10. NEGOTIATIONS AND FINAL AGREEMENT
The City’s Agreement for Contract Services is enclosed as Attachment 1 for review prior to submitting a proposal. An agreement will not be binding or valid with the City unless and until it is executed by authorized representatives of the City and of the selected proposer. At the discretion of the City, any or all parts of the successful proposal shall be made a binding part of the agreement.
11. PRICING ADJUSTMENTS
The City reserves the right to negotiate final pricing with the most qualified proposer. Pricing shall remain firm for the entire initial term of the agreement. Thereafter, any proposed pricing adjustment for additional periods, if any, shall be subject to the terms of the agreement.
12. SELECTION PROCESS
Proposals shall be reviewed and rated based on the information requested by this RFP, as well as responses from references and clients, background checks, any research on proposers, and other information pertinent to the evaluation process. Closely ranked firms may be asked to furnish evidence of capability, equipment, and financial resources to adequately provide the services.
13. RFP TIMELINE
RFP Issue Date: 11/12/2025
Deadline for Proposers’ Questions: 12/12/2025
City’s Response to Questions: 12/18/2025
Proposals Submittal Deadline: 01/05/2026
Complete Evaluations of Proposals: 02/09/2026
Agreement Negotiations and Signing, Proof
of Insurance Coverage, Forms 700:
02/16/2026
City Council Consideration and Approval: 03/17/2026
Agreement Effective Date and
Project Start Date
03/24/2026
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14. PROPRIETARY, CONFIDENTIAL, AND PUBLIC INFORMATION
14.1 Proprietary and Trade Secret Information:
A copy of each proposal will be retained as an official record and will become open to public inspection, unless the proposal or specific parts can be shown to be exempt by the California Public Records Act [California Government Code §7920.000 et seq.].
Each proposer may clearly label part of a proposal as “Confidential” if the proposer thereby agrees to indemnify and defend the City for honoring such a designation. The failure to label any information that is released by the City will constitute a complete waiver of all claims for damages caused by any release of the information. If a request for public records for labeled information is received by the City, the City will notify the proposer of the request and delay access to the material until seven working days after notification to the proposer. Within that delay, it will be the duty of the proposer to act in the protection of its labeled information. Failure to act will constitute a complete waiver.
14.2 Confidential Information:
Evaluation scores, weight factors, and negotiation notes are confidential and will not be released or retained [California Government Code § 7922.500].
14.3 Public Information:
All proposals will be opened on January 5, 2026, and will be made available to the public upon request. By submitting a proposal, the proposer acknowledges and accepts that the content of the proposal and associated documents will become open to public inspection. The final executed agreement will be a public document. Proposals and other information will not be returned.
15. PROPOSAL PREPARATION COSTS
Any costs incurred in the preparation of a proposal, preparation of changes or additions requested by the City, presentation to the City, travel in conjunction with such presentations, or samples of items shall be entirely the responsibility of the proposer.
16. INSURANCE REQUIREMENTS and ACKNOWLEDGEMENT
Proposals must include a completed “Insurance Requirements Acknowledgment” form included as Attachment 2 stating that, if selected, the proposer will provide the minimum insurance coverage and indemnification noted in Exhibits E and F, respectively, of the City’s Agreement for Contract Services.
Commercial General Liability (at least as broad as ISO CG 0001) $1,000,000 (per occurrence); $2,000,000 (general aggregate) Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Noncontributory
Commercial Auto Liability (at least as broad as ISO CA 0001) $1,000,000 (per accident)
Personal Auto Declaration Page if applicable
Errors and Omissions Liability $1,000,000 (per claim and aggregate) 740 CLICK HERE to Return to Agenda
Worker’s Compensation (per statutory requirements)
Must include the following endorsements:
Worker’s Compensation Waiver of Subrogation
Worker’s Compensation Declaration of Sole Proprietor if applicable
17. NON-COLLUSION AFFIDAVIT
Proposals must include an executed Non-Collusion Affidavit, included as Attachment 3, executed by an official authorized to bind the firm.
18. CONFLICT OF INTEREST
The City requires a Statement of Economic Interest (Form 700) to be filed by any proposer who is involved in the making of decisions that may have a foreseeable material effect on any City financial interest pursuant to the City’s Conflict of Interest Code and the California Political Reform Act of 1974.
19. LOCAL BUSINESS PREFERENCE
Local vendors are encouraged but not required. For purposes of this section, ‘local’ shall be defined as an individual, partnership, or corporation that regularly maintains a place of business within a 40-mile radius of the City.
20. CITY RIGHTS AND OPTIONS
This solicitation does not commit the City of La Quinta to award a contract, to pay any cost incurred with the preparation of a qualifications statement, or to procure or contract for services or supplies. The City of La Quinta reserves the right to accept or reject any or all submittals received in response to this request, to negotiate with any qualified source, or cancel in whole or part this RFP process if it is in the best interest of the City to do so.
After negotiations, prospective consultants may be required to submit revisions to their qualification statements. The City of La Quinta will reserve the right to request that specific personnel with specific expertise be added to the team if the City determines that specific expertise is lacking in the project team. All proposers should note that any contract pursuant to this solicitation is dependent upon the recommendation of the selection committee and the approval of the City Council. Statements and other materials submitted will not be returned.
The City of La Quinta reserves the right to change its procurement process for the contract at any time if it is determined that abandonment and/or change would be in the City’s best interest. In the event of an abandonment or change, the City will not be liable to any contractor for any costs or damages arising out of its response to the RFP.
The City reserves the right to:
▪ Make the selection based on its sole discretion;
▪ Issue subsequent RFP;
▪ Postpone opening proposals or selection for any reason; ▪ Remedy errors in the RFP or in the RFP process;
▪ Modify the Scope of Services in the RFP;
▪ Approve or disapprove the use of particular subcontractors; 741 CLICK HERE to Return to Agenda
▪ Negotiate with any, all or none of the proposers;
▪ Accept other than the lowest offer;
▪ Waive informalities and irregularities in proposals;
▪ Request additional information or clarification;
▪ Request revisions during negotiations;
▪ Invite any consultant of its choosing to assist with the evaluation of proposal responses or to provide the City with a second opinion
▪ Enter into an agreement with another proposer in the event the originally selected proposer defaults or fails to execute an agreement with the City in a timely manner.
REQUESTED SERVICES
The City of La Quinta (City) seeks proposals from qualified firms to conduct a phased public outreach program and prepare a Master Plan for Vista Santa Rosa, a community located within the City’s southern Sphere of Influence (SOI). The purpose of this project is to guide future growth, infrastructure development, land use, housing, environmental stewardship, and community services in a sustainable and inclusive manner.
The City is requesting the Master Plan pursuant to La Quinta General Plan 2035, Policy LU1.4: The City should not consider annexation of any part of the southern Sphere of Influence prior to completion of a Master Plan, to assure that development proceeds in a manner that satisfies good planning principles and stakeholders’ needs.
I. INTRODUCTION
The City’s SOI consists of 7,665± acres generally located east of Monroe, south of Avenue 52, north of Avenue 60, and west of Van Buren and Harrison Streets. Of the 7,664± acres in the SOI, approximately 1,407 acres are developed, 5,429 acres are in agriculture, and 828 acres are vacant desert lands. Much of the developed area consists of nurseries and single-family homes on large lots. To achieve cohesive and successful development of the area, long-term planning of the Sphere area must be undertaken. This Master Plan will be community-focused and incorporate sound planning principles, such as limiting urban sprawl, and lowering vehicle trips and greenhouse gas emissions, while preserving the unique rural character of this area.
Any future annexation must not create a revenue drain on the City.
Vista Santa Rosa
Vista Santa Rosa is a special community where country club and residential development interface with agricultural and rural, equestrian-oriented lifestyles. Vista Santa Rosa is an unincorporated community of approximately 2,600 residents. The community is named for the Santa Rosa Mountains that can be seen from the community to the west. The area is an important producer of date crops, with some date farm owners also operating Ranchos, which host special events such as wedding receptions and quinceañeras. Rural residential uses are also common, with an emphasis on equestrian activities, including polo facilities.
II. SCOPE OF SERVICES
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Proposals shall address the following phased tasks to be completed by the consultant. However, consultants are encouraged to provide alternative ideas, programs, and suggestions, based on experience with community outreach and master plan preparation.
The proposal shall be developed with the following phased approach and an understanding the City may opt to complete one, two, three, all of the phases, or none.
Phase 1: Community Outreach Strategy
The City desires a comprehensive stakeholder engagement program that actively involves property owners, businesses, residents, and City Officials through a combination of community meetings at central locations, focus groups, online platforms, and one-on-one conversations.
This inclusive approach should be designed to collaboratively shape a shared vision for the Master Plan and build broad community support for the potential annexation into the City of La Quinta. A culturally responsive, bilingual (English-Spanish) outreach strategy that recognizes the area’s population should be incorporated. All residents should be able to participate meaningfully as the City seeks to engage their community. The methodology of obtaining community/stakeholder input for the Master Plan and gauging support for future annexation applications shall be described in the proposal.
Phase 2: Master Plan
The preparation of the master plan shall include identifying baseline data for drafting the Master Plan including: existing locations and extent of public and private roads, sewage, water, drainage, solid waste disposal, energy, and other essential facilities. Census data and an existing land use analysis shall also be considered. A minimum of three alternative conceptual land use maps shall be prepared for consideration. The use of creative land use categories and design guidelines to enhance the unique character of Vista Santa Rosa is encouraged. A market analysis for the buildout feasibility of the Master Plan shall be prepared. The land use plans shall be presented at an additional community workshop meeting. A final draft master plan shall be prepared based upon community and City feedback.
Phase 3: Special Studies
Special Studies shall be prepared to analyze and quantify the impacts of buildout of the Vista Santa Rosa community based on the draft master plan. Studies shall include, but may not be limited to, Biological Resources Analysis, Cultural Resources Analysis, Air Quality and Greenhouse Gas Analysis, Traffic and Vehicle Miles Traveled Analysis, Noise Impact Analysis, and a Water Supply Assessment.
Phase 4: California Environmental Quality Act (CEQA) Environmental Analysis and Document Preparation
The project consultant(s) will prepare an Initial Study which will analyze the broad-scale environmental impacts of the draft Master Plan. Ideally, the consultant’s work will provide a programmatic level of CEQA analysis that will cover future projects that are consistent with the master plan. The consultant(s) will be responsible for the preparation of the environmental document or Environmental impact Report (EIR) as determined by the Initial Study. Additional 743 CLICK HERE to Return to Agenda
deliverables that are associated with this Task will be dependent on the findings from the Initial Study. Additional public meetings associated with the Environmental Document should be included in the proposal.
Materials to be provided by the City
The following materials are available for consultants to prepare their responses:
2035 La Quinta General Plan
2035 La Quinta General Plan | La Quinta, CA
Municipal Code, Title 9 Zoning
https://library.municode.com/ca/la_quinta/codes/municipal_code?nodeId=TIT9ZO Zoning and General Plan Maps
https://www.laquintaca.gov/business/design-and-development/planning-division/maps Other materials may be provided upon request.
Selection Criteria and Process
Qualifications
The successful firm shall be expected to demonstrate that it possesses the following qualifications:
➢ Capability to competently manage the described project, including demonstrated experience of having successfully completed similar projects; ➢ Ability to form a project team consisting of capable professionals with all disciplines needed for the job, having adequate resources to successfully complete the project in a timely manner, including a specific commitment as to the time each team member can allocate to the project;
➢ A superior level of commitment to the goals and objectives of the project; ➢ The ability to collaborate in a responsive and cooperative manner, highlighting examples of similar situations;
➢ Sensitivity to the needs of the public and property owners; ➢ High level of commitment to the goals and objectives of the project; ➢ Ability to work in a responsive and cooperative manner with the City and public and highlight examples of similar situations;
Consultant Selection
Proposals received by the deadline will be reviewed by a selection committee comprised of City staff. Interviews will be held with the top-rated firms. Based on the total evaluation process, the selection committee will recommend one firm (and an alternate). Selection of 744 CLICK HERE to Return to Agenda
the consultant will be based upon the materials submitted in the Work Proposal according to the following criteria:
➢ Method of approach, both analytical and creative;
➢ Experiences, qualifications, and resources of the firm, including experience with similar projects;
➢ Responsiveness to the RFP, including thoroughness, comprehensiveness, adequacy, clarity, and quality of information provided;
➢ Understanding of the Scope of Work;
➢ Cost of services;
➢ Allocation of experienced senior-level staff to the project; ➢ Ability to comply with the proposed performance schedule; ➢ Knowledge and familiarity with the community, local, and regional planning issues.
III. PROPOSAL FORMAT
Firms are encouraged to keep their proposals brief and relevant to the specific information requested herein. Proposals should be straightforward, concise, and provide “layman” explanation of technical terms that are used. Emphasis should be on completeness and clarity of content.
Present the proposals in a format and order that corresponds to the numbering and lettering contained herein, with minimal reference to supporting documentation, so that proposals can be accurately compared.
1. Cover Letter
a. Signed by an official authorized to bind the firm with the name, address, phone number, and email address of the firm’s contract person who will be the city’s contact for the remainder of the selection process.
b. Location of the main office and the location of the office that would service the project.
c. A validity statement that all information and pricing provided in the proposal is valid for at least ninety (90) days, and a statement that the individual who will perform the work for the City is free of any conflict of interest. d. Identification of any subcontractors and their responsibilities.
2. Firms Background, Qualifications, and Experience, including the following:
a. Names and qualifications of all project team members and subcontractors and their assignments for the project. Those named must be those who will participate in the project if selected.
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b. Descriptions of three (3) similar projects the consultant has conducted within the last five (5) years, with client references for each. Each reference shall include the complete contact information for the key city staff directly involved with the project.
Provide a summary of the final outcome.
c. Provide samples of related area plans, design guidelines or specific plans from comparable cities, including approach, organization and design. d. Resume of the project manager and all project team members who will work on the project. Resumes should be included as an Appendix.
e. Number of years the firm has been in business and number of years performing the services in the proposal.
f. Taxpayer identification number
g. Firm ownership and if incorporated, list the state in which the firm is incorporated and the date of incorporation
h. If the firm is a subsidiary of a parent company, identify the parent company+
3. Project Understanding and Approach
A description of the team’s understanding of the project and how the project team will approach project development.
4. Scope of Work
a. A discussion of the method of approach, analysis and skills provided. b. A description of the tasks, sub tasks, and specific deliverables that will be provided, for each phase outlined above.
c. A clear identification of cooperation and responsibilities between the consulting team and City staff.
d. Any other pertinent information deemed appropriate by the applicant.
5. Schedule/Timeline
Proposals must include an estimated work schedule of actions or timeline with phased milestones, covering the entire process for development of the Master Plan.
6. Fee Schedule
The applicant is to submit a detailed cost proposal for all services and materials, including the firm’s direct and indirect rate (with overhead). Personnel hours and extended billing rates per classification of personnel will be indicated for each task and/or subtask defined therein and separated into the phases outlined above. The consultant shall determine a not-to-exceed allowance for reimbursements included within the cost proposal.
7. List of Complementary Services Offered by Proposer along with Corresponding Prices
8. Subcontracting Services
Subcontracting any portion(s) of the Scope of Services is not preferred; however, if a proposer can demonstrate to the City’s satisfaction that it is in the best interest of the project to permit a portion of the service(s) to be subcontracted by the proposer, it may be considered. Provide details on the role of any subcontractor that will be used.
Assignment is prohibited.
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9. Disclosures
Disclosure of any alleged significant prior or ongoing agreement failure, any civil or criminal litigation or investigation pending, which involved the proposer or in which the proposer has been judged guilty or liable within the last five (5) years. If there is no information to disclose, proposer must affirmatively state there is no negative history.
10. Acknowledgement of Insurance Requirements (Attachment 2) Proposals must include a written statement that, if selected, the proposer will provide the minimum insurance coverage and indemnification noted in Exhibits E and F, respectively, of the City’s Agreement for Contract Services included as Attachment 1.
11. Non-Collusion Affidavit (Attachment 3)
Proposals must include an executed Non-Collusion Affidavit, included as Attachment 3, executed by an official authorized to bind the firm.
12. Acknowledgement of Addenda (Attachment 4)
If any addendum/addenda are issued, the proposer shall initial the Acknowledgement of Addenda, included as Attachment 4.
