, IID owns, operates and maintains the Avenue 58 Substation (“Avenue 58 Facility”), and which facility is an integral part of IID’s bulk electric system (“BES”) and supports IID’s regional transmission network and balancing authority area (“BAA”); WHEREAS, to facilitate new electrical service to each Development, IID has evaluated the possibility of adding to the Avenue 58 Facility certain additional electrical distribution facilities namely the installation of one (1) new 50MVA transformer, ancillary substation equipment and new corresponding distribution line extensions (getaways) up to the perimeter fence of the Avenue 58 Facility located immediately north of Avenue 58 in the City of La Quinta (collectively, the “New Facility”), a schematic representation of which is shown on Exhibit “B”, attached hereto and by reference incorporated herein;
WHEREAS, the Avenue 58 Facility is designed and operated primarily to support IID’s regional transmission network (commonly referred to as “BES”) and offers limited physical space to accommodate the New Facility in a manner which would permit any future physical or legal separation of such New Facility from the Avenue 58 Facility such that IID may operate the Avenue 58 Facility separate and apart from the New Facility in compliance with its legal and regulatory obligations arising out of its operation of the BES within its Balancing Authority Area (“BAA”); WHEREAS, the Parties acknowledge that at all times hereafter, the New Facility will be owned, operated and maintained by IID as an integral part of the Avenue 58 Facility and which New Facility shall not be subject to any physical or legal separation therefrom the Avenue 58 Facility under any circumstances and that no Party hereto this Agreement shall seek or otherwise advocate for in any proceeding, whether legislative or legal, for the legal or physical severance of the New Facility from the Avenue 58 Facility;
ATTACHMENT 2
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WHEREAS, the Parties intend hereby to set forth the framework for each Developer, at their cost and expense, to induce IID to (a) undertake and complete design and, engineering of the New Facility; (b) procure materials, supplies, and equipment for the New Facility; and, (c) fund, by advancing IID’s reasonable and actual costs for engineering, development construction and commissioning of the New Facility (“Construction Costs”). A preliminary estimate of IID’s Construction Costs is shown on Exhibit “C”, attached hereto and incorporated herein by reference; WHEREAS, New Facility, when constructed, will facilitate growth and development and is sufficient to mitigate impacts to the IID’s distribution system directly caused by each Development and are necessitated by each Developments’ electrical requirements; WHEREAS, because City will advance initial funding necessary for initial engineering and to procure the long-lead equipment necessary for the construction of the New Facility to accommodate Developments’ electrical requirements, City is entitled to reimbursement from each Developer as set forth in this Agreement; and,
WHEREAS, because the Developers are to collectively bear the expense for the New Facility necessary to serve their electrical service requirements by paying their proportional share of the cost thereof all as set forth herein, IID agrees that each Developer who is now or hereafter becomes a party to this Agreement should be entitled to a reservation of the capacity in the amounts, durations and upon the terms and conditions set forth herein.

NOW THEREFORE IT IS AGREED AS FOLLOWS:

1. New Facility Requirements. The Parties agree that the New Facility is necessary to serve each Developers’ respective electrical service needs and the New Facility, when constructed, will have the capacity necessary to facilitate growth and development and mitigate the impacts to IID’s electric system directly caused by each Development and other anticipated electrical service needs as identified herein. The Parties further agree that due to the location of each Development, the New Facility is necessary to accommodate electric service thereto each Development and the corresponding electrical service needs. The Parties agree that the New Facility has been developed based upon information supplied by each Developer. Each Developer acknowledges and agree that they will be responsible for funding the cost of the New Facility as set forth in this Agreement.

2. CEQA Compliance. IID agrees that it will serve as the lead agency with respect to the California Environmental Quality Act (“CEQA”) in connection with the New Facility and, that following the Parties full and complete execution of this Agreement, will undertake all necessary studies and analyses necessary or prudent to ensure appropriate compliance with CEQA. All cost and expense associated with the foregoing, including the cost of any mitigation measures or other fees or costs arising therefrom or in connection therewith shall be included as part of the Construction Costs. IID will include in any required analyses, the New Facility together with the potential routes and configurations for the Customer Distribution Facilities (defined below). Notwithstanding the foregoing, the Parties acknowledge and agree that execution of this Agreement and construction of the New Facility, or any element thereof, is subject to compliance with CEQA as set forth herein and pursuant to applicable law.

3. Construction Documents. IID shall be responsible for creating all plans, specifications, 183 CLICK HERE to Return to Agenda

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and construction drawings for the engineering and design of the New Facility (the "Construction Documents").

4. Procurement of Materials. IID will procure products and equipment required for the New Facility, particularly long lead time products and materials, in order to maximize cost efficiencies and avoid delay.

5. Construction of the New Facility. IID shall be responsible for constructing the New Facility, however, in accordance with IID’s Regulations (defined below) and DEPG (defined below), each Developer, in consultation with IID, shall obtain any and all permits or approvals required for the New Facility and shall otherwise complete or satisfy all requirements or conditions of service as set forth in IID’s Regulations and DEPG with respect to electrical service from the New Facility. Without limitation, an example of the foregoing permits or approvals may include an encroachment permit for work within dedicated roadways adjacent to the New Facility. Each Developer shall bear all responsibility in connection with any required permits, approvals or conditions of service necessary for development and construction of the New Facility and receipt of electrical service therefrom, including all costs therefor, which shall be included as part of the Construction Costs. a. Construction of Distribution Facilities and Special Service Conditions. Separate from any amount paid hereunder by each Developer toward the Construction Costs for the New Facility, each Developer shall also be responsible for and pay the costs for all distribution facilities determined by IID to be necessary for the establishment of electrical service to each Development site(s) or location of electrical service needs for each of the Developers (or their approved successor or assignee) (the “Customer Distribution Facilities”).These Customer Distribution Facilities may include the installation of underground and/or overhead distribution conduits, cables, structures, poles, wires and related equipment, including any onsite or offsite from each Developer’s respective Development site(s) and/or the location of their respective electrical service needs, all as may be necessary or appropriate for the distribution of electrical energy thereto. All such Customer Distribution Facilities shall be installed in accordance with IID’s Regulations and DEPG. Additionally, each Developer shall be responsible for satisfaction of all required service conditions precedent to the establishment of electrical service to all or any part of such Developer’s development project, including obtaining necessary or appropriate rights-of-way, permits or entitlements for any such Customer Distribution Facilities to be extended, all in accordance with IID’s Regulations and DEPG. Notwithstanding the foregoing, attached hereto as Exhibit “E” and incorporated herein by reference, is a map depicting the route(s) anticipated by IID to be utilized for the extension of such Customer Distribution Facilities, namely underground and overhead distribution feeder circuits, from the New Facility to each Developer’s development site(s) and/or the location(s) of the other Participant’s electrical service needs. IID makes no representation or warranty as to the viability of such anticipated route(s) for use in the extension of such new Customer Distribution Facilities. To the extent the ultimate design and implementation of any Customer Distribution Facilities vary from those set forth or otherwise contemplated herein and additional permits, approvals, including compliance with CEQA or other applicable laws is required, each Developer requiring or necessitating such Customer Distribution Facilities shall facilitate and pay the cost therefor obtaining such permits or approvals or compliance pursuant to IID’s Regulations and DEPG.

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limitation, the Construction Costs, incurred in connection with development and construction of the New Facility, by paying their proportionate share thereof such costs, and which costs shall be paid to IID in advance thereof in accordance with the Milestone Payment and Reimbursement Schedule shown on Exhibit “D”, attached hereto and incorporated herein by reference. Unless otherwise set forth in this Agreement, each and every payment shall be funded to the City to hold in an interest bearing account pursuant to a separate agreement. All interest earned, if any, in that account shall be treated and spent in the same manner as payments made hereunder. IID shall apply such payments and interest, if any, as set forth in Section 8. Except as set forth in Section 7(c), below, each and every payment paid to IID by each and every Developer hereunder this Agreement is paid unconditionally and shall be nonrefundable. a. Reimbursement to City [and County]. Developers acknowledge that City [and County have] agreed to provide advance funding to IID toward certain portions of the initial Construction Costs as set forth in that certain Engineering and Procurement Agreement by and between City, County and IID, dated as of ____, (the “E&P Agreement”) and agree that IID is to reimburse City and County for advance funding paid by City and County to IID in accordance with the Milestone Payment and Reimbursement Schedule, first from milestone payments paid to IID by each Developer under this Agreement. b. IID Contribution Toward Construction Costs. The Parties hereto, inclusive of IID, acknowledge and agree that IID shall retain no less than twenty percent (20%) of the gross electrical capacity to be realized from the New Facility for purposes of maintaining electrical system reliability and native-load resiliency (the “Reliability Band”) and that for and in consideration of the Reliability Band, IID agrees to contribute exactly twenty percent (20%) of the Construction Costs toward payment of such Construction Costs (the “IID Contribution”). [This Section 5(b) and the IID Contribution is subject to approval by the IID Board of Directors. IID needs to finalize this percentage figure] c. Final Cost. Upon completion (in-service) of the New Facility, IID will true up actual costs, including accounting for the IID Contribution. IID will provide the other Parties with the final actual Construction Cost ("Final Cost") and reasonable supporting information for the Final Cost. If the Final Cost exceeds the amount of the Construction Costs then collected by IID hereunder, including any accrued interest, then each Developer, the City and the County shall reimburse IID for any exceedances within thirty (30) days of mailing of notice of the balance due. If the Final Cost is less than the Construction Costs then collected by IID hereunder, including any accrued interest, then IID shall reimburse each Developer, the City and the County for any balance within sixty (60) days of mailing of notice of the Final Cost, which amount shall be distributed to each Developer, the City and the County in accordance with their pro rata contribution thereto the New Facility. In addition to any other remedy available hereunder, including declaring any Developer, the City or the County hereunder in default pursuant to Section 8 hereof, should any Developer, the City or the County fail to reimburse IID for any exceedances hereunder this Section 5(b), IID may, without further notice therefor to such Developer, the City or they County, reduce, on a pro-rata basis, any reservation of capacity to such Participant (a “Capacity Reduction”) until such exceedances are paid in full to IID. If such Participant fails to reimburse IID for any exceedances hereunder no later than one-hundred eighty (180) calendar days following the date of mailing of notice of the Final Cost, then, subject to Section 8(a), IID may elect to allocate any electrical capacity realized from such Capacity Reduction as set forth in Section 8(b), Section 8(b)(i) and Section 9, as IID may deem appropriate under the circumstances in IID’s sole and absolute discretion. 185
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7. Term. The Parties agree that this Agreement and the Capacity Reservation Period (defined below) will remain in effect for a period of Twenty (20) calendar years from the date of completion (in-service) of the New Facility unless extended by mutual written agreement of the Parties.

8. Reservation of Capacity. Each Developer has provided IID with each Developer’s respective development plan or schedule of electrical service needs that will use new electrical capacity from the New Facility for each Development. Each Developer’s plans involve a phased-in usage of the New Facility as further identified in Exhibit A attached hereto and incorporated herein by reference. Each Developer acknowledges and agrees that the capacity reservation is based upon the plan of service provided to IID by each Developer. Subject to Section 7(a), for a period of twenty (20) years from the date of completion (in-service) of the New Facility, IID shall reserve capacity in the New Facility for each Developer in the quantity outlined in Exhibit A (the “Capacity Reservation Period”). On an annual basis, beginning the first full year following completion (in-service) of the New Facility, IID and each Developer will review each Developers’ respective usage of their reserved capacity for its Development. Any deviation in use outside of that identified in Exhibit A will result in a change in available capacity, if any, available in future identified phases. For example, if a Party (other than IID) has a total capacity reservation of 1000 kVA and is intended to be phased-in over four years at 250 kVA per year, and in the first year the total capacity used is 500 kVA, then as to such Party, there would only be 500 kVA of reserved capacity remaining for such Party for the remainder of the capacity reservation period. Such annual review of remaining capacity shall not operate to reduce the overall capacity reserved to any Participant hereunder as set forth on Exhibit “A”, only that such review shall determine the balance of such reserved capacity remaining for such Participant when accounting for all prior usage or transfer or assignment of such capacity by or from such Participant. Notwithstanding the foregoing, the Capacity Reservation Period shall not be applicable to the Reliability Band which is to be allocated permanently to IID for purposes of maintaining electrical system reliability and native-load resiliency. a. Capacity Maintenance Fee. If upon the tenth (10th) anniversary of the date of completion (in-service) of the New Facility any Developer has not then used or caused to be used at least fifty percent (50%) of the capacity reserved for said Developer, then, to extend Developer’s reservation of the balance of the capacity then un-used for an additional ten (10) years, Developer shall pay to IID a one-time capacity maintenance fee in an amount equal to one-hundred dollars ($100.00) multiplied by the total capacity (measured in kVA) then remaining on reserve for such Developer (the “Capacity Maintenance Fee”). Developer shall pay such Capacity Maintenance Fee to IID no later than sixty (60) days of mailing of notice thereof to each Developer which may then be subject to the Capacity Maintenance Fee. If Developer fails to pay any portion of the Capacity Maintenance Fee as and when due, IID may terminate the remaining reserved capacity held by IID from the New Facility for the benefit of such Developer hereunder and may, Subject to Section 8(a), elect to allocate any electrical capacity realized from such termination as set forth in either Section 8(b) or Section 8(b)(i) or Section 9, as IID deems appropriate under the circumstances in IID’s sole and absolute discretion. Developers acknowledge and agree the Capacity Maintenance Fee is intended to address and compensate for IID’s on-going operational costs associated with operation of the New Facility prior to becoming fully subscribed with new electrical service customers. Under no circumstances shall City or County be required to pay a Capacity Maintenance Fee, including the situation in which IID has reallocated to City or County capacity to be funded 186 CLICK HERE to Return to Agenda

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by City or County pursuant to Section 8(b) of this Agreement. b. Transfer or Assignment of Capacity Reservation by Developer. Developers may transfer or assign all or a portion of its capacity reservation only in connection with (i) a transfer of all or any pro rata portion of the specific Development site or project for which Developer’s development plan was prepared and submitted to IID as identified herein, or (ii) in connection with Developer’s pledge of its capacity reservation hereunder in connection with the pledge of Developer’s specific development site or project identified herein for purposes of obtaining financing therefor; provided, however, Developer shall first obtain the written concurrence of IID for such transfer or assignment, and which transfer or assignment, if so approved by IID, is to be evidenced using the form of Consent to Assignment attached hereto as Exhibit “E” and incorporated herein by this reference (the “Form of Assignment”) as the same may be amended by IID from time to time. c. Transfer or Assignment of Capacity Reservation by City or County. City or County may transfer or assign all or a portion of any capacity reserved to it hereunder provided (i) such capacity is not already allocated to other otherwise assigned to a particular development site or project or proposed use and (ii) City or the County shall first consult with IID and obtain IID’s advance concurrence therefor as evidenced by IID’s delivery of a duly executed Form of Assignment (as defined above) therefor such transfer or assignment.
d. Prohibition on Transfer or Assignment. In no event may any capacity reserved hereunder to any Party (other than IID) be transferred or assigned pursuant to either of Section 7(a) or 7(b) if the assignee receiving such capacity reservation intends or seeks to make use of such reserved capacity in a location remote from or otherwise not electrically integrated to the New Facility as determined in IID’s sole and absolute discretion.

9. Complete Participation. The Parties acknowledge and agree that collective participation by each Developer, the City and the County (the “Participants”) as outlined herein this Agreement is absolutely necessary for the complete funding and construction of the New Facility to meet the electrical requirements of each Developer, the City and the County.

Unless otherwise set forth in this Agreement, each and every payment made hereunder by each Developer, the City and the County, including any paid pursuant to the Milestone Payment and Reimbursement Schedule shown on Exhibit “D”, attached hereto and incorporated herein by this reference, or otherwise, is paid unconditionally and is nonrefundable, provided, however, IID shall apply such payments as set forth in Section

8. In the event one or more Developers fails to pay any monetary sum or otherwise perform any obligation as and when due under this Agreement, IID may declare such Party in default of this Agreement by sending notice thereof to such Party(s) and thereafter providing such Party(s) thirty (30) days to cure such breach. If any Party shall fail to cure such breach following notice and the passage of such thirty-day cure period, IID shall be entitled to immediately terminate this Agreement as to such Party and retain any and all sums then paid by such Party and which such sums IID shall be entitled to apply as follows: first: (1) toward any sums outstanding to City pursuant to Section 5(a) of this Agreement, (2) toward any outstanding financial sums, including, without limitation, any Construction Costs, owing under any contract to which IID has entered into pursuant to this Agreement to facilitate the development and construction of the New Facility; then, (3) toward any financial sums outstanding hereunder this Agreement owed to IID for any portion of the Work completed, including, for example, any engineering work or study, 187 CLICK HERE to Return to Agenda

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prior to such termination; and then, (4) to any other Construction Costs as and when the same may become due in the ordinary course pursuant to this Agreement. In the event of such termination, IID will allocate to such terminated Developer(s) only a pro rata share of the electrical capacity to be realized from the New Facility on the basis of such amounts actually paid by such terminated Developer(s) as the same bears against the Final Cost of the New Facility utilizing the methodology set forth in Section 9(b). The obligation of each Developer, including any to which this Agreement is terminated pursuant to this Section 8, to pay any monetary sum incurred or committed to be incurred or to otherwise be paid pursuant to this Agreement will survive termination of this Agreement. a. City or County Contribution. In the event IID terminates this Agreement as to one or more Developers prior to the Construction Costs being funded in full pursuant to this Agreement, then prior to application of the procedures set forth in Section 8(b) or 8(b)(i) or Section 9, City or the County, at its election, may fund or otherwise perform any obligation of such terminated Developer(s), or such portion thereof as City or the County may desire to elect. In such event, IID will reallocate to City or the County the associated capacity from the New Facility which will be funded by City or the County hereunder this Section 8(a), on a pro rata basis. Upon termination of this Agreement as to any Developer(s), IID will notify City or the County of such termination and thereafter, City or the County shall have no less than forty-five (45) calendar days in which to make its election, if any, as City or the County may desire pursuant to this Section 8(a) to fund or perform the obligation of such terminated Developer(s) or portion thereof and receive therefor a corresponding reservation of capacity from the New Facility. In the event City or County makes any election to participate in the payment of any sum or performance of any obligation of a terminated Developer(s) hereunder, upon such election, and unless otherwise set forth herein, City or the County shall be subject to each and every provision hereof this Agreement as if City or the County were a Developer. In the event City and County each elect to fund or otherwise perform any obligation of such terminated Developer(s) and such elections by each of City and County, collectively, would result in overlap of such obligations, and City and County are unable to agree amongst themselves as to how to resolve such overlap with respect to their respective allocations of the balance of such Construction Costs and any corresponding capacity from the New Facility pursuant to this Section 9(a) on or before the expiration of the foregoing forty-five (45) calendar day period, then such Constriction Costs and corresponding capacity from the New Facility shall be allocated amongst City and County in the same proportionate percentages as City and County maintained under the E&P Agreement. b. Substitute Developer. In the event IID terminates this Agreement as to one or more Developers prior to the Construction Costs being funded in full by any Participant pursuant to this Agreement, and provided the City or the County have not made an election to participate in place of any terminated Developer(s) pursuant to Section 8(a), or City or the County elects to participate in place of any terminated Developer but only as to a portion thereof such obligation of the terminated Developer(s), then IID may, in is sole and absolute discretion, accept one or more substitute developer(s) to participate in this Agreement, on a pro rata basis, in place of any Developer(s) to which this Agreement has been terminated as to the balance of any electrical capacity, or portion thereof, that was to be allocated to such terminated Developer(s) hereunder and which is not elected by City or the County pursuant to Section 8(a). In the event of any such substitution, IID shall notify such substitute developer(s) of the balance of the pro rata cost such substitute developer(s) shall be obligated to pay hereunder as a substituted developer together with the total amount of electrical capacity to be allocated to such substituted developer 188 CLICK HERE to Return to Agenda

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pursuant to this Section 8(b). Such substitute developer(s) shall have forty-five (45) calendar days in which to agree to accept such financial obligation and execute and deliver a counterpart of this Agreement to City, County and IID. IID will also provide notice to the other participating Developers. Nothing herein shall preclude any of the Developers, City or County from participation as a substitute party to any terminated Developers pursuant to this Section 8(a).
i. Reallocation of Construction Costs. In the event IID does not accept one or more substitute developers to replace any Developers to which this Agreement has been terminated as set forth in Section 8(b), IID may reallocate the balance of any Construction Costs then remaining to be paid hereunder by and amongst all remaining Developers on a pro rata basis; provided, however, the IID Contribution shall not be adjusted pursuant to any reallocation and shall instead continue to remain twenty percent (20%) of the Construction Costs. In such event, IID will prepare an Updated Milestone Payment and Reimbursement Schedule and deliver the same to Developers, City and the County (as may be applicable). IID will also reallocate to the Developers, City and County (as may be applicable) the excess capacity realized from such termination on the same pro rata basis and which excess capacity each Party (other than IID) may then use or otherwise assign or transfer pursuant to the terms and conditions of this Agreement.

10. Future Use by Third Parties. If following payment in full of the Final Cost, the (i) Developer(s) respective use of the New Facility, in aggregate, is less than the full added capacity of the New Facility, or (ii) upon termination of this Agreement as to any Developer as permitted hereunder and any resulting reduction in any allocated capacity thereto, including any termination for failure to pay any amount due hereunder, including, without limitation, the Capacity Maintenance Fee, then, IID may make any additional and/or remaining capacity available to prospective third-party customers of IID for their respective electrical service needs. In such event, each Developer, the City and the County may be eligible for reimbursement for a portion of the New Facility cost from such third-party customer(s) in accordance with their pro rata share of the Final Cost of the New Facility.

Reimbursement would be available only from third-party customer(s) paid to and through IID as set forth in Section 9. For purposes of this Agreement, the phrases “third-party customer(s) shall mean customers other than the Developers set forth on Exhibit “A” that connect to and/or otherwise make use of the New Facility. Notwithstanding the foregoing, the Parties anticipate that substantively all of the new electrical capacity to be created by development and construction of the New Facility is or will be fully subscribed and allocated for use by Developers and IID such that no excess or unreserved capacity is anticipated from the New Facility. No reimbursement shall be due and owing to any Developer hereunder if such fees are collected from such third-party customer(s) following expiration of the term of this Agreement.
a. Collection of Reimbursement from Third-party Customer(s). For the term of this Agreement, IID shall impose a charge upon all third-party users, if any, making use of the New Facility on the basis of such customer(s) pro rata share of the Construction Costs.

Funds shall be collected from any and all third-party customer(s) at the time a third-party customer applies to IID for electrical service. In no event shall IID be obligated to reimburse Developers for any third-party customer(s) use of the New Facility, unless and until such third-party customer(s) use the New Facility and provide compensation to IID therefor pursuant to this Section 9(a). Notwithstanding the foregoing, the Parties anticipate that substantively all of the new electrical capacity to be created by development and construction of the New Facility is or will be fully subscribed and allocated for use by 189 CLICK HERE to Return to Agenda

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Developers and IID hereunder such that no excess or unreserved capacity is anticipated from the New Facility.
b. Methodology for Reimbursement. Reimbursement, if any is to occur hereunder, will be based upon the pro rata use of the New Facility by each Developer and third-party customer(s), if any, all on the basis of the Final Cost and without adjustment therefor for inflation, or interest thereon. A determination of use shall be based upon a pro rata charge on the third-party customer(s)’ load requirements based on a kVA usage or such other methodology as determined by IID, in its reasonable discretion, that will provide Developers with similar reimbursement from said third-party customer(s). This methodology shall also apply to City and the County to the extent IID has reallocated to City or County capacity to be funded by City or County pursuant to Section 8(b) of this Agreement.
c. IID Not Liable for Reimbursement. With exception for the IID Contribution and any obligation to remit any reimbursement hereunder either (1) to City or County pursuant to Section 5(a), or (2) a Developers and/or City or County, or all three as may be applicable, for any fees paid by any third-party customer(s) of IID hereunder this Section 9 for use of any excess capacity from the New Facility, in no event shall IID be liable to the City, County or each Developers, or any of them, for reimbursement for any portion of the cost of the New Facility, including, without limitation, the Final Cost. d. This Section 10 and its provisions are intended only to address use and reimbursement of excess capacity realized from the New Facility in excess of the amounts otherwise allocated pursuant to this Agreement. Notwithstanding the foregoing, the Parties anticipate that substantively all of the new electrical capacity to be realized from the New Facility is or will be fully subscribed and allocated for use by the Participants and IID hereunder such that no excess or unreserved capacity is anticipated from the New Facility. No provision of this Section 10 concerning reimbursement from third-party customer(s) for use of the New Facility shall be applicable to any transfer or assignment by any Participant pursuant to Section 9(b) or 9(c), as applicable, including as to any value given or exchanged by and between such Participant and any transferee or assignee thereof as may be permitted under this Agreement.

11. Payment and Accounting. IID shall create a segregated account designated for sums it collects from third-party customer(s) which use the New Facility and shall, not more than twice annually, disburse reimbursement to each Developer and/or City or County , or all of them, as may be applicable, together with an accounting of collections and disbursements of such funds, including any to cover administrative costs associated with this Agreement. Such reimbursement shall also include any interest accrued from the segregated account utilized by the IID hereunder. The Parties (and their successors and assignees) agree and acknowledge that the payments made pursuant to this Agreement by each Developer, the City and the County shall be the only payments required of the Participants for the New Facility.

12. Termination of Obligation for Capacity Reservation. IID’s obligation to reserve capacity for each Developers shall terminate on the first of the following to occur: (i) the capacity reserved has been used by each Developer or their transferee or assignee; or (ii) upon termination of such reserve capacity, or portion thereof, by IID for failure of each Developer to pay any amounts required hereunder, including, without limitation, the Capacity Maintenance Fee or upon such other default of such Developer; or, (iii) 20 years from date 190 CLICK HERE to Return to Agenda

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of completion (in-service) of the New Facility. IID’s obligation to reserve capacity for the City or County, as applicable, shall terminate only once the capacity reserved has been used by City or County, as applicable, or their transferee or assignee.

13. Ownership of the New Facility. The Parties acknowledge and agree that IID solely shall own the New Facility, including all appurtenant equipment, rights, and associated interests made, given, granted or arising in connection therewith, including any manufacturer’s warranties upon any of the foregoing, including any which may be acquired pursuant to this Agreement. In accordance with the recitals contained hereinabove, the Parties acknowledge that at all times hereafter the date of this Agreement, the New Facility will be owned, operated and maintained by IID as an integral part of the Avenue 58 Facility and which New Facility shall not be subject to any physical or legal separation therefrom the Avenue 58 Facility under any circumstance and that neither any Developer nor City shall seek or otherwise advocate for in any proceeding, whether legislative or legal, for the legal or physical severance of the New Facility from the Avenue 58 Facility. The Parties (not including IID) shall not acquire any ownership rights in the Avenue 58 Facility or the New Facility, including by virtue of this Agreement. Upon completion of the New Facility, IID shall operate and maintain the New Facility as part of its electric system in accordance with good utility practice. The Parties (and their successors and assignees) agree and acknowledge that the payments made pursuant to this Agreement by the Developers, and where applicable, City and County, shall be the only payments required for the development and construction of the New Facility, and that any successors or assigns of IID shall be bound by the terms of this Agreement with respect to the New Facility.

14. IID Not Liable for Delays. In no event shall IID be responsible under the terms of this Agreement for any delay in completion (in-service) of the New Facility, provided, however, IID will make all commercially reasonable efforts to avoid delay in completion (in-service) of the New Facility.

15. Indemnification and Hold Harmless Agreement.
a. As between IID, Agencies and Developers. Developers, separately and severally, shall at all times indemnify, defend, protect and hold harmless IID and each Agency, and their respective Boards, Councils, officers, executives, officials, employees, contractors, agents and representatives from and against any and all suits, causes of action, claims, charges, damages, demands, judgments, civil fines, penalties, costs and expenses (including without limitation, attorneys’ fees, and costs of experts and consultants), or losses of any kind or nature whatsoever including, without limitation, business interruption, impairment of contract, death, bodily injury or personal injury to any person, and damage, destruction or loss of use of any property (financial, physical, or intellectual) or, without limitation, any claims or suits made or brought in connection with any administrative or legal proceeding challenging any aspect of the CEQA compliance undertaken by IID pursuant to Section 2 of this Agreement (collectively, “Claims”), arising out of, incident to or directly or indirectly related to: (i) the acts, errors or omissions, performance or nonperformance of any of the Developers their employees, agents, contractors, or representatives, under or in connection with this Agreement; and (ii) the acts, errors, or omissions, or performance of IID, or any Agency, or any of their respective officers, executives, directors, employees, contractors agents or representatives, when such acts or omissions are in combination with the acts, errors, or omissions of any Developer. This duty to defend, indemnify, protect and 191 CLICK HERE to Return to Agenda

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hold harmless shall not extend to any Claims arising from the gross negligence or willful misconduct of IID or any Agency, or their respective officers, directors, employees, contractors or agents.
b. As between IID and Agencies. No Agency nor any of their Board, Council, officers, executives, directors, employees, contractors, agents or representatives thereof shall be responsible for any damage or liability occurring by reason of any act or omission of IID under or in connection with the Work performed by IID under this Agreement. Pursuant to Government Code Section 895.4, IID shall fully indemnify and hold each Agency harmless from any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of any act or omission of IID under or in connection with the Work performed by IID pursuant to this Agreement. Likewise, neither IID nor its Board, or any officer, executive, director, executive, employee, contractor, agent or representatives thereof shall be responsible for any damage or liability occurring by reason of any act or omission of any Agency under or in connection with this Agreement, and pursuant to Government Code Section 895.4, each Agency, individually, shall fully indemnify and hold IID harmless from any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of any act or omission of each such Agency under or in connection with this Agreement.

16. Authority. Each signatory of this Agreement represents that s/he is authorized to execute this Agreement on behalf of the Party for which s/he signs. Each Party represents that it has legal authority to enter into this Agreement and to perform all obligations under this Agreement. If Developers is a business entity, it represents that it is duly organized and authorized to do business in the State of California and if a foreign-organized entity, authorized or otherwise qualified to do business in the State of California.

17. Waiver. The failure of a Party to this Agreement, on any occasion, to insist upon strict performance of any provision of this Agreement will not be considered a waiver of any obligation, right, or duty of, or imposed upon, such Party. Any waiver at any time by either Party of its rights with respect to this Agreement shall not be deemed a continuing waiver or a waiver with respect to any other failure to comply with any other obligation, right, duty of this Agreement. Any waiver of this Agreement shall, if requested, be provided in writing.