ATTACHMENTS
1. Agreement for Contract Services
2. Insurance Requirements Acknowledgement
Must be executed by proposer and submitted with the proposal
3. Non-Collusion Affidavit
Must be executed by proposer and submitted with the proposal
4. Addenda Acknowledgement
Must be executed by proposer and submitted with the proposal
5. Project Vicinity Map
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Revised – Sept. 2025
AGREEMENT FOR CONTRACT SERVICES
This Agreement for Contract Services (the “Agreement”) is made and entered into by and between the City of La Quinta, (“City”), a California Municipal Corporation and Charter City organized under the Constitution and laws of the State of California with its principal place of business at 78495 Calle Tampico, La Quinta, California 92253, and ___________ [insert name and type of business entity, e.g. sole proprietorship, California Limited Liability Corporation, etc], with a place of business at ____________________________________ (“Contracting Party”). The parties hereto agree as follows:
1. SERVICES OF CONTRACTING PARTY.
1.1 Scope of Services. In compliance with all terms and conditions of this Agreement, Contracting Party shall provide those services related to ______________________, as specified in the “Scope of Services” attached hereto as “Exhibit A” and incorporated herein by this reference (the “Services”). Contracting Party represents and warrants that Contracting Party is a provider of first-class work and/or services and Contracting Party is experienced in performing the Services contemplated herein and, in light of such status and experience, Contracting Party covenants that it shall follow industry standards in performing the Services required hereunder, and that all materials, if any, will be of good quality, fit for the purpose intended. For purposes of this Agreement, the phrase “industry standards” shall mean those standards of practice recognized by one or more first-class firms performing similar services under similar circumstances.
1.2 Compliance with Law. All Services rendered hereunder shall be provided in accordance with all ordinances, resolutions, statutes, rules, regulations, and laws of the City and any Federal, State, or local governmental agency of competent jurisdiction.
1.3 Wage and Hour Compliance. Contracting Party shall comply with applicable Federal, State, and local wage and hour laws.
1.4 Licenses, Permits, Fees and Assessments. Except as otherwise specified herein, Contracting Party shall obtain at its sole cost and expense such licenses, permits, and approvals as may be required by law for the performance of the Services required by this Agreement, including a City of La Quinta business license. Contracting Party and its employees, agents, and subcontractors shall, at their sole cost and expense, keep in effect at all times during the term of this Agreement any licenses, permits, and approvals that are legally required for the performance of the Services required by this Agreement.
Contracting Party shall have the sole obligation to pay for any fees, assessments, and taxes, plus applicable penalties and interest, which may be imposed by law and arise from or are necessary for the performance of the Services required by this Agreement, and shall indemnify, defend (with counsel selected by City), and hold City, its elected officials, officers, employees, and agents, free and harmless against any such fees, assessments, taxes, penalties, or interest levied, assessed, or imposed against City ATTACHMENT 1
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hereunder. Contracting Party shall be responsible for all subcontractors’ compliance with this Section.
1.5 Familiarity with Work. By executing this Agreement, Contracting Party warrants that (a) it has thoroughly investigated and considered the Services to be performed, (b) it has investigated the site where the Services are to be performed, if any, and fully acquainted itself with the conditions there existing, (c) it has carefully considered how the Services should be performed, and (d) it fully understands the facilities, difficulties, and restrictions attending performance of the Services under this Agreement.
Should Contracting Party discover any latent or unknown conditions materially differing from those inherent in the Services or as represented by City, Contracting Party shall immediately inform City of such fact and shall not proceed except at Contracting Party’s risk until written instructions are received from the Contract Officer, or assigned designee (as defined in Section 4.2 hereof).
1.6 Standard of Care. Contracting Party acknowledges and understands that the Services contracted for under this Agreement require specialized skills and abilities and that, consistent with this understanding, Contracting Party’s work will be held to an industry standard of quality and workmanship. Consistent with Section 1.5 hereinabove, Contracting Party represents to City that it holds the necessary skills and abilities to satisfy the industry standard of quality as set forth in this Agreement. Contracting Party shall adopt reasonable methods during the life of this Agreement to furnish continuous protection to the Services performed by Contracting Party, and the equipment, materials, papers, and other components thereof to prevent losses or damages, and shall be responsible for all such damages, to persons or property, until acceptance of the Services by City, except such losses or damages as may be caused by City’s own negligence.
The performance of Services by Contracting Party shall not relieve Contracting Party from any obligation to correct any incomplete, inaccurate, or defective work at no further cost to City, when such inaccuracies are due to the negligence of Contracting Party.
1.7 Additional Services. In accordance with the terms and conditions of this Agreement, Contracting Party shall perform services in addition to those specified in the Scope of Services (“Additional Services”) only when directed to do so by the Contract Officer, or assigned designee, provided that Contracting Party shall not be required to perform any Additional Services without compensation. Contracting Party shall not perform any Additional Services until receiving prior written authorization through a duly executed written amendment or change order from the Contract Officer, or assigned designee, incorporating therein any adjustment in (i) the Contract Sum, in accordance with Section 2.3 of this Agreement, and/or (ii) the time to perform this Agreement, which said adjustments are subject to the written approval of Contracting Party. It is expressly understood by Contracting Party that the provisions of this Section shall not apply to the Services specifically set forth in the Scope of Services or reasonably contemplated therein. It is specifically understood and agreed that oral requests and/or approvals of Additional Services shall be barred and are unenforceable. Failure of Contracting Party to secure the Contract Officer’s, or assigned designee’s written, authorization for Additional Services shall constitute a waiver of any and all right to adjustment of the Contract Sum or time to perform this Agreement, whether by way of compensation, 749 CLICK HERE to Return to Agenda
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restitution, quantum meruit, or the like, for Additional Services provided without the appropriate authorization from the Contract Officer, or assigned designee.
1.8 Special Requirements. Additional terms and conditions of this Agreement, if any, which are made a part hereof are set forth in “Exhibit D” (the “Special Requirements”), which is incorporated herein by this reference and expressly made a part hereof. In the event of a conflict between the provisions of the Special Requirements and any other provisions of this Agreement, the provisions of the Special Requirements shall govern.
2. COMPENSATION.
2.1 Contract Sum. For the Services rendered pursuant to this Agreement, Contracting Party shall be compensated in accordance with “Exhibit B” (the “Schedule of Compensation”) in a total amount not to exceed ___________________________ Dollars ($______________), for the life of the Agreement, encompassing the Initial and any Extended Terms (the “Contract Sum”), except as provided in Section 1.7. The method of compensation set forth in the Schedule of Compensation may include a lump sum payment upon completion, payment in accordance with the percentage of completion of the Services, payment for time and materials based upon Contracting Party’s rate schedule, but not exceeding the Contract Sum, or such other reasonable methods as may be specified in the Schedule of Compensation. The Contract Sum shall include the attendance of Contracting Party at all project meetings reasonably deemed necessary by City; Contracting Party shall not be entitled to any additional compensation for attending said meetings. Compensation may include reimbursement for actual and necessary expenditures for reproduction costs, transportation expense, telephone expense, and similar costs and expenses when and if specified in the Schedule of Compensation.
Regardless of the method of compensation set forth in the Schedule of Compensation, Contracting Party’s overall compensation shall not exceed the Contract Sum, except as provided in Section 1.7 of this Agreement.
2.2 Method of Billing & Payment. Any month in which Contracting Party wishes to receive payment, Contracting Party shall submit to City no later than the tenth (10th) working day of such month, in the form approved by City’s Finance Director, an invoice for Services rendered prior to the date of the invoice. Such invoice shall (1) describe in detail the Services provided, including time and materials, and (2) specify each staff member who has provided Services and the number of hours assigned to each such staff member. Such invoice shall contain a certification by a principal member of Contracting Party specifying that the payment requested is for Services performed in accordance with the terms of this Agreement. Upon approval in writing by the Contract Officer, or assigned designee, and subject to retention pursuant to Section 8.3, City will pay Contracting Party for all items stated thereon which are approved by City pursuant to this Agreement no later than thirty (30) days after invoices are received by the City’s Finance Department.
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Agreement shall be paid for in an amount agreed to in writing through a duly executed amendment or change order by both City and Contracting Party in advance of the Additional Services being rendered by Contracting Party. Any compensation for Additional Services amounting to five percent (5%) of the Contract Sum or Fifteen Thousand Dollars ($15,000), whichever is less, may be approved by the Contract Officer, or assigned designee. Any greater amount of compensation for Additional Services must be approved by the La Quinta City Council, the City Manager, or Department Director, depending upon City laws, regulations, rules and procedures concerning public contracting. Under no circumstances shall Contracting Party receive compensation for any Additional Services without prior written approval through a duly executed amendment or change order for the Additional Services is obtained from the Contract Officer, or assigned designee, pursuant to Section 1.7 of this Agreement.
3. PERFORMANCE SCHEDULE.
3.1 Time of Essence. Time is of the essence in the performance of this Agreement. If the Services are not completed in accordance with the Schedule of Performance, as set forth in Section 3.2 and “Exhibit C”, it is understood that the City will suffer damage.
3.2 Schedule of Performance. All Services rendered pursuant to this Agreement shall be performed diligently and within the time period established in “Exhibit C” (the “Schedule of Performance”). Extensions to the time period specified in the Schedule of Performance may be approved in writing by the Contract Officer, or assigned designee.
3.3 Force Majeure. The time period specified in the Schedule of Performance for performance of the Services rendered pursuant to this Agreement shall be extended because of any delays due to unforeseeable causes beyond the control and without the fault or negligence of Contracting Party, including, but not restricted to, acts of God or of the public enemy, fires, earthquakes, floods, epidemic, quarantine restrictions, riots, strikes, freight embargoes, acts of any governmental agency other than City, and unusually severe weather, if Contracting Party shall within ten (10) days of the commencement of such delay notify the Contract Officer, or assigned designee, in writing of the causes of the delay. The Contract Officer, or assigned designee, shall ascertain the facts and the extent of delay, and extend the time for performing the Services for the period of the forced delay when and if in the Contract Officer’s judgment such delay is justified, and the Contract Officer’s determination, or assigned designee, shall be final and conclusive upon the parties to this Agreement. Extensions to time period in the Schedule of Performance which are determined by the Contract Officer, or assigned designee, to be justified pursuant to this Section shall not entitle the Contracting Party to additional compensation in excess of the Contract Sum.
3.4 Term. Unless earlier terminated in accordance with the provisions in Article 8.0 of this Agreement, the term of this agreement shall commence on _______________, 2024, and terminate on ____________, 20___ (“Initial Term”). This 751 CLICK HERE to Return to Agenda
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Agreement may be extended for _________ additional year(s) upon mutual agreement by both parties (“Extended Term”), and executed in writing.
4. COORDINATION OF WORK.
4.1 Representative of Contracting Party. The following principals of Contracting Party (“Principals”) are hereby designated as being the principals and representatives of Contracting Party authorized to act in its behalf with respect to the Services specified herein and make all decisions in connection therewith:
(a) Name
Telephone No.:
Email:
(b) Name
Telephone No.:
Email:
It is expressly understood that the experience, knowledge, capability, and reputation of the foregoing Principals were a substantial inducement for City to enter into this Agreement. Therefore, the foregoing Principals shall be responsible during the term of this Agreement for directing all activities of Contracting Party and devoting sufficient time to personally supervise the Services hereunder. For purposes of this Agreement, the foregoing Principals may not be changed by Contracting Party and no other personnel may be assigned to perform the Services required hereunder without the express written approval of City.
4.2 Contract Officer. The “Contract Officer”, otherwise known as [ENTER NAME OF DEPARTMENT MANAGER OR DIRECTOR] or assigned designee may be designated in writing by the City Manager of the City. It shall be Contracting Party’s responsibility to assure that the Contract Officer, or assigned designee, is kept informed of the progress of the performance of the Services, and Contracting Party shall refer any decisions, that must be made by City to the Contract Officer, or assigned designee.
Unless otherwise specified herein, any approval of City required hereunder shall mean the approval of the Contract Officer, or assigned designee. The Contract Officer, or assigned designee, shall have authority to sign all documents on behalf of City required hereunder to carry out the terms of this Agreement.
4.3 Prohibition Against Subcontracting or Assignment. The experience, knowledge, capability, and reputation of Contracting Party, its principals, and its employees were a substantial inducement for City to enter into this Agreement. Except as set forth in this Agreement, Contracting Party shall not contract or subcontract with any other entity to perform in whole or in part the Services required hereunder without the express written approval of City. In addition, neither this Agreement nor any interest herein may be transferred, assigned, conveyed, hypothecated, or encumbered, voluntarily or by operation of law, without the prior written approval of City. Transfers restricted hereunder shall include the transfer to any person or group of persons acting in concert of more than twenty five percent (25%) of the present ownership and/or control 752 CLICK HERE to Return to Agenda
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of Contracting Party, taking all transfers into account on a cumulative basis. Any attempted or purported assignment or contracting or subcontracting by Contracting Party without City’s express written approval shall be null, void, and of no effect. No approved transfer shall release Contracting Party of any liability hereunder without the express consent of City.
4.4 Independent Contractor. Neither City nor any of its employees shall have any control over the manner, mode, or means by which Contracting Party, its agents, or its employees, perform the Services required herein, except as otherwise set forth herein.
City shall have no voice in the selection, discharge, supervision, or control of Contracting Party’s employees, servants, representatives, or agents, or in fixing their number or hours of service. Contracting Party shall perform all Services required herein as an independent contractor of City and shall remain at all times as to City a wholly independent contractor with only such obligations as are consistent with that role. Contracting Party shall not at any time or in any manner represent that it or any of its agents or employees are agents or employees of City. City shall not in any way or for any purpose become or be deemed to be a partner of Contracting Party in its business or otherwise or a joint venture or a member of any joint enterprise with Contracting Party. Contracting Party shall have no power to incur any debt, obligation, or liability on behalf of City. Contracting Party shall not at any time or in any manner represent that it or any of its agents or employees are agents or employees of City. Except for the Contract Sum paid to Contracting Party as provided in this Agreement, City shall not pay salaries, wages, or other compensation to Contracting Party for performing the Services hereunder for City. City shall not be liable for compensation or indemnification to Contracting Party for injury or sickness arising out of performing the Services hereunder. Notwithstanding any other City, state, or federal policy, rule, regulation, law, or ordinance to the contrary, Contracting Party and any of its employees, agents, and subcontractors providing services under this Agreement shall not qualify for or become entitled to any compensation, benefit, or any incident of employment by City, including but not limited to eligibility to enroll in the California Public Employees Retirement System (“PERS”) as an employee of City and entitlement to any contribution to be paid by City for employer contributions and/or employee contributions for PERS benefits. Contracting Party agrees to pay all required taxes on amounts paid to Contracting Party under this Agreement, and to indemnify and hold City harmless from any and all taxes, assessments, penalties, and interest asserted against City by reason of the independent contractor relationship created by this Agreement. Contracting Party shall fully comply with the workers’ compensation laws regarding Contracting Party and Contracting Party’s employees. Contracting Party further agrees to indemnify and hold City harmless from any failure of Contracting Party to comply with applicable workers’ compensation laws. City shall have the right to offset against the amount of any payment due to Contracting Party under this Agreement any amount due to City from Contracting Party as a result of Contracting Party’s failure to promptly pay to City any reimbursement or indemnification arising under this Section.
4.5 Identity of Persons Performing Work. Contracting Party represents that it employs or will employ at its own expense all personnel required for the satisfactory performance of any and all of the Services set forth herein. Contracting Party represents that the Services required herein will be performed by Contracting Party or under its direct 753 CLICK HERE to Return to Agenda
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supervision, and that all personnel engaged in such work shall be fully qualified and shall be authorized and permitted under applicable State and local law to perform such tasks and services.
4.6 City Cooperation. City shall provide Contracting Party with any plans, publications, reports, statistics, records, or other data or information pertinent to the Services to be performed hereunder which are reasonably available to Contracting Party only from or through action by City.
5. INSURANCE.
5.1 Insurance. Prior to the beginning of any Services under this Agreement and throughout the duration of the term of this Agreement, Contracting Party shall procure and maintain, at its sole cost and expense, and submit concurrently with its execution of this Agreement, policies of insurance as set forth in “Exhibit E” (the “Insurance Requirements”) which is incorporated herein by this reference and expressly made a part hereof.
5.2 Proof of Insurance. Contracting Party shall provide Certificate of Insurance to Agency along with all required endorsements. Certificate of Insurance and endorsements must be approved by Agency’s Risk Manager prior to commencement of performance.
6. INDEMNIFICATION.
6.1 Indemnification. To the fullest extent permitted by law, Contracting Party shall indemnify, protect, defend (with counsel selected by City), and hold harmless City and any and all of its officers, employees, agents, and volunteers as set forth in “Exhibit F” (“Indemnification”) which is incorporated herein by this reference and expressly made a part hereof.
7. RECORDS AND REPORTS.
7.1 Reports. Contracting Party shall periodically prepare and submit to the Contract Officer, or assigned designee, such reports concerning Contracting Party’s performance of the Services required by this Agreement as the Contract Officer, or assigned designee, shall require. Contracting Party hereby acknowledges that City is greatly concerned about the cost of the Services to be performed pursuant to this Agreement. For this reason, Contracting Party agrees that if Contracting Party becomes aware of any facts, circumstances, techniques, or events that may or will materially increase or decrease the cost of the Services contemplated herein or, if Contracting Party is providing design services, the cost of the project being designed, Contracting Party shall promptly notify the Contract Officer, or assigned designee, of said fact, circumstance, technique, or event and the estimated increased or decreased cost related thereto and, if Contracting Party is providing design services, the estimated increased or decreased cost estimate for the project being designed. 754 CLICK HERE to Return to Agenda
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7.2 Records. Contracting Party shall keep, and require any subcontractors to keep, such ledgers, books of accounts, invoices, vouchers, canceled checks, reports (including but not limited to payroll reports), studies, or other documents relating to the disbursements charged to City and the Services performed hereunder (the “Books and Records”), as shall be necessary to perform the Services required by this Agreement and enable the Contract Officer, or assigned designee, to evaluate the performance of such Services. Any and all such Books and Records shall be maintained in accordance with generally accepted accounting principles and shall be complete and detailed. The Contract Officer, or assigned designee, shall have full and free access to such Books and Records at all times during normal business hours of City, including the right to inspect, copy, audit, and make records and transcripts from such Books and Records.
Such Books and Records shall be maintained for a period of three (3) years following completion of the Services hereunder, and City shall have access to such Books and Records in the event any audit is required. In the event of dissolution of Contracting Party’s business, custody of the Books and Records may be given to City, and access shall be provided by Contracting Party’s successor in interest. Under California Government Code Section 8546.7, if the amount of public funds expended under this Agreement exceeds Ten Thousand Dollars ($10,000.00), this Agreement shall be subject to the examination and audit of the State Auditor, at the request of City or as part of any audit of City, for a period of three (3) years after final payment under this Agreement.
7.3 Ownership of Documents. All drawings, specifications, maps, designs, photographs, studies, surveys, data, notes, computer files, reports, records, documents, and other materials plans, drawings, estimates, test data, survey results, models, renderings, and other documents or works of authorship fixed in any tangible medium of expression, including but not limited to, physical drawings, digital renderings, or data stored digitally, magnetically, or in any other medium prepared or caused to be prepared by Contracting Party, its employees, subcontractors, and agents in the performance of this Agreement (the “Documents and Materials”) shall be the property of City and shall be delivered to City upon request of the Contract Officer, or assigned designee, or upon the expiration or termination of this Agreement, and Contracting Party shall have no claim for further employment or additional compensation as a result of the exercise by City of its full rights of ownership use, reuse, or assignment of the Documents and Materials hereunder. Any use, reuse or assignment of such completed Documents and Materials for other projects and/or use of uncompleted documents without specific written authorization by Contracting Party will be at City’s sole risk and without liability to Contracting Party, and Contracting Party’s guarantee and warranties shall not extend to such use, revise, or assignment. Contracting Party may retain copies of such Documents and Materials for its own use. Contracting Party shall have an unrestricted right to use the concepts embodied therein. All subcontractors shall provide for assignment to City of any Documents and Materials prepared by them, and in the event Contracting Party fails to secure such assignment, Contracting Party shall indemnify City for all damages resulting therefrom.
7.4 In the event City or any person, firm, or corporation authorized by City reuses said Documents and Materials without written verification or adaptation by Contracting Party for the specific purpose intended and causes to be made or makes any 755 CLICK HERE to Return to Agenda
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changes or alterations in said Documents and Materials, City hereby releases, discharges, and exonerates Contracting Party from liability resulting from said change.
The provisions of this clause shall survive the termination or expiration of this Agreement and shall thereafter remain in full force and effect.
7.5 Licensing of Intellectual Property. This Agreement creates a non-exclusive and perpetual license for City to copy, use, modify, reuse, or sublicense any and all copyrights, designs, rights of reproduction, and other intellectual property embodied in the Documents and Materials. Contracting Party shall require all subcontractors, if any, to agree in writing that City is granted a non-exclusive and perpetual license for the Documents and Materials the subcontractor prepares under this Agreement. Contracting Party represents and warrants that Contracting Party has the legal right to license any and all of the Documents and Materials. Contracting Party makes no such representation and warranty in regard to the Documents and Materials which were prepared by design professionals other than Contracting Party or provided to Contracting Party by City. City shall not be limited in any way in its use of the Documents and Materials at any time, provided that any such use not within the purposes intended by this Agreement shall be at City’s sole risk.
7.6 Release of Documents. The Documents and Materials shall not be released publicly without the prior written approval of the Contract Officer, or assigned designee, or as required by law. Contracting Party shall not disclose to any other entity or person any information regarding the activities of City, except as required by law or as authorized by City.
7.7 Confidential or Personal Identifying Information. Contracting Party covenants that all City data, data lists, trade secrets, documents with personal identifying information, documents that are not public records, draft documents, discussion notes, or other information, if any, developed or received by Contracting Party or provided for performance of this Agreement are deemed confidential and shall not be disclosed by Contracting Party to any person or entity without prior written authorization by City or unless required by law. City shall grant authorization for disclosure if required by any lawful administrative or legal proceeding, court order, or similar directive with the force of law. All City data, data lists, trade secrets, documents with personal identifying information, documents that are not public records, draft documents, discussions, or other information shall be returned to City upon the termination or expiration of this Agreement.
Contracting Party’s covenant under this section shall survive the termination or expiration of this Agreement.
8. ENFORCEMENT OF AGREEMENT.
8.1 California Law. This Agreement shall be interpreted, construed, and governed both as to validity and to performance of the parties in accordance with the laws of the State of California. Legal actions concerning any dispute, claim, or matter arising out of or in relation to this Agreement shall be instituted in the Superior Court of the County of Riverside, State of California, or any other appropriate court in such county, and 756 CLICK HERE to Return to Agenda
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Contracting Party covenants and agrees to submit to the personal jurisdiction of such court in the event of such action.
8.2 Disputes. In the event of any dispute arising under this Agreement, the injured party shall notify the injuring party in writing of its contentions by submitting a claim therefore. The injured party shall continue performing its obligations hereunder so long as the injuring party commences to cure such default within ten (10) days of service of such notice and completes the cure of such default within forty-five (45) days after service of the notice, or such longer period as may be permitted by the Contract Officer, or assigned designee; provided that if the default is an immediate danger to the health, safety, or general welfare, City may take such immediate action as City deems warranted.
Compliance with the provisions of this Section shall be a condition precedent to termination of this Agreement for cause and to any legal action, and such compliance shall not be a waiver of any party’s right to take legal action in the event that the dispute is not cured, provided that nothing herein shall limit City’s right to terminate this Agreement without cause pursuant to this Article 8.0. During the period of time that Contracting Party is in default, City shall hold all invoices and shall, when the default is cured, proceed with payment on the invoices. In the alternative, City may, in its sole discretion, elect to pay some or all of the outstanding invoices during any period of default.
8.3 Retention of Funds. City may withhold from any monies payable to Contracting Party sufficient funds to compensate City for any losses, costs, liabilities, or damages it reasonably believes were suffered by City due to the default of Contracting Party in the performance of the Services required by this Agreement.
8.4 Waiver. No delay or omission in the exercise of any right or remedy of a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver. City’s consent or approval of any act by Contracting Party requiring City’s consent or approval shall not be deemed to waive or render unnecessary City’s consent to or approval of any subsequent act of Contracting Party. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.
8.5 Rights and Remedies are Cumulative. Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the parties are cumulative and the exercise by either party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party.
8.6 Legal Action. In addition to any other rights or remedies, either party may take legal action, at law or at equity, to cure, correct, or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purposes of this Agreement.
8.7 Termination Prior To Expiration of Term. This Section shall govern any termination of this Agreement, except as specifically provided in the following Section for 757 CLICK HERE to Return to Agenda
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termination for cause. City reserves the right to terminate this Agreement at any time, with or without cause, upon thirty (30) days’ written notice to Contracting Party. Upon receipt of any notice of termination, Contracting Party shall immediately cease all Services hereunder except such as may be specifically approved by the Contract Officer, or assigned designee. Contracting Party shall be entitled to compensation for all Services rendered prior to receipt of the notice of termination and for any Services authorized by the Contract Officer, or assigned designee, thereafter in accordance with the Schedule of Compensation or such as may be approved by the Contract Officer, or assigned designee, except amounts held as a retention pursuant to this Agreement.
8.8 Termination for Default of Contracting Party. If termination is due to the failure of Contracting Party to fulfill its obligations under this Agreement, Contracting Party shall vacate any City-owned property which Contracting Party is permitted to occupy hereunder and City may, after compliance with the provisions of Section 8.2, take over the Services and prosecute the same to completion by contract or otherwise, and Contracting Party shall be liable to the extent that the total cost for completion of the Services required hereunder exceeds the compensation herein stipulated (provided that City shall use reasonable efforts to mitigate such damages), and City may withhold any payments to Contracting Party for the purpose of setoff or partial payment of the amounts owed City.
8.9 Attorneys’ Fees. If either party to this Agreement is required to initiate or defend or made a party to any action or proceeding in any way connected with this Agreement, the prevailing party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees; provided, however, that the attorneys’ fees awarded pursuant to this Section shall not exceed the hourly rate paid by City for legal services multiplied by the reasonable number of hours spent by the prevailing party in the conduct of the litigation.
Attorneys’ fees shall include attorneys’ fees on any appeal, and in addition a party entitled to attorneys’ fees shall be entitled to all other reasonable costs for investigating such action, taking depositions and discovery, and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable whether or not such action is prosecuted to judgment. The court may set such fees in the same action or in a separate action brought for that purpose.
9. CITY OFFICERS AND EMPLOYEES; NONDISCRIMINATION.
9.1 Non-liability of City Officers and Employees. No officer, official, employee, agent, representative, or volunteer of City shall be personally liable to Contracting Party, or any successor in interest, in the event or any default or breach by City or for any amount which may become due to Contracting Party or to its successor, or for breach of any obligation of the terms of this Agreement.
9.2 Conflict of Interest. Contracting Party covenants that neither it, nor any officer or principal of it, has or shall acquire any interest, directly or indirectly, which would conflict in any manner with the interests of City or which would in any way hinder 758 CLICK HERE to Return to Agenda
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Contracting Party’s performance of the Services under this Agreement. Contracting Party further covenants that in the performance of this Agreement, no person having any such interest shall be employed by it as an officer, employee, agent, or subcontractor without the express written consent of the Contract Officer, or assigned designee. Contracting Party agrees to at all times avoid conflicts of interest or the appearance of any conflicts of interest with the interests of City in the performance of this Agreement.
No officer or employee of City shall have any financial interest, direct or indirect, in this Agreement nor shall any such officer or employee participate in any decision relating to this Agreement which effects his financial interest or the financial interest of any corporation, partnership or association in which he is, directly or indirectly, interested, in violation of any State statute or regulation. Contracting Party warrants that it has not paid or given and will not pay or give any third party any money or other consideration for obtaining this Agreement.
9.3 Covenant against Discrimination. Contracting Party covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of any impermissible classification including, but not limited to, race, color, creed, religion, sex, marital status, sexual orientation, national origin, or ancestry in the performance of this Agreement. Contracting Party shall take affirmative action to ensure that applicants are employed and that employees are treated during employment without regard to their race, color, creed, religion, sex, marital status, sexual orientation, national origin, or ancestry.
10. MISCELLANEOUS PROVISIONS.
10.1 Notice. Any notice, demand, request, consent, approval, or communication either party desires or is required to give the other party or any other person shall be in writing and either served personally or sent by prepaid, first-class mail to the address set forth below. Either party may change its address by notifying the other party of the change of address in writing. Notice shall be deemed communicated forty-eight (48) hours from the time of mailing if mailed as provided in this Section.
To City:
CITY OF LA QUINTA
Attention:
78495 Calle Tampico
La Quinta, California 92253
To Contracting Party:
XXXXXXXX
10.2 Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction which might otherwise apply.
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10.3 Section Headings and Subheadings. The section headings and subheadings contained in this Agreement are included for convenience only and shall not limit or otherwise affect the terms of this Agreement.
10.4 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed to be an original, and such counterparts shall constitute one and the same instrument.
10.5 Integrated Agreement. This Agreement including the exhibits hereto is the entire, complete, and exclusive expression of the understanding of the parties. It is understood that there are no oral agreements between the parties hereto affecting this Agreement and this Agreement supersedes and cancels any and all previous negotiations, arrangements, agreements, and understandings, if any, between the parties, and none shall be used to interpret this Agreement.
10.6 Amendment. No amendment to or modification of this Agreement shall be valid unless made in writing and approved by Contracting Party and by the City Council of City. The parties agree that this requirement for written modifications cannot be waived and that any attempted waiver shall be void.
10.7 Severability. In the event that any one or more of the articles, phrases, sentences, clauses, paragraphs, or sections contained in this Agreement shall be declared invalid or unenforceable, such invalidity or unenforceability shall not affect any of the remaining articles, phrases, sentences, clauses, paragraphs, or sections of this Agreement which are hereby declared as severable and shall be interpreted to carry out the intent of the parties hereunder unless the invalid provision is so material that its invalidity deprives either party of the basic benefit of their bargain or renders this Agreement meaningless.
10.8 Unfair Business Practices Claims. In entering into this Agreement, Contracting Party offers and agrees to assign to City all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. § 15) or under the Cartwright Act (Chapter 2, (commencing with Section 16700) of Part 2 of Division 7 of the Business and Professions Code), arising from purchases of goods, services, or materials related to this Agreement. This assignment shall be made and become effective at the time City renders final payment to Contracting Party without further acknowledgment of the parties.
10.9 No Third-Party Beneficiaries. With the exception of the specific provisions set forth in this Agreement, there are no intended third-party beneficiaries under this Agreement and no such other third parties shall have any rights or obligations hereunder.
10.10 Authority. The persons executing this Agreement on behalf of each of the parties hereto represent and warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said party, (iii) by so executing this Agreement, such party is formally bound to the provisions of this Agreement, and (iv) that entering into this Agreement does not violate any provision of 760 CLICK HERE to Return to Agenda
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any other Agreement to which said party is bound. This Agreement shall be binding upon the heirs, executors, administrators, successors, and assigns of the parties. [SIGNATURES ON FOLLOWING PAGE]
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the dates stated below.
CITY OF LA QUINTA,
a California Municipal Corporation
JON MCMILLEN, City Manager
City of La Quinta, California
Dated:
CONTRACTING PARTY:
By:
Name:
Title:
ATTEST:
MONIKA RADEVA, City Clerk
City of La Quinta, California
By:
Name:
Title:
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
762 CLICK HERE to Return to Agenda
Exhibit A
Exhibit A
Scope of Services
1. Services to be Provided:
[TO BE PROVIDED BY STAFF (include location of work)]
2. Performance Standards:
[TO BE PROVIDED BY STAFF]
OR
[See Attached]
763 CLICK HERE to Return to Agenda
Exhibit A
ADDENDUM TO AGREEMENT
Re: Scope of Services
If the Scope of Services include construction, alteration, demolition, installation, repair, or maintenance affecting real property or structures or improvements of any kind appurtenant to real property, the following apply:
1. Prevailing Wage Compliance. If Contracting Party is a contractor performing public works and maintenance projects, as described in this Section 1.3, Contracting Party shall comply with applicable Federal, State, and local laws. Contracting Party is aware of the requirements of California Labor Code Sections 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Sections 16000, et seq., (collectively, the “Prevailing Wage Laws”), and La Quinta Municipal Code Section 3.12.040, which require the payment of prevailing wage rates and the performance of other requirements on “Public works” and “Maintenance” projects. If the Services are being performed as part of an applicable “Public works” or “Maintenance” project, as defined by the Prevailing Wage Laws, and if construction work over twentyfive thousand dollars ($25,000.00) and/or alterations, demolition, repair or maintenance work over fifteen thousand dollars ($15,000.00) is entered into or extended on or after January 1, 2015 by this Agreement, Contracting Party agrees to fully comply with such Prevailing Wage Laws including, but not limited to, requirements related to the maintenance of payroll records and the employment of apprentices. Pursuant to California Labor Code Section 1725.5, no contractor or subcontractor may be awarded a contract for public work on a “Public works” project unless registered with the California Department of Industrial Relations (“DIR”) at the time the contract is awarded. If the Services are being performed as part of an applicable “Public works” or “Maintenance” project, as defined by the Prevailing Wage Laws, this project is subject to compliance monitoring and enforcement by the DIR. Contracting Party will maintain and will require all subcontractors to maintain valid and current DIR Public Works contractor registration during the term of this Agreement. Contracting Party shall notify City in writing immediately, and in no case more than twenty-four (24) hours, after receiving any information that Contracting Party’s or any of its subcontractor’s DIR registration status has been suspended, revoked, expired, or otherwise changed. It is understood that it is the responsibility of Contracting Party to determine the correct salary scale. Contracting Party shall make copies of the prevailing rates of per diem wages for each craft, classification, or type of worker needed to execute the Services available to interested parties upon request, and shall post copies at Contracting Party’s principal place of business and at the project site, if any. The statutory penalties for failure to pay prevailing wage or to comply with State wage and hour laws will be enforced. Contracting Party must forfeit to City TWENTY-FIVE DOLLARS ($25.00) per day for each worker who works in excess of the minimum working hours when Contracting Party does not pay overtime. In accordance with the provisions of Labor Code Sections 1810 et seq., eight (8) hours is the legal working day. Contracting Party also shall comply with State law requirements to maintain payroll records and shall provide for certified records and inspection of records as required by California Labor Code Section 1770 et seq., including Section 1776. In addition to the other indemnities provided under this Agreement, Contracting Party shall defend (with counsel selected by City), indemnify, and hold City, 764 CLICK HERE to Return to Agenda
Exhibit A
its elected officials, officers, employees, and agents free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It is agreed by the parties that, in connection with performance of the Services, including, without limitation, any and all “Public works” (as defined by the Prevailing Wage Laws), Contracting Party shall bear all risks of payment or non-payment of prevailing wages under California law and/or the implementation of Labor Code Section 1781, as the same may be amended from time to time, and/or any other similar law. Contracting Party acknowledges and agrees that it shall be independently responsible for reviewing the applicable laws and regulations and effectuating compliance with such laws.