18. Amendment. This Agreement may be amended or modified only by a written instrument executed by each Party to this Agreement.

19. Headings. The paragraph headings used in this Agreement are intended for convenience only and shall not be used in interpreting this Agreement or in determining any of the rights or obligations of the Parties to this Agreement.

20. Integration; Incorporation of Recitals and Exhibits. This Agreement is intended by the Parties to be the final expression of their agreement with respect to the subject matter of this Agreement and the complete and exclusive statement of the terms of this Agreement between the Parties, and supersedes any prior understandings between the Parties, whether oral or written. Each and every of the recitals set forth hereinabove and exhibits referenced hereinabove are hereby incorporated herein this Agreement as is though set forth herein and contain integral terms and conditions of this Agreement. 192 CLICK HERE to Return to Agenda

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a. Administrative Updating of Exhibits. The Parties hereto acknowledge that the exhibits referenced hereinabove and incorporated herein by the above reference may be updated or adjusted over time to reflect changes in names, addresses, and other matters addressed in this Agreement or its incorporated exhibits and agree that the Parties shall have the right to make such administrative updates notwithstanding that such update shall not be interpreted by the Parties to be an amendment of this Agreement unless such update is expressly intended to constitute an amendment or modification of this Agreement in compliance with Section 18 hereof.

21. Partial Invalidity. If, after the date of execution of this Agreement, any provision of this Agreement is held to be illegal, invalid, or unenforceable under present or future laws effective during the Term of this Agreement, such provision shall be fully severable and the remaining portions of this Agreement shall not be affected thereby and shall remain in force and effect to the fullest extent permissible by law. However, in lieu thereof, there shall be added a provision as similar in terms to such illegal, invalid or unenforceable provision as may be possible and be legal, valid and enforceable.

22. Successors and Assigns. This Agreement shall be binding on and inure to the benefit of the successors of the respective Parties to this Agreement. This Agreement and obligations hereunder may not be assigned without the prior written consent of the other Party.

23. Compliance with Law. In performing their respective obligations under this Agreement, the Parties shall comply with and conform to all applicable laws, rules, regulations and ordinances.

24. Third-party Beneficiaries. This Agreement shall not create any right or interest in any nonParty or in any member of the public as a third-party beneficiary.

25. Notices. All notices, requests, demands or other communications required or permitted under this Agreement shall be in writing unless provided otherwise in this Agreement and shall be deemed to have been duly given and received on: (i) the date of service if served personally or served by electronic mail on the Party to whom notice is to be given at the address(es) provided below, (ii) on the first day after mailing, if mailed by Federal Express, U.S. Express Mail, or other similar overnight courier service, postage prepaid, and addressed as provided below, or (iii) on the third day after mailing if mailed to the Party to whom notice is to be given by first class mail, registered or certified, postage prepaid, addressed as follows:

To IID: Imperial Irrigation District
Attn: General Manager
P.O. Box 937
333 E. Barioni Blvd.

Imperial, CA 92251
To City: City of La Quinta
Attn: City Manager
78-495 Calle Tampico
La Quinta, CA 92253
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To County: County of Riverside
Attention: Chief Operating Officer
4080 Lemon Street
Riverside, CA 92501
To Developers: See Exhibit “A”

26. Default. Unless otherwise provided for in this Agreement, prior to the initiation of any legal action for a default of this Agreement, the Parties shall meet to discuss resolution of the alleged default before initiating litigation. Each Party shall bear its own attorneys’ fees and costs incurred in connection with meeting to resolve the alleged default, unless the Parties agree in writing otherwise.

27. Governing Law; Venue. This Agreement shall be governed by, interpreted and enforced in accordance with the laws of the State of California, as if executed and to be performed wholly within the State of California, and without regard to principles of conflicts of law.

Any action or proceeding arising out of or relating to this Agreement shall be brought in State court located in the County of San Diego, California or Federal court located in the County of San Diego California. Each Party irrevocably agree to submit to the exclusive jurisdiction of such courts in the State of California for the purpose of litigating any dispute arising out of or relating to this Agreement and waive any defense of forum non conveniens (or a similar doctrine pertaining to venue).

28. Multiple Counterparts; Electronic Signatures. This Agreement may be executed in two or more counterparts, each of which is deemed an original, but all constitute one and the same instrument. The words “execution,” “execute,” “signed,” “signature,” and words of like import in or related to any document to be signed in connection with this Agreement shall be deemed to include electronic signatures or the keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability as a manually executed signature or the use of a paper-based recordkeeping system, as the case may be, to the extent and as provided for in any applicable law.

29. No Partnership. This Agreement shall not be interpreted or construed to create an association, joint venture, agency relationship, or partnership between the Parties or to impose any partnership obligation or partnership liability upon either Party. No Party shall have any right, power or authority to enter into any agreement or undertaking for, or act on behalf of, or to act as or be an agent or representative of, or to otherwise bind another Party.

30. Satisfaction of Capacity Condition in Will Serve Letter. To the extent any Developer’s Development is conditioned by IID to establish new electric system capacity to facilitate retail electric service to all or any part of Developer’s Development, Developer’s execution and performance of its obligations hereunder this Agreement, including, without limitation, payment of Developer’s pro rata share of the Construction Costs, then IID will, where requested by such Developer, issue a Will Serve Letter or any amendment, addendum or extension of any prior-issued Will Serve Letter (each a “WSL”) indicating that such Developers obligation to establish new system capacity for its identified Development is or will be satisfied pursuant to the construction and commissioning of the New Facility 194 CLICK HERE to Return to Agenda

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pursuant to this Agreement. Such WSL, is and will be expressly conditioned upon all of the following: (i) such Developer remaining a Party to this Agreement and otherwise performing all obligations arising hereunder, including, without limitation, payment of the Milestone Payments, (ii) Developer’s compliance with IID’s Regulations and DEPG, and (iii) Developer’s establishment of any Customer Distribution Facilities or such other service requirements, including, without limitation, such distribution service line extensions or modifications as may be required to transmit any reserved capacity hereunder this Agreement to such Developer’s Development as identified in said WSL. Notwithstanding the foregoing, to the extent any Developer’s Development requires electrical service capacity in excess of the capacity to be reserved to such Developer for its Development pursuant to this Agreement, then IID may include within such requested WSL additional conditions for the establishment of new system capacity to serve the balance of any Developer’s Development which cannot be served by the capacity reserved to such Developer hereunder. IID reserves the right to modify or otherwise supersede such WSL, including, for example, in the event this Agreement is terminated as to such Developer in accordance with the terms and conditions of this Agreement.

31. IID’s Regulations and Developer Energy Planning Guide. This Agreement is subject to IID’s Regulations (“Regulations”) and Developer Energy Planning Guide (“DEPG”) and Substation Guidelines (“Substation Guidelines”) all as may be amended from time-to-time.

In the event of any conflict between the provisions of this Agreement and any of the foregoing documents, the foregoing documents shall govern and control.

Regulations: https://www.iid.com/power/rates-regulations/regulations DEPG: https://www.iid.com/home/showpublisheddocument/14229/638808431962130000 [Signature page follows.]
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IN WITNESS WHEREOF, the Parties hereto, have caused this Agreement to be duly executed and delivered as of the date first above written.

IID:

IMPERIAL IRRIGATION DISTRICT
By:___________________________________
Name and Title:

PARTICIPANTS:

CITY:

CITY OF LA QUINTA
By:___________________________________
Name and Title:

COUNTY:

COUNTY OF RIVERSIDE
By: _________________________
Name and Title: ________________________
DEVELOPERS:
[Developer signature page attached.]
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DEVELOPER SIGNATURE PAGE:

DEVELOPER #1
By:___________________________________
Its: ___________________________________
DEVELOPER #2
By:___________________________________
Its: ___________________________________
DEVELOPER #3
By:___________________________________
Its: ___________________________________
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EXHIBIT A

SCHEDULE OF DEVELOPERS
Developer: [Entity]
Project: [Name]
Description: ___unit SFR development
Location: ___
Estimated kVA: ___
Phase 1 kVA: ___
Developer: [Entity]
Project: [Name]
Description: ___unit SFR development
Location: ___
Estimated kVA: ___
Phase 1 kVA: ___
Developer: [Entity]
Project: [Name]
Description: ___unit SFR development
Location: ___
Estimated kVA: ___
Phase 1 kVA: ___
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EXHIBIT B

SCHEMATIC REPRESENTATION OF NEW FACILITY
[Insert IID Avenue 58 50MVA Transformer Bank Addition Concept document.] 199 CLICK HERE to Return to Agenda

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EXHIBIT C

ESTIMATE OF CONSTRUCTION COSTS
[To be inserted.]
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EXHIBIT D
MILESTONE PAYMENT AND REIMBURSEMENT SCHEDULE1
Total good faith, high level cost estimate: $XXXX.002

1. Amount Due 30 days after Execution: $XXXX.00

2. Amount Due _________: $XXXX.00

3. Amount Due _________: $XXXX.00

4. Amount Due _________: $XXXX.00

5. Amount Due _________: $XXXX.00

6. Amount Due _________: $XXXX.00
[Each Milestone Payment will separately identify the pro-rata share for each Developer.] [Provision for Reimbursement to City and County under Section 5(a)] [Provision for IID Contribution under Section 5(b) if approved by IID Board of Directors] 1 IID shall be under no obligation to perform any activity under this Agreement unless City, County and/or each Developer, as the case may be, shall have deposited adequate funds to pay for such work. Further, since IID has no control over the cost of labor or material, the estimated costs set forth in this Milestone Payment and Reimbursement Schedule above are furnished only for the convenience of the City, County and each Developer. They are intended to reflect the costs of similar materials and similar work performed under favorable conditions. Because of the unforeseen contingencies and other factors, the actual costs may be considerably higher or lower. Therefore, the estimate costs are not a warranty by IID of the actual costs to complete all of the milestone activities listed above for the estimated cost also shown above. The estimated deposits above are not a warranty by IID of the actual cost to complete the work required by IID; City, County and each Developer will be required to pay the actual cost on the terms set forth in this Agreement.
2 Total high level estimated project costs are $XXXX.XX however, the initial deposit amount of $XXXX.XX was advanced by City and County and shall be subject to repayment as set forth above. Following repayment of the sum advanced by the City and County hereunder, each Developer, or City, or County at City’s or County’s election as set forth in this Agreement, as the case may be, will make the milestone payments for the remaining estimated project costs of $XXXX.XX as reflected in the Milestone Payment and Reimbursement Schedule.
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EXHIBIT E

FORM OF ASSIGNMENT
[To be inserted.]
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ASSIGNMENT AND TRANSFER OF ELECTRICAL CAPACITY
This Assignment and Transfer of Electrical Capacity ("Agreement") is made and entered into as of this ___ day of __________, 20__, by and between Assignor and Assignee, on the terms and conditions set forth herein below. Notwithstanding any provision herein, no assignment or transfer of electrical capacity as contemplated herein shall be effective until the consent of the Imperial Irrigation District (“IID”) therefor is obtained.

Assignor:

Name: ___________________________________________
Address: _________________________________________
City/State/Zip: ___________________________________
Contact Number: _________________________________
Project Name: ____________________________________
Location of Use: __________________________________
Assignee:

Name: ___________________________________________
Address: _________________________________________
City/State/Zip: ___________________________________
Contact Number: _________________________________
Re: Assignment and transfer of electrical capacity (___MVA) associated with:

Project Name: ____________________________
Account or Project ID: ___________________________
Location of Use: __________________________________
Assigned Capacity: ___________ MVA
Agreement

1. Assignment. The Assignor hereby assigns, transfers, and sets over to the Assignee all rights, title, and interest in and to the above-referenced electrical capacity, the same being ___ MVA, which capacity is made available to Assignee solely from the Imperial Irrigation District’s Avenue 58 Substation, located north of Avenue 58, west of Monroe Street, La Quinta, California, and which electrical capacity shall be available for use solely for the Project at the Location of Use identified above

2. Effective Date. This assignment shall take effect on the ___ day of __________, 20__, subject to written consent of IID, as provided below.

3. Representations and Warranties. The Assignor represents and warrants that it has full authority to assign the electrical capacity subject to the consent of IID, as provided below, that such capacity is free from liens, claims, or encumbrances, and that no prior conflicting assignments exist with respect to the electrical capacity assigned hereunder

4. Assumption by Assignee. The Assignee accepts the assignment subject to the limitations set forth herein and as may be imposed by IID in connection with the use of such reserved capacity, including pursuant to IID’s Regulations and Developer Energy Planning Guide, as each may be amended from time to time, and Assignee further agrees to assume all rights, duties, and 203 CLICK HERE to Return to Agenda

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obligations associated with the assigned capacity as of the Effective Date subject to such limitations.

5. Bound by Terms and Use Limitation. The Assignee acknowledges and agrees to be bound by all applicable utility rules, agreements, and conditions relating to the electrical capacity. The assigned electrical capacity may only be used at the location specified above and only in the amount stated herein. Any unauthorized use or reassignment is strictly prohibited unless approved in writing by IID.

6. Governing Law; Venue. This Agreement shall be governed by, interpreted and enforced in accordance with the laws of the State of California, as if executed and to be performed wholly within the State of California, and without regard to principles of conflicts of law. Any action or proceeding arising out of or relating to this Agreement shall be brought in State court located in the County of San Diego, California and/or Federal court located in the County of San Diego, California. Each Party irrevocably agree to submit to the exclusive jurisdiction of such courts in the State of California for the purpose of litigating any dispute arising out of or relating to this Agreement and waive any defense of forum non conveniens (or a similar doctrine pertaining to venue).

7. Signatures. The undersigned have all requisite authority to execute this Agreement and undertake all obligations arising therefrom or in connection therewith.

Assignor:

Signature: _____________________________
Name: ________________________________
Title (if applicable): ______________________
Date: _________________________________
Assignee:

Signature: _____________________________
Name: ________________________________
Title (if applicable): ______________________
Date: _________________________________
Consent of Imperial Irrigation District
The undersigned, as an authorized representative of the Imperial Irrigation District, hereby consents to the assignment and transfer of the electrical capacity described herein.

Signature: ________________________________________
Name: ___________________________________________
Title: ____________________________________________
Date: ____________________________________________
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[form of]

FINANCING AGREEMENT
THIS FINANCING AGREEMENT (“Agreement” or “Financing Agreement”) is made and entered into this ____ day of ______________, 202__, by and between the LA QUINTA FINANCING AUTHORITY, a public body corporate and politic (“Authority”), and the CITY OF LA QUINTA, a California municipal corporation and charter city (“City”).

R E C I T A L S
WHEREAS, Authority is a joint powers authority duly created, established, and authorized to transact business and exercise its powers under and pursuant to the Joint Exercise of Powers Act, Chapter 5 of Division 7 of Title 1 (commencing with Section 6500) of the Government Code (“JPA Law”); and
WHEREAS, City is a municipal corporation and a charter city of the State of California organized and existing under the Constitution of the State of California; and WHEREAS, for purposes of City’s participation in and execution of this Agreement, California law has long recognized and authorized the production, generation, transmission, and furnishing of (among other utilities) electric power for use by the public. (See, e.g., Cal. Const., Art. XI, § 9(a) [municipal corporations may establish, purchase, and operate public works to furnish its inhabitants with (among other utilities) electric power]; id., Art. XII, § 3 [Public Utilities Commission may regulate private providers of electric power].) Likewise, California law has long recognized and authorized the ability for public agencies not only to charge users of electric power for improvements and services from that utility but also to use public funds in furtherance of providing electric power as a utility. (See, e.g., Independent Energy Producers Assn., Inc. v. State Bd. of Equalization (2004) 125 Cal.App.4th 425, 443 [electric power facilities constructed with assistance of public funds].); and WHEREAS, Imperial Irrigation District (“IID”) is the electric service provider within a defined service territory area within Imperial County, California and portions of Riverside County, California (“District Service Area”). The City is within IID’s District Service Area; and
WHEREAS, City seeks to facilitate new growth and development opportunities within the City’s boundary and sphere of influence, which include inducements for IID to develop new electrical distribution service within the IID District Service Area within the City’s boundary and sphere of influence. In furtherance thereof, City has entered into the following agreements: (1) ENGINEERING AND PROCUREMENT AGREEMENT dated ___________, 202__, by and between City and IID (“Procurement Agreement”); and (2) FUNDING AND RESERVATION OF CAPACITY AGREEMENT for AVENUE 58 TRANSFORMER BANK ADDITION, dated ___________, 202__, by and among City, IID, County of Riverside a political subdivision of the State of California (“County”), and ATTACHMENT 3
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the “Developer(s)” identified therein (“Funding Agreement”). [NOTE – FUTURE AGREEMENTS, OR AMENDMENTS TO AGREEMENTS, SHOULD BE LISTED HERE] The executed versions of the Procurement Agreement and Funding Agreement [NOTE:

INSERT ANY OTHER AGREEMENT OR AMENDMENT HERE] (collectively, the “City Electric Power Participation Agreements”) are attached hereto for reference as Exhibit A and Exhibit B, respectively; and
WHEREAS, as more specifically provided in the applicable City Electric Power Participation Agreements, City will advance funding necessary for provision of electric power (such as, advance funding for initial engineering and to procure the long-lead equipment necessary for the construction of new electrical infrastructure improvements), and, as such, City is entitled to reimbursement from the Developer(s) as more particularly set forth in the applicable City Electric Power Participation Agreements; and
WHEREAS, because the completion of the electric infrastructure improvements by IID and the reimbursement from the Developer(s) pursuant to the applicable City Electric Power Participation Agreements will occur over an extended period of time, City and Authority enter into this Financing Agreement for, among other purposes:
(1) Memorializing that City has agreed to loan general fund moneys (and, potentially, reserve funds that may be used for such purposes pursuant to City policy and procedures) to the Authority, in an amount not to exceed the total appropriation of City funds authorized by the La Quinta City Council to be available to be advanced to IID, so that repayment of the City’s loan as contemplated by the applicable City Electric Power Participation Agreements may be documented and “booked” from all possible repayment methods;
(2) In turn, upon receipt of the loan from City, the Authority will advance funds to IID but subject to reimbursement by the Developer(s) to Authority (or to City if so directed by the City Manager/Authority Executive Director) for each Developer(s)’s respective development projects in City;
(3) To account for the fact that reimbursements from the Developer(s) will occur potentially years after the advancement of funds to IID, and to account for the “present value” of the amount the Developer(s) would have had to pay in development impact fees (“DIF Fees”) but for the advancement of funds from Authority to IID to pay for the electric infrastructure improvements attributable to the Developer(s)’s development project, the interest on City’s loan to Authority shall be, and may not exceed, an annual increase based on the cost of living adjustment (COLA) as more particularly described in this Agreement; and
WHEREAS, City’s loan to Authority, and Authority’s advance to IID, has been determined to be necessary and proper for the immediate need to stabilize and improve the provision of electric power to City’s residents, businesses, visitors, and all other members of the public. Furthermore, the City’s Loan to Authority, and Authority’s advance to IID, is necessary for furthering and implementing the City Electric Power 206 CLICK HERE to Return to Agenda
Participation Agreements. As such, the Loan from City to Authority, and advance from Authority to IID for the purposes specified in this Agreement and the City Electric Power Participation Agreements are consistent with California law and in furtherance of the provision of electric power for the benefit of the public and a valid public use of those funds; and
WHEREAS, it is anticipated that City’s loan to Authority, set forth herein, shall be repaid by the Developer(s) from their respective purchases of capacity for electricity, whether in the form of DIF Fees payment or otherwise, pursuant to the applicable City Electric Power Participation Agreements; and
WHEREAS, City and Authority now seek to enter in this Agreement.

A G R E E M E N T
NOW, THEREFORE, in consideration of the mutual covenants and promises hereinafter contained, Authority and City agree as follows:

City Loan to Authority; Interest; Use of Loan Principal.

City hereby loans to Authority the principal amount of ____________________ ($_______) [NOTE: INSERT AMOUNT OF CITY FUNDS TO BE CONTRIBUTED TO IID FOR IMPROVEMENTS; AMOUNT CANNOT EXCEED TOTAL APPROPRIATION APPROVED BY COUNCIL] (“Loan Principal”) from the City’s general fund or any other lawful source of funds held by City. The Loan Principal shall be used and advanced to IID to pay for authorized electric infrastructure improvements as provided in the applicable City Electric Power Participation Agreements. Interest on the Loan Principal shall accrue annually based on the cost of living adjustment (COLA) according to the following: Commencing from date of receipt by IID of the Loan Principal, and every year thereafter until fully repaid, annual interest shall accrue based on the percentage increase in the Consumer Price Index (or similar nationally recognized inflationary index) (the “CPI”) for All Urban Consumers, not seasonally adjusted, for the RiversideSan Bernardino-Ontario statistical area (or subsequent similar index in which City is located), averaged for the twelve (12) month period prior to the annual interest calculation date (the “Annual COLA Interest”). The Loan Principal and any and all applicable Annual COLA Interest are collectively the “City’s Loan Repayment Amount.” Repayment; Term of Loan.

The City’s Loan Repayment Amount shall be repaid to City by Authority upon receipt by Authority, either from IID or the Developer(s) responsible for paying the City pursuant to the applicable City Electric Power Participation Agreement. The City Manager/Authority Executive Director may direct IID or any Developer(s) as to whether repayment of City’s Loan Repayment Amount (or any portion thereof) should be paid directly to City or to Authority. Any and all repayments received by City pursuant to this Agreement shall be accounted for by the City’s Finance Department. All amounts due under this Agreement shall be payable at the offices of the City. 207 CLICK HERE to Return to Agenda
The City’s Loan Repayment Amount shall be repaid no later than the expiration of the “Term” of this Agreement, which shall commence on the date inserted into the preamble of this Agreement, and shall end on the date of the earliest to occur: (1) Full repayment by Authority, and/or by IID, and/or by the Developer(s) responsible for paying the City, pursuant to the applicable City Electric Power Participation Agreement; (2) the expiration date of the City Electric Power Participation Agreements; or (3) Ten years from the commencement date of this Agreement.

Subordination.

The repayment of the Loan Principal and any Annual COLA Interest shall be junior and subordinate to all City obligations and Authority obligations incurred prior to the date of this Agreement.

Non-Recourse Obligation.

No officer, official, employee, agent, or representatives of City or Authority shall be liable for any amounts due hereunder, and no judgment or execution thereon entered in any action hereon shall be personally enforced against any such officer, official, employee, agent, or representative.

Entire Agreement; Amendments.

This Agreement, and the applicable City Electric Power Participation Agreements, shall constitute the entire agreement of the City and Authority. This Agreement may be amended or modified only by an agreement in writing signed by City and Authority.
[end – signature page follows]
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IN WITNESS WHEREOF, the parties have caused this Agreement to be executed by their authorized representatives, as of the date first above written. “AUTHORITY”

LA QUINTA FINANCE AUTHORITY
By:
________________________________
Jon McMillen, Executive Director
ATTEST:
______________________________
Monika Radeva, Authority Secretary
APPROVED AS TO FORM:
______________________________
William H. Ihrke, Authority Counsel
“CITY”

CITY OF LA QUINTA
By:
________________________________
Jon McMillen, City Manager
ATTEST:
_________________________
Monika Radeva, City Clerk
APPROVED AS TO FORM:
_________________________
William H. Ihrke, City Attorney
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EXHIBIT A

PROCUREMENT AGREEMENT
[attached]
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EXHIBIT B

FUNDING AGREEMENT
[attached]
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City of La Quinta
CITY COUNCIL MEETING: December 16, 2025

STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO AUTHORIZE THE CITY MANAGER TO

SUBMIT APPLICATIONS TO RIVERSIDE COUNTY HOUSING AND WORKFORCE

SOLUTIONS FOR COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS AND EXECUTE SUPPLEMENTAL AGREEMENTS FOR FISCAL YEAR 2026/27

RECOMMENDATION
Adopt a resolution to authorize the City Manager to submit applications to the Riverside County Housing and Workforce Solutions for Community Development Block Grant funds, execute the Supplemental Agreements for fiscal year 2026/27; and allocate $23,580 to the Boys and Girls Club of the Coachella Valley Fee Waiver/Reduction Program, and $133,620 to the City of La Quinta Americans with Disabilities Act Improvements Project.

EXECUTIVE SUMMARY
• The City is eligible to receive approximately $157,200 in Community Development Block Grant (CDBG) funds in fiscal year (FY) 2026/27; 15% can be used for public services projects and 85% for public improvements or housing services. • City-approved grant applications must be submitted to the Riverside County Housing and Workforce Solutions (County HWS) no later than December 18, 2025.

The exact amount of CDBG funding will be confirmed in the second quarter of 2026.

FISCAL IMPACT
Upon approval by the County HWS, the City will receive an estimated $157,200 in CDBG funds. The final FY 2026/27 funding allocation will be based upon actual funds received.

Revenues and expenses will be incorporated in the FY 2026/27 City Budget and tracked in a special revenue fund, Account No. 210-0000-43105 CDBG (Federal Assistance Fund).

BACKGROUND/ANALYSIS
The City is a cooperating city of the County’s CDBG program and has participated since 1983. HWS oversees the County’s program and the County distributes annual funding to cooperating cities. The CDBG program requires that each project/activity funds are used meets one of the 3 national objectives: 1) benefit low and moderate-income individuals; 2) aid in the prevention or elimination of slums or blight; or 3) meet a need having a particular urgency.

PUBLIC HEARING ITEM NO. 1
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Public Services
CDBG funding can be used for public services, such as childcare, recreation and education programs; however, only 15% of the awarded annual allocation may be designated for public services, or a maximum of $23,580 for FY 2026/27 based on the total amount of $157,200 anticipated to be distributed to the City. The County HWS has a minimum funding requirement of $10,000 for this category. The Boys and Girls Club requested $24,000 for FY 2026/27.

Public Improvements
CDBG funding can be used for public improvements, which include construction, reconstruction, rehabilitation, and accessibility improvements. Public improvement funds can be used for facilities and improvements that are publicly owned or owned by a nonprofit agency open to the public. These funds must be used for improvements that benefit low- and moderate-income individuals or neighborhoods. Based on the County’s guidelines for allocation of funds, 85% of the annual allocation awarded may be designated for public/capital improvements, or a maximum of $133,620 for FY 2026/27 based on the total amount anticipated to be distributed to the City.

CDBG Applications
The City received 3 applications for CDBG funding (Attachment 1) – The Boys and Girls Club of the Coachella Valley and Palm Springs International Film Society (PSIFS) submitted a public service application; and the City’s Engineering Services Division submitted a public improvement-funding request.

Staff recommends awarding the anticipated public service funds of $23,580 to the Boys and Girls Club; and $133,620 to the City’s Engineering Services division. The Boys and Girls Club funding will benefit 25 children who attend; the public improvement request will fund American with Disabilities Act (ADA) improvements at City facilities that benefit individuals with disabilities and those who have low and moderate income.

Agency and Public Review
A request for applications and notice of funding availability was posted to the City’s website on October 27, 2025. A public notice was published in The Desert Sun on December 5, 2025, announcing the availability of funds and the public hearing date.

ALTERNATIVES
Council may allocate funds to an alternate single applicant in each category, or an alternate combination of applicants and funding amounts in each category.

Prepared by: Carley Escarrega, Administrative Technician Approved by: Bryan McKinney, Public Works Director/City Engineer Attachment: 1. Fiscal Year 2026/27 CDBG Summary of Applications 214 CLICK HERE to Return to Agenda
RESOLUTION NO. 2025 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, ADOPTING PROPOSALS,

AUTHORIZING THE CITY MANAGER TO SUBMIT

APPLICATIONS FOR COMMUNITY DEVELOPMENT

BLOCK GRANT FUNDS, AND AUTHORIZATION FOR THE

CITY MANAGER TO EXECUTE SUPPLEMENTAL
AGREEMENT FOR FISCAL YEAR 2026/2027
WHEREAS, The City of La Quinta (City) is a participating jurisdiction in the County of Riverside Housing and Workforce Solutions Community Development Block Grant Program, and
WHEREAS, the City and County of Riverside (County) cooperatively administer the Community Development Block Grant (CDBG) program under the provision of the Cooperative Agreement executed between the City and County, and under applicable U.S. Department of Housing and Urban Development rules; and WHEREAS, the Public Works Department published a public hearing notice in The Desert Sun newspaper on December 5, 2025, announcing the public hearing date, availability of funds, and requesting proposals; and
WHEREAS, pursuant to said agreement, the City Council held a public hearing on December 16, 2025, to consider public comments on community needs and the use of such funds; and
WHEREAS, the CDBG Funds for fiscal year 2026/2027 is estimated to be approximately $157,200 to begin July 1, 2026; and

WHEREAS, the City must submit project applications to the County of Riverside Housing and Workforce Solutions; and
WHEREAS, merits of all proposals were openly discussed and considered; and WHEREAS, by a majority vote of the City Council of the City of La Quinta, California, the following proposal(s), or reprogramming(s), were selected:

PROJECT NAME SPONSOR AMOUNT
Miscellaneous ADA Improvements City of La Quinta $133,620 Fee Waiver/Reduction Program Coachella Valley Boys and
Girls Club La Quinta Unit $ 23,580
TOTAL: $157,200
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Resolution No. 2025 – XXX
CDBG Funds and Priorities for Fiscal Year 2026/2027
Adopted: December 16, 2025

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NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. That the City of La Quinta hereby selects the above-named projects, for use of Community Development Block Grant funds.

SECTION 2. That the City Council hereby directs the City Manager to prepare and submit the designated applications to the County of Riverside Housing and Workforce Solutions in a timely manner proposing the named use of funds.

SECTION 3. That the City Council hereby authorizes the City Manager to approve and execute the 2026/27 Supplemental Agreement between the Riverside County Economic Development Agency and the City.

SECTION 4. That the City Council hereby authorizes the City Manager to execute any and all necessary documents and other agreements to consummate all activities in this resolution.

SECTION 5. If there is shortfall in funding, the City Council directs the City Manager to request the County of Riverside to increase the City’s public service cap in order to fully fund public service approved applications.

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 16th day of December 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

________________________
LINDA EVANS, Mayor
City of La Quinta, California
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Resolution No. 2025 – XXX
CDBG Funds and Priorities for Fiscal Year 2026/2027
Adopted: December 16, 2025

Page 3 of 3 ends

ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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CITY OF LA QUINTA

COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
2026/2027 SUMMARY OF APPLICATIONS RECEIVED
Public Service Applications
THE BOYS AND GIRLS CLUBS OF THE COACHELLA VALLEY – LA QUINTA UNIT:
• The Boys and Girls Club of the Coachella Valley was founded in 1966. • After school program has been provided in the City of La Quinta since 1994. • The fee waiver/reduction program has been funded by the City of La Quinta with CDBG funds for the past 20 years.

Funds Requested/Service Provided:
• Requesting $24,000 for fee waiver/reduction program to provide scholarships benefiting extremely low-, very low-, low-, and moderate-income children. • $23,580 will enable 25 qualifying children to take advantage of the Club’s services and programs.

PALM SPRINGS INTERNATIONAL FILM SOCIETY (PSIFS):
• PSIFS was founded in 1989.
• The primary objective of Student Screening Day (SSD) is to provide equitable, arts-based learning opportunities for low-income students at La Quinta High School (LQHS).
• SSD is an opportunity to explore topics and themes that resonate with culturally relevant and progressive topics. Students are invited to attend an in-person film screening of curated film screening followed by a moderated discussion with industry professionals.

Funds Requested/Service Provided:
• Requesting $10,000 to help cover only the portion of the program serving the low-income LQHS students.
• In 2025, SSD served 1,725 students across 18 schools.

Public Improvement Applications

CITY OF LA QUINTA
Project Summary:
• The City of La Quinta Public Works Department submitted an application requesting $133,620 of CDBG funding for Americans with Disabilities Act (ADA) improvements at various City owned public parks and public facilities.

ATTACHMENT 1
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• Project will correct ADA deficiencies at various City owned public parks and facilities throughout the City of La Quinta.
• The ADA improvements at various City owned facilities throughout the City will promote easier accessibility for individuals with disabilities. • The improvements are based upon an ADA Transition Plan Report previously completed by the City.
• Funding will allow for design, construction, inspection, and testing costs associated with ADA improvements.
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City of La Quinta
CITY COUNCIL MEETING: December 16, 2025

STAFF REPORT
AGENDA TITLE: CONSIDER AN APPEAL OF PLANNING COMMISSION APPROVAL OF TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025- 0001 AND SITE DEVELOPMENT PERMIT 2025-0002 TO ALLOW THE SUBDIVISION OF THE 384 ACRE SITE, THE DEVELOPMENT OF THE GOLF COURSE, PERIMETER LANDSCAPE, AND SALES CENTER; PROJECT: CORAL MOUNTAIN CLUB; LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET

RECOMMENDATION
Consider Administrative Appeal 2025-0001 (Appeal). Subject to modification based on written and verbal testimony and evidence that may be presented prior to and during the public hearing, staff’s recommendation is as follows:

Adopt a resolution denying Appeal 2025-0001 and upholding Planning Commission Resolution No. 2025-012, adopted on October 28, 2025, approving Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001 and Site Development Permit 2025-0002 to allow the subdivision of the 384-acre site, the development of the golf course, perimeter landscape, and sales center within the Coral Mountain Club project.

EXECUTIVE SUMMARY
 The Andalusia at Coral Mountain Specific Plan (SP 2003-067) was amended in 2024 to modify the layout, development standards, and design guidelines for the west half of the Specific Plan area (west of Madison Street). This portion of the Specific Plan is now referred to as Coral Mountain Club and allows up to 750 dwelling units, a golf course, and a commercial corner on the 384-acre site.
 An Environmental Impact Report (EIR) was certified by Council on March 5, 2024, via Resolution 2024-007, which analyzed the development of the Specific Plan Amendment as approved.
 The Tentative Tract Map (TTM) and Site Development Permits (SDPs), which are the subject of this administrative appeal, are the first implementing applications for the approved Specific Plan Amendment.
 The Planning Commission held a public hearing on October 28, 2025, and after considering all public comments, including comments from the appellant read into the record by a member of the public, approved the TTM and SDPs by unanimous vote of all members present.

PUBLIC HEARING ITEM NO. 2
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BRIEF LEGAL SUMMARY OF ADMINISTRATIVE APPEAL
The California Constitution grants cities numerous powers, including what is commonly known as the “police power,” that serves as the foundation for cities to enact and enforce land use laws. (Cal. Const., art. XI, § 7.) While policy considerations and the adoption of subdivision and zoning laws involve the exercise of a city’s “legislative powers,” periodically, the decisions made by the administrators of a city’s adopted subdivision and zoning laws may be disputed or challenged. When there is a dispute or challenge, this may result, like here, in an administrative appeal that requires a city to exercise “quasi-adjudicatory” or “quasi-judicial” powers.

Because the Council will be acting in this quasi-judicial capacity, the U.S. and California Constitutions require a minimum of “due process” when reviewing any administrative appeal.

In quasi-judicial actions, due process requires decision-makers to be fair and impartial. (Cal.

Municipal Law Handbook (Cal. CEB, 2023), §10.436 [citing, English v. City of Long Beach (1950) 35 Cal.2d 155, 158].) State law requires that there should not be an “unacceptable probability of actual bias” from any Council Member by expressing a strong personal position to the public or press prior to considering the Appeal, thereby maintaining the touchstone of neutrality prior to hearing the matter. (Woody’s Group, Inc. v. City of Newport Beach (2015) 233 Cal.App.4th 1012, 1022.)
With respect to the Appeal, the TTM and two SDPs are both subject to the administrative process set forth in La Quinta Municipal Code (LQMC) Section 9.200.110. (LQMC, §§ 9.210.010(F),13.12.140(C).) Because the TTM and SDPs required a public hearing at the Planning Commission, a public hearing was noticed and must be held for the Appeal. (LQMC, § 9.200.110(C)(4).) Pursuant to City law, only issues raised by the appellant or another person by verbal or written testimony made before or during the public hearing at the Planning Commission should be considered for the Appeal, and the Council may refuse to consider any issues which were not raised before the Planning Commission’s consideration of the TTM and SDPs. (LQMC, § 9.200.110(C)(5).)

RECOMMENDED PROCEDURE FOR PUBLIC HEARING
Because the Council is the reviewing body, the open and public meetings requirements of the Ralph M. Brown Act (Gov. Code, § 54950, et seq. (Brown Act)) apply, and, pursuant thereto (Gov. Code, § 54954.3(b)), the City Council adopted “Rules of Procedure” for conducting its public meetings (Reso. No. 2022-027).

Pursuant to the Rules of Procedure and general standard practices, the Mayor, as presiding officer, governs the meeting and may make accommodations or limitations as the item is considered, including the order of calling parties to present their cases and any allocations of time to present testimony.

Based on general standard practices for conducting administrative appeals that are Public Hearing agenda items before the Council, the following process is proposed:
 The Mayor calls the item for consideration.
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o Council members should disclose whether they have had any meetings with the appellant or any other interested party, such as the developer, owner or representative of the applicant of the applications on appeal. o Council members should disclose whether, prior to consideration at this meeting, they have made any material public statements, such as to the press, concerning a position advocating for or against the item on appeal.  City Staff presents staff report regarding the item on appeal.  Mayor opens the public hearing and calls the appellant and any representatives of the appellant to present testimony.
o Recommended total allotted time: 15 minutes; appellant may ask the Mayor to reserve time for any rebuttal or closing statement.
o Written evidence may be received during the hearing.
o Council may ask questions during testimony, which would not count towards 15-minute total allotted time.
 Mayor calls the applicant, and any representative of the applicant, of the applications (TTM and two SDPs) on appeal.
o Recommend total allotted time: 15 minutes; applicant may ask the Mayor to reserve time for any rebuttal or closing statement.
o Written evidence may be received during the hearing.
o Council may ask questions during testimony, which would not count towards 15-minute total allotted time.
 Mayor calls other interested persons or members of the public wishing to provide comments.
o Recommend time for any other interested party or public: 3 minutes. o Written evidence may be received.
o No rebuttal time may be reserved.
 Mayor asks each Council member if there are additional questions for the appellant, applicant, or any other interested party.
 If time was reserved, Mayor calls appellant and applicant for rebuttals or closing statements.
 Mayor closes public hearing and asks for discussion among Council based on testimony and evidence presented.
 Mayor calls for action that must be one of the following (LQMC, § 9.200.110(C)(6)):
o Sustain (uphold), reverse, or modify the Planning Commission’s decision; o Continue the Appeal for further consideration; or
o Refer the application back to the Planning Commission with directions.  NOTE: Action to reverse or modify the Planning Commission’s decision requires a majority vote of Council Members present, and if there is a tie vote, the original decision of the Planning Commission stands.
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 Mayor or City Clerk announces action taken.

BACKGROUND OF THE PROJECT AND ADMINISTRATIVE APPEAL
The Specific Plan Amendment for the Coral Mountain Club (Amendment No. 5 of SP 2003- 067), approved by the City Council in 2024, established the parameters for the build-out of the western half of the Andalusia project, including up to 750 residential units, an 18-hole golf course and its ancillary facilities (clubhouse, maintenance yard, driving range, etc.), and a 7± acre site for neighborhood commercial development. The 3 applications (TTM and 2 SDPs) that are the subject of the Appeal are the first implementation tools for that Specific Plan Amendment. The applications consist of:
o A TTM to subdivide the 384± acres into 204 residential lots (including 3 lots that may be further subdivided in the future for additional single-family or condominium units), 1 commercial lot, as well as lots for the golf course, streets, and ancillary facilities. o An SDP to allow the development of the golf course, and the perimeter landscaping and walls. The latter are required to be in the first phase of development per the original approval. The golf course SDP consists only of the golf course landscaping plans. In the coming months, an application for the golf course buildings, including the clubhouse, golf maintenance yard, and other ancillary structures, will be submitted to the Commission for review.
o An SDP to allow the construction of a sales center for the homes. Typically, a Minor Use Permit (MUP) is processed for a model home complex and sales office/center for a duration of 2 years. In this case, however, the applicant proposes that the sales center be in place for the entire build-out of the tract and anticipates that this will be longer than an MUP would allow.

Planning Commission Action
At its meeting of October 28, 2025, the Planning Commission held a public hearing to consider the 3 applications. At that meeting, following public comments and a number of questions to staff and the applicant, the Commission approved the 3 applications by a vote of 6-0-1 (one member being absent). Please see Planning Commission Resolution 2025- 012, Attachment 4.

The appellant filed Appeal 2025-0001 on November 7, 2025. As is required by LQMC Section 9.200.110(C)(6), the Appeal was scheduled for hearing before the City Council within 45 days of receipt and acceptance by the director.

BASIS OF APPEAL, APPELLANT’S ARGUMENTS, AND STAFF RESPONSES The Appeal consists of the original submittal by the appellant (Attachment 1) and supplemental letter filed on November 20, 2025 (Attachment 2). The supplemental letter also included a number of additional attachments, which are provided as Attachment 3.

On the broadest level, the appellant challenges the City’s review of the project (both the original Specific Plan Amendment and the current TTM and two SDPs) under the California 224 CLICK HERE to Return to Agenda
Environmental Quality Act, Public Resources Code Section 21000 et seq. (CEQA). That challenge is not supported by substantial evidence. The City prepared a comprehensive and thoroughly researched and documented Environmental Impact Report (EIR) for the Specific Plan Amendment approval. As required by CEQA and its implementing guidelines, California Code of Regulations Title 14, Section 15000 et seq. (CEQA Guidelines), the EIR was undertaken “as early as feasible in the planning process to enable environmental considerations to influence project program and design and yet late enough to provide meaningful information for environmental assessment.” (CEQA Guidelines, § 15004(b)).

The project was assessed based on its build-out to ensure that both short-term and longterm impacts were addressed; and the project’s impacts in relation to other projects planned in the City, and south La Quinta in particular, were assessed to determine cumulative impacts. The EIR underwent a comprehensive public review period, and substantial public comments were addressed. The EIR included the currently proposed project as Alternative 2, and analyzed all of its impacts, which were found to generally be less significant than the preferred alternative. The City Council certified the EIR for Alternative 2, as considered under CEQA Guidelines Sections 15002 and 15008, and the City filed a Notice of Determination with the County of Riverside and the State Clearinghouse. There were no challenges to the EIR, and no changes in the project or current conditions have occurred that would significantly change the level of impact or mitigation measures in the EIR. The EIR, therefore, does not require further review.

Procedural Issues
The Appeal challenges the process under which the project was evaluated and approved (Attachment 1, Section 2.A.). Specifically, the appellant states that there was inadequate public notice, lack of access to a staff report and other materials, representation by a third party at the public hearing, and inadequate and not “forthcoming” City staff in providing requested information.

Inadequate Public Notice: The appellant’s opinion that 10-day public notice is inadequate is noted, but is not supported under the law. LQMC Section 9.200.100(D) explicitly lists that the City is required to notify the property owner, the applicant, local agencies, and owners of real property within 500 feet of the borders of the project site; and to publish a legal notice in the newspaper “not less than ten (10) days prior to the hearing.” In this case, notices were mailed by the City and posted on the City’s website on October 16, 2025, and the notice was published in the Desert Sun newspaper on October 17, 2025. Public Notice for the project was therefore conducted in full compliance of legal requirements.

The appellant also cites prior public comment and inconsistencies in the documentation for the prior project as reason for additional notice but does not provide specific examples of such. As a result, it is not possible to ascertain what inconsistencies the appellant wanted addressed. However, it is important to note that the Specific Plan and EIR were thoroughly reviewed, including multiple hearings before the Planning Commission and Council, first in 2021 when the proposed surf pool project was denied, and again in 2024 when the revised project (golf course and 750 homes) Specific Plan Amendment (SP 2003-067, Amendment No. 5) was approved and the EIR was certified. Both the approval of SP 2003-067, as amended, and the EIR were subject to appeal procedures, and neither was appealed or 225 CLICK HERE to Return to Agenda
challenged in the courts. The period to challenge either action has expired. Therefore, SP 2003-067 and the EIR stand as valid approvals governing the project.

Lack of access to staff reports: The appellant believes that the staff report and other materials were not available in sufficient time for “meaningful review,” without specifying what additional time should have been provided. Pursuant to Government Code Section 54954.2.(a)(1), the City posted the Planning Commission agenda to the City’s website on October 24, 2025, 96 hours prior to the hearing, which exceeds the Government Code’s requirement of 72 hours. Prior to that, in response to the appellant’s request, the TTM and the plans for both SDPs were uploaded to the Coral Mountain webpage on October 20, 2025, so that the appellant could review them prior to the agenda posting.

Representation by a third party at the public hearing: During the public hearing, the appellant’s letter to the Planning Commission was identified by the Commission Secretary as having been distributed to the Commission, and a member of the public, Ms. Alena Callimanis, after presenting her own concerns, stated that she would be reading parts of the appellant’s letter because the appellant was out of town, and proceeded to do so (please see Planning Commission video recording at timestamp 0:43, available at https://laquinta.cablecast.tv/show/749?seekto=124&site=1). The appellant’s materials were distributed in their entirety to the Commission, and the parts of the appellant’s letter were read by a person identifying themselves as having been asked to do so by the appellant.

The Commission heard and received appellant’s materials.

City staff’s inadequate response: The appellant states that City staff provided inadequate and “not completely forthcoming” responses to requests for information. Both the Interim Design and Development Director and the Consulting Planner responded to the appellant’s requests for information in emails and phone calls within 24 hours whenever possible (barring weekends or absences). Staff made every effort to provide information requested and did not withhold anything that was available in the record. In addition, staff provided the appellant with contact information to outside agencies, links to documents and meetings, and other data upon request.

Project-Related Issues
General Plan and Zoning Inconsistency: Section 2.B. of Attachment 1 asserts that the project is inconsistent with the General Plan and Zoning of the site.

The appellant states that the project should be part of a larger master plan for the “Coral Mountain district,” and cites a number of reasons for their request. The request for a master plan, however, is not only beyond the legal purpose and scope of the TTM and two SDPs, it is also not supported by the historic planning pattern for south La Quinta. First, the General Plan, since incorporation, has maintained consistent land use designations for the project site and all lands surrounding it since their annexation to the City. Land uses within this portion of the SP 2003-067 area were accounted for in the current General Plan.

Furthermore, Andalusia, Trilogy, and the project site were all part of a Specific Plan (Rancho La Quinta Specific Plan 218) approved by the County in 1988. Upon annexation in 2002, the City accepted the County-approved Specific Plan. In 2003, the land that is now Trilogy became the limits of the original Specific Plan, and a new Andalusia Specific Plan 226 CLICK HERE to Return to Agenda
was created, which incorporated the lands still within SP 2003-067. SP 2003-067 has been modified from time to time to reflect changes in Andalusia’s development pattern and the revised layout of the homes and golf course on the west side, but has not changed in vision since its inception. This is particularly true given Council’s rejection of the surf pool and hotel project proposed in 2021, which was not found consistent with the vision for this part of La Quinta when Council considered the requested amendment. It is therefore clear that the land use vision for this area of the City has been in place for decades, and that the current project is consistent with that vision.

In regard to the preservation of open space, the Specific Plan, since its inception in 1988, proposed walled and gated communities that would provide internal open space, but not public open space. The currently proposed project increases access to the public by providing access to an existing de-facto, unofficial trail along the base of Coral Mountain, which would have been lost in prior approvals. It is also important to note that the current de-facto trail is not a designated public trail on or adjacent to the property. There is no public trail in this area, nor has the Bureau of Land Management designated a trail on its properties to the south and west. Therefore, the access assumed by the public is not public access but rather appears to be use of private property by members of the public.

Regarding project density, the appellant asserts that the reduction in project density from 750 units to 300± units requires further study, including neighborhood character, preservation of open space, density and fiscal analysis and income from the property. As it relates to neighborhood character, the proposed lot layout is substantially similar to that of Andalusia, PGA West, and Trilogy, which have all been designed to provide homes with golf course views wherever possible.

Matters relating to the income to be generated by the project via transient occupancy tax are beyond the legal purpose and scope of the TTM and two SDPs. Rather, matters relating to income to be generated by the project via transient occupancy tax are delineated in the Development Agreement applicable to the project, which was not part of the application or public hearing before the Planning Commission, now on appeal.

Finally, the appellant relates the appeal to the financing map [TTM 2023-0005 (37815)] approved in 2024. As described above, that map was approved by the Council unchallenged, and the limitations period to challenge that map has expired. That map is therefore a valid approval.

Impacts to Cultural Resources: Section 2.C. of Attachment 1 asserts that the project will impact cultural resources and geologic features.

The appellant asserts that she has been denied access to the reports which established the Environmentally Sensitive Areas (ESA) along the southwestern portion of the site. The City does not provide confidential information related to cultural resources, based on the requests of local tribes, and the principles embodied in the Secretary of the Interior’s standards for cultural resources. These restrictions have been in place for many years, and stem from the abuse of public information on archaeological and historic sites, which led to “pot hunters” decimating those sites. The City does release this information to qualified archaeologists for the purpose of research, when that archaeologist is qualified under the 227 CLICK HERE to Return to Agenda
Secretary of the Interior’s Section 106 standards. The appellant is not a qualified archaeologist and therefore did not receive the archaeologists’ reports on the investigations undertaken at the site, since they would reveal the locations of sensitive materials. Publicly available materials were, and still are, available on the City’s website.

As regards to the location of the trail on the southwestern corner of the site, as clearly stated in the Planning Commission staff report, the trail is proposed to remain in its current location, at the foot of Coral Mountain. The fence, which is required for the protection of the Peninsular Bighorn sheep, will occur immediately east of the trail. The actual location of the fence may vary by a foot or two when installation occurs, based on the groundcover and site conditions, but its installation will be monitored by the biologist and archaeologist to assure that impacts to archaeological and biological resources do not occur. The requirement for a fence was developed in consultation with the California Department of Fish and Wildlife (CDFW) and placed in the Specific Plan. The requirement for the creation of ESAs and the protection of cultural resources is mandated in EIR Mitigation Measure CUL-5 (page 4.4-18 of the EIR).

The appellant also challenges the access restrictions associated with the ESAs and the sheep fence, on the basis that they are currently accessed by the public, and that this access will be lost. While members of the public may currently access the ESAs, the rock art and geologic features are located within the ESAs on private property. Their open access to the public may have been due to lack of fencing or patrol by the ownership of the property. That open access has also led to significant vandalism, some of which has permanently defaced and damaged these resources. The EIR did not consider public access to these resources directly, but did, through the requirements of Mitigation Measures CUL-1 and CUL-5 for recordation and protection of these resources, address the need to protect the rock art and other archaeological resources on the site from ongoing damage and vandalism.

The appellant asserts that the fencing and ESAs are inconsistent with LQMC Title 7, Section 9.110.070 and General Plan Policy LU-10.2, but appellant does not support this assertion. Title 7 addresses Historic Preservation and specifically states in Section

7.02.020 that its purpose is to “Effect the protection, enhancement and perpetuation of historic resources, landmarks and districts that represent or reflect elements of the city's diverse cultural, social, economic, political and architectural history;” and “Safeguard the city's historic heritage, as represented by its historic resources, landmarks and historic districts…” The Mitigation Measures included in the EIR, and the ESAs being implemented as a result of these Mitigation Measures, directly implement these statements. LQMC Section 9.110.070 provides for hillside preservation, and the fencing and ESAs would not conflict with the purpose of the hillside development overlay. There is no General Plan Policy LU-10.2. Policy LU-1.2 states, “All land use decisions shall be consistent with all applicable General Plan policies and programs and shall uphold the rights and needs of property owners as well as those of the general public.” If that was the Policy intended to be cited by the appellant, the protection of cultural resources is consistent with the General Plan, particularly Goal CUL-2, which states, “Assure that significant identified archaeological and historic resources are protected.”
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Finally, as it relates to the City’s conformance with Tribal Consultation requirements under CEQA and AB52, the City conducted Tribal Consultation and involved the Agua Caliente Band of Cahuilla Indians (ACBCI) in all phases of the EIR preparation process, and in its implementation of mitigation measures. The Tribe has been participating in the investigation of resources, the establishment of the ESAs, and the review and approval of a Rock Art Plan for the property.

Impacts to Recreational and Visual Resources: Section 2.D of Attachment 1 asserts that the area is widely used by the public, and that fencing will sever public access. The response to this issue is provided in the immediately preceding section of this staff report.

In summary, the public does not have rights of access on private property, and the project has included the maintenance of the existing de-facto trail as a voluntary addition.

The appellant also asserts significant degradation of visual resources. That issue was identified in the project EIR and analyzed at length. As described on pages 4.1-22 through

4.1.45, the impacts of the project on scenic vistas, particularly the vistas of Coral Mountain, cannot be mitigated to less than significant levels and will remain significant and unavoidable. As a result of this determination, Council determined, in the Findings and Statement of Overriding Considerations attached to Resolution 2024-007 as Exhibit A, that the benefits of the project outweighed the significant impacts and justified certification of the EIR, in accordance with CEQA Guidelines Section 15093. As noted above, the period to challenge the EIR has expired.

The TTM and two SDPs do not change the location or height of the walls and fences analyzed in the EIR, and the findings contained in Resolution No. 2024-007 remain accurate and sufficient. No further environmental review of the applications is required pursuant to Section 15162 of the CEQA Guidelines, as no substantial changes to the project are proposed and there is no substantial new information regarding the project area.

Environmental Impacts and Site Design: Section 2.E. of Attachment 1 asserts that the project will have significant impacts associated with “storm water management, water management, traffic circulation, grading, noise impacts, air quality impacts, impacts to wildlife and other ecological impacts.” The appellant provides no facts in support of their assertion. As described above, the EIR thoroughly and comprehensively analyzed project impacts. Specifically, storm water impacts were addressed in Section 4.9 of the EIR; water management impacts in Section 4.9 and 4.15; traffic impacts in Section 4.13; noise impacts in Section 4.11; air quality in Section 4.2; and wildlife and ecology in Section 4.3. Also, as noted above, the period to challenge the EIR has expired.

Impacts Associated with Lots U, R, V, and Golf Course Lot AD: Section 2.F. of Attachment 1 addresses impacts to specific lots within TTM 2025-0001.

Lot U is a narrow open space lot between two residential lots on the east boundary of the site, about mid-way down the north-south axis of the map. Lot R is a parkway lot on the east side of Street A. Lot V is an open space lot between two residential lots at the southeast corner of the map. Lot AD is the southeastern part of the golf course. None of these lots will interfere with cultural resources, public access or existing water infrastructure.
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Regarding coordination with other entities, as described above, the ACBCI has been very involved in the planning and implementation of protection measures related to archaeological resources. Coachella Valley Water District (CVWD) was consulted by the City when the plans were received, as part of the City’s standard application process, and CVWD provided a standardized response, which included the requirement that they would need to provide approval for water and sewer infrastructure. The Conditions of Approval for TTM 2025-0001 include a requirement that the applicant provide proof of approval by CVWD (Condition #4 of Exhibit A to Planning Commission Resolution 2025-012). CVWD has an access easement on the north end of the project, which extends into the Canterra development, which they have not exercised for either tract. As Council is aware, the easement allows CVWD to exercise its rights in the future, should they choose to do so.

This access easement in no way impacts the viability of the project or the Canterra tract.

The City does not control approval processes implemented by CVWD, but is responsible for assuring that the applicant conforms to those processes. By requiring proof of approval by CVWD, the City has correctly tasked the applicant with assuring approval by this outside agency.

Cumulative Impacts – Travertine: Section 2.G. of Attachment 1 asserts that the approval of the Travertine project in conjunction with this project increase environmental and recreational impacts. As the comments relate to public access to private property, the issue has been addressed above in this staff report. As it relates to the appellant’s assertion that there will be increased impacts to future homeowners from alluvial fan conditions, the impacts associated with soils and geology on the project site were thoroughly analyzed in Section 4.6 of the certified EIR, including impacts associated with soil stability. As noted above, the period to challenge the EIR has expired.

Finally, the appellant’s assertion that cumulative impacts have not been addressed is unsupported by substantial evidence. The EIRs for both the Coral Mountain and Travertine projects included cumulative impact analysis. That cumulative impact analysis is based on both the General Plan build-out and on known planned projects in compliance with CEQA Guidelines Section 15130. The Travertine project was known at the time that the EIR for the Coral Mountain was prepared, and the impacts of Travertine were factored into the analysis in the Coral Mountain EIR where applicable. As noted above, the period to challenge the EIR has expired.

Impacts of Fugitive Dust: Section 2.H. of Attachment 1 asserts that a Fugitive Dust Control Plan has not been prepared. As stated in Condition of Approval 53.C. of Exhibit A to Planning Commission Resolution 2025-012, the plan is required prior to the issuance of grading permits. The plan must be reviewed and approved by the City Engineer prior to the issuance of grading permits. The standards for the plan are established in the Municipal Code and the requirements of the SCAQMD, and will be adhered to for the project grading.

Also, as noted above, the period to challenge the EIR has expired.

It is important to note that the EIR extensively studied the impacts of site grading on air emissions, including PM10 and PM2.5. As shown in Table 4.2-6 on page 4.2-23 of the EIR, construction activities, including grading, will not exceed the SCAQMD thresholds of significance for PM10 or PM2.5. The EIR further analyzed the impacts to adjacent sensitive 230 CLICK HERE to Return to Agenda
receptors, including a location at the northwest corner of the project, at the Canterra subdivision. As described on pages 4.2-31 through 4.2-40, impacts will be less than significant. The City’s and SCAQMD’s requirements for fugitive dust control, as well as standard requirements for staging areas and stringent state emissions standards, will ensure that impacts to surrounding residential development will not exceed the established thresholds for air pollutants and dust. Also, as noted above, the period to challenge the EIR has expired.

Public Safety and Infrastructure: Section 2.I. of Attachment 1 asserts increased and unaddressed impacts regarding traffic, infrastructure, increases in population of construction and maintenance workers, fire and emergency access, and public utility capacity. All of these issues were addressed in the certified EIR. Mitigation measures were provided where impacts were found to be significant, and all these impacts were determined to be less than significant. The project will implement temporary traffic management plans when necessary public improvements on Avenue 58 and Avenue 60 are undertaken. These plans are reviewed and approved by the City Engineer and the Fire Department prior to implementation and require that a throughway be maintained at all times when construction is underway. It is unclear how construction and maintenance workers would cause an impact on surrounding development, but the City requires that construction workers park on project staging areas within the development, not on perimeter streets.

Supplemental Materials in Attachment 2: The supplemental materials do not raise any additional substantive issues associated with the appeal. The following provides a summary of new information/requests in Attachment 2.

1. The appellant requests a field visit with the applicant and stakeholders. City staff contacted the applicant and asked them to contact the appellant. It is staff’s understanding that the appellant and applicant did speak at some length. To staff’s knowledge, no change in the appellant’s position or the applicant’s applications has been made as a result of this discussion.

2. The appellant provides a list of previous actions taken by the City relating to the project.

Section A of Attachment 2 restates the appellant’s objection to the process, and their feeling that their individual concerns were not explicitly addressed by the Planning Commission.

Section B of Attachment 2 repeats assertions regarding perceived inconsistencies with the General Plan. These have been addressed above in this staff report. The appellant also questions whether the project is residential or a resort, referring specifically to short-term vacation rentals. The Specific Plan and Development Agreement both allow short-term rentals on the property. No other resort amenities are proposed beyond those associated with the golf course and common area recreational amenities. The appellant also expresses concerns regarding the “look” of the project. As described to the Planning Commission at the public hearing, the project is being developed using multiple SDPs. The SDPs for the golf course and the perimeter landscaping were necessarily filed first, to allow 231 CLICK HERE to Return to Agenda
for the extended construction timeline required to construct the golf course. SDPs have also been submitted and are currently under review for the golf course structures (clubhouse, comfort stations, etc.) and the first model homes. Those will be brought forward to the Planning Commission for review when staff’s review is complete.

Staff’s Conclusion
Based on the analysis provided above, the Planning Commission considered TTM 2025- 0001, SDP 2025-0001, and SDP 2025-0002, and correctly determined that the findings for approval could be made. The issues raised in the appeal fail to show either a procedural or substantive error, nor do they point to a faulty review process. The City has undertaken its review of this project based on previous approvals and certified environmental documentation, and those approvals are sound. The current project results in reduced impacts when compared to those analyzed in the EIR, either for the Preferred Alternative or Alternative 2. The currently proposed project implements the Specific Plan and is required to conform with all of the Mitigation Measures, including in the certified EIR. The Appeal does not provide substantial evidence that the project approvals should not stand.

FISCAL IMPACT
Other than nominal costs to administer the Appeal, there is no fiscal impact to the City resulting from the Council’s decision.

PUBLIC HEARING NOTICE
The public hearing notice for the appeal hearing was advertised in The Desert Sun newspaper on December 5, 2025, and distributed to properties within 500 feet of the site.

At the time of publication of the Agenda, staff had received a letter from the applicant, see Attachment 6, and one written public comment, see Attachment 7.