Contracting Party shall require the same of all subcontractors.
2. Retention. Payments shall be made in accordance with the provisions of Article 2.0 of the Agreement. In accordance with said Sections, City shall pay Contracting Party a sum based upon ninety-five percent (95%) of the Contract Sum apportionment of the labor and materials incorporated into the Services under this Agreement during the month covered by said invoice. The remaining five percent (5%) thereof shall be retained as performance security to be paid to Contracting Party within sixty (60) days after final acceptance of the Services by the City Council of City, after Contracting Party has furnished City with a full release of all undisputed payments under this Agreement, if required by City. In the event there are any claims specifically excluded by Contracting Party from the operation of the release, City may retain proceeds (per Public Contract Code § 7107) of up to one hundred fifty percent (150%) of the amount in dispute. City’s failure to deduct or withhold shall not affect Contracting Party’s obligations under the Agreement.
3. Utility Relocation. City is responsible for removal, relocation, or protection of existing main or trunk-line utilities to the extent such utilities were not identified in the invitation for bids or specifications. City shall reimburse Contracting Party for any costs incurred in locating, repairing damage not caused by Contracting Party, and removing or relocating such unidentified utility facilities. Contracting Party shall not be assessed liquidated damages for delay arising from the removal or relocation of such unidentified utility facilities.
4. Trenches or Excavations. Pursuant to California Public Contract Code Section 7104, in the event the work included in this Agreement requires excavations more than four (4) feet in depth, the following shall apply:
(a) Contracting Party shall promptly, and before the following conditions are disturbed, notify City, in writing, of any: (1) material that Contracting Party believes may be material that is hazardous waste, as defined in Section 25117 of the Health and Safety Code, that is required to be removed to a Class I, Class II, or Class III disposal site in accordance with provisions of existing law; (2) subsurface or latent physical conditions at the site different from those indicated by information about the site made available to bidders prior to the deadline for submitting bids; or (3) unknown physical conditions at the site of any unusual nature, different materially from those ordinarily encountered and generally recognized as inherent in work of the character provided for in the Agreement. 765 CLICK HERE to Return to Agenda
Exhibit A
(b) City shall promptly investigate the conditions, and if it finds that the conditions do materially so differ, or do involve hazardous waste, and cause a decrease or increase in Contracting Party’s cost of, or the time required for, performance of any part of the work shall issue a change order per Section 1.8 of the Agreement. (c) in the event that a dispute arises between City and Contracting Party whether the conditions materially differ, or involve hazardous waste, or cause a decrease or increase in Contracting Party’s cost of, or time required for, performance of any part of the work, Contracting Party shall not be excused from any scheduled completion date provided for by this Agreement, but shall proceed with all work to be performed under this Agreement. Contracting Party shall retain any and all rights provided either by contract or by law which pertain to the resolution of disputes and protests between the contracting Parties.
5. Safety. Contracting Party shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out the Services, Contracting Party shall at all times be in compliance with all applicable local, state, and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and lifesaving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.
6. Liquidated Damages. Since the determination of actual damages for any delay in performance of the Agreement would be extremely difficult or impractical to determine in the event of a breach of this Agreement, Contracting Party shall be liable for and shall pay to City the sum of One Thousand dollars ($1,000.00) as liquidated damages for each working day of delay in the performance of any of the Services required hereunder, as specified in the Schedule of Performance. In addition, liquidated damages may be assessed for failure to comply with the emergency call out requirements, if any, described in the Scope of Services. City may withhold from any moneys payable on account of the Services performed by Contracting Party any accrued liquidated damages. 766 CLICK HERE to Return to Agenda
Exhibit B
Exhibit B
Schedule of Compensation
For the avoidance of doubt, the compensation thresholds on this Exhibit B do not include compensation for Additional Services (if any) authorized pursuant to Section 1.7 and compensated pursuant to Section 2.3 of this Agreement.
Contract Sum
Compensation for Services shall not exceed the following Contract Sum for the entire life of this Agreement including the Initial and Extended terms:
_________________ ($ ___________), to be paid for duly authorized Services performed consistent with the terms and conditions of this Agreement.
The Contract Sum shall be paid to Contracting Party in installment payments made on a monthly basis and in an amount identified in Contracting Party’s schedule of compensation attached hereto for the work tasks performed and properly invoiced by Contracting Party in conformance with Section 2.2 of this Agreement. 767 CLICK HERE to Return to Agenda
Exhibit C
Exhibit C
Schedule of Performance
Contracting Party shall complete all services identified in the Scope of Services, Exhibit A of this Agreement, in accordance with the Project Schedule, attached hereto and incorporated herein by this reference.
768 CLICK HERE to Return to Agenda
Exhibit D
Exhibit D
Special Requirements
[insert Special Requirements or indicate “None” if there are none] 769 CLICK HERE to Return to Agenda
Exhibit E
Exhibit E
Insurance Requirements
E.1 Insurance. Prior to the beginning of and throughout the duration of this Agreement, the following policies checked below shall be maintained and kept in full force and effect providing insurance with minimum limits as indicated below and issued by insurers with A.M. Best ratings of no less than A-VI:
Commercial General Liability (at least as broad as ISO CG 0001):
$1,000,000 per occurrence/$2,000,000 aggregate OR
$2,000,000 per occurrence/$4,000,000 aggregate
Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Non-contributory
Commercial Automobile Liability (at least as broad as ISO CA 0001):
$1,000,000 combined single limit for bodily injury and property damage Auto Liability Additional Insured
Workers’ Compensation (per statutory requirements):
Statutory Limits / Employer’s Liability $1,000,000 per accident or disease Must include the following endorsements:
Workers’ Compensation Endorsement with Waiver of Subrogation; OR Workers’ Compensation Declaration of Sole Proprietor (if applicable) Professional Liability (Errors and Omissions):
Errors and Omissions liability insurance with a limit of not less than $1,000,000 per claim
Cyber Liability
$1,000,000 per occurrence/$2,000,000 aggregate
770 CLICK HERE to Return to Agenda
Exhibit E
Contracting Party shall procure and maintain, at its cost, and submit concurrently with its execution of this Agreement, Commercial General Liability insurance against all claims for injuries against persons or damages to property resulting from Contracting Party’s acts or omissions rising out of or related to Contracting Party’s performance under this Agreement. The insurance policy shall contain a severability of interest clause providing that the coverage shall be primary for losses arising out of Contracting Party’s performance hereunder and neither City nor its insurers shall be required to contribute to any such loss. An endorsement evidencing the foregoing and naming the City and its officers and employees as additional insured (on the Commercial General Liability policy only) must be submitted concurrently with the execution of this Agreement and approved by City prior to commencement of the services hereunder.
Contracting Party shall carry automobile liability insurance of $1,000,000 per accident against all claims for injuries against persons or damages to property arising out of the use of any automobile by Contracting Party, its officers, any person directly or indirectly employed by Contracting Party, any subcontractor or agent, or anyone for whose acts any of them may be liable, arising directly or indirectly out of or related to Contracting Party’s performance under this Agreement. If Contracting Party or Contracting Party’s employees will use personal autos in any way on this project, Contracting Party shall provide evidence of personal auto liability coverage for each such person. The term “automobile” includes, but is not limited to, a land motor vehicle, trailer or semi-trailer designed for travel on public roads. The automobile insurance policy shall contain a severability of interest clause providing that coverage shall be primary for losses arising out of Contracting Party’s performance hereunder and neither City nor its insurers shall be required to contribute to such loss.
Contracting Party shall carry Workers’ Compensation Insurance in accordance with State Worker’s Compensation laws with employer’s liability limits no less than $1,000,000 per accident or disease.
Professional Liability or Errors and Omissions Insurance as appropriate shall be written on a policy form coverage specifically designed to protect against acts, errors or omissions of the Contracting Party and “Covered Professional Services” as designated in the policy must specifically include work performed under this agreement. The policy limit shall be no less than $1,000,000 per claim and in the aggregate. The policy must “pay on behalf of” the insured and must include a provision establishing the insurer’s duty to defend. The policy retroactive date shall be on or before the effective date of this agreement.
Contracting Party shall procure and maintain Cyber Liability insurance with limits of $1,000,000 per occurrence/loss which shall include the following coverage:
a. Liability arising from the theft, dissemination and/or use of confidential or personally identifiable information; including credit monitoring and regulatory fines arising from such theft, dissemination or use of the confidential information.
771 CLICK HERE to Return to Agenda
Exhibit E
b. Network security liability arising from the unauthorized use of, access to, or tampering with computer systems.
c. Liability arising from the failure of technology products (software) required under the contract for Consultant to properly perform the services intended.
d. Electronic Media Liability arising from personal injury, plagiarism or misappropriation of ideas, domain name infringement or improper deeplinking or framing, and infringement or violation of intellectual property rights.
e. Liability arising from the failure to render professional services.
If coverage is maintained on a claims-made basis, Contracting Party shall maintain such coverage for an additional period of three (3) years following termination of the contract.
Contracting Party shall provide written notice to City within ten (10) working days if: (1) any of the required insurance policies is terminated; (2) the limits of any of the required polices are reduced; or (3) the deductible or self-insured retention is increased.
In the event any of said policies of insurance are cancelled, Contracting Party shall, prior to the cancellation date, submit new evidence of insurance in conformance with this Exhibit to the Contract Officer. The procuring of such insurance or the delivery of policies or certificates evidencing the same shall not be construed as a limitation of Contracting Party’s obligation to indemnify City, its officers, employees, contractors, subcontractors, or agents.
E.2 Remedies. In addition to any other remedies City may have if Contracting Party fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, City may, at its sole option:
a. Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under this Agreement. b. Order Contracting Party to stop work under this Agreement and/or withhold any payment(s) which become due to Contracting Party hereunder until Contracting Party demonstrates compliance with the requirements hereof. c. Terminate this Agreement.
Exercise any of the above remedies, however, is an alternative to any other remedies City may have. The above remedies are not the exclusive remedies for Contracting Party’s failure to maintain or secure appropriate policies or endorsements.
Nothing herein contained shall be construed as limiting in any way the extent to which Contracting Party may be held responsible for payments of damages to persons or property resulting from Contracting Party’s or its subcontractors’ performance of work under this Agreement.
772 CLICK HERE to Return to Agenda
Exhibit E
E.3 General Conditions Pertaining to Provisions of Insurance Coverage by Contracting Party. Contracting Party and City agree to the following with respect to insurance provided by Contracting Party:
1. Contracting Party agrees to have its insurer endorse the third party general liability coverage required herein to include as additional insureds City, its officials, employees, and agents, using standard ISO endorsement No. CG 2010 with an edition prior to 1992. Contracting Party also agrees to require all contractors, and subcontractors to do likewise.
2. No liability insurance coverage provided to comply with this Agreement shall prohibit Contracting Party, or Contracting Party’s employees, or agents, from waiving the right of subrogation prior to a loss. Contracting Party agrees to waive subrogation rights against City regardless of the applicability of any insurance proceeds, and to require all contractors and subcontractors to do likewise.
3. All insurance coverage and limits provided by Contracting Party and available or applicable to this Agreement are intended to apply to the full extent of the policies. Nothing contained in this Agreement or any other agreement relating to City or its operations limits the application of such insurance coverage.
4. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to City and approved of in writing.
5. No liability policy shall contain any provision or definition that would serve to eliminate so-called “third party action over” claims, including any exclusion for bodily injury to an employee of the insured or of any contractor or subcontractor.
6. All coverage types and limits required are subject to approval, modification and additional requirements by the City, as the need arises. Contracting Party shall not make any reductions in scope of coverage (e.g. elimination of contractual liability or reduction of discovery period) that may affect City’s protection without City’s prior written consent.
7. Proof of compliance with these insurance requirements, consisting of certificates of insurance evidencing all the coverages required and an additional insured endorsement to Contracting Party’s general liability policy, shall be delivered to City at or prior to the execution of this Agreement. In the event such proof of any insurance is not delivered as required, or in the event such insurance is canceled at any time and no replacement coverage is provided, City has the right, but not the duty, to obtain any insurance it deems necessary to protect its interests under this or any other agreement and to pay the premium. Any premium so paid by City shall be charged to and promptly paid by Contracting Party or deducted from sums due Contracting Party, at City option.
8. It is acknowledged by the parties of this agreement that all insurance coverage required to be provided by Contracting Party or any subcontractor, is intended 773 CLICK HERE to Return to Agenda
Exhibit E
to apply first and on a primary, non-contributing basis in relation to any other insurance or self-insurance available to City.
9. Contracting Party agrees to ensure that subcontractors, and any other party involved with the project that is brought onto or involved in the project by Contracting Party, provide the same minimum insurance coverage required of Contracting Party.
Contracting Party agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. Contracting Party agrees that upon request, all agreements with subcontractors and others engaged in the project will be submitted to City for review.
10. Contracting Party agrees not to self-insure or to use any self-insured retentions or deductibles on any portion of the insurance required herein (with the exception of professional liability coverage, if required) and further agrees that it will not allow any contractor, subcontractor, Architect, Engineer or other entity or person in any way involved in the performance of work on the project contemplated by this agreement to self-insure its obligations to City. If Contracting Party’s existing coverage includes a deductible or self-insured retention, the deductible or self-insured retention must be declared to the City. At that time the City shall review options with the Contracting Party, which may include reduction or elimination of the deductible or self-insured retention, substitution of other coverage, or other solutions.
11. The City reserves the right at any time during the term of this Agreement to change the amounts and types of insurance required by giving the Contracting Party ninety (90) days advance written notice of such change. If such change results in substantial additional cost to the Contracting Party, the City will negotiate additional compensation proportional to the increased benefit to City.
12. For purposes of applying insurance coverage only, this Agreement will be deemed to have been executed immediately upon any party hereto taking any steps that can be deemed to be in furtherance of or towards performance of this Agreement.
13. Contracting Party acknowledges and agrees that any actual or alleged failure on the part of City to inform Contracting Party of non-compliance with any insurance requirement in no way imposes any additional obligations on City nor does it waive any rights hereunder in this or any other regard.
14. Contracting Party will renew the required coverage annually as long as City, or its employees or agents face an exposure from operations of any type pursuant to this agreement. This obligation applies whether the agreement is canceled or terminated for any reason. Termination of this obligation is not effective until City executes a written statement to that effect.
15. Contracting Party shall provide proof that policies of insurance required herein expiring during the term of this Agreement have been renewed or replaced with other policies providing at least the same coverage. Proof that such coverage has been ordered shall be submitted prior to expiration. A coverage binder or letter from 774 CLICK HERE to Return to Agenda
Exhibit E
Contracting Party’s insurance agent to this effect is acceptable. A certificate of insurance and an additional insured endorsement is required in these specifications applicable to the renewing or new coverage must be provided to City within five (5) days of the expiration of coverages.
16. The provisions of any workers’ compensation or similar act will not limit the obligations of Contracting Party under this agreement. Contracting Party expressly agrees not to use any statutory immunity defenses under such laws with respect to City, its employees, officials, and agents.
17. Requirements of specific coverage features, or limits contained in this section are not intended as limitations on coverage, limits or other requirements nor as a waiver of any coverage normally provided by any given policy. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be limiting or all-inclusive.
18. These insurance requirements are intended to be separate and distinct from any other provision in this Agreement and are intended by the parties here to be interpreted as such.
19. The requirements in this Exhibit supersede all other sections and provisions of this Agreement to the extent that any other section or provision conflicts with or impairs the provisions of this Exhibit.
20. Contracting Party agrees to be responsible for ensuring that no contract used by any party involved in any way with the project reserves the right to charge City or Contracting Party for the cost of additional insurance coverage required by this agreement. Any such provisions are to be deleted with reference to City. It is not the intent of City to reimburse any third party for the cost of complying with these requirements. There shall be no recourse against City for payment of premiums or other amounts with respect thereto.
21. Contracting Party agrees to provide immediate notice to City of any claim or loss against Contracting Party arising out of the work performed under this agreement.
City assumes no obligation or liability by such notice, but has the right (but not the duty) to monitor the handling of any such claim or claims if they are likely to involve City. 775 CLICK HERE to Return to Agenda
Exhibit F
Exhibit F
Indemnification
F.1 Indemnity for the Benefit of City.
a. Indemnification for Professional Liability. When the law establishes a professional standard of care for Contracting Party’s Services, to the fullest extent permitted by law, Contracting Party shall indemnify, protect, defend (with counsel selected by City), and hold harmless City and any and all of its officials, employees, and agents (“Indemnified Parties”) from and against any and all claims, losses, liabilities of every kind, nature, and description, damages, injury (including, without limitation, injury to or death of an employee of Contracting Party or of any subcontractor), costs and expenses of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential damages, court costs, attorneys’ fees, litigation expenses, and fees of expert consultants or expert witnesses incurred in connection therewith and costs of investigation, to the extent same are caused in whole or in part by any negligent or wrongful act, error or omission of Contracting Party, its officers, agents, employees or subcontractors (or any entity or individual that Contracting Party shall bear the legal liability thereof) in the performance of professional services under this agreement. With respect to the design of public improvements, the Contracting Party shall not be liable for any injuries or property damage resulting from the reuse of the design at a location other than that specified in Exhibit A without the written consent of the Contracting Party. b. Indemnification for Other Than Professional Liability. Other than in the performance of professional services and to the full extent permitted by law, Contracting Party shall indemnify, defend (with counsel selected by City), and hold harmless the Indemnified Parties from and against any liability (including liability for claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses or costs of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential damages, court costs, attorneys’ fees, litigation expenses, and fees of expert consultants or expert witnesses) incurred in connection therewith and costs of investigation, where the same arise out of, are a consequence of, or are in any way attributable to, in whole or in part, the performance of this Agreement by Contracting Party or by any individual or entity for which Contracting Party is legally liable, including but not limited to officers, agents, employees, or subcontractors of Contracting Party.
c. Indemnity Provisions for Contracts Related to Construction (Limitation on Indemnity). Without affecting the rights of City under any provision of this agreement, Contracting Party shall not be required to indemnify and hold harmless City for liability attributable to the active negligence of City, provided such active negligence is determined by agreement between the parties or by the findings of a court of competent jurisdiction. In instances where City is shown to have been actively negligent and where City’s active negligence accounts for only a percentage of the liability involved, the obligation of Contracting Party will be for that entire portion or percentage of liability not attributable to the active negligence of City.
776 CLICK HERE to Return to Agenda
Exhibit F
d. Indemnification Provision for Design Professionals.
1. Applicability of this Section F.1(d). Notwithstanding Section F.1(a) hereinabove, the following indemnification provision shall apply to a Contracting Party who constitutes a “design professional” as the term is defined in paragraph 3 below.
2. Scope of Indemnification. When the law establishes a professional standard of care for Contracting Party’s Services, to the fullest extent permitted by law, Contracting Party shall indemnify and hold harmless City and any and all of its officials, employees, and agents (“Indemnified Parties”) from and against any and all losses, liabilities of every kind, nature, and description, damages, injury (including, without limitation, injury to or death of an employee of Contracting Party or of any subcontractor), costs and expenses, including, without limitation, incidental and consequential damages, court costs, reimbursement of attorneys’ fees, litigation expenses, and fees of expert consultants or expert witnesses incurred in connection therewith and costs of investigation, to the extent same are caused by any negligent or wrongful act, error or omission of Contracting Party, its officers, agents, employees or subcontractors (or any entity or individual that Contracting Party shall bear the legal liability thereof) in the performance of professional services under this agreement. With respect to the design of public improvements, the Contracting Party shall not be liable for any injuries or property damage resulting from the reuse of the design at a location other than that specified in Exhibit A without the written consent of the Contracting Party.
3. Design Professional Defined. As used in this Section F.1(d), the term “design professional” shall be limited to licensed architects, registered professional engineers, licensed professional land surveyors and landscape architects, all as defined under current law, and as may be amended from time to time by Civil Code § 2782.8.
F.2 Obligation to Secure Indemnification Provisions. Contracting Party agrees to obtain executed indemnity agreements with provisions identical to those set forth herein this Exhibit F, as applicable to the Contracting Party, from each and every subcontractor or any other person or entity involved by, for, with or on behalf of Contracting Party in the performance of this Agreement. In the event Contracting Party fails to obtain such indemnity obligations from others as required herein, Contracting Party agrees to be fully responsible according to the terms of this Exhibit. Failure of City to monitor compliance with these requirements imposes no additional obligations on City and will in no way act as a waiver of any rights hereunder. This obligation to indemnify and defend City as set forth in this Agreement are binding on the successors, assigns or heirs of Contracting Party and shall survive the termination of this Agreement. 777 CLICK HERE to Return to Agenda
ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal I, ________________________________________ (name) hereby acknowledge and confirm that __________________________________ (name of company) has reviewed the City’s indemnification and minimum insurance requirements as listed in Exhibits E and F of the City’s Agreement for Contract Services (Attachment 1); and declare that insurance certificates and endorsements verifying compliance will be provided if an agreement is awarded.
I am _________________________________ of ______________________________, (Title) (Company)
Commercial General Liability (at least as broad as ISO CG 0001) $1,000,000 (per occurrence); $2,000,000 (general aggregate) Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Noncontributory
Commercial Auto Liability (at least as broad as ISO CA 0001) $1,000,000 (per accident)
Personal Auto Declaration Page if applicable
Errors and Omissions Liability $1,000,000 (per claim and aggregate) Worker’s Compensation (per statutory requirements)
Must include the following endorsements:
Worker’s Compensation Waiver of Subrogation
Worker’s Compensation Declaration of Sole Proprietor if applicable 778 CLICK HERE to Return to Agenda
ATTACHMENT 3
NON-COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal I, ________________________________________ (name) hereby declare as follows:
I am _________________________________ of ______________________________, (Title) (Company)
the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation; that the proposal is genuine and not collusive or sham; that the proposer has not directly or indirectly induced or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly colluded, conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal, or that anyone shall refrain from proposing; that the proposer has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the proposal price of the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer, or to secure any advantage against the public body awarding the agreement of anyone interested in the proposed agreement; that all statements contained in the proposal are true; and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal.
I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.
Proposer Signature:__________________________________________________ Proposer Name: __________________________________________________ Proposer Title: __________________________________________________ Company Name: __________________________________________________ Address: __________________________________________________ 779 CLICK HERE to Return to Agenda
ATTACHMENT 4
ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA
Must be executed by proposer and submitted with the proposal; If no addenda has been issued, mark “N/A” under Addendum No. indicating Not Applicable and sign
ADDENDUM NO. SIGNATURE INDICATING RECEIPT
780 CLICK HERE to Return to Agenda
781 CLICK HERE to Return to Agenda
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/design782 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
783 CLICK HERE to Return to Agenda
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
784 CLICK HERE to Return to Agenda
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.
785 CLICK HERE to Return to Agenda
• 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. 786 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. 787 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
788 CLICK HERE to Return to Agenda
• 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 790 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. 792 CLICK HERE to Return to Agenda
Pacific Coast Archaeological Society Quarterly, Volume 41, Number 4 RIV-6404 and attempts to place the petroglyphs in
temporal and cultural contexts. Sections are included
on documentation procedures, descriptions, and
interpretations of the identified rock art. A baseline
set of data will allow the rock art to be monitored for short-term and long-term impacts.
Rock art sites are frequently recorded but often
without providing much detailed information on the
quantity and quality of the images. Rock art documentation can be completed in phases (McCarthy 1994), and simply recording the presence of rock art might be
considered the first phase. Full documentation requires that the rock art be mapped in relationship to other associated artifacts and features and that it be described in detail which includes photographs and, most importantly, scaled drawings of each rock/panel.
The study (McCarthy and Mouriquand 2003) on
which this paper is based included identification and
mapping of all boulders and petroglyph panels in relation to other identified cultural features. An annotated photographic inventory, using digital technology, was
provided for all panels, element(s) and their contexts
within the site. Detailed, scaled drawings of all rock
art panels were also produced. In addition, historic
graffiti was mapped and photographed to serve as a
baseline of information on current site conditions.
This paper summarizes all fieldwork procedures and
observations.
By Daniel F. McCarthy and Leslie J. Mouriquand
Abstract
This report considers three petroglyph sites, CA-RIV-193, CARIV-1715, and CA-RIV-6404, which are located at Coral Mountain along the eastern slope of the Santa Rosa Mountains in the Coachella Valley, Riverside County, California. The petroglyphs were placed on tufa-coated boulders along the shoreline of Ancient Lake Cahuilla. Twenty-six panels of prehistoric petroglyphs were documented for the three sites along with historic graffiti, including three panels of Japanese kanji ideoglyphs.
Introduction
Coral Mountain is in the central-western portion
of the Coachella Valley near La Quinta, Riverside
County, California. Three petroglyphs sites, CARIV-193, CA-RIV-1715, and CA-RIV-6404, are located along the southeastern and northeastern sides of Coral Mountain (Figure 1). At each site, petroglyphs have been carved into the tufa-coated boulders along the ancient shoreline of Lake Cahuilla.
Two of the three sites and much of the surrounding
area have been designated as part of a regional park
administered by the Coachella Valley Recreation
and Parks District and will be open to the public in
the near future (McCarthy and Mouriquand 2003).
Plans are in preparation for providing interpretative
trails and for disseminating information about the
Cahuilla Indians who have resided in the area for
hundreds of years.
This study provides information on a number of
petroglyph boulders at RIV-193, RIV-1715 and
Three Rock Art Sites at
Coral Mountain, La Quinta,
Riverside County, California
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28 McCarthy and Mouriquand
The goal of rock art documentation is threefold.
The first goal is to establish a permanent record of
all images and their current condition. This record
will add significantly to the inventory of images
known for the region. Second, this record will allow
comparative studies of images and their distribution and further refinement in style definition and distribution. This detailed documentation will serve
as both a permanent record and as an aid in monitoring deterioration from natural or human agents over time. Third, complete recording provides information to guide protection, conservation, and interpretative efforts.
An Appendix contains scaled drawings. Researchers interested in reviewing the entire study including a complete photographic inventory and updated site records should consult McCarthy and Mouriquand (2003).
Documentation Procedures
The primary technique used to record the petroglyphs
(including historic graffiti) was photography. The end
goal, however, was to prepare accurate, scaled drawings that would be the basis of an inventory or catalog of images. Photographic documentation confirms the
state of preservation, current condition, and setting
of the rock art. It helps record weathering of the rock surface and the presence or absence or vandalism.
Photographs were taken and placed in a sequence
first to document the geographic setting of the site.
Second, closer views were taken to record each rock,
panel, and image. Photography by itself seldom suffices as detailed documentation of the rock art images even in the best of circumstances (McCarthy 1989:4,
1990, 1995; Loubser 1997). Many of the petroglyphs
at Coral Mountain are difficult to photograph due to
Figure 1. Location of Coral Mountain, Riverside County, indicated by star symbol. Other rock art sites within the area are indicated by a solid square (■). Adapted from the USGS State of California map, Scale 1:1,000,000.
Coral Mountain
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Three Rock Art Sites at Coral Mountain 29
differences in surface color, weathering, and lack of
contrast between the rock surface color and the image
itself. All areas displaying petroglyph images were
committed to scaled drawings.
Each panel was photographed using a digital camera.
Scaled drawings were produced in one of two ways,
either from photographs or from tracings. Areas
of exfoliation and vandalism (painting, carving, or
scratching of names, dates, or other symbols) were
noted on the drawings. Panels were designated as
containing either petroglyphs or historic graffiti. In
many instances rock art covers more than one face or
facet of the same rock. Each boulder or rock surface
was identified as a panel of that one rock. A special
form was used to record the number of surfaces containing rock art. Using this information, it was possible to quantify the boulders containing rock art, count the number of panels, and provide the total number
of images present at a site. These data can be used for quantitative comparisons with rock art at other sites.
Additional information included panel designation (in
cases of more than one panel per boulder), the direction of a panel’s face, degree of surface inclination, type of rock, panel size, area of decoration, occurrences of superimposition, and condition of panel.
An initial visit was made to the site on January 25,
2003, with most of the fieldwork completed on weekends between February and April of 2003. Low level aerial photographs were taken to provide a geographic
context for the sites and as an aid in mapping the locations of milling and rock art features. Subsequent to locating the glyph-bearing boulders, each rock/panel
was mapped and plotted on an aerial photograph.
Observations were made concerning the current
condition of each panel, and these were contrasted
with earlier descriptions and sketches when available.
Field notes were incorporated into the descriptions
and into an updated site record form focusing on the
rock art.
Efforts to locate early photographs or sketches through archival research were not fruitful. The principal author had a set of photos taken in 1987 that were useful for comparison. A complete set of photographs was
taken to document the setting, boulder context, panel,
and images of the rock art.
Rock Art Styles
Before describing the petroglyphs at Coral Mountain,
a brief overview of rock art styles in the region is presented to provide context. Few rock art studies were done in southern California prior to 1970. With the
relatively few sites investigated, petroglyph and pictograph styles were poorly described, and interpretations were based on limited ethnographic data and limited
knowledge of designs and their distribution (Steward
1929; Fenenga 1949; True 1954; Heizer and Baumhoff
1962; Heizer and Clewlow 1973).
Hedges (1970, 1973, 1979, 1989) has taken the lead
in analyzing many of the sites in southern California
and northern Baja California and has identified additional styles of rock art for the region. In the past rock art style had been defined on the basis of method
of execution (cf., Heizer and Baumhoff 1962; Heizer
and Clewlow 1973) and the presence or absence of
particular designs. In some areas, certain styles are
represented in both petroglyph and pictograph form,
where one method of execution is much less abundant. Generally, attempts at a classification scheme or nomenclature of individual design elements have not
been successful, as there appears to be some overlap
in geographic, spatial, and temporal distributions.
Recognized styles of rock art in southern California
are summarized based on a classification by Whitley
(2000) (Table 1 and Figure 2).
Whitley (2000) has developed a classification of
rock art for much of California based on function.
He has argued that nearly all rock art is the product
of shamanism, in which shamans are seeking power
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Table 1. Concordance of Rock Art Classification Systems for Southern California.
Whitley Nomenclature (2000) Conventional Styles References California Tradition Painted Styles
South-Central Painted Variant* Santa Barbara Style* Heizer and Clewlow (1973) Peninsular Range Representational Hedges (1973)
Southwestern Painted Variant* San Luis Rey Style*
True (1954); Hedges (1970, 1973, 1979);
McCarthy (1991); Freers (1998); Heizer
and Clewlow (1973)
Rancho Bernardo Style Hedges (1973, 1989); McCarthy (1991) Petroglyph Styles Heizer and Clewlow (1973)
California Engraved Variant Western Archaic Style Hedges (1982); McCarthy (1993) Riverside Maze Hedges (1973); McCarthy (1989); Freers
(1998)
Far Western Pit-and-Groove Tradition Pit-and-Groove Heizer and Baumhoff (1962); Payen (1966); Hedges (1973); Minor (1975)
Northern Pit-and-Groove Variant Pit-and-Groove Heizer and Baumhoff (1962); Payen (1966); Hedges (1973); Minor (1975)
Southern Cupule Variant Cupule Hedges (1973); Minor (1975); Smith and Lerch (1984); McCarthy (1989)
*Style well outside the study area
Figure 2. Rock art styles in
Southern California. Cupule
petroglyphs are found throughout the region. Adapted from Hedges (1973) and McCarthy
(1978).