ENVIRONMENTAL REVIEW
The Appeal is not considered a Project as defined by CEQA. The TTM and two SDPs were reviewed for consistency with CEQA, and the Planning Commission found that the certified EIR for the overall project (SCH #2021020310) had analyzed the impacts of the currently proposed project, and that no further analysis was required, consistent with CEQA Guidelines Section 15162.

ALTERNATIVES
Council may elect to (1) support the appeal, rescind the Planning Commission approval, and provide the Planning Commission with direction; or (2) continue the item and provide Staff with direction as to changes that it wishes to see implemented in the project.

Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Jon McMillen, City Manager
Attachments: 1. Appellant’s Letter
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2. Appellant’s Supplemental Letter

3. Appellant Attachments

4. Planning Commission Staff Report & Attachments
Link:
https://www.laquintaca.gov/home/showpublisheddocument/5193 4/638974197704370000

5. Planning Commission Resolution 2025-012
Link:
https://laqlaserweb.laquintaca.gov/WebLink/DocView.aspx?id=6 09945&dbid=1&repo=CityofLaQuinta

6. Applicant’s Response to Appeal

7. Public Comment
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RESOLUTION 2025 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, SUSTAINING THE PLANNING

COMMISSION APPROVAL OF TENTATIVE TRACT MAP
2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT
2025-0001 & SITE DEVELOPMENT PERMIT 2025-0002
(CORAL MOUNTAIN CLUB)
CASE NUMBERS:

APPEAL 2025-0001
TENTATIVE TRACT MAP 2025-0001(TTM 39058)
SITE DEVELOPMENT PERMIT 2025-0001
SITE DEVELOPMENT PERMIT 2025-0002
APPLICANT: CM WAVE DEVELOPMENT LLC
APPELLANT: MARY MANN
PROJECT: CORAL MOUNTAIN CLUB
WHEREAS, Planning Commission of the City of La Quinta, California did, on October 28, 2025, adopted Planning Commission Resolution No. 2025-012 approving applications by CM Wave Development LLC, property owner, for Tentative Tract Map 2025-0001 (TTM 39058) to subdivide 384 acres into 204 residential lots and lots for streets, golf course and ancillary facilities; Site Development Permit 2025-0001 to allow the development of a golf course on the property; and Site Development Permit 2025- 0002 to allow the construction of a sales center within the project; located at the southwest corner of Avenue 58 and Madison Street, more particularly described as:

APNs: 764-840-021, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080- 001, 766-080-002, 766-080-004, 766-080-005, 764-210-007, 764-210-028 & 764-210- 029; and
WHEREAS, pursuant to La Quinta Municipal Code (LQMC) Section 9.200.110 an appeal was filed by Mary Mann on November 7, 2025, of the Planning Commission decision to approve Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002, stating that the City should reverse the approval and deny or modify the applications; and WHEREAS, the main grounds for appeal are that the project will impact public enjoyment of open space; the approval did not consider impacts associated with air emissions, traffic, noise, and cultural resources; and the City did not properly provide public notice and access to documentation on the three applications; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on December 5, 2025, as prescribed by the 234 CLICK HERE to Return to Agenda
Resolution No. 2025-XXX
Appeal 2025-0001 of Tentative Tract Map 2025-0001 (TTM 39058); Site Development Permit 2025-0001; Site Development Permit 2025-0002 Project: Coral Mountain Club
Location: Southwest Corner of Avenue 58 and Madison Street Adopted: December 16, 2025

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Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and,
WHEREAS, the City Council of the City of La Quinta, California did, on December 16, 2025, hold a duly noticed public hearing to consider the appeal of the Planning Commission approval of Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002; and WHEREAS, pursuant to the California Environmental Quality Act, Public Resources Code Section 21000 et eq. (CEQA) and implementing guidelines in California Code of Regulations Title 14, Section 15000 et seq. (CEQA Guidelines), the City Council certified the Coral Mountain Resort Environmental Impact Report (EIR) (EA2019-0010 SCH #20211020310) for Alternative 2 on March 5, 2024, with Resolution 2024-007, and made Findings determining Overriding Considerations were necessary when considering the economic, legal, social, technological, or other considerations associated with the project; and
WHEREAS, Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002 are consistent with said EIR, will result in reduced impacts associated with air quality, water resources, traffic, and noise, and will implement the Mitigation Measures included in the EIR to reduce significant impacts to less than significant levels; and WHEREAS, Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002 allow the development of the site consistent with Specific Plan 2003-067, as amended by City Council Resolution 2024- 008 on March 5, 2024; and
WHEREAS, the provision of fencing for Peninsular Bighorn Sheep is consistent with the City’s responsibilities as a Permittee under the Coachella Valley Multiple Species Habitat Conservation Plan; and
WHEREAS, the inclusion of the trail at the southwest quadrant of the property is consistent with the City Council’s goal of supporting the Desert Recreation District in its efforts to create a system of trails and a visitor center in the future; and WHEREAS, in approving Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002, the Planning Commission reviewed the Specific Plan, the EIR, and the project materials, and made findings for approval consistent with the requirements of the Municipal Code and attached to this Resolution as Exhibit A; and
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Resolution No. 2025-XXX
Appeal 2025-0001 of Tentative Tract Map 2025-0001 (TTM 39058); Site Development Permit 2025-0001; Site Development Permit 2025-0002 Project: Coral Mountain Club
Location: Southwest Corner of Avenue 58 and Madison Street Adopted: December 16, 2025

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WHEREAS, upon hearing and considering all testimony and arguments for the appeal, if any, of all interested persons desiring to be heard, said City Council affirms the Planning Commission’s findings attached to this Resolution as Exhibit A.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. That the above Recitals are true and constitute the Findings of the City Council in this case.

SECTION 2. That it does hereby sustain the Planning Commission’s determination that Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002 do not require further review under CEQA pursuant to CEQA Guidelines Section 15162; and.

SECTION 3. That pursuant to Sections 9.200.110, 9.210.010 and 13.12.140 of the LQMC, the City Council does hereby sustain Planning Commission Resolution No. 2025- 012, adopted on October 28, 2025, approving Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025-0002, for the reasons set forth in this Resolution and subject to the Conditions of Approval attached to Planning Commission Resolution 2025-012.

PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on December 16, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

________________________
LINDA EVANS, Mayor
City of La Quinta, California
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Resolution No. 2025-XXX
Appeal 2025-0001 of Tentative Tract Map 2025-0001 (TTM 39058); Site Development Permit 2025-0001; Site Development Permit 2025-0002 Project: Coral Mountain Club
Location: Southwest Corner of Avenue 58 and Madison Street Adopted: December 16, 2025

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FINDINGS
Tentative Tract Map 2025-0001 (TTM 39058)

1. The Tentative Tract Map is consistent with the La Quinta General Plan and Specific Plan 03-067, as amended, and implements the residential, golf course, and commercial uses allowed in those documents.

2. The design and improvement of the proposed subdivision are consistent with the La Quinta General Plan, with the implementation of recommended Conditions of Approval.

3. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, nor substantially injure fish or wildlife or their habitat. The mitigation measures included in the Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310) will reduce impacts to less than significant levels, and the reduction in residential lots proposed in the Tract Map will further reduce impacts associated with the project.

4. The design of the subdivision or type of improvements are not likely to cause serious public health problems, insofar as the map will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality, and other public health issues both in this Map and in subsequent site development permits and other approvals necessary for development of the land.

5. The site of the proposed subdivision is suitable for the density and type of development proposed. The reduction of units from the maximum allowed in the Specific Plan is suitable for the subject property.

6. The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City’s Municipal Code, Subdivision Map Act and Specific Plan 03-067 Amendment No. 5.

7. The design and improvements required for the Tentative Tract Map will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any, and surrounding improvements will be completed to City and Specific Plan standards.

Site Development Permit 2025-0001

1. The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a selfRESOLUTION NO. 2025-XXX

EXHIBIT A
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contained high-quality community with golf amenities and services. The proposed golf course design reduces the golf course water consumption by creating desertfriendly buffer areas that will enhance the visual character of the site.

2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks and landscaping requirements.

3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a golf course on 182 of the 384 acres, consistent with what was previously analyzed. The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report.

4. The layout of the golf course is compatible and complementary to surrounding development, which includes golf courses to the north, east, and south.

5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed golf course will be of high quality and will incorporate a desert-friendly plant palette which is sensitive to biological resources.

Site Development Permit 2025-0002

1. The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a selfcontained high-quality community with golf amenities and services. The proposed sales center will provide a highly landscaped, low-lying location offering future residential land sales surrounded by perimeter landscaping and project walls.

3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report for the project (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a sales center located on land which will be developed for neighborhood commercial use in the future, and the sales center is consistent with an office use permitted in the Specific Plan.

The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report.

4. The sales center is compatible and complementary to surrounding developments, insofar as it provides a garden-like setting, limited construction, and compatible design to the surrounding golf course communities.

5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed sales center provides a highly landscaped, low-impact development that will facilitate the sales of homes within a limited area of the Specific Plan.

6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and City’s drought-tolerant landscaping requirements, while the low-profile buildings and central courtyard facilitate low-impact development of the site.
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ATTACHMENT 1
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Supplemental Items to Consider for Appeal 2025-0001:

Overall theme of Basis for Appeal and request for City Council to revoke or modify the approval of TTM2025-0001, SDP2025-0001, and SDP2025-0002 related to the Club at Coral Mountain development
1) The approval of TTM2025-0001, SDP2025-0001, and SDP2025-0002 by the planning commission does not adequately protect the geological, archaeological, historical and recreational components of Coral Mountain and its surrounding areas. These are key assets within City limits, but of local and regional importance, decisions of this magnitude on this key property are far reaching. City should verify agreements with CVWD, IID, Tribes, County of Riverside, and these agreements should be made public.

Input from surrounding stakeholders should be considered and disclosed. The proposed project not does not protect the rights of the public to access and utilize the recreational and historical components of the Coral Mountain area. Prior approvals did not adequately identify or discuss the long term strategy for management of these shared assets.
2) The approval TTM2025-0001, SDP2025-0001, and SDP2025-0002 by the planning commission does not adequately protect the interests of the residents of La Quinta with respect to:
• Health and safety risks created by the construction;
• Long term health and safety risks during development operations; • Traffic and circulation;
• Ongoing financial obligations;
• Infrastructure obligations;
• Increases in utility rates;
• Water security;
• Making steps toward becoming a sustainable community
Attachments
Note that my intention was that attachments were not required because the background and backup for the Appeal are included the record of the Public Hearing https://www.laquintaca.gov/Home/Components/Calendar/Event/16295/109?togg le=allpast , which includes the meeting recording, the TTM and development plans, staff report, references to all the background documents (EIR, development agreement and specific plan amendment, https://www.laquintaca.gov/our-city/city-departments/designATTACHMENT 2 248 CLICK HERE to Return to Agenda
and-development/planning-division/planning-projects/club-at-coral-mountain ), public comments, and my written comments with references to earlier public comments in both planning and city council since May 21 (these were in open comment periods the hearing on Oct. 28 was first time this project was on an Agenda). There is also a written public comment from me on this matter at the Nov. 4 CC meeting that request an appeal or 'call up' from City Council. This appeal references any and all documents created or referred to by the developer or the City in reference to the proposed development that is part of their record. I will try to supplement this with uploads to the HUB for this appeal 2015-0001 with other relevant documents and communications on this matter in the brief timeline allowed for preparation of this appeal.

Field Visit Request
A field visit with the applicant and any of the stakeholders would really help clarify some of the issues mentioned and assist in preparation for a hearing on the matter. This would assist perhaps to resolve conflicts in advance and/or and answer questions on what is planned. As part of the hearing process I request a site visit with all parties present.

Table of Referenced Decisions-References in my statements to previous approvals, include the meeting dates and items considered for some of the decisions on this project.

Because of inadequate review of previous agreements, comments, changes now requires higher level of scrutiny on the implementation of the plan. Table provided for reference, it is not complete.

Date Project
considered
Items Body A/D
March 5, 2024 Club at Coral Mt Environmental
Assessment
2019-0010,
General Plan
Amendment
2023-1000, Zone
Change 2023-
1000, Specific
plan Amendment
2023-003
(SP2003-067,
Amendment V),
TTM 2023-0005,
Development
Agreement 2023-
1000
City Council Approved
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Jan 23, 2024 Club at Coral Mt Environmental
Assessment
2019-0010,
General Plan
Amendment
2023-1000, Zone
Change 2023-
1000, Specific
plan Amendment
2023-003
(SP2003-067,
Amendment V),
TTM 2023-0005,
Development
Agreement 2023-
1000
Planning
Commission
Approved
September 21,
2022
Wave ADOPT

RESOLUTIONS TO

CERTIFY

ENVIRONMENTAL

ASSESSMENT
2019-0010 AND

APPROVE

SPECIFIC PLAN
2019-0003
(AMENDMENT V

TO ANDALUSIA

SPECIFIC PLAN),

GENERAL PLAN

AMENDMENT
2019-
0002, ZONE
CHANGE 2019-
0004, SPECIFIC
PLAN 2020-0002,
AND

TENTATIVE TRACT
MAP 2019-0005;

INTRODUCE FOR

FIRST READING

ORDINANCES

APPROVING

ZONE CHANGE
2019-0004 AND
Denial
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DEVELOPMENT

AGREEMENT
2021-0002; CEQA:

CORAL

MOUNTAIN
RESORT

ENVIRONMENTAL

IMPACT REPORT
(SCH
#2021020310);
LOCATION:

SOUTH OF
AVENUE 58,

NORTH OF
AVENUE 60, AND
EAST

AND WEST OF

MADISON STREET
The following comments supplement the comments in the original appeal document.

A. Procedural and Due Process Concerns
As clarification for statement in appeal regarding public comments. I was very appreciative of the comments being read, that was not expected, and I was grateful for that neighbor.

My objection is that despite having received evidence to the contrary of staff findings in my and others written and oral comments, the comments of others at the public hearing (and from me to both Planning Commission and Council since May), no discussion acknowledgement, appeasement or refutation was offered to many of the issues presented.

Additional procedural concern: The number of complex items considered in one public hearing process is overwhelming and does not allow for adequate review and understanding of each item.

One Planning Commissionor was absent from hearing
B. Inconsistency with General Plan and Zoning Requirements • The discussion at the Planning commission approval on Oct 28 did not provide any enlightenment on the details of the project that were left open-ended in the approved specific plan, EIR and development agreement.
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• Please show consistency with the development agreement, and any changes to the development that were considered as part of this review. • Does this project reflected in TTM and development plans still reflect the intent of the Andalusia Specific Plan (and General Plan)? Or is this more of a resort (short term occupancy) setting?
• Presentation by Applicant regarding the Club at Coral Mountain Plan is incomplete no specifics are given what this development will look like or how it will be used. There were claims in hearing regarding club members’ use of golf course for other recreation activities, no mention of the recreational lake except through public comment, only after the vote Commissioner Nieto told applicant there was confusion around the overall picture of the project. There was significant uncertainty on how the development will operate. Neither the presentation and discussion at 28 Oct. hearing, nor the previous meetings provide any clarity of the intent of this development.

As of 18 Nov. 2025 Applicant Meriwether has not changed their website for this project to show new development concept with golf course, recreational lake, and many fewer residences. The website includes one picture of Wave imprinted on Coral Mountain and various generic images of people playing yard games, golfing at sunrise(set),and a drawing of racket courts. To date, Applicant has not shown the specific development concept for this residential golf course plan. Because none of this was determined in previous stages, it should be demanded prior to accepting the TTM and development plans. 252 CLICK HERE to Return to Agenda
https://meriwetherco.com/meriwether-portfolio/coral-mountain/ https://meriwetherco.com/about-us/
Value statements from the applicant website indicates reverence for the natural environment and matching a development to its surroundings. This matches La Quinta’s value statements, but do not seem to be mimicked through the Club at Coral Mt. Plan. It should also be noted that Meriwether focus is on “hospitality” assets. 253 CLICK HERE to Return to Agenda
• Taxes-heard that our property taxes and those of this development are wholly given to Riverside County for some years due a Bond agreement after annexation of this area of La Quinta (extension S and E from original boundaries). I have not had time to figure out when this happened or what exactly was annexed, City was Incorporated in 1982-coral Mt was not part of original City. Given this, shouldn't the correct lead agency for the CEQA analysis be Riverside County, or at least they should have been a consulted agency with review rights? This seems especially true given the complexity and size of the project.

C. Impacts to Cultural, Archaeological, and Tribal Resources • Alignment of western boundary fence it is way too close to the mountain and it's special features and does not allow for public access through and around that is not impacting those features. Further, the fence (and trail) will be on an unstable slope that will require constant maintenance, increasing traffic and work required around sensitive features
• Trail alignment is too close to golf hole 14 which would put trail users at risk. • Hole is to tee off into a toe of the mountain and will be frequently impacted by golf balls in the area that is marked as an ESA
• Coral Mountain is a sacred well known landmark that contains the coolest features left of our archaeological and natural history. Impacts to the identified as ESA on the private property impact the whole thing.
• The proposed trail is not wide enough, not in the right spot and they have not provided an easement or shown the agreements with CVWD and BOR that a public trail will continue to be allowed through this area.
• Rock Art Plan is not yet available-Tribal statement required • Agricultural tiles and drainage system from past uses will be destroyed- a historic artifact speaking to the agricultural history of the Valley D. Environmental, Recreational, and Visual Resource Impacts • Fence alignment on the west side, which is claimed to be mandated by the ‘forest service’, but involves several stakeholders. In the approved documents the alignment of the fence (and trail) was left open. But nothing has changed from the proposed alignment, nor any discussion presented on the options considered. • No letters of support or comments on the fence plan were solicited or provided from the stakeholder agencies and or groups requesting the fence. • The proposed trail is not wide enough, not in the right spot and they have not provided an easement
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• Public Easement to be recorded has not been identified in TTM • CVWD and BOR have not provided comments regarding this plan, though the plan prosed implies that there is a plan for continued use of this area as a public trail. • No comments provided from Desert Recreation District
F. Site-Specific Impacts
Based on applicant statement the phasing sequence may change based on market conditions – how does this guarantee orderly development as noted in staff findings? Lake- Amount of material to be moved, source of water, when would be in construction schedule, justification as needed for success of development The fence alignment (and trail) as shown will be on an unstable slope that will require constant maintenance, increasing traffic and work required impacting community resources

G. Cumulative and Regional Impacts
• There are at least three projects consisting of hundreds of acres and decades long construction timelines for housing/lodging/golf projects planned to start in in next 1-2 years in City Limits. Plus a 111 redesign project (our main commercial corridor) How is the city planning to manage these projects? Who will be managing the implementation of complex mitigation plans, construction oversight, permits, infrastructure requirements, site monitoring, etc? Payment of fees by developers is not sufficient to cover additional workload required.

Probability of outside personnel or developer personnel unfamiliar with the projects engaged and put into a position of enforcement/approval recommendations with limited knowledge of the each of project's complex agreements and schedules. Inability to process the smaller projects with any expediency and rushed or inaccurate findings for the larger projects. • Project of this size must consider its impacts beyond the project boundary, changes to the use and direction on this site is directly impacting more and more neighbors.
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Figure 1: Most of these are newer developments, and this is an incomplete list. This was found in Public comments opposed to this development as evidence to further assess the impacts for traffic, noise, light and air pollution prior to approval. This was not discussed in prior approvals for this project. • The boundaries and access points to our public lands and open spaces have been consistently cut off along the boundary with the mountains to the west. This project further restricts access and blocks or destroys natural wildlife corridors connecting the mountains to the valley below. The size of this development and as one of the last large parcels with mountain adjacency, the cumulative impacts to our open space, recreational opportunities and access must be considered. • TTM and Development plan review should have included comments from affected agencies at a minimum. These are not present in the Final EIR that was approved by City Council in March 2024 (EIR considering Alternative 2 (the Andalusia residential golf course entitlements). The EIR was not recirculated for reconsideration of Alternative 2 and statements in staff report from this meeting, provided as to why not recirculated in staff report are weak). The same EIR for the new plan for golf course residential at the site was certified in same meeting with a General Plan Amendment, a Zone Change, A Tentative Tract Map, and the Development Agreement). The previous action on the Project was in September 2022 when the 'Preferred Alternative' under the EIR was denied. (This was the Wave Project that had a separate Specific Plan from the Andalusia project. At that meeting the City Council voted against: Wave 256 CLICK HERE to Return to Agenda
Development Agreement, the Wave Tract Map and the Wave Specific Plan, the EIR was not acted upon at that meeting in ~Sept 2022) I am coming to understand that the City did not adequately analyze this Project for CEQA, and may be unqualified as lead agency.
• Critical Water Infrastructure Impacted by this development. At a minimum comments letters of support should be presented from CVWD, Bureau of Reclamation and County of Riverside:
o Lake Cahuilla Reservoir
o Canal
o Buried water Pipeline and related above ground water conveyance structures (pipeline headed east to for agriculture, golf courses, and communities) o Groundwater replenishment facility adjacency
• Critical Stormwater infrastructure
o Levees on S and W of project-built ~1930s? owned by BOR maintained by CVWD-these were built to protect us from stormwater events (Hurricane Hilary was in 2023) where there is high potential for large amounts of water, sediment (clay, sand, gravel, up to large boulders depending on size of storm)
o Current use as walking path/biking/horseback riding – This is current use but there needs to be an agreement with CVWD/BOR that the multi-use trail will be continued to be allowed because there will be a lot of people looking for this amenity
o Access for maintenance, emergency access, risks to life and property in case of failure
• Circulation
o Concerns at Avenue 60 side of development were discussed but not resolved in hearing. Promises that this is going to get figured out, or residents will live with it, but no steps toward planning have been made public o 58th dead ends to west into at Quarry or Park. There will be increased traffic from this development and increased use of Lake Cahuilla Veterans Regional Park. Traffic consideration was not given to Avenue 58 was not analyzed, but increased population and commercial corner will increase traffic. There is only one way out in this flood prone area
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• Complex web of private and public interests/landholders, rights of way not fully described or considered in TTM and plans submitted
• Cost/Risk and Benefit analysis was not presented for this development by the applicant or the City. i.e. what to do with all these new residents and visitors? Parks and open space is a big draw that is not prioritized in this development. 258 CLICK HERE to Return to Agenda
11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 1/6 ATTACHMENT 3 259 CLICK HERE to Return to Agenda

LA QUINTA
Proposal for 1,200 homes, 100-villa resort
in south La Quinta approved by city
council
Aug. 8, 2024, 7:01 a.m. PT
A proposal to allow as many as 1,200 homes and a 100-room resort on a large swath of land in south La Quinta gained approval from the city council Tuesday, despite some concerns from neighboring residents about a key access road into the site.

Known as Travertine, the project covers roughly 855 acres of land south of Coral Mountain and west of the Trilogy community. While its initial plans gained approval in 1995, the revised proposal calls for far fewer homes, along with a fourhole golf training facility instead of two golf courses.

One part of the proposal — an elevated road over a berm along Avenue 62 that would serve as the main entrance — drew scrutiny at the meeting, mostly from residents of the adjacent Trilogy community. While not opposed to the project overall, they said the road will cause noisy disturbances in their area, as well as lighting and air quality issues.

What's included in the Travertine project?
Just over a third of the Travertine property will be kept as open natural space, rather than for the pair of golf courses included under the previous plan. Golfers will still have access to a training facility with four holes, a driving range, teaching areas and a banquet facility.

The 100-villa wellness resort, which is planned on the northern end of Travertine, is slated to be built after the initial round of homes. Homes at Travertine will be sold at market-rate prices and are allowed as short-term vacation rentals.

Tom Coulter
Palm Springs Desert Sun
11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 2/6 260 CLICK HERE to Return to Agenda
Travertine’s lead developer, Newport Beach-based TRG Land, has estimated the first phase will be built by 2029, with additional phases expected to extend into 2033.

Mark Rogers, a developer with TRG Land, said the 1995 project, which allowed for up to 2,300 homes, a 500-room hotel, two golf courses and a tennis club, was “just a whisper away” from being built. He noted the estimated car traffic from the new plan was substantially less than under the prior one.

The project's trail system features a roughly five-mile loop around the development and other connector pathways, with the developer working to connect them to the nearby Boo Hoff Trail. It also includes an eight-foot perimeter fence to prevent peninsular bighorn sheep from entering the community.

Rogers said his team will contribute to public safety costs and expanded power and water capacity in the area, adding they’re offering “the next step of infrastructure that will allow the city to expand east” into its sphere of influence.

Main entrance for Travertine at issue
During its initial phases, the main access point into Travertine will be on Avenue 62, while an emergency vehicle access road is planned to connect with Madison Street.

Many Trilogy residents pushed for an alternative as the main option: An extension of Jefferson Street running south from Avenue 58 and connecting to the site's northwest corner.

But Rogers said the planned extension is “long in the future” due to regulatory approvals and entitlements that the owner of Coral Canyon — a residential development planned on Coral Mountain’s west side — still needs to obtain. (Rogers also said the current landowner of Coral Canyon wants to sell the property.) 11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 3/6 261 CLICK HERE to Return to Agenda
“We'd like to start our project sometime within the next three years,” Rogers said. “The process of getting those entitlements will probably last five years.” Still, several residents contested the main entrance — an elevated roadway at Avenue 62 atop a 30-foot berm — and raised concerns related to noise, light and air pollution from the passing cars.
“This elevated, freeway-like roadway hovering 36 feet in the air will be built in close proximity to the existing Trilogy residential neighborhood,” resident Robert Lasser told the council. “Nothing like this exists in any residential area, anywhere in the Coachella Valley. This type of elevated roadway does not belong in this location.” Mark Reider, board president of Trilogy’s homeowners association, said the vast majority of residents were opposed to the primary access point planned for Travertine, and urged the council to instead require the Jefferson Street extension as the main road.
“In our opinion, developers’ costs of a project should not be a consideration on making land use decisions,” Reider said. “It should be what's in the best interest of the entire La Quinta community, and using Avenue 62 appears to us to simply be the path of least resistance for the developer.”
The La Quinta City Council weighs in
The council ultimately agreed to green-light Travertine, with multiple members commending its overall design and its environmental approach.

Councilmember Kathleen Fitzpatrick called the vote a “tough decision,” but she noted that nobody had spoken out against the overall project. “(This project) is not like the wave park,” she said, referring to a proposal on the other side of Coral Mountain that the council rejected in 2022. “It's not in contradiction to what our development goals are, what our design standards are for the city of La Quinta.”
11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 4/6 262 CLICK HERE to Return to Agenda
Councilmember Deborah McGarrey said it was unfortunate that the Jefferson Street extension is going to take some time to get underway, but called the project “incredibly beautiful.”
Councilmember Steve Sanchez said it’s always hard when a new development is proposed for vacant land, “but I try to always remind everybody that we all live in an area that at one time was just land.”
“PGA West, Trilogy, wherever it is, at one time, was just land, and somebody had to develop it,” Sanchez said. He also commended the developer for setting aside hundreds of acres as open space in Travertine.

The council approved plans for Travertine by a 4-0 vote, with Mayor Linda Evans absent. (Evans was present for part of the meeting, then attended the Desert Healthcare District’s board meeting Tuesday in her role as chief strategy officer for community advocacy at Desert Care Network.)
More: Coral Mountain project in La Quinta gains council approval, minus controversial wave basin Several housing developments in the works in La Quinta
Travertine is the third large housing proposal recently approved in the city.

A development known as the Club at Coral Mountain — located just north of Travertine — is set to include 750 homes, an 18-hole golf course and a 10-acre recreation lake on land off Avenue 58 and Madison Street. The council supported the plan in March after rejecting a prior proposal that included a hotly debated wave basin.

A 252-unit apartment complex at the northeast corner of Washington Street and Avenue 50 was also approved by the council last fall, following months of meetings and revisions in response to pushback from neighboring residents.

Tom Coulter covers the cities of Palm Desert, La Quinta, Rancho Mirage and Indian Wells. Reach him at [email protected]. 11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 5/6 263 CLICK HERE to Return to Agenda
11/19/25, 9:05 PM Plans for 1,200 homes, 100-villa resort approved in La Quinta https://www.desertsun.com/story/news/local/la-quinta/2024/08/08/plans-for-1200-homes-100-villa-resort-approved-in-la-quinta/74680270007/ 6/6 264 CLICK HERE to Return to Agenda
La Quinta City Council unanimously
rejects Coral Mountain Resort project,
wave pool
Sept. 21, 2022 Updated Sept. 27, 2022, 5:58 p.m. PT
Plans for a large development in La Quinta that would include hundreds of houses, a hotel and a high-tech surf wave basin — a centerpiece that’s drawn strong opposition from some residents and climate experts — were unanimously rejected by the city council Wednesday night following a lengthy meeting in a room packed with both opponents and supporters of the project.

The vote marks a major defeat for the current plans for Coral Mountain Resort, a roughly $200 million private development mapped for 386 acres of vacant land on the southwest corner of 58th Avenue and Madison Street.

The La Quinta City Council held several hearings on the proposal in recent months, and delayed a decision on the project in July to give the developer more time to address residential concerns, particularly water usage for the centerpiece wave basin.

The council heard more about those concerns — as well as the developer’s rebuttals — during its meeting Wednesday. Ultimately, all five members declined to advance the proposal, which included zoning and general plan changes to allow for the hotel and wave pool, arguing the developer's request did not meet the "higher threshold" to warrant such substantial changes.
"What I see is a developer that hasn't pushed the weight above their head," councilmember Robert Radi said, using a sports analogy. "I don't see how I can support the change in the general plan ... I can only conclude that the project is not consistent with the fundamentals of the land use and the use of resources as per the general plan." Tom Coulter
Palm Springs Desert Sun
11/19/25, 9:04 PM La Quinta City Council rejects Coral Mountain Resort project https://www.desertsun.com/story/news/local/la-quinta/2022/09/21/la-quinta-city-council-rejects-coral-mountain-resort-project-5-0-vote/10425977002/ 1/5 265 CLICK HERE to Return to Agenda
Recent hearings over the development have lasted several hours, as many locals — including members of the group “La Quinta Residents for Responsible Development” — have spoken against the proposal, which was narrowly advanced by the city's planning commission in April.

Their concerns have largely centered on whether the wave basin would be an appropriate use of water amid a historic drought across California that experts say has been fueled by climate change.

But about half of the people at the packed-house meeting were supportive of the project, with several people wearing t-shirts that stated "ON BOARD: CORAL MOUNTAIN" across the front.