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Three Rock Art Sites at Coral Mountain 31
through contacting the other world(s) to tap into
knowledge and power. The production of rock art
imagery is part of that process. Whitley refers to
his classification as the “California Tradition” and
maintains that rock art is associated with shamanic
vision quests serving as portals into supernatural
worlds. He has argued that the California ethnographic record does not support stylistic differences based on culture or time period of manufacture.
Yet, there is greater diversity in the styles of rock
art within California than previously recognized.
These styles span across the landscape (cultural/
tribal boundaries recognized today) as well as over
long periods of time. The production of rock art
likely served several functions within the same
culture at the same time.
The purposes behind identifying variations in subject matter and methods of execution in rock art has often been to infer differences in age, cultural affiliations, functions, and meanings. Even where specific functions of the rock art are unknown, recognizable
patterns allow other kinds of interpretations (i.e., the who, where, and when). Other researchers less clear
about the meanings and functions of rock art have
attempted to classify rock art by method of execution and subject matter. For that purpose, the regional rock art has been fitted into styles; these are briefly described here as they may relate to the Coral Mountain region. Only petroglyphs were identified at Coral Mountain; no rock paintings were observed. Styles
currently in use in the region of the study area are
briefly described below.
Desert Archaic Style
The Desert Archaic style is named in part for
the general time frame in which the rock art was
produced. This style is not well defined; however, it represents a long tradition of petroglyph manufacture throughout the Desert West. Previous
investigators have further divided Desert Archaic
petroglyphs by design, referring to Great Basin
Abstract (curvilinear and rectilinear) and Representational styles (Heizer and Baumhoff 1962; Heizer and Clewlow 1973). Due to limited sampling and
misconceptions over image distribution, definitions of these styles are now considered outdated (Hedges 1982). Petroglyph images in the Desert
Archaic style have a far wider distribution than the
Great Basin and overlap cultural as well as temporal
boundaries (McCarthy 1993).
While the age of Desert Archaic petroglyph production is still in question, most researchers agree that the style is many thousands of years old. No glyphs within
the project appear to represent this style.
Pit-and-Groove/Cupule Style
This style was named largely on evidence from one
site in Nevada (Baumhoff et al. 1958). In areas of
California and the Great Basin, the Pit-and-Groove
style consists of small pits and worn grooved marks
found together on the same rock surface. In the
southern California region, the pits, or cupules as they are commonly called, are more typically found by
themselves without grooves (Hedges 1973:21). The
number of known cupule boulder sites has increased
from approximately 50 known throughout the state
in the early 1950s (Heizer 1953) to several hundred
sites now known statewide. Often, cupules are associated with other petroglyphs and pictographs, but they rarely appear on the same panel. Minor (1975:Figure
3) illustrated the distribution of the style in southern California, noting that only nine of the 53 Pitand-Groove style sites recorded at the time actually had grooves. Five of these sites were reported from
western Riverside County. Smith and Lerch (1984)
noted more than 50 cupule sites in San Bernardino
County. A later study of archaeological site records for Riverside County on file at the Eastern Information
Center noted 63 cupule sites and 10 pit-and-groove
sites (McCarthy 1992).
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32 McCarthy and Mouriquand
As the name implies, this petroglyph style has pits
associated with worn or polished grooves. Because the
majority of pit-and-groove sites in southern California do not contain “grooves,” a separate “Cupule” style
is designated here. The definition used to describe
cupules considers their size as well as their placement on a rock surface and association with other features,
particularly milling features. Throughout southern California, cupules are usually small, shallow, polished depressions on a vertical surface (McCarthy
1989). Similar features (small, mini-mortar-like) situated on a horizontal rock surface and associated with bedrock milling features are likely related to plant or animal food processing, and if so, they would not be
considered as rock art.
Smith and Lerch (1984) noted similarities between
the of Pit-and-Groove sites in southern California and
those described by Payen (1966) for the southern Sierra Nevada. Smith and Lerch (1984:3-5) and Payen (1966) recognized the following categories of cupules: simple cupules, cupules and grooves, cupules with grooves and vulviforms, painted cupules, and
cupules on portable stones. In general, cupules range
in diameter from 20 mm to 80 mm and from 2 mm to
60 mm in depth.
The grooved elements may have been pecked out
and then abraded to form a smooth, polished surface.
They are usually worn less than two cm deep into
the rock. Grooved designs in the southern California
region are: (1) always associated with cupules on the
same panel; (2) often single short lines; (3) sometimes connecting two or more cupules; or (4) sometimes in a horseshoe-shaped, or vulva-shaped, form; (5) more frequently on a vertical surface or surface at such an angle that would preclude food preparation
(grinding/milling).
The best ethnographic accounts of these styles
are from northern California. The Shasta Indians
(Heizer 1953) manufactured cupules for the purpose
of controlling the weather where swollen rivers
allowed salmon to travel upriver to spawn. Frequently, cupules are located at the favored fishing spots. Pomo women produced cupules to promote
conception (Loeb 1926). Ethnographic information
for the Diegueño (DuBois 1908b:231-232) suggests
the possible use of pitted boulders in controlling
the weather. Several ethnographic accounts from
southern California hint at their use in initiation rites and as possible boundary markers (Minor 1975:15-
17; see also True and Baumhoff 1981). Among the
Cocopah, Kelly (1977:127) referenced the possible
use of cupule rocks in association with the land of
the dead.
Riverside Maze Style
Several carved maze-type designs are known in
Riverside, San Bernardino, Orange, San Diego, and
northwestern Imperial counties (see Hedges 1973:19-
20). Of these, perhaps the best known example is the
Hemet Maze Stone, CA-RIV-20 (Smith and Turner
1975; Schroth and McCarthy 1987). This maze-like
design and several others located within a 75 mile
radius of RIV-20 comprise the core area for the Riverside Maze petroglyph style. Coral Mountain is on the edge of that radius. Other maze-like designs occur at
Travertine Rock located 15 km to the south of Coral
Mountain.
This style and the Rancho Bernardo style overlap
somewhat in distribution in northern San Diego
County and the western half of Riverside County,
including the Coachella Valley and the northern Peninsular Ranges. They share similar design elements and are often separated only by method of execution (i.e.,
petroglyph versus pictograph).
There are several examples of pecked mazes with
added paint inside the lines (cf., CA-RIV-19 and
CA-RIV-464) (McCarthy 1989). More examples of
this combination may have existed, but weathering
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Three Rock Art Sites at Coral Mountain 33
and age have undoubtedly affected the recognition of
pecked and painted maze sites. Like the Rancho Bernardo style, little is known of the age, meaning, and cultural affiliation of the Riverside Maize style. However, at least two sites, including Coral Mountain and Travertine Point, where mazes occur, are tentatively
dated to ca. 450-500 years BP (McCarthy 1981). As a
result of continued research, it is now recognized that many of the petroglyph maze panels are located in the
historically known core area of the Cahuilla Indians
(McDonald et al. 1996).
Site Descriptions
Coral Mountain consists of a granitic rock exposure
rising 465 feet from its base at sea level. The travertine deposit, or tufa, at Coral Mountain is a biogenic calcium carbonate with the chemical formula of
CaCO3. Biogenic means that it was created or initiated
by a living organism. It is thought that green or bluegreen algae provided the mechanism that precipitated this tufa (McCarthy 1981; Blodgett 2003). Tufa coats
the rocks below the old high water shore line of Lake
Cahuilla.There are three petroglyph sites located
along the eastern base of Coral Mountain: RIV-193,
RIV-1715, and RIV-6404. All three sites are within a
one kilometer stretch between the southeastern and
northeastern base of Coral Mountain (Figures 3 and
4). Scaled drawings of the rock art at these sites are in the Appendix.
Several studies have been conducted at Coral
Mountain and surrounding areas (Scientific Resource Surveys, Inc. 1979; Westec Services, Inc. 1987; Love et al. 1998; Love et al. 2000; Drover
and Smith 2002). The many sites recorded have
been characterized as temporary occupations,
ceramic scatters, or areas likely associated with
gathering. These sites date after the last high water
lake stand of Lake Cahuilla which occurred within
the last 500 years.
CA-RIV-193
Site RIV-193 is at the southeastern most extent of
Coral Mountain and consists of six petroglyph panels,
one bedrock metate, and a handfull of ceramics. All
the petroglyphs are carved into the relatively soft tufa covering the boulders at the base of the mountain.
The depth of the tufa varies, but the range at this site is from several millimeters to over 60 cm (Figure 5).
The ceramics include at least one rim and a dozen
body sherds, all brownware. The site contains no midden, and the few observed ceramic artifacts are resting on exposed lake bed sediments. Sand and gravels occur at the very base of the rock exposure and are
the result of wind action or erosion of the rock outcrop. Colluvium does not cover the surrounding lake bed deposits because the site is on the leeward side of Coral Mountain, which prevents the buildup of such
deposits. The site measures approximately 90 m by
40 m (Figures 6 and 7).
Approximately 221 rock surfaces contain graffiti and
other vandalism. This graffiti includes names, dates, or initials carved into the tufa. Only one panel has spray paint. Most of the petroglyph panels have some form
of graffiti on them, but usually the graffiti is to the side of the petroglyphs and does not mask the images
themselves.
CA-RIV-1715
Site RIV-1715, at the northeast end of Coral Mountain, includes 14 petroglyph panels, 36 bedrock mortars, and three bedrock metates. Several metate
fragments, manos, and over 150 ceramic sherds occur
on the surface. The site is unique in that all of the mortars were formed in the tufa that presents a thick coat over most of the exposed bedrock surfaces (Figure 8).
Many of the mortars are small and shallow (less than 8
cm in depth); several others are under 15 cm in width
with depths reaching 30 cm.
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Figure 3. General aerial view looking south at Coral Mountain with RIV-193 located to the far left and RIV-1715 located at the near left.
Figure 4. North end of Coral Mountain (and site RIV-1715) showing the “bath tub ring” of the old Lake Cahuilla shoreline.
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Three Rock Art Sites at Coral Mountain 35
Small patches of mesquite, less than one half acre in
size, occur nearby. Much of the Coachella Valley was
covered with mesquite in earlier times, and mesquite
pods were most likely processed in the mortars. These
mortars are the only ones in the valley known to have
been formed in tufa deposits. RIV-1715 is only the second site recorded in the valley where bedrock mortars occur. Bedrock boulders or exposures do not occur
on the valley floor but are located along the western
edge of the valley. Ethnographic literature states that wooden mortars were used to process mesquite (Strong
1929; Bean 1972; Bean and Saubel 1972).
Graffiti occurs over many of the bedrock boulders at this site. Over 570 boulder surfaces (panels) of graffiti were counted. Graffiti includes scratched, carved, or incised names, dates, initials, and other images. Painted graffiti (spray or house paint) represents eight percent of the total graffiti. Many of the rocks have been used either as gun targets themselves or as backdrops for target shooting, resulting in many tufa surfaces being badly pock marked.
Surprisingly, few of the images determined to be prehistoric have been directly damaged. Vandalism does occur on the same panel next to the aboriginal images either in the form of incised or painted graffiti or bullet holes.
The site measures approximately 200 m by 300 m and
is located along the base of the mountain (Figure 9).
Detailed maps of these features are shown in Smith
(2003). Current efforts to characterize the artifacts and features at RIV-1715 have identified many milling
features in addition to the previously reported glyphs
and ceramic scatters (Drover and Smith 2002; Smith
2003; Plymale-Schneeberger 2003; see McCarthy and
Mouriquand 2003). After careful examination of the
tufa covered bedrock and boulder surfaces, 14 panels
of prehistoric rock art have been recorded. In addition to the larger parent (Rock 1), two other rocks along
the base of the mountain were recorded that have
petroglyphs. Rock 1 has 12 panels of petroglyphs on
the various facets of the bedrock outcrop. The two
individual boulders have one panel each.
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36 McCarthy and Mouriquand
Figure 6. Aerial view of
RIV-193. Top of photo is
west.
Figure 7. Site sketch map of RIV-193. Top
of drawing is north.
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Three Rock Art Sites at Coral Mountain 37
CA-RIV-6064
This is a small site with three boulders with petroglyphs and a handful of buffware ceramics (Figures 10 and 11). It is located about half way between
sites RIV-193 and RIV-1715 along the base of Coral
Mountain. RIV-6064 is similar to RIV-193 in that
it is protected from alluvium washing in from the
west so the site is below sea level, and the surrounding soil is lake bed sediments. The three boulders account for a total of six panels. Images occurring
here include circles, concentric circles, bisected
circles, and possibly an anthropomorphic figure.
Coral Mountain Rock Art
Steward (1929:86) provided the earliest published
reference to the Coral Mountain sites. He included a
brief description provided by W. Egbert Schenck who
mentioned petroglyphs along the old shoreline of Lake
Cahuilla as occurring at “Coral Reef” located near the
Rau Ranch. This ranch was an early homestead at the
northwest corner of Avenue 58 and Madison Street.
Along the shoreline the boulders are covered with
tufa, resembling coral in appearance. Steward, referring to “the Coral Reef,” writes:
About 6-8 miles south and 4 miles west of
Coachella near the Rau Ranch. A well-known
landmark. Consists of an isolated ridge a few
hundred feet long with the northeastern end
exhibiting in striking form the old beach line
of Lake Cahuilla.
At this place the beach line is perhaps 75 feet
above the valley floor with the western side of
the Reef above the old water line. The “line” is
the point where the granite has ceased to be encrusted by the travertine deposits from the lake.
Above the line the granite is clean; below the
travertine varies from a trace to several inches in
thickness, giving the rock somewhat the appearance of a coral formation. [Steward (1929:86] Later investigators (Stafford 1947; Shepard and
Gearheart 1973) reported two petroglyph sites in the
Figure 8. Example of mortars
in a tufa-coated boulder at site
RIV-1715.
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Figure 9. Aerial view of site RIV-1715 showing base of mountain where petroglyphs and milling features are located. Site boundary extends north (right) and east (below) from this view. vicinity, but insufficient data and poor site descriptions clouded the exact locations in an area that was relatively remote at the time. These sites were recorded as CA-RIV-37 and CA-RIV-193. Mr. Stafford reported
RIV-37 as being at the mouth of Devils Canyon. He
provided several drawings of petroglyphs but no exact
locations. Eugene Shepard completed a site record
for petroglyphs occurring in the same area, but again
details in location were lacking. These accounts contributed data about the occurrence of petroglyphs, but information was vague regarding the number of glyph
panels and associated cultural features.
During a survey of adjacent property, Scientific Resource Surveys, Inc. (1979) recorded site RIV-1715.
Their report discusses a ceramic scatter along the
base of Coral Mountain. McCarthy (1987) conducted
a reconnaissance along the tufa covered boulders
looking for rock art (Gallagos 1987). McCarthy
visited the RIV-1715 area and determined that the
glyphs occurring there may have been the same as
those reported at RIV-37. Access was limited to only
a small portion of the tufa coated boulders along the
north and eastern flank of Coral Mountain. Glyphs
were found at two locations. Based on the then
limited data and a few sketches of the rock art, these
locations were assumed to match the earlier reports
by Stafford and Shepard, and it was assumed that
the abundance of graffiti masked or destroyed the
previously reported images. The 1987 updates were
completed to reflect more accurate locational information and better descriptions of the rock art. Graffiti and other vandalism were noted, and site sketch
maps were provided for two locations of glyphs then
identified as RIV-37 and RIV-193.
Subsequent surveys by other investigators of the
greater area provided observations of three areas with
petroglyphs at Coral Mountain; these include RIV193, RIV-1715, and RIV-6404. RIV-37 is located 4 km southwest of Coral Mountain and will not be
discussed further.
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Three Rock Art Sites at Coral Mountain 39
Figure 11. RIV-6404 site map.
Figure 10. The RIV-6404 area.
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40 McCarthy and Mouriquand
Previous investigators had provided information and
general locational data about the sites, but the rock
art had not been subjected to formal documentation.
Rocks (and panels) with petroglyphs were separated
from panels with only graffiti. The vandalism was too
extensive to map and record at the time.
The petroglyph panels located at RIV-193 and RIV1715 are summarized with information including site, rock, and panel identification, panel size, and the number of images in Table 2. No superimposition occurs on any of the panels. The petroglyphs were executed
using two methods, pecking and incising. The designs
represent clear images but are sometimes difficult to
distinguish from vandalism or the very porous nature
and erosion of the tufa surface. Designs range from
1 to 2 cm in width and depth. Tufa does not develop
any patina or desert varnish. However, the surface
develops a light gray to black discoloration generally
caused by weathering or resulting from colonies of
lichen or moss growth.
One panel has several cupules associated with a long
linear design. These cup-like depressions are different from other cupules identified throughout the region.
Cupules are formed by first pecking out incipient
holes. These holes are then enlarged by a grinding
action to produce a polished, smooth surface. Rock 1,
Panel 9 contains seven cups on a horizontal surface
(Figures 12 and 13) located about four meters above
the ground. These cups range in size from 10 to 80
mm in diameter and from 15 to 32 mm in depth.
The rock art at Coral Mountain is unique both from
the standpoint of design inventory as well as location. Rock art on tufa covered rocks is known only at three other locations along the shoreline of Lake
Cahuilla. These include several sites at Fish Spring,
Travertine Rock, and Fish Traps, all located within 20
km south of Coral Mountain. No detailed studies have
taken place at these sites; thus, the images are not well documented. However, what is apparent is the unusual
location and association with the former shoreline.
Steward (1929:85) observed that some images were
made before the last high water in-filling because they appear masked by later tufa growth caused by subsequent lake filling. This observation has been made by others investigators as well (Wilke and Wilke 1978;
McCarthy 1981).
The glyph designs at Coral Mountain generally
consist of linear elements such as crosses and circles.
These elements include single, parallel and wavy
lines (see Appendix). There is only one rectilinear
image at Coral Mountain. However, there are several
very elaborate maze-like panels occurring at Travertine Rock (CA-IMP-75) located 20 km south of the project area (Figure 14). These images represent the
southeastern extent of the Riverside Maze style. The
rectilinear image at RIV-1715 (Rock 1 Panel 6) is
reminiscent of this style and may relate to that style, although the interior pattern is not as elaborate as
most other examples (Figures 15 and 16). Anthropomorphs, rayed circles (sunbursts), diamonds, and other elements noted at other regional or Cahuilla sites are
notably absent but do occur at a series of sites associated with a trail leading from the valley to the uplands (Worth 2003). Preliminary data on known sites within
the region are provided in Table 3.
Rock Art Dating
Given the context of the rock art at Coral Mountain,
the petroglyphs were most likely produced after the
last high-water lake stand. This would date the majority of the petroglyphs to sometime after ca. A.D. 1680.
Early observers have noted the possibility that several of the Lake Cahuilla shoreline glyph panels may have
been produced prior to the last high-water lake filling (McCarthy 1981). It appears that some panels have
been filled in with tufa growth. Several panels at Coral Mountain may reflect this tufa growth including RIV1715, Rock 1, Panel 6 and Panel 7. The designs are located low to the current ground level and are within
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Three Rock Art Sites at Coral Mountain 41
Site Rock/Panel * Panel Size (L x W cm) Number of Images Image RIV-193 1/1 90 x 70 2 linear
RIV-193 1/2 35 x 30 1 rake-like design
RIV-193 1/3 48 x 39 2 comb/rake-like
RIV-193 1/4 60 x 50 1 bisected circle
RIV-193 2/1 185 x 256 3 circular grids, vertical lines
RIV-193 3/1 55 x 40 1 vertical wavy lines
RIV-1715 1/1 36 x 42 2 circles
RIV-1715 1/2 43 x 7 2 vertical lines
RIV-1715 1/3 55 x 24.5 1 cross or anthropomorph (?)
RIV-1715 1/4 42 x 52 3 vertical lines
RIV-1715 1/5 45 x 55 4 vertical lines
RIV-1715 1/6 113 x 130 1 rectangular grid (maze-like design) RIV-1715 1/7 39 x 39 1 nondescript
RIV-1715 1/8 19 x 52 3 horizontal lines
RIV-1715 1/9 155 x 60 8 wavey line, cupules
RIV-1715 1/10 60.5 x 64 1 cross
RIV-1715 1/11 46 x 5 1 vertical line
RIV-1715 1/12 105 x 50 2 vertical line, abstract
RIV-1715 2/1 83 x 95 4 meandering line, diamond chain (?) RIV-1715 3/1 51 x 3.5 1 vertical line
RIV-6404 1/1 136 x 94 10 circles, concentric circles, and lines RIV-6404 2/1 65 x 65 1 concentric circles
RIV-6404 3/1 112 x 100 4 circles
RIV-6404 3/2 138 x 110 3 circle, bisected circle, other RIV-6404 3/3 90 x 65 2 lines, sectioned circle
RIV-6404 3/4 62 x 35 1 human stick figure (?)
Table 2: Rock Art Attribute Data for Sites RIV-193 and RIV-1715. * Rock 1 is the bedrock or parent rock outcrop itself; other rocks are individual boulders separate from the bedrock exposure. 807 CLICK HERE to Return to Agenda
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42 McCarthy and Mouriquand
Figure 12. Photo of RIV-1715, Rock 1, Panel 9. Panel is on a horizontal plane and approximately 4 meters above the ground.
Figure 13. Drawing of RIV-1715, Rock 1, Panel 9 showing cupules with meandering line. 30 cm
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Three Rock Art Sites at Coral Mountain 43
two meters of each other. If manufactured prior to the
last high lake stand, their age would only be a few
hundred years older. Had they been older, they would
have been inundated several times, and tufa growth
would have completely filled in the petroglyphs to the
point of obscuring them.
Interpretation of the Native Rock Art
We can gain some insight into why rock art was
produced by studying the archaeological context and
site infrastructure near the rock art. There has been a long tradition of creating petroglyphs and pictographs
in southern California. Hundreds of rock art sites have been recorded in Riverside County alone (McCarthy
1992). At least one pictograph site (Newberry Cave
in the Mojave Desert) has been dated to ca. 3500 BP
(Davis and Smith 1981). At other sites in western
Riverside County, rock paintings were being made
into the late eighteenth century. For example, sites located in Terwilliger Valley (CA-RIV-36) and Andreas Canyon (CA-RIV-68), both within historic Cahuilla
territory, are dated by the subject matter of some of
the pictographs (Thurman 1970; Quinn 1981; Hedges
1989). Easily recognizable historic theme paintings,
usually executed in black, as well as petroglyphs, have been noted throughout the study area within Cahuilla
territory. At site CA-RIV-36, there are several horse
Figure 14. Examples of rectilinear, maze-like designs found at IMP-75. 809 CLICK HERE to Return to Agenda
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44 McCarthy and Mouriquand
Figure 16. Drawing of RIV-1715,
Rock 1, Panel 6.
Figure 15. RIV-1715, Rock 1,
Panel 6. Photograph showing
current condition with bullet
holes and spray paint vandalizing panel.
Exfoliation
Bullet holes
30 cm
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Three Rock Art Sites at Coral Mountain 45
and rider figures clearly representing the Spanish
expedition of Juan Bautista de Anza. The explorer lead
his party through Coyote Canyon in 1774 and stopped
near a Cahuilla settlement (Bolton 1930).
Historical elements can be interpreted as to subject
matter, but it is less clear why they were produced.
Was it to record such an unusual event, seeing strange
white men in control of and riding animals, or were
they images painted by a shaman to understand and
control these unusual spirits entering the realm of
the Cahuilla? It is even more difficult to uncover the
meanings and functions of rock art produced further
back in time. Unlike historic graffiti, rock art was created or supervised by religious and spiritual leaders.
Repeated patterns, whether found individually or
combined with other design elements, are considered
clues to time and place of origin in rock art studies (Schaafsma 1971:3). Given the variety of rock art styles identified in the region, it seems apparent
that each style could have served different functions or was executed by separate groups within the society (McGowan 1982; Rafter 1983; McCarthy 1989:10, 1995). Several examples of rock art interpretation are available in the early ethnographies of southern California. Much of this interpretation
relates to rock paintings incorporated into the Luiseño girls’ adolescence ceremonies. The Luiseño are a
neighboring tribe to the west of the Cahuilla. Less is
known about the function of petroglyphs.
Rock art is known to have served many functions,
several of them within the context of shamanic rituals. Everything from recording historical events to overseeing archaeoastronomical phenomena may
have been carried out to one degree or another by the
shamans. Luiseño adolescent girls’ ceremonies were
directed by shamans. Chumash shamans were responsible for keeping the balance in the universe and spiritual world. In this context, rock paintings have
been attributed to archaeoastronomy (Hudson and
Underhay 1978; Hudson et al. 1979) among the Chumash. However, with the exception of the Luiseño, no examples of specific designs are interpreted in the regional ethnographies (Oxendine 1980). More common are accounts that mention the production of rock art
with no descriptions or examples of what images were
produced (e.g., Dubois 1908a:92; Steward 1929:227;
Strong 1929:257, 317).
Site (CA-) No. of Panels Superimposition No. of Elements Vandalism Comments IMP-33 17 no unknown yes painted and pecked
panels; on tufa
Fish Spring ( IMP) 4 no unknown no on tufa
RIV-10 15 (estimated) no unknown yes on tufa; incomplete data RIV-37 4 no 11 no petroglyphs
RIV-193 6 no 10 yes on tufa
RIV-1715 14 no 37 yes on tufa
RIV-6404 6 no 21 yes on tufa
Oasis Trail – A (RIV) 24 yes 77 yes petroglyphs
Oasis Trail – B (RIV) 13 no 18 no petroglyphs
Oasis Trail – D (RIV) 5 no 22 no petroglyphs
Oasis Trail - E (RIV) 108 yes 220 yes petroglyphs
Table 3. Additional Rock Art Sites in the Area.
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46 McCarthy and Mouriquand
In Cahuilla ethnography there are hints supporting
rock art interpretation. Strong (1929:173) noted that
“... no memories of any girl’s race, face painting, or
rock painting were remembered ...” Cahuilla rock
painting is known in the area, but apparently its meaning has been lost. Bean (1972:125) stated that petroglyphs were used to mark territorial boundaries, which often were established by a culture hero (Patencio
1943). This may be the case at Coral Mountain.
Patencio’s “markings” and “signs” may refer to rock
art; however, it is sometimes unclear whether he is
discussing pictographs or petroglyphs on rocks, or
something else. For example, the Cahuilla culture
hero Evon ga net, the fox, traveled throughout the area where
he lined the country in sections for his tribes
to come in more generations, and he made
the signs where certain tribes of his people
were to come. The signs he made so that the
people who came after would see and know.
[Patencio 1943:52].
Bean (1972:75) described some areas within a village as “private and restricted to specific individuals because of ritual or sacred connotations.” Bean stated
that some of these localities contained rock art and
were places known to be dangerous because
of the presence of powerful beings. Shamans
and other ritual leaders frequently had sites of
this kind for their own exclusive use, where
they carried out esoteric activities. [Bean
1972:74]
There are morsels of information about rock art data,
but not enough data exists to explain the abundance,
distribution, and varied designs used over time.
Research conducted by Whitley (1998) has supported
the contention that rock art was produced directly
or indirectly by shamans to control the spiritual and
physical worlds. The rock art at Coral Mountain
contains a small subset of designs from several other
unique sites located along the shoreline of ancient
Lake Cahuilla and in the nearby mountains. Based on
the current knowledge of rock art in the region, the
images appear to have served several functions that
centered around ritual activities. The Coral Mountain
images are generally regarded by contemporary Native American Indians, and specifically the Cahuilla, (Bean and Vane 1978) as sacred and to be protected.
There are no substantial subsurface deposits at either
RIV-193 or RIV-1715. While milling features occur
at both sites, they are most abundant at RIV-1715, indicating milling was a major activity. Both sites were used to process small hard seeds as evidenced by the
metates. Mesquite processing at RIV-1715 is inferred
because of the abundance of mortars. Use of the sites
seems generally to be casual and specific to rock art
production and milling. The artifacts occur scattered
along the base of Coral Mountain and are not associated with any substantial cultural deposits compared to nearby large, intense occupation sites.
Coral Mountain Graffiti
The term graffiti is used to denote non-Native American historic designs, such as names, dates, initials, and other images carved or painted on the rocks. The
graffiti is separated into historic (pre-1950) and recent (post-1950) graffiti. The earliest graffiti date is 1864 at RIV-1715. The 1864 date is associated with “BARNEY.” Both the name and date appear to be old, as the entire panel is covered with old growth lichens or
moss. “BARNEY” could not be linked to any specific
person, but may, for instance, relate to some member
of a mining or surveying party.
There is a date gap from 1864 until 1902. Additional
early dates of 1909, 1910, and 1911 (twice) appear but
without associated names. Graffiti that seems to be old is difficult to put into historic context when lacking
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Three Rock Art Sites at Coral Mountain 47
recognizable names and dates. Few names or initials
are associated with dates. Dated graffiti prior to 1950 is listed in Table 4.
The name “Duro” appears on several panels (Table
4). A prominent Duro family lives at Torres-Martinez
Indian Reservation. Lloyd P. Duro was contacted, and
based on his recollections of nearly 60 years ago, he
provided the following information (personal communication, 2003). Lloyd and his brothers, including John C., helped their father gather and load grapes
from a nearby ranch in the mid 1940s. Sometimes
after work, they would climb the rocks around Coral
Mountain or target shoot .22 rifles. Lloyd Duro was 15
years old when he carved his name and the date (LPD
1946) at RIV-1715. Little additional information could
be gathered on other names, initials, or dates inscribed at Coral Mountain.
Other graffiti occurs at both RIV-193 and RIV-1715.
Of special interest are several historic designs that appear to represent “kanji,” an ethnic graffiti.
Coral Mountain Kanji: Historic Japanese Graffiti
Kanji refers to ideographic characters. Every character has a symbolic meaning and alone or with other characters corresponds to a word. The word kanji
literally means “Chinese characters.” Kanji originated in China, and it was brought to Japan in the Year Actual Inscription Site (RIV-)
1864 Barney 1864 1715 (Graffiti Panel R1P8)
1902 Todd 1902 193 (Graffiti Panel R1P1)
1909 1909 193 (Graffiti Panel R1P)
1909 1909 193 (Graffiti Panel R1P)
1910 1910 1715 (Graffiti Panel R1P5)
1911 1911 193 (Graffiti Panel R1P2)
1911 1911 1715 (Graffiti Panel R3P2)
1919 EM 1919 1715 (Graffiti Panel R1P9)
1922 R Nicholas 1922 //A.R. 1922 1715 (Graffiti Panel R3P1) 1932 1932 1715 (Graffiti Panel R1P6)
1937 D. S. ?-10-37 1715 (Graffiti Panel R12)
1939 J. Price / Saginaw / MICH / 39 193 (Graffiti Panel R1P4) 1940 1940 VMA 1715 (Graffiti Panel R1P7)
1941 J MERAS 1941 1715 (Graffiti Panel R1P4)
1941 WA 1941 193 (Graffiti Panel R1P3)
1943 B Lyons 1943 193 (Graffiti Panel R1P4)
1946 Lloyd Duro 1946 1715 (Graffiti Panel R1P2)
n.d. (1946?) John L Duro; Anne / MJ + CAT 1715 (Graffiti Panel R3P11) 1946 LPD 1946 1715 (Graffiti Panel R1P3)
1946 Lloyd Duro 1946 // 4/20 // with gothic cross 1715 (Graffiti Panel R1P13) Table 4. Dated Graffiti within the Study Area.
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48 McCarthy and Mouriquand
fifth century via Korea. Around the ninth century,
the Japanese developed their own writing system
based on syllables. Of the two writing systems,
Hiragana and Kata kana, Hiragana is more cursive
while Kata kana is more angular. Together these two
systems are called Kana. Kana consists of 46 signs
which were originally kanji, but were simplified
over the centuries. Kanji is still used in Japan, but is considered an antiquated form of writing, not generally employed by the average Japanese citizen. Most Japanese names consist of two Kanji characters
(Japan-guide.com 2003). The glyphs will be referred
to in this report as kanji, although some of the individual ideograms may be Kana (either Hiragana or Kata kana).
There are over 49,000 individual kanji characters.
Each character can have several different readings or
interpretations depending upon context. A person literate in Chinese kanji will likely interpret them differently from a person literate in Japanese kanji (Omniglot.com). Sino-Japanese readings are called “ON” readings, and pure Japanese readings are called “kun”
readings (O’Neill 1973).
Symbolic characters denote particular things or concepts. Radical-and-phonetic characters consist of a basic element known as a radical to indicate the general area of meaning of a character and a phonetic element
to show its sound or reading. There are extended
usages in which a character was used for a meaning
different from its original meaning and borrowed usage in which a character was used for a meaning quite unconnected with its original one.
Coral Mountain Japanese kanji graffiti is a unique
rock art style for southern California. The term “ideoglyph” has been selected to describe the kanji petroglyphs found at Coral Mountain. In general linguistic terminology, kanji characters are termed “ideograms”
since they are representational characters used in a traditional writing system. “Glyph” was selected because the characters found at Coral Mountain have been
incised into the tufa in general petroglyph fashion.