One of the proponents donning a shirt, Danilo Kawasaki, told the council he was speaking on behalf of more than 160 La Quinta residents who wrote a letter in support of the development. He also recalled visiting the Surf Ranch near Fresno, the only spot already using the wave technology from champion surfer Kelly Slater that would be used at Coral Mountain.
“I'm not a surfer. I went on vacation with my kids, but I have to say it was one of the best days of my life,” Kawasaki said. “I was able to catch waves, I was able to have fun, my kids enjoyed it. … For people like me with young kids, young families, I think this is going to be a great attraction to La Quinta.”
Wednesday’s meeting was more than two years after plans for the project were first announced in 2020 by Meriwether Companies and Big Sky Wave Developments, who teamed up as CM Wave Development LLC to buy the land. The plans includes zoning changes to allow a hotel with 150 rooms, and all homes on the development would be allowed to operate as short-term rentals.

The development would bring “the largest, rideable open-barrel, human-made wave in the world” to La Quinta by using Slater's wave technology, according to a statement announcing the project in February 2020. The final proposal included a 16.7-acre wave basin, and developers recently reduced its water surface to 12 acres, after initial plans called for a basin covering 20 acres.
11/19/25, 9:04 PM La Quinta City Council rejects Coral Mountain Resort project https://www.desertsun.com/story/news/local/la-quinta/2022/09/21/la-quinta-city-council-rejects-coral-mountain-resort-project-5-0-vote/10425977002/ 2/5 266 CLICK HERE to Return to Agenda
The Coachella Valley Water District has said it has adequate supply to serve the project “without substantially decreasing groundwater supplies,” according to the environmental impact report. Coral Mountain Resort would use more than 900 acre-feet of water per year, with about 13% of that usage coming from the wave basin. An acre-foot is about 326,000 gallons, or enough to serve at least two households for a year.

Those leading the project have tried to ease neighbors’ concerns which also include the potential for noise and light pollution in areas surrounding the wave resort, well in advance of Wednesday's meeting. Last fall, the developer hosted a live demonstration of how light would impact the area at night, though it left some residents unconvinced.

Recently, after asking the council to delay its decision in July, the developer announced several changes to the plan in response to concerns.

The changes include reducing the size of the main wave basin, reducing the height of the lighting poles around the basin from 80 to 40 feet (that change also increases the number of light poles from 18 to 55), reducing the maximum height of buildings by five feet and a moratorium on any special events at the resort for its first two years.

The developers have also offered to add a new 0.25% transfer tax on the resale of all homes within the project to support health and social programs in the area, donate at least 1,000 surf hours per year for charitable uses and contribute $1.5 million to a turf-reduction program in the La Quinta area.

James Vaughn, an attorney representing the Coral Mountain developers, ran through all of the new benefits offered by the project’s backers, noting the tax revenue it would bring the city through the plan's short-term rentals, as well as the other funding for local community programs and upgrades to a nearby substation.
“The project protects the environment and enhances water conservation (through the turf rebate program),” Vaughn said. “The project has no impact on the quality of life or the surrounding residents.”
“When you balance the project's benefits against any negative effects, it's not even close,” he added. ”This project is a clear winner for the city and for its residents.” But the proposed benefits ultimately didn't move the needle for members of the council.

Mayor Linda Evans said the public benefits were "too little, too late" in changing the public 11/19/25, 9:04 PM La Quinta City Council rejects Coral Mountain Resort project https://www.desertsun.com/story/news/local/la-quinta/2022/09/21/la-quinta-city-council-rejects-coral-mountain-resort-project-5-0-vote/10425977002/ 3/5 267 CLICK HERE to Return to Agenda
perception on the project.

Others at the meeting pushed back strongly against the developer's notion that the project promotes water conservation. Local resident Laura Dolata questioned how the project could be allowed to proceed as California residents are being asked to conserve water amid a historic statewide drought.
“We're at a point in history where we cannot be freely wasteful of water,” Dolata said. “While the rest of the world is screaming about water conservation, including all the experts and scientists, the federal and state governments, the developers say, ‘No problem, we have plenty of water’ — yet the rest of us who live here must conserve and reduce our water usage and will in fact be penalized for overuse.”
Dolata also argued changing the area’s zone to include tourist commercial zoning — which would allow for the 150-room hotel, wave basin and other resort amenities — would be unfair to nearby neighbors, calling such a move “completely contradictory to the whole concept of why zoning laws exist in the first place.”
Her comments on the proposed zoning changes were echoed by other residents, including one who said such a move would be a “breach of trust” by the council against its constituents.

In their initial presentation, the project’s developers noted similar developments — with tourist commercial zones in close proximity to residential areas — exist in other parts of the city, pointing to the La Quinta Resort and the Rancho La Quinta Country Club as examples.

A 750-home community with 18-hole golf course was previously approved for the Coral Mountain development. But supporters of the project argued the valley has more than enough golf courses, while the wave pool would offer a new attraction to younger people in the area.

The development project also had the support of the La Quinta Chamber of Commerce, as well as the Southern California Builders Association. Joe Hammer, who has properties in La Quinta and the nearby Vista Santa Rosa area, encouraged the council to approve the project, arguing it would set the course for future development in the city. “We have to look in the future -- This is not just one project,” Hammer said. “Other developers are looking at us … (If) La Quinta is not open for business, I know where they're going: right across the street from where I'm at, which is Vista Santa Rosa.” 11/19/25, 9:04 PM La Quinta City Council rejects Coral Mountain Resort project https://www.desertsun.com/story/news/local/la-quinta/2022/09/21/la-quinta-city-council-rejects-coral-mountain-resort-project-5-0-vote/10425977002/ 4/5 268 CLICK HERE to Return to Agenda
However, the council ultimately decided against advancing the development, despite some admitting the wave pool would be an attractive amenity for La Quinta. "I think this is a cool project — I really do — but I don't think it's in the right location, and maybe the timing isn't great because of the drought," Evans said. 'A land of permanent drought': Coachella Valley's golf courses work to cut water usage "But I feel like La Quinta would deserve a project like this someplace in the city," she added. "I think that we can be on the forefront of having something like this in different times, and maybe that's where our sphere of influence comes in." It wasn't immediately clear what will happen with the existing plans for the nearly 400-acre plot of land, but John Gamlin, president of CM Wave Development LLC, told The Desert Sun his team will soon begin evaluating its options.
"We’re disappointed with last night’s outcome and will evaluate our options in the near future," Gamlin said in an email Thursday morning.

Councilmember John Peña noted the hearing "could've gone either way," adding it certainly won't be the last tough development decision to come before the city council.

Clarification: This story has been updated to clarify the water surface and size of the wave basin included in the final proposal before the council.

Tom Coulter covers the cities of Palm Desert, La Quinta, Rancho Mirage and Indian Wells.

Reach him at [email protected] or on Twitter @tomcoulter_. 11/19/25, 9:04 PM La Quinta City Council rejects Coral Mountain Resort project https://www.desertsun.com/story/news/local/la-quinta/2022/09/21/la-quinta-city-council-rejects-coral-mountain-resort-project-5-0-vote/10425977002/ 5/5 269 CLICK HERE to Return to Agenda
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In 2006 The Acorn Group began working with RJM Design and the Coachella Valley Park and.

Recreation District to develop a conceptual plan for interpretation at the proposed Coral Mountain Discovery Park in La Quinta. The purpose of this effort was to guide development of interpretive panels, plant identification signs, orientation and regulatory signs, as well as content for exhibits in the outdoor discovery center. In 2007 a Sign and Exhibit Plan was submitted for review by project stakeholders, including archaeologists, tribal representatives ~ of Mission and Cahuilla Indians, museum curators, educators, and representatives of the cities of La Quinta and Palm Desert, as well as Coachella Valley Park and Recreation District.

The final edition of this document set the course for development of all park panels, including text, graphics, and commissioned art; and conceptual design of the discovery center's exhibits.

Based on the direction established in the Sign and Exhibit Plan, The Acorn Group prepared a conceptual design package consisting of exhibit perspective views, floor plan, and narrative description of exhibits planned for the discovery center, as well as camera-ready files for the sign package. These elements are contained in this document.

The 600-acre Coral Mountain Discovery Park is located at the foot of Coral Mountain. Proposed interpretive features include a discovery center-a shaded outdoor installation with exhibits and displays, an amphitheater, fire pit, water feature, picnic tables, and seating-plus a loop trail with orientation, plant identification, and interpretive signs around the developed, 123- acre portion of the park. The loop trail proposed for the developed segment of the park will link with other trails that provide access to the mountainous portion of the site, as well as connect to city and regional trails developed by others. Existing plans propose that landscaping for the park mimic the shape of Coral Mountain itself, with the loop trail skirting the footprint of the mountain as viewed from above. Slightly elevated terrain within the loop trail will suggest the much more pronounced heights of the mountain.

The discovery center is designed as an open-air ramada that contains three clusters of exhibits that further advance the visitor's understanding of Coral Mountain and the surrounding environs. Interactive and hands-on exhibits and displays focus on the cultural and natural heritage of the region, from ancient times through the present. 272 CLICK HERE to Return to Agenda
The visitor's experience at Coral Mountain Discovery Park will be enhanced by two sets of park amenities: those that address basic needs (water, restrooms, shade, and picnic tables) and those that pique curiosity and lead to exploration and discovery (trails, interpretive panels, plant identification signs, and exhibits).

The discovery center will offer a retreat from the sun and desert heat and an exploratory experience based on a series of exhibits and displays that accommodate a wide range of ages and interests. The proposed exhibits reflect two unifying themes and four broad topics. 273 CLICK HERE to Return to Agenda
As with most sites, there are many stories associated with Coral Mountain. To be effective, interpretation must focus audience attention, usually limited by time, on a few stories considered by the client and stakeholders to be the most important. To that end, the Acorn Group asked stakeholders to identify a handful of "take home" messages that they felt captured the significance of Coral Mountain.

Discussions with the client and stakeholders suggested four broadly defined topics that form the focus for interpretation at Coral Mountain:

The story of ancient Lake Cahuilla, particularly how the lake formed and reformed, the origin of tufa deposited on the granite mountain, why and when the lake disappeared, and what role the lake and lakebed played in human history.

The desert ecology/environment including local flora and fauna in the past and present day.

The human history of the area, particularly those chapters related to visible features-use by native peoples, "rock art," agriculture, flood control (dike), and residential/resort communities.

The need for protection of the site and, more generally, the importance of preserving open space and outdoor recreation sites in the region.

The challenge of interpretation is to take these broad topics and explore what they mean and, more importantly, why contemporary audiences would be interested in them. The job of interpretation is to explore how the natural and cultural past of Coral Mountain is relevant to the 21st century and to today's audiences with their diverse interests and perspectives. As David Glassberg suggests in Sense of History: The Place of the Past in American Life, when designing interpretation "we must ensure that the multiple voices of the community be represented." This is particularly important since "individuals understand places differently depending on how they have experienced them, and this experience in turn is shaped by their social characteristics such as age, gender, race, class, and physical condition." "To say nothing is out here is incorrect; to say the
desert is stingy with everything except space and
light, stone and earth is closer to the truth."
William Least Heat Moon, Blue Highways
274 CLICK HERE to Return to Agenda
The broad topics suggested by the client and stakeholders provide an excellent place to begin. Remembering the ultimate goal of interpretation-to create engaging signs and exhibits for Coral Mountain that are relevant to contemporary audiences-it becomes important to craft themes with care. Ideally, these storylines will provoke audiences to think about and to internalize Coral Mountain's significance and enlist them in efforts to protect and preserve the park's resources. In short, the broad topics need to be stated in ways that diverse audiences can grasp easily and remember beyond the short duration of their on-site visit. lhefne 1: 6'7rf,\,[ :M'7V1ntf,\,in i5 like£,\, 5""~ fntpter11.

Even a casual visit to Coral Mountain raises questions and offers clues to the realities of past and present. But what do those visible clues actually mean-the "bathtub ring" so evident on the mountainside, the presence and origin of the "coral," the rock art left by many generations of different peoples, the dike that bisects the site, even the desert habitat that seems devoid of water but still supports a variety of plant, animal, and insect species? What can we learn about the natural and human history of this place by studying the site and exploring its mysteries? As human development su rounds the mountain, what is the future of this and similar parks? Will Coral Mountain's clues be preserved for future generations to puzzle over and learn from?
Like any good mystery the story of Coral Mountain is solved bit-by-bit, layer-by-layer. As each clue is explored and each layer uncovered, we learn something new. Contemporary natural and human history rests atop layers and layers of stories. Before the residential and resort history of the region, stagecoach routes and agriculture brought explorers and settlers to the area. Government survey teams passed through the valley. Local church congregations used Coral Mountain for sunrise services. There is evidence of target practice that mutilated rock art and illegal pot-hunting that removed native artifacts. Before the settlers and explorers, the Cahuilla, an enduring constant in the region's human history, lived with and off the land-the significance of the site to native peoples is a critical element in the human story.

Reaching back even farther, a pattern of flooding and evaporation altered the landscape again and again as ancient Lake Cahuilla laid down layers of silt on the valley floor and formed tufa on the uplifted granite. Then and now, these layers of life formed a desert habitat where drought resistant plants struggle above the sandy soil scorched by the sun, their roots searching for water within the earth. Animals find shade as they can above ground or in the cooler darkness of burrows and tunnels. How do they manage to survive and even thrive? This theme is the ideal complement to the client's desire to engage audiences in discovery and provide on-site interactive media. It challenges the intellect to question 275 CLICK HERE to Return to Agenda
and search for answers. It connects puzzling landscape features with the subtle history of the site. Because it offers a perfect focus for the interpretive center, we recommend that all media within the center be designed to explore Coral Mountain's mysteries and its layers of history and habitat.

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Unlike theme #1, this theme addresses the obvious rather than the mysterious. It acknowledges the salient environmental reality of Coral Mountain-usually this place is sunny, hot, and dry. While the human story plays a role in this theme, nature takes center stage. Ever since geologic forces pushed Coral Mountain into place on the Coachella Valley horizon, the sun has influenced and largely determined the mountain's flora and fauna.

Yet there is no denying the role played by the more elusive element in this natural equationwater, both its presence in the past and its scarcity today. Water, like sun, featured prominently in the history of Coral Mountain. Colorado River floods created ancient Lake Cahuilla, followed by intense desert sunshine that exposed the valley floor and tufa deposits that we see today. Water, continually evaporating into the dry desert air, has influenced human use of the land and determined the flora and fauna that live within the region. And the future of the region, as a resort and residential community, is undeniably linked to climate and the presence of a sustainable supply of water. Coral Mountain captures the essence of life in the Coachella Valley-sun for recreation and water for survival.

Since this theme will be evident and immediate for every visitor who leaves the shaded interpretive center and walks the park's proposed trails, we recommend that the interpretive stops along the loop trail introduce, focus on, and explore this storyline.

Since most visitors to the park will not have the benefit of staff or docent-led interpretive programs, both themes work well because they are well illustrated by the site and by site landscapes visible from the park's proposed trails.

Both themes also resonate in a variety of cultures-the history and culture of native peoples as well as the history and culture of settlers are well represented by both storylines. Both are broad enough to fit into a school's curriculum yet are specific enough to generate ideas for teaching specific academic skills in many disciplines-history, reading, math, science, and art. Seniors, an important audience for the park, often enjoy stories of the past, particularly when the more recent history of the 2Qth century is woven into a theme. 276 CLICK HERE to Return to Agenda
We recommend that the interactive exhibits developed for Coral Mountain focus on the "mysteries" of Coral Mountain. We see many more than six possibilities and suggest that the actual arrangement of exhibits be dispersed rather than concentrated in a single block in the interpretive center. A design that disperses rather than concentrates the exhibits will accomplish two important objectives: it will spatially reinforce the interpretive stories, and it will allow more interaction with the exhibits on busy days or during group visits. As now conceived, the interactive exhibits would occupy three clusters. 6tuste.r f: 'M1Jste.ries uf tfie f'Mt
This cluster will focus on evidence related to Lake Cahuilla. It will help visitors understand how the ancient lake formed and what happened to it.

We suggest including any or all of the following interactive devices:

A. Portal to the Mountain
This interactive uses "viewing ports"-a device that on-site visitors look through that focuses attention on a particular feature/aspect of the story. This device could be as simple as fixed "pipes" at varying heights positioned so that when visitors look though the pipe they see the mountain. Accompanying interpretation will help visitors put the view into thematic context.

B. Shifting Shorelines
Visitors need to have a sense of the size and scope of Lake Cahuilla, and understand that it fluctuated over time. Superimposed on a map of modern day Southern California, this interactive will show the shorelines of the ancient lake at three different levels depicted on three movable sheets of translucent tempered glass.

C. Notes from the Field
The natural processes that formed modern natural landscapes are not always easy to explain, and often have been a matter of speculation over time. This interactive will use the 1853 expedition and field notes of geology professor Dr. William Blake to introduce lake formation theories and history.

It will include three explanations of Coral Mountain/Lake Cahuilla for visitors to compare:
277 CLICK HERE to Return to Agenda
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• Excerpts from Blake's field notes focusing on his observations about the lake/lakebed. • Cahuilla oral histories about the lake and the lake's impact on people in the area. • Modern explanations that incorporate the most recent science.

Visitors will move sliding panels, suggesting layers of history, to read each explanation/history.

D. Clues Left Behind
In order to introduce the surviving clues to the lake's history, this display will show a fabricated cross section of layered materials left behind as the shoreline receded: "bathtub rings," travertine, beach deposits, sand bars, fossils of Pleistocene fish, and gastropods. It also could include cultural artifacts indicating human activity along the shore, perhaps with a map of Cahuilla village locations in the 19th century and earlier.

E. Towers of Tufa
In order to help visitors understand how tufa formed, this exhibit will explain the relationship between photosynthesizing algae and lime. It also might include photos of other locations where tufa has formed or is forming, such as Mono Lake.

F. Tufa to Touch
Once visitors become curious about tufa, they need an outlet for that curiosity that avoids damage to the tufa itself. This interactive will allow visitors to touch tufa in the planned environment of the discovery center and help them understand how easily it can be damaged.
&t-uste.r .Z: ]:.Vi~enu "f A-ncest"rs
This cluster focuses on human history. It explores how humans adapted and used the land and suggests ways that we learn about the past. We suggest including any or all of the following interactive devices:

A. Traces of the Past
A fabricated archaeological site with transect lines, tools, exposed pottery sherds, and lithic scatter will help visitors understand how archaeologists help us learn about human land use in the past. 278 CLICK HERE to Return to Agenda
6lvi5ter "8-. Stvrie.5 in Stone
While the meaning and symbolism of some rock art is evident, that is not always the case. This exhibit will explore what rock art means and who made it. Displays will help visitors decode the meaning of various symbols and link the art to different people/groups and purposes for creating the art.

C. Connecting the Dots: Plants, Things, and People
In order to connect plants and material culture, a matching activity will challenge visitors to think about how the Cahuilla used plants like mesquite, opuntia, barrel cactus, desert tea, agave, yucca, and fan palm, etc., and show examples of Cahuilla pottery, basketry, bows, etc. made from natural materials.

Displays might include actual descriptions of how some foods tasted, or of the qualities of utilitarian objects made from natural materials.

A similar matching activity will connect more recent residents and area visitors to the artifacts in their lives, particularly the importance of agricultural products and outdoor recreational facilities to the 20th century economy of the area. The text includes mention of the Cahuilla as the first farmers in the valley.

In order to encourage visitors to explore the entire park and connect themes/stories, a portion of this exhibit will suggest that visitors go and find some of the plants interpreted and will give visual information that helps their quest.

D. Leave Your Mark
Clearly, humans want to leave their mark and even express their personal creativity. This interactive will develop an opportunity for visitors to do just that via a "leave your mark" album.

Here, we envision a securely anchored photo album-type book and pen. Visitors would be challenged to sign-in, creating a pictograph or series of pictographs that best illustrates their experience at Coral Mountain that day. 279 CLICK HERE to Return to Agenda
Volunteers or staff will need to check entries on a periodic basis to ensure tastefulness and to maintain an ample supply of pages for new entries.

Cluster 3: Desert Secrets
The third cluster focuses on the desert environment. We suggest including any or all of the following interactive devices:

A. Adaptable Animals
In order to understand how animals deal with desert conditions, this "trail"within the discovery center is accented by smal interpretive panels that explain each species' specific behavioral and structural adaptations for coping with harsh desert conditions. A faux bronza bas relief sculpture of each animal is mounted on or adjacent to it. Animal adaptations include those of the: Coachella Valley fringe-toed lizard; desert tortoise; red-diamond rattlesnake; Gambel's quail; burrowing owl; desert cottontail; California leaf-nosed bat; and Coachella giant sand treader cricket.

A display of discoveries from mammoths to shellfish will explain the evolution of animal habitat.

B. Pliable Plants
This interactive field guide is similar, but focuses on plants. Panels with flip lid mechanisms reveal specific adaptations of desert plants:
the spines and hairs of opuntia; the long taproot of mesquite; the tangled shallow roots of cacti; the creosote's secretion of toxins to prevent growth of other plants competing for limited water and its movement of leaves away from direct exposure to the sun's rays; the waxy coating on the leaves and stems of desert shrubs; and the ability of an ocotillo or palo verde to "drop 'em during drought." By incorporating natural materials in some of the displays, this exhibit will allow visitors to touch and feel textures.

C. Nature's Rhythms-Daily and Seasonal Change
Daily and seasonal change are important elements of the story, particularly the cycle of plants harvested by the Cahuilla but also to agriculture and patterns of tourism. These changes can be illustrated via displays that show different plants and different conditions at each season.

D. Sun and Water-Fire Ring & Water Feature
Since the interpretive center design includes a fire ring and water feature, we suggest developing companion interpretation that calls attention to the primary natural elements of sun and water, reinforcing a primary park storyline. 280 CLICK HERE to Return to Agenda
0 Stone bench
e 1-n <••••'""• ... eo1s \}_J Interactive station CLUSTER 2·

EVIDENCE OF ANCESTORS
-- -:-~~----_:.:=;-_::=:..-,:-::::--.:-- -== -=--=::::::::::;- ____ --· - r . _,----, ~ /- J -~~ ~
-· + . Trac s of The p st ~
Tufa Towers
CLUSTER 1·

MYSTERIES OF TH,E PAST
/YNature's
~Rhythms
'
Shifting Shorelines
Interactive
~ ll3 '·· -.... ~ . (~'-.)
Notes From the Field
& Clues Left Behind
281 CLICK HERE to Return to Agenda
1 T"wers "f T VI/"'-
In order to help visitors understand how tufa
forms, this exhibit explains the relationship
between photosynthesizing algae and lime.

It also might include photos of other locations
where tufa has formed or is forming, such as
Mono Lake.

T VI/"'- t" T"VI ch,
Once visitors become curious about tufa, they
need an outlet for that curiosity that avoids
damage to the tufa itself. This interactive will
allow visitors to touch tufa in the planned
environment of the discovery center and help
them understand how easily it can be
damaged.
282 CLICK HERE to Return to Agenda
Sh-ijtin1 Sh-vreline5
Visitors need to have a sense of the size and
scope of Lake Cahuilla, and understand that
it fluctuated over time. Superimposed on a
map of modern day Southern California, this
interactive shows the shorelines of the ancient
lake at three different levels depicted on three
movable sheets of translucent tempered
glass.
283 CLICK HERE to Return to Agenda
StClrie.5 in StClne
While the meaning and symbolism of some
rock art is evident, that is not always the case.

This exhibit will explore what rock art means
and who made it. Displays will help visitors
decode the meaning of various symbols and
link the art to different people/groups and
purposes for creating the art.

Reproductions of the rock art on the mountain
will make it accessible to visitors and explain
the difference between petroglyphs and
pictographs. This display has another
important objective-to explain the
importance of protecting the historic art
because of what it can tell us about the past.
284 CLICK HERE to Return to Agenda
+
Trt:fvc.e.s vj th-e. ?Mt
A fabricated archaeological site with transect
lines, tools, exposed pottery sherds, and lithic
scatter will help visitors understand how
archaeologists help us learn about human
land use in the past.
285 CLICK HERE to Return to Agenda
This interactive uses "viewing ports"-a
device that on-site visitors look through that
focuses attention on a particular feature/
aspect of the story. This device could be as
simple as fixed "pipes" at varying heights,
positioned so that when visitors look though
the pipe they see the mountain.

Accompanying interpretation will help visitors
put the view into thematic context.
286 CLICK HERE to Return to Agenda
A-~V\ptf)vp[e A-ni;nf:\,[5
In order to understand how animals deal with
desert conditions, this "trail"within the
discovery center is accented by smal
interpretive panels that explain each species'
specific behavioral and structural adaptations
for coping with harsh desert conditions. A
faux bronza bas relief sculpture of each animal
is mounted on or adjacent to it. Animal
adaptations include those of the: Coachella
Valley fringe-toed lizard; desert tortoise; redd i a mon d rattlesnake; Gambel's quail; burrowing owl; desert cottontail; California
leaf-nosed bat; and Coachella giant sand
treader cricket.
287 CLICK HERE to Return to Agenda
L
.. ooks can bi: dm:iving. While: the
"bathtub ring" deposits on Coral
Mountain look to some like: the
animals that form underwater ri:ds. that's
not so. They arc really minerals- fresh
water lime deposits called tufa.

Although tufa forms in several ways.
here: it probably appeared as ancient Lake
Cahuilla dried up. Thi: lake ci:rtainly
had all the needed ingredients. It had
lots of seashells containing calcium
carbonate. Plus. the Coachella Valley
had lots of sunlight that not only
dried up the lake: but also triggered
photosynthesis in the algae growing
in shallow water on hard rock
surfaces. lo these ideal conditions.
tufa deposits built up lo as much as
two feet thick.
.
1 \nin1al or Mineral?
- Geologist William Blake. l 54
!7o~~·7,·,:~!1::i-~':! '::;.t;:;;,~~~~t ~::::::::;:~·:;u.,. :r i\/our.,11. .,.,,----... --..;..---~=-- · ......-.:-~-------..,..,.------ - 288 CLICK HERE to Return to Agenda
f'A-ne.l?
·1 n the desert. water docs a
disappearing act. Scarce rainfall
- (a little more than 3 inches each
year in La Guinta). stream runoff. and
melting snow sink downward through
the porous soil to underground aquifers.

It is this groundwater. stored in sand.
gravel. silt. and clay. that sustains life in
the Coachella Valley. The long tap roots
of some
desert t recs
access it.

So do the
residential
neighbors
of the park
who get
their water
from groundwater supplies. iust like the
Cahuilla who knew each natural spring
and dug impressive: wells with steps
descending deep into the earth.

The Cahuilla. in fact, learned to read the
land to find water. They understood that
certain features like a mesquite grove or
palm oasis meant that water lay below.

Where's the Water?
- Dr. Katherine Siva Saubel
\_-.,,,,-- .,_----~-.... _,,.. ......- -~--..;---------=--.~---- -- _____ .._ __ 289 CLICK HERE to Return to Agenda
·1-1 umans have left their mark on
- . this landscape. clues to who they
. were and why they were here.

ArcheoJogists have found evidence of
occupation by CahuiUa clans and Japanese
immigrants. Historians have located
accounts of c:xplorers from Spain and
land surveyors from the War Department
in Washington. DC. The historical
society has photos of Mexican farmers,
transplanted Easterners. WWII soldiers
in training. dude ranchers. movie stars
and the moguls who made them famous.

I
I
All around you is
evidence of 20thcentury real estate
development and
the rise of the
resort economy.

I
If
....,._..;:;....-c-..:..1 II ,_ __ "' .. '•°""""''----- TM'lt tw «lobc64dltl111 rrflcc.11lic Mu 1e .. 11w:I
o/LllOa11tlOJ.
__________ ...... .....--_~
Clues to the Past
rt h, ir t
l I h·
- Marc Reisner. Cadillac Desert
-
Hdt• 11.JCll/10. /11111 \/atl111 1/ic rotMrlJ/ w.U111-.,1o 1r11 A~ a.Srrrt r ur/ lll<Jh""Y lll. t11to1 l9.H.
-
290 CLICK HERE to Return to Agenda
·1..,.1· ere. all around you. the
- underground preserves desert
. life. La rgely hidden from
view. the roots of some plants grow
deep into the sandy soil searching for
water. Other plant roots fan out near the
surface waiting to capture every morsel
of rainfa ll or evening dew.

Small
mammals.
reptiles.
and insects
hide beneath rocks or burrow to escape
both the scorching daytime sun and
predators on
the prowl for
a iuicy meal.

Frogs hibernate
underground
until a spring ra in awakes them like a
mating call.

It's hard to fully appreciate what you can't
sec, but use your imagination and picture
not only the life that exists before your
eyes but also beneath your feet.

Can You ln1agine?
- Novclisr Mary A11sr1i1. l and of l itrlc Rain
291 CLICK HERE to Return to Agenda
Welcon1e to Coral Mountain
Discoverv Park .,
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Discoverv Park
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1lc nd.ut und.pccl:d.mucWud •-' l.atO lktmt(c-.iUy •dcfQ'd WW 1U1l tccri IM paicsc of C.WU, l.:tu.a.~ &Id n_.~ 11dna ~ctt.twrnad.11&. • ..U-1ltc:aftalloulbtclff.I utn~"1 ll • I 1Ut1fit.btouc. udirJtltU10Ut.t:udt.Cou.l~ low1 .. tttu1••lMcratrrpruol 11w1 111 li lllltapt. pc:at~10d .crbnMfft Alld.~..ac.11111Jr•....W., ...._,,_."°'"' Coul 011.ui1tuWU1t&1~pa.tc.:10•1t_tbc.wu wd1.a11y..t k4tif.rc:olonotdic.dauu .. .am•1.uu 111 Wdk&• Uli.\tai .. at.mC.I 292 CLICK HERE to Return to Agenda
Welcon1e to Coral Mountain
Discoverv Park

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Loul10tkbau ... u~ .UU.&U.1f'M.ut1111}~ lk..,..,Wt.-row1lli a.t•lk....u..-.t'llliiWt"-.Jc.1 .. rt-tadcdlll 1Qf1lfl ,.___;. llit.ar:.J"c. ...... palf a. O .. °'*"f l'lclOCk an ancd.pc:d:cd.•ntdlat. ad.-motkcmt(icra,ltf 1 *Jll*lallcd tW) taosdt lkpaattrLt.ht:iDi Wun. rmblJ &Id ,,_. .... udnu ZChkul.y'llab.k. M--.il nan el Dal Utory. ~ an • pmamcd a,,- tw 1 • , ~ire, r...c. Nd kpf "',.... aNCk.C.11 t.to.u. tuu• de («*rpiiittof .. ,.., .... ,, .....,.. pc.ii~., ct-..cr ckwt• Kftm. j\ ... ~P Ml(ru""l'r•1,.....,t.J i...-. 1.f moftt.Co.11 f'l loA1u. n-.. ... naaDut plcct0•1t11t» 1bt ·u 11.onl!W} •Iii hc.llf.r" '°'°" ol tlir d.-.w _...._ Jllll .n p:olopt V.'iltu. IJ.blr: M• d.i:• .. 1 Welcon1e to
Coral Mountain
Discoverv Park
4'/
· Enjoy Coral Mountain Discovery Puk from sunrise to sunset. · Please remain on the trails. The desert is easily damaged and slow 10 heal. · Coral Mouniain's rock arl is fa cinating. famous, and ver fragile. The original art is protcc1cd, but Coral Mountain Discover Park exhibits provide an up·close. hands-on look at some of the carvings. · De ert plants and animal work hard to urvive here. Please do not make their life more difficult by picking or trampling them. --....--
* Final logo will need to be dropped in.
293 CLICK HERE to Return to Agenda
Desert Willow
u1in name: Chilopsi lincari
uhuilla name: Oaanki /1
The qaanki h mikes the most of dry climates,
hugging river bo11oms i nd washes. The uhuiJla
used its fie iblc but long·fas1ing wood for house
frames and bows. and its bark fibers for nets and
clothing.
~ __._ .....----..-----...-......... ..,,.. .... ,__.., .. ____ ~~ 1-loney Mesquite
u1in name: Pro opi juliflora
u hu ilb name: fly
Desert Cahuilb relied hcavil on ily. Mesquite
001 ool provided nu1ri1ious. dependable. cas 10
prepare and store food. bu1 also wood for fires,
mortars. corner posts. and rafters. and fiber for
skirts and diapers.
-----
--
Desert /\.gave u 1in name: Agave dcserti
u hu ilfa name: Aamul
Aamul helped 1hc u hu ilfa survive in lean times.

The suppl or agave remained rcb1ivcl consUnl
from year 10 cu. November and Occ:cmbcr. when
other foods were unavailable, were mually 1hc
best monlhs 10 harvest agave.

Creosote Bush u 1in name: Larrea divari ata
u hu ilb name: Atukul
The u hu ilfa used atukul 10 1rca1 their ills.

From stems and laves the brewed tea for colds.
slomach ailments. even a ncer. Steam from the
leaves relieved congestion. Pouhices applied 10
wounds prevented infoc1ion.
~ ---~--""'"'"--""-"'--~--..
294 CLICK HERE to Return to Agenda
California
Fan Pal111
L..tin n•mc: Wa hin9to11 filifera
C•huilfa n•me: Maul
A C.huilfa stor 5' s, " ow the pc:opk were
settled •II •bout the countr in m•ny \
places. but the •II c• me to the lndi•n
Well to e•t of the fruit of the P'lm tree . . .
it was sweet like hone . •nd was enjoyed
b ever bod ." __
----------..

Barrel Cactus u tin n•mc: Fero a tu acanthodes
Cahu illa name: Kupa h
Cmi like k11pa h required food g;uherers to take
spc:ci•I cu c-C.huilt. women used s1icks to pick
em us buds and avoid the pb nt's spines. Boiled
buds taste a bit like u tichokes.

Chia
L..tin name: Salvia Co/11111bariac
Cahuilla name: Pa al
C.rcful with their natunl world. the C.builb
burned stands of pa al to encounge growth in the
fu ture. C.huilb women g•thered ch i• seeds in
summer •nd ground them into me•!. or used them
to tre•t infections.
-----
Deer Grass
L..tin n•me: M11hlc11bcrgia rigen
Cahuilb name: Smtl
Cahuilb basket weavers used 11u/ stalks.
collected from secret locations b men
on hunting trips. as the fou ndation or
horizonta l frame fo r their be•utifull
designed b•skets .
..__ ..........._ ___ .... _
295 CLICK HERE to Return to Agenda
--
Deglet Noor
Date Paln1
Latin name: Phoenix dactglifcra
In Arabic. Dcglct Noor means" date of light."
When held to the sun. these dates luve light, golden
centers. Popular as snacks. dates work well in baked
goods. Twentieth·cenrur ranchers punted acres of
non-native Degler Noor date palms throughout the
Coachella VaJley.

Mojave Yucca
Larin name: Yi1 a • hidigcra
G huilb name: pa1111ul or humwat
A plant of man uses. pa1111i1( .r once provides
fiber. food. and soap. Like other Southwest tribes.
the Ghuilb used its rough leaves as fibers for
baskets. cordage (rope) and even paintbrushes. They
ate its flowers and fruits. raw or cooked. They
pounded the stems and roots and mixed them with
w;a ter 10 create a suds soap or hampoo.

Sn1oketree
Larin name: Psorotha111n11s spinosu
Smoke tree is the o£fieial tree or the Cir of u
Quint;a. Like cit y residents. it docs well in a warm,
dry climate. From a distance. it looks like a gray
purr of smoke. In early summer. the
"puffs" turn purple as tiny blossom
cover the tree.
____.... ____ ............... ~,--.._ .. _.., .. ______ .. - Desert Sa11d
Verbena
Latin name: Abro11ia villosa
Cahuilb name: Tcmal 11911k11
"Spring had come 10 the desert. To honor its
coming. the dunes unrolled verbena carpets or
ro al purple." as said b movie director and u
Quinta resident Funk Capra in his autobiograph .

The Name Above the Title.

Desert sand verbena is the official flower o[ the
City of u Quinta.
------
296 CLICK HERE to Return to Agenda
Mary Mann <[email protected]>
Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025- 0002
1 message
Mary Mann <[email protected]> Tue, Nov 4, 2025 at 10:32 AM To: Cheri Flores <[email protected]>
Cc: Tania Flores <[email protected]>, Planning WebMail <[email protected]>, Consulting Planner <[email protected]>, LA QUINTA HISTORICAL SOCIETY <[email protected]>, [email protected] Cheri,
Thank you for the responses to my questions prior to the Planning commission last week and also appreciate you and the others meeting with me last week at City Hall.

I still have significant questions on the implementation of this plan as presented in TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 for the club at Coral Mountain project.

You indicated you might be able to provide me with contact information for your archaeologist, the contact at the agua caliente tribe, forest service, and Desert Recreation District for more information about some different aspects of this plan and the agreements with the city and developer.

The rock art plan needs to be reviewed and approved before any ground work starts. The plan needs to incorporate potential impacts of proposed development across the the tufa exposure as this is all connected. The developer and adjoining property owners (BLM, BOR, leaseholder DRD, CVWD) also need to be informed and approve of this plan for this larger community resource. City and CVWD suggestions may be needed to provide for the protection of historical and biological resources in the same area.

There was also an indication from our conversation that in the applicants plan there has been an incorporation of the activities of the La Quinta Historical Society related to the pending project into their implementation plan. Given the amount of resources contained on this property I'm hoping that this is the case and requesting documentation of the plan for at a minimum documenting the history of this place before these resources can be cut off and destroyed.

I'm very concerned about the vague timelines given by the applicant and the possibility of work beginning that will directly impact sensitive resources that have yet to be documented defined or adequate matters put into place for their protection or the long-term enjoyment and education of the public.

There is significant uncertainty with the agreement with IID as to win this project could finally go forward with adequate electricity agreements in place. Building a barrier wall cuts off all of our community views of Coral Mt and shoreline. The disturbing dust of grading a building the golf course puts current residences at jeopardy from an or quality perspective and will significantly impact our quality of life. I'm saddened by the thought of my son growing up in a construction zone.

There was no discussion of the water resources and impacts to the water district infrastructure, this must be better understood by the City before this plan is about to be implemented.

The alignment of the barrier wall on the west side crosses over and blocks off critical water infrastructure and I have seen no documentation of the agreements with Coachella valley water district or any other public safety arms that indicate they are aware or have planned for how are public resources and infrastructure will be accessed and maintained.

Other public comments at the meeting on 28 October and myself have a concern about the lake, this was not mentioned how much material will be moved and where it will be placed. Please keep in mind the fine dust that will be liberated by any action on this property that is fully naturally stable at the moment.

Significant questions and skepticism from the planning commissioners were not adequately explained regarding the ingress egress plan all around the development at last week's public meeting.

We have been given no timeline for when this project will start, and how it is planned to progress, when grading will begin , and etc. This risk is putting all of us in a situation of blowing dust for years to come, in an unfinished or unused project.

Then significant reduction of the number of svtr in the proposed plan has the city looked into or requested information from applicant regarding the demand for this type of housing or another golf course and how that impacts our City finances? This is definitely not my area of expertise but it seems that the justification for approval of this project hinged a lot on the projected money from the future homeowners and their investments.

Given that there will be a lot less of them how come there hasn't been a discussion of this significant impact to what the City thought it would gain from this project in the way of TOT I hope that we can be privy to the cost benefit analysis of City supporting development of this project at this time.

There is a map in backup documentation (EIR) for this project showing the significant growth of trees Palo Verde, mesquite especially on edges of the property where boundary wall and fence are indicated. We have not seen a plan of which of these trees could or would be protected. These trees provide forage and food for many desert animals the property has been left idle enough are active ecological communities all over this property. And raptors and other birds on Coral Mountain depend on these for food shelter and forage. You need to see the details of the implementation of the biological protection measures. These included limits on time up here for disturbance. None of this was mentioned in the staff report for questions from Planning commission.

Enough for now. Please provide any documentation or contacts that would assist me in making the connections with others who have been involved in the analysis of this project.

I encourage council to take a harder look at
TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 and realize the significance of the implementation of this project for La Quinta's future.

Thanks,
Mary
On Tue, Oct 28, 2025, 13:29 Cheri Flores <[email protected]> wrote:

Hi Mary,
Please see responses below in blue. Thank you.
11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 1/6 297 CLICK HERE to Return to Agenda
Cheri L. Flores | Interim Design and Development Director City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
Ph. 760-777-7067
www.laquintaca.gov
From: Mary Mann <[email protected]>
Sent: Monday, October 27, 2025 11:42 PM
To: Tania Flores <[email protected]>; Cheri Flores <[email protected]>; Planning WebMail <[email protected]> Subject: Fwd: Coral Mountain Documents
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. **
Cheri,
Thank you for this. I appreciate you taking the time to look into some of these questions.

Couple follow ups-Would it be possible to review the Rock Art Plan? The Rock Art Plan is currently being reviewed by the Agua Caliente Band of Cahuilla Indians and is not final. When it is final, it can be provided.

Would it be possible to view the traffic memo?
The traffic memo is available at the following link:
https://www.laquintaca.gov/home/showpublisheddocument/51922 I am still unclear why if sensitive areas would not be mapped and designated where they occur on and off the property. This is an integrated feature that runs along the base of coral mountain and would connecting all the sensitive areas that were mapped. The mitigation measures for the features just off the property would be subject to the same mitigation measures if site development activities proceed.

Neither the City nor the applicant can impact property that is outside the project boundary. The adjacent properties are not under the City's nor the applicant’s control and cannot be conditioned to implement protections on adjacent properties.

There actually is an above ground active water conveyance structure (you can see the rectangle, the I if IRR is in is close to center of snip).

It appears to be a stand-pipe, connected to the tile lines for agricultural purposes. 11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 2/6 298 CLICK HERE to Return to Agenda
Thanks,
Mary
On Mon, Oct 27, 2025 at 11:39 AM Cheri Flores <[email protected]> wrote:

Hello Mary,
I wanted to address your questions in your email below. Please see the responses below in yellow highlight.

Thank you.

Cheri L. Flores | Interim Design and Development Director City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
Ph. 760-777-7067
www.laquintaca.gov
From: Cheri Flores <[email protected]>
Sent: Wednesday, October 22, 2025 9:17 AM
To: Mary Mann <[email protected]>; Tania Flores <[email protected]> Cc: Consulting Planner <[email protected]>; Planning WebMail <[email protected]> Subject: RE: Coral Mountain Documents
Hello Mary,
Thank you for sending these over. We will include this in the public record for the meeting. 11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 3/6 299 CLICK HERE to Return to Agenda
Cheri L. Flores | Interim Design and Development Director City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
Ph. 760-777-7067
www.laquintaca.gov
From: Mary Mann <[email protected]>
Sent: Wednesday, October 22, 2025 8:22 AM
To: Tania Flores <[email protected]>
Cc: Cheri Flores <[email protected]>; Consulting Planner <[email protected]>; Planning WebMail <[email protected]>
Subject: Re: Coral Mountain Documents
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. **
You don't often get email from [email protected]. Learn why this is important Cheri,
Thanks for speaking with me at the CC meeting yesterday. I have started a list of questions regarding the Tract Map and development permit applications, so this can be considered communication on the scheduled Hearing on October 28.

Sending to you as a start of my questions and comments on these applications.

Tract map Note 6: Refers to lot Y- as having an easement for a trail. Lot Y on the map is on the northern side of the property, so may be mislabeled, supposed to refer to lot “AI”?
Note 6 is shown at the location of the trail. It is somewhat confusing, because it has a triangle around it like the easement notes, but it is shown on the western boundary of the project, where the trail currently exists.

Considering that is the case please explain where the trail would go. The line of the fence as shown would require the trail either outside of the fence or over the rocky area. (this is further shown in site development permit, which is not clarifying). This the fence line and trail directly impacts a Unique Geologic Feature, Cultural and Historical resources that are currently visited by 10s-100 visitors a week. This was not considered in the underlying EIR. Further Environmental Assessment is needed to determine a way for intended development to proceed while respecting the existing environment and many community resources it provides.

What is meant by Environmentally Sensitive areas noted in tract map and documents? See response above. The trail will continue in its existing location. It will be located west of the PBS fence, as shown in detail E, on page L3.01 of the SDP 2025-0001 plant set.

As it relates to the rock art which is to be protected in the ESAs, the archaeologist established their locations. The reason for their protection is because they have been subject to vandalism and damage by trail users and others, and they must be protected during construction. The ESAs will be recorded on the property when the Final Map is complete, and will protect the land in perpetuity. The EIR considered these areas specifically, which resulted in Mitigation Measure CUL-5, which requires that ESAs be established to protect these resources.

What led to this definition and why is it only defined for the small areas shown, when the conditions along the entire toe of slope are similar including bat and bird nesting grounds, unique geologic features and archaeological artifacts? Is there a planning document that explains what considerations would be made during construction and ongoing use within and adjacent to these areas that was submitted with the application? The ESAs were established by the archaeologist and the Agua Caliente Band of Cahuilla Indians (ACBCI), and are applied specifically to protect the archaeological resources on the edge of the site. Mitigation measures in the Biological Resources section of the EIR require that bats and nesting birds be protected through surveys to make sure that they are not present, but do not require the establishment of ESAs.

As it relates to ongoing use, the project site is private property. Public use is neither guaranteed nor expected.

The City has requested, and the applicant has agreed to provide for the continuation of the trail use on their private property. However, the trail is not located on public land, and even where it occurs on Federal land owned by the Bureau of Land Management (BLM) to the southeast, is not a designated public trail.

CVWD above ground water conveyance infrastructure at about the marking for “AH” on the 1st page of tract map is not particularly noted, since this is a public water supply, how will this infrastructure remain accessible for maintenance and monitoring, safety throughway in disasters, and availability of our water supply? It does not seem to be considered at all here or in the underlying EIR. This is a concern for Safety and the security of our water supply. Has 11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 4/6 300 CLICK HERE to Return to Agenda
applicant supplied any dues diligence plans, agreements negotiations with CVWD to show that the concerns and requirements provided in EIR and development agreement are being met regarding existing infrastructure, as well as the requested new ells to be drilled and water conservation and recycling measures to be implemented? Please make these available for viewing There are no above ground CVWD facilities on the property. There are agricultural tile lines on the site, which are underground and will not be disturbed. The developer has been coordinating with CVWD, and must get approval from CVWD for their plans.

One of the TCR Mitigation measures in Dev. Agreement required a Rock Art Management Plan, where can I find this, who has reviewed? Also what is the status of recordation of the Environmentally Sensitive Areas. Have these sites been nominated to the National Register of Historic Places as also stated under mitigation measures. Because the rock art will be directly impacted by the implementation of the proposed maps and development plan this will need to be vetted and implemented prior to any disturbance.

The Rock Art Management Plan and the National Register (NR) nomination are both under review by ACBCI.

When their review is complete, the Management Plan will be implemented, and the NR nomination will be submitted. The rock art is located in the ESA areas, and will be protected by fencing during construction. The Management Plan will determine whether the rock art will be fenced for protection in the long term.

Was a traffic plan included with this application? It is unclear how the different egress and access points to the development will be, please clarify. It seems imprudent not to have access from Avenue 58.

A traffic study was prepared for the EIR, and a follow-up memo was submitted for the current application.

Access to the site will be from a main gate on Madison Street. Emergency access will be provided on the southeast portion of the site, north of Calle Conchita. Commercial access is planned for the future commercial lot on Avenue 58.

Given that the property on the NW is designated a park and has the current public access to the public lands why is there not an access point from the development onto these lands. This will surely be a desire of future residents of that development and would make sense for future build out. This should be looked into further to have better alignment with the City General Plan and spirit of agreements with City, DRD and other agencies.

The land to the northwest is not owned by the developer or the City, but by the BLM. The project provides the trail through the project that outlets onto this property. The City has no control on whether, or when Desert Recreation District (DRD) implements its plans for the park.

From the detail map Sheet 3 on west site where the proposed fence runs NS, there housing lots somewhat set back from the proposed fence lineare adjacent will there be an additional interior wall, if so what is the purpose/need of the fence at this location? How will the current access road from 58th along this line be treated? Is this part of the park? More details are needed to determine if this is appropriate to be approved.

Only the fence is planned on the west boundary, not a wall. It’s location and purpose were determined by the City, the California Department of Fish and Wildlife (CDFW) and the developer during the EIR process. It is being installed to prevent bighorn sheep from accessing the property.

There is no public road from Avenue 58 west of the Cantera development. The BLM and DRD may choose to include a road at this location when the park is developed. This project does not interfere with the development of the park, which will be a completely separate undertaking by DRD.

Referring the triangle 9 on tract map- ingress and egress easement how will this be maintained what will boundary be between existing (walled) development (erroneously marked vacant on map) and lots Z, X and Y and boundary? Says will incorporate the neighbor wall, will there be a gate to allow ingress and egress? This is a safety concern and homeowners access issue.

The easement occurs on both the Cantera project map and this map. It is not planned for immediate use, but could provide emergency access between the developments.

What improvements are planned for the end of Ave. 60? Do they take into account concerns of current residents, users of the area and the new neighborhood going in now on the corner of 60/Mad?
Avenue 60 will be extended as a public street to a point 100 feet west of the CVWD well site that is provided within the project, and will be designed with a hammerhead at the western end for emergency vehicle turnaround.

A symbol for different types of gates are given on page 24 of the Golf course site development plan. I do not see their actual locations on the map, please clarify the locations and what the gates would be for. Is there a back up document that explains what these gates are for and how they will be used? The symbols reference the sheep fencing. The gates will be identified and located in final landscaping plans, when the specifics have been worked out with CDFW.
11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 5/6 301 CLICK HERE to Return to Agenda
Thanks,
Mary
Mary Mann, La Quinta Resident
775-527-8963
[email protected]
On Mon, Oct 20, 2025 at 1:39 PM Tania Flores <[email protected]> wrote:

Good afternoon,
I have updated the Club at Coral Mountain webpage to include the following documents:

Tentative Tract Map 2025-0001
Site Development Permit 2025-0001
Site Development Permit 2025-0002
I believe these are the documents you were requesting when you came in this afternoon.

Thank you.

Tania Flores, CMC | Administrative Technician
Design & Development Department
City of La Quinta
78495 Calle Tampico | La Quinta, CA 92253
Ph. (760) 777-7023
[email protected]
www.LaQuintaCA.gov
11/19/25, 8:27 PM Gmail - Re: Coral Mountain Documents + comments re applications TTM2025-0001, SDP 2025-0001, and SDP 2025-0002 https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-a:r-259797070141561706%7Cmsg-a:r-22518271199869500… 6/6 302 CLICK HERE to Return to Agenda
Mary Mann <[email protected]>
Re: Lake Cahuilla Veterans Regional Park - Master Plan
1 message
Mary Mann <[email protected]> Mon, Nov 10, 2025 at 9:55 PM To: Nicole Volpe <[email protected]>
Nicole,
Thank you very much for reaching out individually! I just filled out the Survey.

On the Master Planning I am especially intrigued by the integration of trail connectivity and supporting the creation of trail heads for equestrian, hiking, mountain biking other outdoor pursuits into the areas surrounding the Lake Cahuilla park.

The Desert Recreation District has in their Master Planning an archaeological park on the south side 58th right before the road turns up the Hill. This plan has been shelved since 2009, likely due to lack of funding to support its creation. It relies on an agreement with the BOR for the area, which is set to expire next year. The City of La Quinta, with minimal to no engagement with surrounding public landholders (BOR, BLM, CVWD) has approved a Private golf course Development called the Club at Coral Mt., which will irrevocably alter the access to trails and recreation in this area, as well as damage and/or make inaccessible the Ancient Lake Cahuilla Shoreline feature, which is one of the last intact examples of this. The tufa contains archaeological features (petroglyphs, grinding holes), and the rest of the property also contains historic features (water conveyance infrastructure and an adobe house (not in great condition)). The property has mature trees mesquite and palo verde and. Coral Mountain has wonderful biodiversity, providing places for bats, bees, and varied other wildlife to make homes in the 'coral' and all the way up the granitic and metamorphic rocks of the mountain. There is amazing wildlife and plant communities on Coral Mt. and this whole corridor needs a solution coordinating the efforts for improving and increasing use of the County Park, along with the needs for locals to recreate on a daily basis and access into the Santa Rosa wilderness.

The City of La Quinta does not seem to have engaged with other agencies appropriately to allow for Master Planning to occur prior to disturbing the >380 acre site nor has any effort to engage with the developer to include interpretive elements for the archaeological and natural history or assist with DRD efforts to implement the archaeological park plan. I have questions regarding road improvements on 58th/Jefferson needed as use increases. Also would like the City to be engaged with the agreements/negotiations that take stock of the real treasure we have at Coral Mt and ensure that this intact desert landscape can be enjoyed for generations to come, as it has since the days the Cahuilla people inhabited this place. Staging areas or trailheads for equestrian and pedestrian use are needed along with interpretive information regarding the unique features of this area. It seems like the current planning from the City is not looking at the bigger picture.

I was so interested and happy that the Master planning for the existing Park was happening. The upgrades that have been done to the Park are wonderful, it would be so great to integrate this plan and maybe find ways to support City of La Quinta, County, CVWD, DRD, and Federal landholders create an Open Space resource (Regional Park?) that provides recreation possibilities and preserves our natural resources.

I am also opposed to building any more of the Sheep Fence until we have some evidence that it is working to help the sheep populations. Would also like to see some assessment from the agencies/groups who have mandated the fencing of the (detrimental) effects of the fence on recreation, public access, and other elements of the desert ecosystem.

I have attached the concept for the Archaeological Park. Also a recent Appeal I have filed with City of La Quinta to take another look at the approved development. I do not know if the Appeal has been granted a hearing yet, but it would be in the next 45 days. Also attached some public comments I have been submitting to the City at meetings since May, culminating the 28 October Planning Commission meeting where a tract map and development plan were approved. I am trying to rally some support to delay starting the project until at a minimum there have been some modifications that help us showcase our Coral Mountain treasure and take into account that this is already already a popular area for recreation and discovery. Perhaps you have some contacts that would help me find some ready supporters quickly. I think voices from the involved agencies would be powerful. The local neighbors are burnt out on fighting this development, as this is a second iteration (better but still not good) from the same group of developers since 2021.

Any ideas?
Thanks,
Mary
775-527-8963
11/19/25, 8:25 PM Gmail - Re: Lake Cahuilla Veterans Regional Park - Master Plan https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-f:1848427759981543699%7Cmsg-a:r-263879483313484348… 1/3 303 CLICK HERE to Return to Agenda
On Mon, Nov 10, 2025, 10:08 Nicole Volpe <[email protected]> wrote:

Good morning,
Great to meet you at the Ribbon Cutting event this past Saturday, and thank you for your interest in the Lake Cahuilla master plan. Your input is appreciated, and we would value any further information and insight you may have regarding Lake Cahuilla.

Attached is a project overview sheet, and at the bottom there is a QR code for the survey.

Please reach out if you have any questions at all, or further comments.

Thank you,
Nicole Volpe, PLA | ASLA | CA License #6436
Senior Landscape Architect
T (951)248-4280
E [email protected]
3788 McCray St | Riverside, CA | 92506
11/19/25, 8:25 PM Gmail - Re: Lake Cahuilla Veterans Regional Park - Master Plan https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-f:1848427759981543699%7Cmsg-a:r-263879483313484348… 2/3 304 CLICK HERE to Return to Agenda
3 attachments
Coral MTN.pdf
10500K
PlanningCommission28Oct_WrittenComments1.pdf
3121K
Appeal_Mann_7Nov2025 (1).pdf
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11/19/25, 8:25 PM Gmail - Re: Lake Cahuilla Veterans Regional Park - Master Plan https://mail.google.com/mail/u/0/?ik=66b1076637&view=pt&search=all&permthid=thread-f:1848427759981543699%7Cmsg-a:r-263879483313484348… 3/3 305 CLICK HERE to Return to Agenda
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CORAL MOUNTAIN RESORT

DRAFT EIR
SCH# 2021020310

TECHNICAL APPENDICES
Coral Mountain Resort
Notice of Preparation
Appendix A
June 2021

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CITY OF LA QUINTA

NOTICE OF PREPARATION
Project Title: Coral Mountain Resort
Project Location: Within the City of La
Quinta, the project encompasses an area of
approximately 929 acres south of Avenue
58, north of Avenue 60, and east and west
of Madison Street. As a part of the proposed
project, the 386-acre portion of the site west
of Madison Street is proposed to be removed
from the existing Andalusia Specific Plan (SP
03-067) and developed under Specific Plan
2019-0003. This area is generally bounded
by the Avenue 58 to the north; Madison
Street to the east; the extension of Avenue
60 to the south; and Coral Mountain to the
west. Located in portions of Section 27 and
28, Township 6 South, Range 7 East, San
Bernardino Base Line and Meridian; Latitude
33° 37’ 15” N Longitude 116° 15’ 21” W
(approximate geographic center of the site).

Project Description: The proposed project
would result in the development of a master
planned resort community, and the removal
of the 386-acre development site from the existing 929-acre Andalusia at Coral Mountain Specific Plan. The project proposes to develop the 386-acre site with a mix of uses including up to 600 dwelling units of varying product types, a resort facility with up to 150 rooms, 57,000 square feet of tourist commercial uses, 60,000 square feet of neighborhood commercial uses, and open space recreational uses on approximately 23.6 acres. In addition, the project proposes a 16.62-acre artificial wave basin for recreational purposes.

The project consists of the following entitlement applications: a General Plan Amendment (GPA 2019-0002), a Zone Change (ZC 2019-0004), a Specific Plan Amendment to SP 03- 067, a Specific Plan (SP 2019-0003), a Tentative Tract Map (TTM 2019-0005), and a Site Development Permit (SDP) for a portion of the project consisting of an artificial wave basin.

The City of La Quinta, acting as the Lead Agency, has determined that an Environmental Impact Report (EIR) should be prepared for the proposed project. The EIR will be prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental impacts associated with the implementation of the project.

This Notice of Preparation also solicits comments and questions from responsible agencies, trustee agencies, federal, State and local agencies and the general public, on the scope and content of the environmental document to be prepared to analyze the potential environmental impacts of the proposed project. Comments received in response to this Notice of Preparation will be reviewed and considered in determining the scope of the EIR. 323 CLICK HERE to Return to Agenda
The time period to submit comments will begin February 17, 2021 and will end March 19, 2021.

Comments and questions may be directed to: Nicole Sauviat Criste, Consulting Planner, City of La Quinta, 78-495 Calle Tampico, La Quinta, CA 92253, or [email protected]. Please include the name, phone number, and address of your agency’s contact person in your response.

PUBLISH ONCE ON FEBRUARY 16, 2021 1/8 PAGE DISPLAY AD
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Coral Mountain Resort Specific Plan NOP 1 Febraury 2021

CORAL MOUNTAIN RESORT

NOTICE OF PREPARATION

INTRODUCTION
The City of La Quinta is located in the Coachella Valley, Riverside County. Exhibit 1, Regional Location Map, shows the City’s location within the larger Coachella Valley region. The project site encompasses an area of approximately 929 acres in the southeastern portion of the City of La Quinta. As shown in Exhibit 2, Vicinity Map, the local area is characterized as a developing area with a number of golf course and residential communities to the north, west, east, and southeast, the Santa Rosa Mountains to the west and south, and open space and the Coachella Valley Water District (CVWD) percolation ponds to the south. Exhibit 3, Site Location Map, displays an aerial view of the project site, outlining section lines, project boundary, adjacent roadways and neighboring communities. In addition to the Santa Rosa Mountains to the west and south, Coral Mountain is situated within the southwest portion of the project property.

The proposed project includes a General Plan Amendment, Change of Zone, Specific Plan Amendment and new Specific Plan, as well as a Tentative Tract Map and Site Development Permit(s) leading to the development of a mix of uses including residential, resort, commercial, and recreational uses on 386 acres. The project proposes 496 low density residential units on approximately 232.3 acres, a full-service resort hotel (up to 150 keys), 104 resort residential units, and 57,000 square feet of resort commercial uses on approximately 120.8 acres, 60,000 square feet of neighborhood commercial uses on 7.7 acres, and open space recreational uses on

23.6 acres. Additionally, an artificial Wave basin is proposed on approximately 16.62 acres of the site.

The site is currently included in a previously approved specific plan titled “Amendment IV of Andalusia at Coral Mountain.” Amendment IV’s Specific Plan consists of approximately 929 acres located south of Avenue 58, west of Monroe Street, north of Avenue 60, and both east and west of Madison Street. Amendment IV was approved in 2017 and separated the project into two distinct communities: Andalusia East (the area east of Madison Street) and Andalusia West (the area west of Madison Street and the proposed project area). Andalusia East, under Amendment IV, is currently under development, providing low density residential units, an 18-hole golf course, a clubhouse and associated amenities. Andalusia West, under Amendment IV, is currently undeveloped, but proposed residential and golf course uses.

In order to achieve the land use goals of the properties east and west of Madison Street, the two areas are to be separated and governed by two specific plans. Amendment V of SP 03-067 removes the area west of Madison Street and covers the area east of Madison Street. No changes to the land uses, development standards or guidelines are proposed, and build out of SP 03-067 325 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 2 Febraury 2021 on the east side of Madison Street will proceed as currently planned. The approximately 386-acre area west of Madison Street will be governed by the Coral Mountain Resort Specific Plan, a new Specific Plan that will address only the westerly area.

The Applicant is also requesting approval of a General Plan Amendment (GPA 2019-0002), a Zone Change (ZC 2019-0004), a Specific Plan Amendment, a Specific Plan (SP 2019-0003), a Tentative Tract Map (TTM 2019-0005), and a Site Development Permit (SDP). The GPA will amend the current General Plan land use designations to reflect the land use designations required for implementation of Specific Plan 2019-0003, and include General Commercial, Low Density Residential, Open Space – Recreation, and Tourist Commercial. The ZC will revise the existing zoning of the Specific Plan area to Neighborhood Commercial, Low Density Residential, Parks and Recreation, and Tourist Commercial. The Specific Plan Amendment (SPA) will separate the west 386 acres from the existing Specific Plan (SP 03-067). The Coral Mountain Resort Specific Plan (SP 2019-0003) will be adopted as the master plan governing the allowable land uses, development standards and design guidelines for the project. The proposed Tentative Tract Map will subdivide the subject property into separate legal lots to facilitate development of the proposed uses, and the proposed SDP will detail the site plan, architectural designs and landscape plans for the artificial wave basin.
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N.T.S.

N O
R
T
H
MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT

ENVIRONMENTAL IMPACT REPORT

EXHIBIT
1 REGIONAL LOCATION MAP
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A V E N U E 6 0
A V E N U E 5 8

A I R P O R T
5 4 T H A V E N U E
5 2 N D A V E N U E

M A D I S O N S T R E E T

M O N R O E S T R E E T

B O U L E V A R D

CITY OF

LA QUINTA
SITE

COUNTY OF

RIVERSIDE
N.T.S.

N O R T H
Legend:

Project BoundaryExisting City / County Boundary
MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT

ENVIRONMENTAL IMPACT REPORT

EXHIBIT
2 VICINITY MAP

AMENDMENT V
OF SP 03-067
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PROJECT SITE
A V E N U E 5 8
A V E N U E 6 0
AMENDMENT V OF SP 03-067

M O N R O E S T R E E T
M
A
D I S
O
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N.T.S.

N O R T H
Legend:

Project Boundary
MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT

ENVIRONMENTAL IMPACT REPORT

EXHIBIT
3 SITE LOCATION MAP
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Coral Mountain Resort Specific Plan NOP 6 Febraury 2021

1.1 Project Site Location
As shown in Exhibit 2, Vicinity Map, and Exhibit 3, Site Location Map, the approximately 386- acre portion of the project site to be developed under SP 2019-0003 is generally bounded by vacant land and Avenue 58 on the north; Madison Street on the east; residential estates, vacant land, and the Avenue 60 alignment on the south; and Coral Mountain, and vacant land to the west. Further discussion of the land uses adjacent and in proximity to the project property is included in the following section, Surrounding Land Uses. The project is located in portions of Section 27 and 28, Township 6 South, Range 7 East, San Bernardino Base Line and Meridian; and at Latitude 33° 37’ 15” N, Longitude 116° 15’ 21” W (approximate geographic center of the site).

1.2 Surrounding Land Uses
Land uses surrounding the project site are asfollows(see the aerial photograph in Exhibit 2):

Direction Description
North • Avenue 58
• Vacant Land
• Developed and Undeveloped Single Family Residential
Communities
• Golf Course
East • Madison Street
• Single Family Residences in Andalusia Country Club
• Golf Course in Andalusia
• Vacant lands
South • Avenue 60
• Developed and Undeveloped Single Family Residences and Communities
• Golf Course, including Trilogy
• Vacant Land
• CVWD Levee
West • Coral Mountain
• Natural Open Space
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Coral Mountain Resort Specific Plan NOP 7 Febraury 2021

2.0 Project Site History
The project property was originally included as part of the “Rancho La Quinta Specific Plan”, first approved in 1988 by Riverside County. The Specific Plan area was later annexed to the City of La Quinta. The area south of Avenue 58 and north of Avenue 60 became known as the “Andalusia at Coral Mountain Specific Plan 03-067” and included areas east and west of Madison Street.

Since then, the property has gone through various entitlement activities and four specific plan amendments as part of the Andalusia at Coral Mountain Specific Plan (SP 03-067), summarized in Table 1, below:

Table 1
Specific Plan Summary 1988-2017
Specific Plan Name Year
Approved Summary Supporting Documents
Rancho La Quinta
Specific Plan 218
(County of Riverside)
1988 Original Specific Plan approved by Riverside County Board of Supervisors; included a maximum
development of 4,262 dwelling units, 380 acres of
golf and 35 acres of commercial uses.

EIR Rancho La Quinta
SCH #1987071302
Coral Mountain
Specific Plan 218,
Amendment I
(County of Riverside)
2000 Reduced development intensity by 762 dwelling
units and 25.8 acres of commercial uses to up to
3,500 dwelling units and 9.2 acres of commercial
uses.

TTM 2002-149 TTM
2002-12
Coral Mountain
Specific Plan
Amendment II (City
of La Quinta)
2003 Changed name to “Coral Mountain” Specific Plan;
split specific plan into two specific plans: Trilogy
(522 acres) and Andalusia (934-acres); Supersedes
Coral Mountain Specific Plan 218 for Andalusia
area. Environmental Assessment 2003-483
approved
GPA 2003-093; CZ
2003-116; Specific Plan
2003-067; Site
Development Permit
2003-787; EA 2003-483
Amendment III of
Coral Mountain SP
2013 Relocated golf clubhouse and provided higher
density around golf course.

Amendment IV of
Andalusia at Coral
Mountain
2017 Revised development standards in Planning Area II
to allow for attached/detached residential villas of
up to 2 stories.

The eastern half of the previous iteration of the Specific Plan is being developed with the Andalusia Country Club while the western half has remained vacant. Exhibit 4, Existing General Plan Land Use Map, illustrates the project’s existing General Plan land use designation. Approval of the Coral Mountain Resort Specific Plan will establish a new master plan and development standards for the property west of Madison Street to allow creation of a boutique resort and master-planned community. Concurrently, Amendment V of Specific Plan 03-067 is being processed to remove the western half such that only the Andalusia Country Club east of Madison Street will remain. This will create two separate and distinct communities, “Coral Mountain Resort”, west of Madison Street, and “Andalusia Country Club”, east of Madison Street.
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A V E N U E 5 8
A V E N U E 6 0

M A D I S
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N.T.S.

N O R T H
Legend:

Medium/High Density ResidentialGeneral CommercialOpen Space - NaturalOpen Space - RecreationProject BoundaryLow Density Residential MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT

ENVIRONMENTAL IMPACT REPORT

EXHIBIT
4 EXISTING GENERAL PLAN LAND USE
332
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Coral Mountain Resort Specific Plan NOP 9 Febraury 2021

3.0 PROPOSED SPECIFIC PLAN

3.1 ProjectObjectives
The Coral Mountain Resort Specific Plan serves as an overall framework to conscientiously guide development of the proposed project. To ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic impact of this Specific Plan, planning and development goals for the project were established and supported through an extensive analysis. This analysis includes an examination of project environmental constraints, engineering feasibility, market acceptance, economic viability, City General Plan goals, development phasing, and local community goals.

The Coral Mountain Resort SpecificPlan hasidentified thefollowing Project objectives:
• To implement a plan that recognizes and responds to the natural and aesthetic character of the property.
• To create a private resort community with a variety of interrelated and mutually supportive commercial and recreational land uses that will also generate transient occupancy and sales tax revenues to enhance the City’s economic base and long-term financial stability.
• To promote walkability and non-motorized connectivity as an integral part of the project design.
• To maintain the overall density count previously included for this property in the Andalusia Specific Plan.

The following project objectives have been identified for the EIR:
• To contribute to the reduction of air emissions generated within the City. • To contribute to the reduction of greenhouse gas emissions generated within the City. • Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.
• Assist in the protection and preservation of cultural resources. • Contribute to the preservation, conservation and management of the City’s open space lands and scenic resources for enhanced recreation, environmental and economic purposes.
• Provide protection of the health and safety, and welfare of the community from flooding and hydrological hazards.
• Provide a healthful noise environment which complements the City’s residential and Resort/Spacharacter.
• Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.
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Coral Mountain Resort Specific Plan NOP 10 Febraury 2021 • Provide a circulation system that promotes and enhances alternative vehicle, bicycle, and pedestrian systems.
• Provide domestic water, sewer and flood control infrastructure and services which adequately serve the project development.

3.2 ProjectDescription
As stated in Section 2.0, Project Site History, the project site is currently a part of the “Andalusia at Coral Mountain Specific Plan 03-067”, which includes the area south of Avenue 58 and east and west of Madison Street. The area east of Madison Street encompasses the Andalusia Country Club property, and the area west of Madison Street is currently vacant.

Amendment V of Specific Plan 03-067 is being processed to remove the area west of Madison Street from the Specific Plan area, thus, creating two separate and distinct communities, “Coral Mountain Resort”, west of Madison Street, and “Andalusia Country Club”, east of Madison Street. Approval of the Coral Mountain Resort Specific Plan will establish a new master plan and development standards for the 386-acre property west of Madison Street to allow creation of a boutique resort and master-planned community.

The Coral Mountain Resort project (“project”) will result in a variety of land uses, as shown in Exhibit 5, Proposed General Plan Land Use Map. Low Density Residential land uses will occupy approximately 232.3 acres and result in a maximum of 496 dwelling units. Tourist Commercial land uses will result in 104 dwelling units, 150 hotel rooms, and 57,000 square feet of private resort-serving commercial uses available to residents and hotel guests, on approximately 120.8 acres. General Commercial land uses will occupy approximately 7.7 acres with up to 60,000 square feet of retail commercial uses available to the general public. Open Space Recreation land uses will occur on approximately 23.6 acres in the southwest portion of the site.

Table 2, Proposed Land Use Summary, shows the land use associated with each planning area. Exhibit 7, Planning Area Land Use Plan, shows the location of each project planning area.

Table 2
Proposed Land Use Summary
Planning Area
(PA)
Land Use
Category
Gross
Land Area
(Acres)
NonResidential
Building (SF)
Max.

Dwelling
Units (DU)
Max.

Hotel/Resort
Units (DU)
PA I GC 7.7 60,0001
PA II LDR 232.3 496
PA III TC 120.8 57,0002 104 150
PA IV OS-R 23.6
Right of Way 1.5
Total 385.9 117,000 600 150
Note: GC = General Commercial, LDR = Low Density Residential, TC = Tourist Commercial, OS-R = Open Space Recreation
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Coral Mountain Resort Specific Plan NOP 11 Febraury 2021

1. Consisting of retail commercial uses available to the general public.

2. Consisting of private resort-serving commercial uses available only to residents and hotel guests.

In addition to the proposed onsite development, project implementation will also include the installation of an off-site transformer bank at an existing IID substation, located at 81600 Avenue 58, as part of the proposed upgrades. Construction for the conduits and line extension would occur in the existing right-of-way.

Project Construction
According to the Coral Mountain Specific Plan, project construction will occur in eight (8) primary development areas with buildout anticipated to occur in three primary phases over approximately 4- to 6-years. Each primary development area may be broken into subphases in response to market conditions and consumer demand. For example, the hotel of up to 150 keys may be constructed in multiple subphases. Exhibit 6, Conceptual Development Plan, reflects the anticipated construction sequence and may be non-sequential and adjusted subject to market conditions (so long as necessary utilities and access are provided). Phased development will be accompanied by the orderly extension of circulation and parking facilities, public utilities, and infrastructure in accordance with the final conditions of approval for the project. Phasing is conceptual and subject to refinement with final engineering design and changes in sequence in response to market conditions.

The applicant proposes to commence construction of the Wave Basin first due to the longer construction timelines associated with this component of the project, compared to the other uses within the Specific Plan. Accordingly, a Site Development Permit (SDP) for the Wave Basin is being processed concurrently with the initial entitlements, with one or more SDPs for other Planning Areas within the Tourist Commercial and Low Density Residential land use development areas (designated as Phase 2 on Exhibit 6) being filed prior to final approval of the Wave Basin SDP. The Wave Basin SDP map is illustrated in Exhibit 7, Wave Basin SDP Map.

Following this entitlement and construction schedule, it is anticipated that the Wave Basin and other Tourist Commercial and Residential land uses will be completed and ready for occupancy at approximately the same time.

Project Components
The project components shall include:
• 600 Dwelling Units of varying types
o 496 single family attached and detached dwellings and affiliated amenities (Low Density Residential land use)
o Low Density Residential product types may include estate compounds, single-family 335 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 12 Febraury 2021 detached/attached units, alley loaded homes, and clustered products o 104 resort residential units (Tourist Commercial land use) o Resort residential product types may include single family detached units, townhomes, and stacked flats
• 60,000 square feet of publicly accessible neighborhood commercial building space • 150-key resort with customary resort amenities
o The Resort Hotel will provide a hospitality component, with amenities such as a restaurant and bar, retail shop, meeting space, swimming pool, fitness center, spa and lodging.
o Lodging options will provide a range of traditional hotel rooms, suites, and casitas. • 57,000 square feet of resort-serving commercial and recreational building space o Residents and guests of the property will have exclusive use of resort commercial. • The Wave Basin
o 16.62-acre artificial surf Wave basin
o Residents and guests of the property will have exclusive use of Wave basin • 26.5 acres south of the Wave basin
o Providing permanent service and administrative facilities and unprogrammed gathering and staging space for temporary equipment such as portable toilets, shade structures, tenting for inclement weather, and catering equipment. • Approximately 24 acres of natural open space for low-impact active and passive recreation activities.
o Including hiking, biking, and ropes courses.
• Special events
o The project applicant anticipates the potential occurrence of special events involving attendance of up to 2,500 guests per day for up to 4 days (up to 4 events per year). 336 CLICK HERE to Return to Agenda
GENERAL TOURIST COMMERCIAL LOW DENSITY RESIDENTIAL OPEN SPACE - RECREATION COMMERCIAL TOURIST COMMERCIAL A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T N.T.S. N O R T H Legend:

Low Density Residential Tourist Commercial Open Space (Recreation)Project Boundary General Commercial MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 5 PROPOSED GENERAL PLAN LAND USE 337
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A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T 5 3 2 2 1 1 4 7 8 PHASE 2 PHASE 1 PHASE 3 6 Legend: Project Boundary Notes: 1. sequence. It is conceptual and subject to refinement in response to market conditions. Development Area Boundary Phase Boundary Phase 1 Phase 2 Phase 3 Phasing plan reflects the anticipated construction 2. Numbers 1 - 8 indicate Development Areas. N.T.S. N O R T H MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 6 CONCEPTUAL DEVELOPMENT PLAN 338
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AVENUE 58 AVENUE 60 MADISON STREET PROPOSED WAVE BASIN ACCESS ENTRY (SECONDARY) PROPOSED WAVE BASIN ACCESS ENTRY (PRIMARY) WAVE BASIN ACCESS ROAD WAVE BASIN ACCESS ROAD * * PROPOSED WAVE BASIN N.T.S. NOTE: ADDITIONAL CONSTRUCTION ACCESS MAY BE ADDED IN A LOCATION SUBJECT TO CITY APPROVAL. MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 7 WAVE BASIN SDP 339
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Coral Mountain Resort Specific Plan NOP 16 Febraury 2021

3.3 Planning Areas
The project proposes the development of four planning areas, defined in this section. Table 3, below, indicates each planning area, and their proposed acreages, and dwelling units. Exhibit 8, Planning Area Land Use Plan, illustrates the proposed planning area locations Table 3
Proposed Planning Area Summary
PA Land Use (Zone)1 Acres Commercial (SF) Max. Units
I Neighborhood Commercial (CN) 7.7 60,000 SF
II Low Density Residential (RL) 232.3 496 Units
III Resort (TC)
III-A: Resort Hotel 8.5 150 rooms
III-B: The Wave 31.22
III-C: Wave Club 3.2
III-D: Resort Residential West 40.5 104 units
III-E: Resort Residential East
III-F: The Farm 11
III-G: Back of House 26.5
PA III Total acreage 120.8 57,000 SF
IV Open Space Recreational (PR) 23.6
Roads 1.6
Total 386
60,000 CN
57,000 TC
600 DU
150 rooms

1. Zone Codes: Neighborhood Commercial = CN; Low Density Residential = RL; Tourist Commercial = TC; Parks and Recreation = PR

2. The Wave Subarea is 31.2 acres and contains a 16.62-acre artificial surf wave basin. -
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PA II NEIGHBORHOOD COMMERCIAL PA I LOW DENSITY RESIDENTIAL PA II RESORT PA III A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T OPEN SPACE PA IV III-C III-B III-D III-F III-A III-E III-G N.T.S. N O R T H Legend:

Planning Area Sub-BoundaryNeighborhood CommercialLow Density ResidentialProject BoundaryPlanning Area Boundary Resort Open Space (Recreation) MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 8 PLANNING AREA LAND USE PLAN 341
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Coral Mountain Resort Specific Plan NOP 18 Febraury 2021

3.5 Circulation Plan
The circulation plan for the project proposes a multi-modal approach providing transportation facilities within the Specific Plan area for a variety of user groups including motorists, cyclists, pedestrians, and drivers of electric vehicles, thereby decreasing automobile dependency.

Convenient access and parking are planned in close proximity to retail and resort areas. The internal system of private local roadways will allow residents of individual neighborhoods to access all Planning Areas internally without exiting onto surrounding public streets. The project’s multi-modal transportation system will consist of sidewalks, multi-use trails, and shared use of low-speed, low-volume roadways, specifically including: off-street bicycle and pedestrian paths/routes; sidewalks in higher traffic areas; pedestrian/bicycle crosswalks; pedestrian and multi-use paths and streets; traffic calming methods; short street segments with frequent caution zones and stopping points; and golf cart routes and other alternative forms of personal transportation.

Vehicular Circulation
Vehicular access to the project site will utilize existing public arterial roads, including Avenue 58, and Madison Street. These roads are largely improved to their ultimate lane width, needing only the addition of minor widening, a meandering multi-purpose trail, sidewalks, and parkway landscaping along the boundary of the Specific Plan area. The surrounding roadways will be improved to the standards of the City of La Quinta General Plan Circulation Element. The internal circulation system will consist of a series of roads providing access to the individual residential and recreational components within the Specific Plan area. The proposed internal rights of way will vary from 32-foot/33-foot private drives to the 100-foot entry drive.

As shown in Exhibit 9, Circulation Plan, the interior street system proposed for the project is an internal system of private streets linking all neighborhoods to provide open circulation. Per Exhibit 9, the project proposes various road categories and rights-of-way. These include the Entry Drive, Local Road “A”, Resort Drive, and Resort Commercial Drive. The Entry Drive is the main entry off of Madison Street that provides access to the resort area. Local Roads branch off of the primary entry drives and link residential and resort residential areas to the Entry Drive. Resort Drives are open to the guests and residences of the community to convey vehicles, pedestrians, and bicycles throughout the project. A secondary entrance is provided from Avenue 60.

The project site is bordered on the north and east sides by public streets designated as Secondary Arterials in the City of La Quinta General Plan. The segment of Avenue 60 located south of the project site is designated as a Collector Road.

The project provides access to the Neighborhood Commercial in Planning Area I with a primary public entry from Madison Street, two public entries from Avenue 58 and one from the Entry 342 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 19 Febraury 2021 Drive. Entries to residential neighborhoods will be provided from the primary entry drive and their conceptual locations illustrated in Exhibit 9.

Non-Vehicular Circulation
Non-vehicular circulation proposed for the project is intended to include multi-use trails, sidewalks, walk streets, and a boardwalk feature. The features are described as follows:
- Multi-Use Trail: An 8-foot-wide multi-use trail along the main spine road to provide future neighborhoods with a central bike and pedestrian connection to the resort core as well as the main entry gate.
- Sidewalk: Sidewalks are included along key streets in the resort core to provide a completely interconnected pedestrian grid experience so that resort guests can walk or bike to all activities at the wave basin and resort facilities. - Walk Streets: Designed as narrow walkways between homes, Walk Streets provide connectivity with immediate residential frontage. The Walk Street network is one of the primary organizing components of the community plan. Terminating at the boardwalk, Walk Streets link residents to The Wave, The Farm, and the greater network of trails and open spaces, enabling movement throughout the community. - The Boardwalk: The Wave basin and its integrated pedestrian boardwalk is the terminus for nearly all the Walk Streets – functioning as a gathering space as well as an active recreational amenity.

Exhibit 10, Non-Vehicular Circulation Plan, illustrates the proposed locations for the multi-use trail, connecting boardwalk feature, sidewalks, and walk streets. 343 CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T N.T.S. N O R T H Notes: 1. Conceptual residential entry points reflect anticipated locations only. Entry locations are conceptual and subject to refinement as the project is built out. 2. Local Road Sections "B" and "C" (not shown) may be used in future development areas.

Legend:

Project BoundaryConceptual Residential Entry Point24' Right of Way: Entry Drive24' Right of Way: Local Road "A"24' Right of Way: Resort Drive26' Right of Way: Resort / Commercial Drive32' Right of Way: Resort / Commercial Drive40' Right of Way: Entry Drive40' Right of Way: Resort DriveConceptual Residential Gated Entry Point60' Right of Way: Resort Drive MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 9 VEHICULAR CIRCULATION PLAN 344
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A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T N.T.S. N O R T H Legend:

Connecting Boardwalk FeatureProject Boundary Multi-Use Trail Sidewalk Walk Street MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 10 NON-VEHICULAR CIRCULATION PLAN 345
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Coral Mountain Resort Specific Plan NOP 22 Febraury 2021

3.6 Infrastructure Plan
The infrastructure system planned to serve the project described below will be designed to provide a coordinated system of infrastructure and public services to adequately serve the project area at full buildout. The project will be served by the following utilities:
- Water and Sewer: Coachella Valley Water District (CVWD) - Electricity: Imperial Irrigation District (IID)
- Gas: Southern California Gas Company
Water and Sewer
Water and sewer service for the Specific Plan area are provided by the Coachella Valley Water District (CVWD). The CVWD provides domestic water from wells. Non-potable water sources are intended to be used for the irrigation of common landscape areas. The project proposes to connect to the existing water lines located on Avenue 58 (north) and Madison Street (east). The proposed water lines will consist of 18-inch, 12-inch, and 8-inch public water lines. Sewer lines in the area currently exist along Avenue 58 and along a portion of Avenue 60 (southeast of the project). The project proposes 15-inch, 12-inch and 8-in sewer lines that will connect to the existing sewer lines and provide sewer service to the project. The project will conform to the requirements of the CVWD's programs and requirements pertaining to water management and conservation. See Exhibit 11 for the Conceptual Water Plan and Exhibit 12 for the Conceptual Sewer Plan.
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A V E N U E 5 8 A V E N U E 6 0 W W 12W 12W 12W 12W 12W 12W 18W 18W 8W8W W W W W W M A D I S O N S T R E E T 8W 8W 8W
N O R T H 8W12W 18W W N.T.S. Legend: Proposed Public 8'' Water Main Proposed Public 12'' Water Main Proposed Public 18'' Water Main Project Boundary Existing Water Main Notes: Information shown is conceptual only. Final engineering design plans may deviate. 1. Number and location of wells is preliminary & subject to further discussion with C.V.W.D. 2. Proposed C.V.W.D. Well Site MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 11 CONCEPTUAL WATER PLAN 347
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8S 12S 12S 12S
12S
12S
8S
8S
8S A V E N U E 5 8A V E N U E 6 0 S S S S S SS S 15S 15S M A D I S O N S T R E E T 8S
8S
8S N.T.S. N O R T H
Legend:

Proposed 8'' Sewer MainProposed 12'' Sewer MainProposed 15'' Sewer MainProject Boundary S Existing Sewer Main Note: Information shown is conceptual only.

Final engineering design plans may deviate. 8S 12S 15S MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 12 CONCEPTUAL SEWER PLAN 348
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Coral Mountain Resort Specific Plan NOP 25 Febraury 2021 Grading and Drainage
As shown in Exhibit 13, Conceptual Drainage Plan, the project includes a comprehensive drainage system that collects storm flows, retains the incremental post-development increase and discharges surface water at pre-development levels to protect individual residences, the resort, and commercial uses as well as downstream properties. Surface drainage will be conveyed by the local street system from development areas to a system of basins and underground storm drains. As illustrated in the conceptual drainage plan, multiple retention basins and lakes (including the Wave), will be used to convey and safely capture surface flows.

Retention basins will be constructed and sized to retain the worst-case flood volume from a 100- year storm event. These basins will also include water quality elements that serve as structural Best Management Practices (BMPs) in accordance with the Municipal Separate Storm Sewer System (MS-4) Whitewater River Watershed Municipal Stormwater Program.

Off-Site Electrical Improvements
Electric utilities for the site are provided by the Imperial Irrigation District (IID). The project EIR will analyze the improvements in further detail. Exhibit 14, Off-Site Electrical Improvements, illustrates the location of the existing substation and proposed distribution line(s) and upgrades.

Other Utilities
The site is within the Southern California Gas Company’s service area for natural gas, and Frontier and Charter Communications for telecommunications. The project will tie into the existing cable, gas and telecommunications lines located along Avenue 58 and Madison Street. The project will not require or result in the relocation or construction of new natural gas, or telecommunication facilities.
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A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T N.T.S. N O R T H Legend:

Conceptual Drainage Sub-AreaConceptual 100-Year Sub-Area RetentionProject BoundaryWater Feature / RetentionSite Drainage FlowsOff-Site Drainage Direction Note: Drainage and retention is conceptual and subject
to refinement with final engineering design. MSA CONSULTING, INC. > PLANNING > CIVL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT EXHIBIT 13 CONCEPTUAL DRAINAGE PLAN 350
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A V E N U E 5 8
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EXISTING I.I.D. SUBSTATION

PROJECT SITE
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Legend:

Proposed Transformer BankProject BoundaryProposed Conduit System MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com CORAL MOUNTAIN RESORT

ENVIRONMENTAL IMPACT REPORT

EXHIBIT
14 OFF-SITE ELECTRICAL IMPROVEMENTS
351
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Coral Mountain Resort Specific Plan NOP 28 Febraury 2021

3.7 Project Implementation
Implementation of the proposed project includes the approval of the following entitlement processes:

General Plan Amendment (GPA) - The GPA will amend the current General Plan land use designations from General Commercial, Low Density Residential, Open Space – Recreation, to Neighborhood Commercial, Low Density Residential, Resort, and Open Space - Recreation. The GPA requires public hearings before the Commission and the Council.

Zone Change (ZC) - The ZC will revise the existing zoning of the Specific Plan Area from Neighborhood Commercial, Low Density Residential, and Golf Course, to Neighborhood Commercial (CN), Low Density Residential (RL), Parks and Recreation (PR), and Tourist Commercial (TC). The ZC requires public hearings before the Commission and Council.

Specific Plan (SP) – The Coral Mountain Resort Specific Plan will be adopted as the master plan governing the allowable land uses, development standards and design guidelines for the project.

The SP requires public hearings before the Planning Commission (Commission) and the City Council (Council).

Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide the property into smaller lots for development. The TTM which is currently under consideration will implement the Specific Plan and subdivide all of PA III, the Wave resort, and the western corner of PA II into lots suitable for the development of the uses permitted for these areas in the Specific Plan. Future TTMs may be filed with each phase of development as necessary to implement the balance of the project. Each TTM will require review by the Planning Commission.

Site Development Permit (SDP): SDPs are required by the City for final approval of landscape design, architectural design, and site plans. An SDP for the Wave Basin is being sought in connection with the current entitlements, and will establish the location, architectural design and landscape plan for the Wave Basin along with associated mechanical equipment and improvements (Planning Area III-B).

Future entitlements for project-specific components will also include:

Site Development Permit (SDP): Additional SDPs will be required by the City for final approval of landscape design, architectural design, and site plans for each phase of development. These may be processed concurrent with or subsequent to other entitlement approvals. Each SDP will require public hearings before the Commission.

Conditional Use Permit (CUP): Allowable uses that require a CUP shall be processed in accordance with Section 9.210.020 of the La Quinta Municipal Code.

Temporary Use Permit (TUP): TUPs are required by the City to accommodate special, unique, or limited duration activities that might otherwise be outside the provisions of normal zoning. 352 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 29 Febraury 2021 Temporary uses are anticipated and allowed by the Specific Plan. TUPs are reviewed administratively by the Design and Development Director and do not require a public hearing. 353 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 30 Febraury 2021

4.0 Environmental Impact Report (EIR)
As stated in the section, 3.6, Project Implementation, the Applicant is requesting approval of a General Plan Amendment to change the Land Use Map for the project area to General Commercial, Low Density Residential, Tourist Commercial, and Open Space Recreation; a Zone Change to revise the City’s Zoning Map to Neighborhood Commercial, Low Density Residential, Parks and Recreation, and Tourist Commercial; a Specific Plan (SP); a Tentative Tract Map (TTM); and a Site Development Permit (SDP) for the Wave basin..

4.1 Need for an EIR
The City of La Quinta, as Lead Agency under CEQA, has determined that the project has the potential to significantly impact the environment, and has determined that an EIR shall be prepared. The EIR will be prepared in conformance with CEQA (California Public Resources Code, Section 21000, et seq.), and the CEQA Guidelines (California Code of Regulations, Title 14, Section 15000, etseq.).

The EIR will evaluate the environmental effects of the project in accordance with the latest regulatory requirements, determine whether significant impacts will occur, identify feasible mitigation measures to minimize or avoid any potentially significant environmental effects of the proposed project, and evaluate a reasonable range of alternatives to the proposed project.

4.2 Summary of Environmental Issues
The EIR will evaluate all environmental issues set forth in the CEQA Environmental Checklist (per Appendix G of the CEQA Guidelines) where the project could potentially have any significant effects. The issue areas that will be evaluated in the Draft EIR include:
• Aesthetics • Geology and Soils • Noise
• Air Quality • Greenhouse Gases • Public Services
• Biological Resources • Hazards/Hazardous Materials • Transportation • Cultural Resources • Hydrology and Water Quality • Tribal Cultural Resources • Energy Resources • Land Use and Planning • Utilities
The environmental topics that are not anticipated to result in any impacts include Agricultural Resources, Mineral Resources, Population and Housing, Recreation, and Wildfire (discussed in subsections 4.2.2, 4.2.11, 4.2.13, 4.2.15, and 4.2.18, respectively). Therefore, these sections will not be further discussed in the Draft EIR.
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Coral Mountain Resort Specific Plan NOP 31 Febraury 2021

4.2.1 Aesthetics
The City of La Quinta is located along the base of the Santa Rosa Mountains that form the backdrop to the City’s western boundary and the project site. The Santa Rosa Mountains and their foothills and peaks are part of the Santa Rosa and San Jacinto Mountains National Monument and contribute to the natural scenic vista. Coral Mountain occurs, in part, on the project site. The project will involve the construction of a mixed-use community consisting of residential units, general commercial uses, tourist commercial uses, a resort, open space recreational uses, as well as an artificial surf Wave basin. The proposed uses and structures would have a potential effect on aesthetic resources. Analysis of the impacts of existing aesthetic resources from adjacent viewpoints will be evaluated in the EIR.

The proposed project’s impact on existing scenic vistas as well as the scenic quality in the area will be evaluated in the EIR. This evaluation will analyze the proposed features, such as the Wave basin, associated structure heights, building character, mass and heights, and project landscaping. The proposed project will be required to comply with the lighting and landscape requirements City of La Quinta Municipal Code. On-site native environments have been modified by prior agricultural operations and clearing activities that occurred over multiple decades. Historic structures occur on the project site, as does the significant rock outcropping that is Coral Mountain.

Therefore, the project’s impact to scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway will also be analyzed in the EIR. Development adjacent to the City of La Quinta General Planned Image Corridors located on Avenue 60, Madison Street, and Avenue 58 shall be restricted to a height limitation of 22 feet from pad grade within 150 feet from the right-of-way. Rear and side yard setbacks for lots adjacent to Image Corridors shall be expanded to a minimum of 25 feet per La Quinta Municipal Zoning Code Section 9.50.020. The project will introduce light and glare associated with commercial, residential and resort development to a site that is currently vacant and does not emit any light or glare. The project proposes a recreational Wave basin, including 80-foot light poles, to illuminate the Wave basin in the evenings. Therefore, potential light and glare impacts to daytime and nighttime views in the area as a result of project development will be analyzed in the EIR. The EIR will evaluate CEQA Guideline Thresholds “a” through “d” and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.2 Agricultural Resources and Forestry
Per the most recent (2016) California Farmland Mapping and Monitoring Program, the project site is located in an area designated as Farmland of Local Importance, but will not convert any Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non-agricultural use.

According to the United States Geological Survey (USGS) 1959 topographic map, Palm Desert 355 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 32 Febraury 2021 Quadrangle (15-minute series), the project property previously operated as agricultural land, likely vineyards. Historical aerial imagery dating back from 1996 indicates that the site had been cleared of all agricultural remnants prior to 1996. The project site currently lies within a suburban area of La Quinta, with residential uses to the north, east and south.

Additionally, the project area currently is designated Low Density Residential, Open Space Recreational and General Commercial by the City of La Quinta, and has been so designated since 1993 when the property was annexed to the City. The project site is not currently designated within an agriculture land use category and the site has not been in agricultural use for over 25 years. Overall, the project will not convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non-agricultural use. The project site is not in use as Farmland of Local Importance and is not planned for such use in the General Plan.

The project property is not located in an area under the Williamson Act contract, and there are no lands within the Williamson Act contract in the immediate project vicinity. No forest land, timberland, or timberland zoned for timberland production occurs on the project site or in the surrounding area because forest vegetation is not characteristic of the Coachella Valley desert environment. Based on the foregoing, the project will not result in any impacts to agricultural and forestry resources, and the EIR will provide no further analysis of this topic.

4.2.3 Air Quality and Greenhouse Gas Emissions
The project site is located within the Riverside County portion of the Salton Sea Air Basin (SSAB), under the jurisdiction of the South Coast Air Quality Management District (SCAQMD).

Existing air quality in relation to the applicable air quality standards for criteria air pollutants is measured at established air quality monitoring stations throughout the SCAQMD jurisdiction.

The three permanent ambient air quality monitoring stations in the Coachella Valley are in Palm Springs (AQS ID 060655001), Indio (AQS ID 060652002), and Mecca (Saul Martinez - AQS ID 060652005). The project site is located approximately 18 miles southeast of the Palm Springs station, 6 miles southwest of the Indio station, and approximately 11 miles northwest of the Mecca (Saul Martinez) station.

The project has the potential to generate criteria emissions and greenhouse gas emissions in excess of SCAQMD standards. The EIR analysis will include a stand-alone air quality study to evaluate whether construction and operation of the proposed development will comply with the applicable SCAQMD air quality standards. The EIR analysiswill also include a greenhouse gas (GHG) study to evaluate project-related construction and operational emissions and determine the level of GHG impacts as a result of constructing and operating the proposed project. The EIR will provide an in-depth evaluation of CEQA Thresholds “a” through “d” regarding project impacts to air quality; and CEQA Thresholds “a” and “b” regarding project356 CLICK HERE to Return to Agenda Coral Mountain Resort Specific Plan NOP 33 Febraury 2021 generated greenhouse gas emissions. In addition, mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.4 Biological Resources
The Coral Mountain Resort property is located on relatively flat land within elevations ranging from approximately 72 feet below mean sea level to 65 feet above mean sea level. Vegetation within the study area is best described as Desert Saltbush scrub, Tamarisk scrub, and Mesquite Hummock. Land is disturbed in the southern and northeast portions of the study area and a stand of blue palo verde is present in the eastern portion of the study area. Dominant species include fourwind saltbush, bush seepweed, athel, and common Mediterranean grass (Schismus barbatus). The majority of the project area was previously agricultural land. As a result, the Desert Saltbush scrub is fairly disturbed throughout the project area. Common wildlife species expected on the project site include common raven, mourning dove, and greater roadrunner.

A biological survey and records search is required to determine whether any sensitive or special status animal species are located within the boundary of the project site. The findings of the project-specific biological survey and records search will be fully addressed in the EIR. The project is not anticipated to have a substantial adverse effect on any riparian habitat or other sensitive natural communities, since there are no jurisdictional waters and no lakes, rivers, or streambeds onsite. Additionally, the project property does not contain, nor is adjacent to, federally protected wetlands, marshes, or other drainage features. No blue-line stream corridors (streams or dry washes) occur in the project area, and the project would not impact federally protected wetlands.

The project’s consistency with adopted habitat policies and plans will be analyzed in the EIR, including the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).

In short, the project EIR will evaluate the findings of the project-specific biological survey and records search, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.5 Cultural Resources and Tribal Cultural Resources
The EIR will include a project-specific Historical/Archaeological Resource Survey Report. The project area is located on the southcentral outskirts of the City and is adjacent to the eastern foothills of the Santa Rosa Mountains, and includes a portion of a rocky knoll known as Coral Mountain. The ground surface in much of the project area has been disturbed to various 357 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 34 Febraury 2021 degrees, except for the portion in and around Coral Mountain. The northeast portion of the site does not appear to have been farmed but it has been cleared of vegetation.

The analysis in the EIR will include a review of the project-specific cultural evaluation, an assessment of the potential impacts to cultural and tribal cultural resources associated with project construction, and the results of AB 52 consultation with Native American Tribes.

Therefore, CEQA Guideline Thresholds “a”, “b”, and “c”, regarding cultural resources, and Thresholds “a) i” and “a) ii”, regarding Tribal Cultural Resources will be included in the EIR, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.6 Energy Resources
The project will consist of residential, commercial, open space/recreational and resort uses.

Low density residential uses will occupy approximately 232.3 acres of the site, commercial uses will occupy 7.7 acres, resort uses will occupy 120.8 acres, and the open space/recreational uses will occupy 23.6 acres of the project site. The project site, located at the southwest corner of Avenue 58 and Madison Street, lies within the service area boundaries of Imperial Irrigation District (IID) for electricity and Southern California Gas Company for natural gas. As a part of project implementation, the project will be required to install an off-site transformer bank at an existing IID substation located at 81600 Avenue 58 as part of proposed upgrades. Construction for the conduits and line extension would occur in the existing right-of-way.

The Coral Mountain Resort EIR will analyze project-related impacts to energy resources during construction activities and operation. The impacts of the offsite improvements will also be analyzed in the EIR. The EIR will evaluate CEQA Guideline Thresholds “a” and “b” to determine the project’s potential energy impacts, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.7 Geology and Soils
A site-specific Geotechnical Investigation is required for the project property, to investigate the geotechnical and soil conditions at the site.

The project site is not located within an Alquist-Priolo fault zone. However, seismic activity that may occur on either the San Andreas fault zone (approximately 7.75 miles northeast of the project site), or San Jacinto fault zone (approximately 14 miles southwest of the project site) could result in severe ground shaking. The California Building Code 358 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 35 Febraury 2021 contains specific requirements and standards to ensure safe building design. The EIR will evaluate the impacts of seismic hazards and geologic hazards at the project site. Therefore, CEQA Thresholds “a” through “d” will be analyzed in the EIR. Mitigation will be provided in the EIR, if necessary.

The project is currently located within the Coachella Valley Water District’s (CVWD) service area for water and sewer services. The project proposes to connect with the existing sewer infrastructure to provide sewer to the residents and guests of the proposed project. The project site will not use septic systems. Additionally, CVWD has sufficient capacity to treat effluent generated by the project. Further discussion regarding project-related sewer and wastewater use will be provided in the Utilities and Service Systems section of the EIR. Since the project will not use septic systems , CEQA Threshold “e” will not be analyzed in the EIR.

In addition to the project-specific Geotechnical Investigation, a project specific Paleontological Resources Assessment will be included in the EIR to identify any significant, non-renewable paleontological resources that may exist within or adjacent to the project site. The findings of the Paleontological Resources Assessment will be analyzed in the CEQA Threshold “f” discussion of the EIR. Mitigation measures will be provided, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.8 Hazards and Hazardous Materials
Implementation of the project would facilitate new growth and development throughout the project area. Resort, commercial, residential, and recreational developments would result in an increased population of residents and non-residents that would have both the potential to be susceptible to hazards, and to utilize hazardous materials.

The project site is located within the boundary of the Coachella Valley Unified School District.

The closest school is the Westside Elementary School, located approximately 1.30 miles northeast of the project site at 82225 Airport Boulevard in Thermal. The project site is not located within one-quarter mile of an existing or proposed school; therefore, CEQA Threshold “c” will not be analyzed in the EIR.

The project is not located on a site which is included on a list of hazardous materials sites, pursuant to Government Code Section 65962.5, and therefore, CEQA Threshold “d” will not be analyzed in the EIR.

Moreover, the closest airport to the proposed project is the Jacqueline Cochran Regional Airport, located at 56-850 Higgins Drive in Thermal, California. The project is located approximately 4.25 miles west of the Airport, and outside of the Airport’s Land Use Compatibility Zone. Therefore, CEQA Threshold “e” will not be analyzed in the EIR. 359 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 36 Febraury 2021 Although the project will not result in impacts to CEQA Thresholds “c”, “d”, and “e”, the EIR will analyze project-related impacts to the transport, use, or disposal of hazardous materials; the release of hazardous materials into the environment; the implementation of an emergency response or evacuation plan; and wildfire impacts (CEQA Thresholds “a”, “b”, “f”, and “g”.

These topics will be discussed in detail, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.9 Hydrology and Water Quality
The project site is defined by a relatively level terrain with scattered vegetation coverage. This setting occurs on the east side of Coral Mountain and two engineered flood control dikes (No. 2 and No. 4). The dikes form part of the regional flood control system and the planned Eastern Coachella Valley Stormwater Master Plan Project (Master Plan). The on-site conditions have been modified by prior agricultural operations and clearing activities that occurred over multiple decades. The site has also been altered by dirt roads, hiking paths, and various underground irrigation lines. Current on-site drainage is controlled via sheet flow generally trending from west to east. In addition to the on-site drainage conditions, vacant land and Coral Mountain west of the project are tributary to the project area. The off-site hillside portion of Coral Mountain primarily consists of rock outcrop, while the vacant land is relatively flat with conditions similar to those that occur on-site.

The project site is covered by three Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panels: 06065C2244H and 06065C2900H effective April 19, 2017, and 06065C2925H, effective March 6, 2018. Based on these sources, the project area is designated Zone X, an “area with reduced flood risk due to levee”. The levee system being referenced includes Dike No. 2 and Dike No. 4 located west and upgradient of the project site.

A project specific hydrology study will be prepared to analyze project on-site facilities and offsite tributary flows.

The EIR analysis will consider how the flood protection solutions will be incorporated into the site design, storm drain infrastructure, and water quality management practices in relation to the applicable regulatory standards that apply during construction and operation of the proposed development.

The EIR will analyze the project’s site design measures to prevent interference with existing groundwater recharge facilities located south of the project. A Water Supply Assessment and Water Supply Verification has been completed and was adopted by CVWD in March 2020. This report analyzes the project demand for water and the supply availability for the project area. Its findings will be described in the EIR. 360 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 37 Febraury 2021 The introduction of impervious land cover (i.e., roadways, hardscape, buildings) resulting from project implementation would result in an increase in the rate and amount of surface runoff produced by a site. The EIR will analyze the surface runoff generated by project implementation, and the proposed onsite stormwater retention system.

The Coral Mountain Resort EIR will evaluate CEQA Guideline Thresholds “a” through “e” in order to determine project-related impacts to hydrology and water quality and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.10 Land Use Planning
The project site, located at the southwest corner of Avenue 58 and Madison Street, is surrounded by developed residential communities to the north, east, and south, vacant land to the north, west and south, and Coral Mountain to the southwest. The surrounding developments are gated and operate separately from each other. The proposed project occurs on vacant land, and will not impact operation of surrounding residential projects, currently or in the future, and development of the proposed project will not divide an established community.

Therefore, CEQA Threshold “a” regarding project land use and planning will not be analyzed in the Coral Mountain Resort EIR.

The project will include a General Plan Amendment to revise the existing City of La Quinta General Plan Map to be consistent with the proposed land uses. The proposed project consists of a variety of land uses including Low Density Residential, Tourist Commercial, General Commercial, and Open Space Recreation. A Zone Change is required to revise the City’s Zoning Map to be consistent with the proposed land uses. The EIR will analyze whether the proposed General Plan Amendment and Zone Change are consistent with the City’s General Plan and zoning, in the discussion of CEQA Threshold “b”, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.11 Mineral Resources
Mineral resources found throughout the region include sand, gravel, crushed stone, copper, limestone, and tungsten. Many of these resources are important for common construction projects including asphalt, concrete, road base, stucco, and plaster. There are currently several active sand and gravel mines in the Coachella Valley, but none are in the City of La Quinta.

Future mining within the City of La Quinta is unlikely due to existing urbanization. 361 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 38 Febraury 2021 According to the Mineral Land Classification Map, the approximately 386-acre project site is located within Mineral Resource Zone 1 (MRZ-1) and Mineral Resource Zone 3 (MRZ-3). The northeast portion of the project is located with the MRZ-1 zone, which specifies areas where geologic information indicates no significant mineral deposits are present or likely to be present. The southwest portion of the project property is located within the MRZ-3 zone which indicates areas containing known or inferred mineral occurrences where the significance cannot be evaluated from available data. The Mineral Resource Zone Map within the 2035 La Quinta General Plan, also classifies the project property to be located within zones MRZ-1 and MRZ-3.

A small portion of MRZ-3, located just north of Avenue 60 and west of Madison (i.e. the project site), is undeveloped vacant land designated for low density residential development. A barrow pit, used temporarily for the development of the Thomas Levy water recharge facility, is located within the project area. However, the use was temporary, and the barrow pit is not currently used for mining. The site has been designated for low density residential and golf course uses, and any barrow pits have been abandoned.

The La Quinta General Plan Environmental Impact Report (LQGP EIR) states that undeveloped sites located in MRZ-3 zones in the City are surrounded by urban development and mineral extraction activities are incompatible and unlikely on the remaining vacant parcels. The project site, designated for urban uses, is not conducive to mineral extraction. Therefore, the LQGP EIR concludes that development of areas within these land use categories will not result in the loss of availability of locally important mineral resources considered valuable to the region and state and will not result in the loss of availability of mineral resource recovery sites.

The project site is not recognized as a mineral resource recovery site delineated in the City of LQGP, General Plan EIR or resource maps prepared pursuant to SMARA. The use of a small portion of the property as a barrow pit was temporary and associated with the construction of the Thomas Levy water recharge facility to the northwest. The land is currently and has for many years been designated for residential and golf course development, and not for mineral extraction. Therefore, the proposed project will have no impact on mineral resources, and analysis of CEQA Thresholds “a” and “b” regarding mineral resources will not be included in the EIR.

4.2.12 Noise
The project is located on vacant land on the southwest corner of Avenue 58 and Madison Street. The closest airport to the project is the Jacqueline Cochran Regional Airport, located at 56-850 Higgins Drive in Thermal, California. The project is located approximately 4.25 miles west of the Airport. Since the project is not located within two miles of a public airport or in 362 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 39 Febraury 2021 the vicinity of a private airstrip, CEQA Threshold “c”, regarding noise-related impacts, will not be analyzed in the EIR.

The proposed project is consistent with the City’s residential and residential and resort character. A project-specific noise impact analysis will be prepared. Potential impacts of noise associated with project construction and operation will be analyzed and addressed in the EIR, as required by CEQA Threshold “a”. Appropriate design measures and all applicable restrictions and requirements will be identified within the EIR and, if necessary, mitigation measures will be identified and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

Additionally, project-generated groundborne vibration and groundborne noise levels will also be analyzed in the EIR to determine whether impacts are significant, and if necessary, mitigation measures will be identified and analyzed to determine whether impacts can feasibly be reduced to less than significant levels (CEQA Threshold “b”).

4.2.13 Population and Housing
A maximum of 600 dwelling units are proposed to be developed within the Coral Mountain Resort Specific Plan.

According to the 2020 California Department of Finance population and housing estimates, the City of La Quinta’s total population is approximately 40,660 with an average household size of 2.60. The City of La Quinta’s General Plan (LQGP) Environmental Impact Report (EIR) analyzed future growth in Section III, Part L, Population and Housing. The EIR forecasts a population of 46,297 people by year 2035.

As a result of project build-out, the proposed development could add approximately 2,181 new residents to the City for an approximate population of 42,841. This is an increase of 5 percent, and still below the projected 2035 population forecast of 46,297. Although the project would contribute to growth within the City of La Quinta, significant growth to population, housing and employment is already anticipated in the City’s General Plan and EIR, including based upon the prior entitlement approvals for the project site. In addition, this projected increase is a conservative figure because it assumes that the project’s future residents will not be current residents of La Quinta. However, it is anticipated that some of the project’s residents will be existing residents from within the City and/or from neighboring incorporated and unincorporated areas. Additionally, the 150 hotel keys will not lead to permanent residents of the project. The employment generated by the project will include hotel, commercial and surf-related employees. However, the project will not result in a large 363 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 40 Febraury 2021 employment base, and jobs created at the project will be absorbed by new and existing residents of the City and surrounding jurisdictions.

The proposed project lies adjacent to the existing paved roadways, Avenue 58 (north) and Madison Street (east). Extensions of these roadways are not proposed as part of project implementation. Avenue 60, south of the proposed project, provides approximately 750 feet of paved access (from the Madison Street intersection) to the residential properties south of the site. Implementation of the proposed project will extend Avenue 60 approximately 525 feet to the west, to provide access to the southern portion of the project property.

The project will be required to make offsite improvements for electrical power to the site. The project will be required to install an off-site transformer bank at an existing IID substation located at 81600 Avenue 58 and extend a distribution line along Avenue 58. Conduit systems will also be installed along Avenue 58 as part of the proposed upgrades. Construction of the conduits and line extension would occur in the existing right-of-way. The extension of IID’s infrastructure will provide electricity exclusivity to the proposed project. The project’s connection to the existing IID infrastructure will occur during the first phase of development and will be for exclusive use of the proposed project. In a letter dated May 26, 2020, IID concluded that electrical facilities can be extended to serve the project, under the conditions in the will serve letter.

Water lines currently occur along Avenue 58 and Madison Street, and sanitary sewer lines occur on Avenue 58 and Avenue 60. No additional extensions of infrastructure will be required.

The project is not anticipated to result in an indirect growth inducing impact because the existing infrastructure has been sized to accommodate long term growth by the applicable providers and because the projected population growth is already included in the City of La Quinta’s General Plan. Therefore, the EIR will not analyze project-related direct and indirect population growth (CEQA Threshold “a”) of the population and housing section.

The project site is currently vacant and does not provide housing. Development of the project site would not displace substantial numbers of existing housing or people necessitating the construction of replacement housing and there would be no impact. Therefore, CEQA Threshold “b”, regarding project-related impacts to population and housing, will not be analyzed in the EIR.
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Coral Mountain Resort Specific Plan NOP 41 Febraury 2021

4.2.14 Public Services
The Riverside County Fire Department (RCFD), under contract with the City of La Quinta, provides 24-hour fire protection and emergency medical services to the City. Law enforcement services are provided to the City of La Quinta through a contractual agreement with the Riverside County Sheriff’s Department. The Sheriff’s department provides 24-hour municipal police services associated with a City police department. The City of La Quinta is served by two school districts: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). DSUSD serves the portion of the City west of Jefferson Street and north of Avenue 48, which includes the northern Sphere of Influence. CVUSD boundaries include the areas of Jefferson Street and east of Avenue 48. Implementation of the proposed project will increase the permanent population which could have an impact on the City’s public services. CEQA Threshold “a” (fire protection; police protection; schools; parks; and other public facilities) will be analyzed in EIR to quantify the potential impacts of the demand to public services, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.15 Recreation
The project proposes a mixed-use development consisting of commercial, tourist commercial, low density residential, and open space recreational uses on approximately 386 acres of vacant land. The project proposes the development of a golf practice facilities (i.e., par 3 golf, or putting green), clubhouse and resort amenities, supporting uses and the Wave basin. Additional recreational uses include:
• The Wave contains an artificial surf wave basin (The Wave basin), that will recreate ocean waves for recreational surfing by individual resort residents and hotel guests as well as the hosting of limited private and public events by reservation. • The Wave Club will function as a private clubhouse with amenities for exclusive use by project residents and guests. The clubhouse may feature changing rooms, surfboard storage, pool, and a casual dining/lounging area.
• The Farm will include private resort-serving entertainment and fitness facilities. It will offer a wide range of community and active lifestyle amenities , including hiking, biking, bicycle pump track, fitness, and swimming pool areas. In addition, spa and dining facilities may be provided for residents and hotel guests. • Planning Area IV, located on approximately 24 acres on the western side of the project property, allows open space, and low-impact active and passive recreational activities, such as hiking, biking, and ropes courses.
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Coral Mountain Resort Specific Plan NOP 42 Febraury 2021 The recreational amenities, parks, and open space areas proposed for the project would reduce use of City parks and recreation facilities, since the proposed site would provide various recreational opportunities within the project boundaries. Some visitors may attend events and participate in activities at local parks; however, such visits are expected to be minimal. The project will comply with the City’s parkland in lieu fee (Quimby) and other development impact fees. The amount of recreational space provided within the project will reduce the likelihood of project residents’ use of existing City facilities.

Since the project will comply with Quimby fees, and the project proposes on-site recreational facilities, the project will not result in significant impacts to recreation, and the EIR will not analyze CEQA Thresholds “a” and “b” regrading recreation.

4.2.16 Transportation
The proposed project is located on vacant property at the southwest corner of Madison Street and Avenue 58 in the City of La Quinta. Vehicular access to the project is provided by existing public arterial roads, including Avenue 58 and Madison Street. The project will be required to widen and improve these roadways to their ultimate General Plan half-width. The property is surrounded by Low Density Residential land uses and natural open space. Regional access to the site is provided by Interstate 10, Highway 111, Madison Street, Monroe Street and other major arterials. The project will generate trips associated with residential, commercial and resort development, which could impact the City’s circulation system. In addition, the project includes special events at the wave basin facility which would result in increases in trip generation during short periods of time.

A traffic impact analysis (TIA) is being prepared to assess potential traffic-related impacts relating to development of the project site. The TIA will be based upon an analysis of existing roadway conditions in the project vicinity, a variety of traffic count sources (including peak hour counts collected by the consulting traffic engineers), the General Plan Circulation Element, planned roadway improvements and other data and information. The TIA will provide documentation and analysis of existing traffic conditions, trips generated by the project, distribution of the project trips to roads outside the project, and projected future traffic conditions.

A project-specific Vehicle Miles Traveled (VMT) Analysis is also being conducted (pursuant to Senate Bill 743, and the City’s VMT Analysis Policy) to evaluate the impacts of VMTs generated by the project. The findings of the VMT Analysis will be provided in the EIR.

Moreover, the EIR will analyze hazards associated with transportation/roadway features, as well as emergency access proposed for the site. The EIR will analyze CEQA Thresholds “a”, “b”, 366 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 43 Febraury 2021 “c”, and “d” in order to determine project-related impacts to traffic, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.17 Utilities and Service Systems
Water and wastewater services would be provided by the Coachella Valley Water District (CVWD). Currently, domestic water service lines exist along Avenue 58 and Madison Street.

The project will require two well sites to adequately serve the site. The well sites will be located within the project’s existing footprint and will be analyzed in the EIR. No new wastewater treatment facilities are required as a result of the project’s development.

The City determined that the proposed project requires the preparation and approval of a Water Supply Assessment and Water Supply Verification, consistent with Water Code Section 10912.

A Water Supply Assessment (WSA) and Water Supply Verification (WSV) were completed for the proposed project and adopted by the water provider, CVWD, in March 2020. The findings of the WSA/WSV will be included in the EIR.

Electrical service to the project would be provided by the Imperial Irrigation District (IID).

Connection to an offsite substation is required in order to provide electrical power to the project.

CVWD will also provide wastewater services to the site. The offsite sewer alignment and improvements will come from the east in Avenue 60. Wastewater will go to CVWD’s water reclamation plan number 4 (WRP-4) located at 63-002 Fillmore St., Thermal CA.

As a standard requirement, the project site design will incorporate stormwater management by conveying site runoff into on-site retention basins with a combined capacity to handle the water quality management plan design capture volume and the controlling 100-year storm event volume. This will also be analyzed in the Hydrology and Water Quality Section of the EIR.

Southern California Gas Company is the provider of natural gas. Telephone and internet communications will be provided by Frontier and Charter Communications. Burrtec will provide solid waste and recycling services. The project will be able to tie into the existing cable, gas and telecommunications lines located along Avenue 58 and Madison Street. The project will not require or result in the relocation or construction of new or expanded water, wastewater treatment, storm water drainage systems, natural gas, or telecommunication facilities.
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Coral Mountain Resort Specific Plan NOP 44 Febraury 2021 The development of the proposed Coral Mountain Resort project would increase the demand for utilities in the City. The service, location, timing and construction of on- and off-site improvements required for all utilities will be included in the EIR analysis. Project design features and mitigation measures during construction and operation would be identified in the Draft EIR. CEQA Thresholds “a” through “e”, regarding project impacts to utilities and service systems, will be evaluated in the EIR, and mitigation measures will be developed, if necessary, and analyzed to determine whether impacts can feasibly be reduced to less than significant levels.

4.2.18 Wildfires
The project site is currently characterized as vacant land with scattered vegetation of varying densities. Vegetation within the project area includes Desert Saltbush scrub, Tamarisk scrub, Mesquite Hummock, and Sonoran creosote. Residential land uses surround the property to the north and east. The property’s western and southern boundaries abut vacant land and Coral Mountain. Scattered residential estate properties lie south of the project site.

According to CAL Fire’s Fire Hazard Severity Zones (FHSZ) in State Responsibility Areas (SRA) Map, the project site is not located in an SRA or located in an area classified as very high fire hazard severity zone. Per CAL Fire’s map, the property is located in a (incorporated) Local Responsibility Area (LRA) that is designated “non-Very High Fire Hazard Severity Zone”. The project is not located in or near state responsibility areas or lands classified as very high, high or moderate fire hazard severity zones, therefore, no impacts are anticipated. The FHSZ map designates the area west of the project site, i.e., Coral Mountain, as a Federal Responsibility Area (FRA). However, this site is also not designated as a very high, high or moderate FHSZ.

Wildfire risk is related to a number of parameters, including fuel loading (vegetation), fire weather (winds, temperatures, humidity levels and fuel moisture contents) and topography (degree of slope). Steep slopes contribute to fire hazards by intensifying the effects of wind and make fire suppression difficult. Fuels such as grass are highly flammable because they have a high surface area to mass ratio and require less heat to reach the ignition point. According to the Riverside County General Plan, wildfire susceptibility is moderate to low in the valley and desert regions on the western and eastern sides of the Salton Sea. The project is not located in or near a State Responsibility Area, or an area classified as a Very High Fire Hazard Severity Zone. Therefore, the project site is not expected to expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

In addition to this, the La Quinta General Plan (LQGP) Environmental Impact Report (EIR) states that fire hazards exist where wildland areas are adjacent to or are intermixed with urbanized areas. The open space and wilderness areas on the western portion of the City are made up 368 CLICK HERE to Return to Agenda
Coral Mountain Resort Specific Plan NOP 45 Febraury 2021 primarily of Granitic rock and sparse desert vegetation. Therefore, there is limited vegetation to burn that could cause a major wildfire. The flat urbanized areas of La Quinta are considered very low wildfire areas. The project will not expose people or structures to a significant risk of loss, injury or death involving wildland fires because the City of La Quinta does not provide conditions, such as dense vegetation, conducive for the spread of wildfires.

The project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan because it will provide emergency fire access to the project site, and will not alter the City’s existing street system. Emergency access would be compliant with the standards of the Fire Department to ensure proper vehicular access for emergency vehicles to the site. As a result, the project is not expected to require the installation or maintenance of associated infrastructure that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

Wildfires are not expected to occur at the project site, or within the City of La Quinta. This is due to the Granitic Rock and sparse vegetation that characterize the Santa Rosa Mountains, as well as the developed and landscaped urban areas of La Quinta. Since the City is not expected to be impacted by wildfires, the project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes as a result of a wildfire. No impact is expected to result from the project, and CEQA Thresholds “a” through “d” regarding wildfire impacts are not analyzed in the EIR.

5.0 Conclusion
An EIR will be prepared for the proposed project that addresses the environmental impacts associated with the development of the Coral Mountain Resort project. The EIR will also analyze a reasonable range of alternatives to the Project, including the CEQA-mandated “No Project Alternative”, and other potential alternatives that may be capable of avoiding or substantially reducing any of the significant effects of the Project. All environmental issues identified in the CEQA Guidelines Appendix G, and other issues that may be raised by responsible or trustee agencies or other parties commenting on this Notice of Preparation will also be fully addressed in the EIR.
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Monday, March 8, 2021 at 17:13:01 Pacific Standard Time

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La Quinta City CouncilDecember 16, 2025

La Quinta City Council
December 16, 2025