An ideoglyph conveys an idea (ideo) and sometimes
is composed of a single character but often several
characters. Kanji is usually written left to right and top to bottom. Studying these ideoglyphs has involved a
blend of historical linguistic analysis, contextual ethnographic research, and classic petroglyphic description and analysis.
Steward (1929) made the first published reference to
the Coral Mountain kanji ideoglyphs. He conducted
fieldwork among the Cahuilla in the region between
1924 and 1927. While compiling the information for
his book, he sent numerous letters to solicit data from knowledgeable locals. Mr. W. E. Schenck provided
the observation that they were “Japanese characters”
(Steward 1929:86).
Later recorders provided sketches of some of the
rock art and made no distinction between kanji and
aboriginal petroglyphs. Preliminary inquiries of
previous researchers and those familiar with the
potential kanji glyphs resulted in negative identification of the glyphs as being kanji or any other form of Asian writing (Quinn, personal communication
2003).
In a survey of the Coral Mountain area, which
included RIV-1715, Drover and Smith (2002)
noted the rock art and made a recommendation
for a focused, expert documentation effort. The
literature on kanji rock art in southern California
is sparse since these types of petroglyphs are rare.
The only published report noted during the course
of archival research on Asian petroglyphs found
in southern California is by Turner (1971). These
kanji were located on small granitic boulders at the
Jeffrey’s Ranch above Del Rosa in 1938 and were
subsequently moved to the San Bernardino County
Museum. The glyphs were also discussed in a
Master’s thesis by Gerald Smith (1939), who noted
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Three Rock Art Sites at Coral Mountain 49
their remarkable resemblance to ancient and modern
Chinese writing. Turner’s report noted that there
was no evidence of Chinese settlers in this region.
He incorporated translations by various Chinese,
Japanese, and Mandarin speakers with mixed results.
Turner concluded that the glyphs were likely of
historic age and made with a steel chisel by a Japanese person (Turner 1971). Five kanji were translated with a level of confidence: “Great,” “Japan,” “Okayama,” “North,” and “America.” Was this a
memorial to the Japanese homeland and a commemoration of travel to America? Such memorials are found within traditional Japanese cultural practices
(Charles Farley, personal communication 2003).
Two Coral Mountain sites have ideoglyphs of a kanji
style. There are two panels at RIV-193. A single
ideoglyph with four characters is incised into a
boulder on the east face of a tufa-covered boulder,
designated as Graffiti Rock 3, Panel 1 (Figure 17).
The ideoglyph’s dimensions are approximately 45
cm in length by 24 cm at the widest measurement.
The average width of the carved lines is 2.5 cm, and
the average depth of the lines is approximately 1.5
cm. The technique of manufacture of this ideoglyph
is consistent with a hammer and chisel method given
the precision and depth of the design. The glyph is
eroding because of the nature of the tufa and its calcium carbonate composition. The second RIV-193 panel is a single ideogram, which has been translated as “east” or “higashi” (Suski and Suski, personal communication 2003). This panel will be discussed
in more detail later.
The RIV-1715 kanji consists of two ideoglyphs also
incised into the tufa. There are several characters in
two parallel rows, all on the same panel, designated
Graffiti Rock 1 Panel 1 (Figure 18). The rows measure approximately 48 cm by 95 cm and 46 cm by 170 cm, and the rows are located 40 cm apart. The
width of the incised lines of these kanji averages 2.5
cm, and the average depth is 1.5 cm. These glyphs
were likely made by the hammer and chisel method
using metal tools. The workmanship appears very
consistent.
The Kanji in Row A consists of perhaps three characters. Originally, there may have been more characters at the bottom of Row A, but Row A has sustained
some damage either by bullets, perhaps by climbers
brushing past it while creating graffiti on the same
panel, or through purposeful scraping a portion of
the ideoglyph in creating an engraving of a horse.
The Kanji in the longer row (Row B) consists of five
characters and is only slightly impacted by erosion of
the tufa.
Kanji characters can be described and categorized by
the number of “strokes” they contain in order to aid in interpretation when a meaning is not known. Counting
the strokes in each Coral Mountain character aided
in interpretation efforts by narrowing down potential
candidates. Kanji characters are written with specific
ordering of strokes. However, no attempt was made
in this study to determine which stroke came first on
the tufa. It is doubtful that stroke order could be accurately determined unless an intense study of their manufacture is conducted.
An example is the simple two-stroke character shown
in Figure 19. A figure similar to this (Row B, Glyph
Element 2) found at RIV-1715 was originally used to
represent a needle but has been “borrowed” to write
the numeral “ten” (O’Neill 1973). The etymology of
kanji is a complex study in itself. Through time the
characters became more stylized and abbreviated into
a form of shorthand. New characters are created and
meanings assigned as needed.
The Coral Mountain kanji ideoglyphs were made
between ca. 1910 and ca. 1927. The style of the kanji
ideoglyphs at Coral Mountain is of the modern ideographic form and not a prehistoric or early historic form.
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The first Japanese settlers to the Coachella Valley
arrived in 1900 (Shibata 1985; Laflin 1998; Suski and
Suski, personal communication 2003). There is some
published and unpublished information about these
pioneering families (Mitchell 1986).
Our research at the Coachella Valley Historical
Museum revealed a list of family names of Japanese settlers in the valley that included the name “Higashi.” This name matches with the interpretation of the southern-most ideoglyph at RIV-193 that was interpreted by Suski and Suski as “higashi,” or east (Figure 20). That the glyph faces the east direction may be a coincidence. The Higashi
family came to the valley about 1910 and left the
valley after a few years. Mr. Higashi may have
been employed by the railroad, but he was not active in farming (Suski and Suski, personal communication 2003). Possibly, this glyph was carved by a member of the Higashi family sometime between
1910 and 1927, when Japanese characters were
reported to Julian Steward (1929).
The Suskis (personal communication 2003) speculated
that the Coral Mountain area may have been a picnic
spot for local families, and during an outing, someone
carved “Higashi” into the tufa. Use as a picnic spot
was confirmed by Harry Quinn (personal communicaFigure 17. Kanji ideoglyph at RIV-193. Figure 18. Kanji ideoglyphs at RIV-1715. Left is Row A; right is Row B.
30 cm
30 cm
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Three Rock Art Sites at Coral Mountain 51
tion 2003) in his interviews with Kathy Kirby. The
Suskis recalled the Higashi family, especially the
daughter Tokiko. Mr. Suski placed a telephone call
to Mr. Charles Shibata, another Japanese American
elder of Indio, and inquired about the whereabouts of
Tokiko Higashi. Mr. Shibata recalled her, but could
provide little information. It is rare when rock art can be interpreted with any level of confidence, much less
the maker identified.
A portion of the kanji sequence at the north point
of Coral Mountain (RIV-1715) can be interpreted
literally as “three moon” and can be refined to “third
month,” likely the month of March. Mrs. Suski
also interpreted this glyph as third month, or March
(Quinn, personal communication 2003). Generally,
March has good weather conducive to picnicking.
Point Happy Ranch, homesteaded by Norman “Happy” Lundbeck, apparently employed ranch hands of Mexican, Japanese, and American descent around the
turn of the nineteenth century. Housing was provided
in a community setting on the ranch. The ranch was
located in what later became La Quinta, not far away
from the project area. The kanji could have been produced by workers from the ranch as well.
The kanji ideoglyphs are distinct among the collection
of rock art and graffiti at Coral Mountain because of
their unique design and their consistent manufacture
with deep and wide incisions. They are very unlike
other petroglyphs observed at the site. Once located, the ideoglyphs tend to stand out at various times in moving sunlight. They tend to photograph well during the early morning sunlight and again in the late afternoon light.
The Coral Mountain kanji petroglyphs are significant on several levels. They are a rare and ethnically unique form of historic rock art within the southern
California region and within the Coachella Valley.
The kanji are easily linked to the pioneering JapaneseAmerican farming families living in the Coachella Valley. Descendants are still involved in this community, creating a continuum of Japanese-American presence in the desert valley for over a 100 years.
Acknowledgments
David M. Smith, The Keith Companies, Inc. and Renee Kolvet, Bureau of Reclamation, lent their support throughout the project. David provided maps, copies
of reports of previous research, and a copy of their
Phase 1 Survey Report of Coral Mountain. We are
Figure 20. Ideograph representing east in kanji.
Adapted from O’Neill 2003.
Figure 19. Example of a two-stroke character. Adapted
from O’Neill 2003.
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52 McCarthy and Mouriquand
most thankful to Mike Gorman, Landmark Photography, for taking the aerial photographs.
Bob Tyler was very helpful in providing further
background information on historic places of the area.
Jenny Worth provided much needed field assistance,
worked on completing rock art recording forms and
did an exemplary job producing the drawings. Michael
Blodgett and Carolyn McCarthy provided assistance
in conducting the fieldwork. It was through their good
cheer that the authors were able to spend so much time
completing this project. Special acknowledgment is
given to Mr. Lloyd P. Duro for sharing his boyhood
remembrances. The authors wish to thank the anonymous reviewers for their comments. The authors alone are responsible for any errors or omissions.
References Cited
Baumhoff, Martin A., R. F. Heizer, and Albert B.
Elsasser
1958 Lagomarsino Petroglyph Group (Site 26-St1) Near Virginia City, Nevada. University of California Archaeological Survey Report
43(2):1-17. Berkeley.
Bean, Lowell John
1972 Mukat’s People: The Cahuilla Indians of
Southern California. University of California
Press, Berkeley.
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820 CLICK HERE to Return to Agenda
PCAS Quarterly, 41(4)
Three Rock Art Sites at Coral Mountain 55
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821 CLICK HERE to Return to Agenda
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56 McCarthy and Mouriquand
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822 CLICK HERE to Return to Agenda
PCAS Quarterly, 41(4)
Three Rock Art Sites at Coral Mountain 57
True, D. L., and M. A. Baumhoff
1981 Pitted Rock Petroglyphs in Southern California. Journal of California and Great Basin Anthropology 3(2):257-268.
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Observations. Paper presented at the American Rock Art Research Association Conference, May 2003, San Bernardino, California. 823 CLICK HERE to Return to Agenda
PCAS Quarterly, 41(4)
58 McCarthy and Mouriquand
Appendix: Scaled Drawings
CA-RIV-193
Rock 1, Panel 1 Rock 1, Panel 2 Rock 1, Panel 3
Rock 1, Panel 4 Rock 2, Panel 1, Element a Rock 2, Panel 1, Element b Rock 2, Panel 1, Element c Rock 3, Panel 1
30 cm 30 cm 30 cm
30 cm 30 cm 30 cm
30 cm 30 cm
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PCAS Quarterly, 41(4)
Three Rock Art Sites at Coral Mountain 59
CA-RIV-1715
Rock 1, Panel 1 Rock 1, Panel 2 Rock 1, Panel 3
Rock 1, Panel 4 Rock 1, Panel 5 Rock 1, Panel 6
Rock 1, Panel 7 Rock 1, Panel 8 Rock 1, Panel 9
30 cm 30 cm 30 cm
30 cm
30 cm
30 cm
30 cm
30 cm
30 cm
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PCAS Quarterly, 41(4)
60 McCarthy and Mouriquand
Rock 1, Panel 10 Rock 1, Panel 11 Rock 1, Panel 12
Rock 3, Panel 1 Rock 2, Panel 1
30 cm 30 cm 30 cm
30 cm
30 cm
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PCAS Quarterly, 41(4)
Three Rock Art Sites at Coral Mountain 61
CA-RIV-6404
Rock 1 Panel 1 Rock 2 Panel 1
Rock 3 Panel 1
Rock 3 Panel 2 Rock 3 Panel 3 Rock 3 Panel 4
30 cm
30 cm
30 cm
30 cm 30 cm
30 cm
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PCAS Quarterly, 41(4)
828 CLICK HERE to Return to Agenda
Written Comments Public Hearing October 28 2025 City of La Quinta Planning Commission
Mary Mann, La Quinta resident
80451 Palatine Ct, [email protected], 775-527-8963
Opposition to the TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025-0001, AND SITE DEVELOPMENT PERMIT 2025-0002 Club at Coral Mt. project There are significant environmental, societal and economic impacts of the implementation of Amendment V to SP 03-067 and the related Development Agreement. This is a large and complex project, and time should be taken to review before this project is allowed to begin.
I urge the Planning Commission to vote no on approval of these maps and development plans today there are too many unanswered questions. The underlying development agreement is flawed, as are the underlying environmental documents. Residents, agency concerns regarding water use, air quality, traffic, circulation, expected revenues and costs to the City etc. were not addressed in the EIR or development agreement for current project. The staff report for the current applications do not adequately clear these up. La Quinta deserves a better project on this special property.
Here are some questions as and comments that relate to the environmental approval and review of this project that directly relate to the TTM and Development plans under consideration today:
1) Original Notice of Preparation referred to preparation of the specific plan specific to this property from the Andalusia plan. Amendment V was intended only to separate this property from the original larger project. The initial the Draft EIR refers to SP2020-0002, which was never adopted and no longer referenced in the project. The changes added Amendment V to SP 03-067 are confusing and in some places inaccurate for example references to project phases that are no longer applicable. 2) Another stipulation in the original NOP was that the Wave project offered recreational opportunities and so the EIR did not need to be considered in the EIR, so they were not. The recreational opportunities offered by the golf course plan (as now presented) has a much different recreational offering and so does not meet that stipulation of the original NOP. So the Recreational aspects should have been added to the draft EIR and it should have been recirculated. 3) This plan of this development is markedly different that the project that was subject to the EIR. The mitigation measures in many categories including water use, traffic, circulation, air quality, etc, are weak with platitudes, or do not even address what is asked. The documents approved are lengthy and confusing and contains many 829 CLICK HERE to Return to Agenda
contradictions. This makes it impossible to understand if the current applications meet the requirements of the EIR or the Development agreement. 4) The biological resources on Coral Mountain were not adequately identified, documented, or considered as they would be impacted by the project and particularly by a barrier fence-bats, raptors, habitat. This should be analyzed with respect to the entire Coachella Valley Multiple Species Habitat Conservation Plan, not selectively for PBS. BLM should be notified and comments received regarding the fence construction and other impacts
5) Statements regarding consistency with La Quinta general plan are inadequate 6) Alternative 2 was not adequately described in EIR to allow for analysis of impacts, appropriateness of proposed mitigation, let alone approval. It is difficult to assess whether or not the TTM or development plans comply with all the final stipulations of the development agreement and EIR.
7) Proposed barrier fence along Coral Mountain is a considerable change to the potential impacts of the project to known sensitive resources that exist on the property and are connected outside the property
8) In TTM and Site Development permit under consideration the proposed alignment of fence will negatively impact biological, tribal and cultural resources, historical, and recreational opportunities on and adjacent to the property 9) The presence and activity of the PBS were not analyzed as they particularly apply to the project site. The statement in Staff report that the PBS are frequently seen there is refuted by the comments of in the comments of ELMT and others that show there is ls only limited foraging habitat on Coral Mountain and that the alluvial plain on the west side of coral mountain is not likely to be traversed by the sheep, making the activity on Coral Mountain much less.
10) The proposed mitigation measure to prevent PBS migration to the property does not consider the geomorphology of this site which makes the activity on Coral Mountain of the PBS limited. The stipulation of adding a fence should have receive further scrutiny, not knee jerk adoption. Many other concerns raised along with the potential detrimental impacts to the PBS in the from the USFS and other organizations were not addressed at all.
11) Specific documentation of the effectiveness and appropriateness of the barrier fencing solution in this location has not been completed. Many miles of this fencing have been completed in of La Quinta in the past few years whose effectiveness and unintended impacts have not been realized or documented 12) The fencing also impedes the development of the public trail that CM Wave Corp included in the original plan and seems to be implied in this iteration of the project 830 CLICK HERE to Return to Agenda
13) Fencing will also impede the development of the long proposed public park on the adjoining property Development agreement and fees could be implemented to directly assist DRD in developing the park
14) The property contains sensitive habitat on Coral Mountain that is connected and intertwined with sensitive environmental areas on Coral Mountain that exist on the lower and higher elevations. The project did not consider the impacts to the whole connected feature.
a. Coral Mountain and the tufa shoreline is a unique geologic feature that was not recognized in the EIR and runs beyond the property on both sides b. Hole 14 is much too close to the tufa and related features 15) The lake that is proposed on the property is not specifically mentioned in Golf course development plan, though it is shown on the tract map and grading plan.
When would this lake be constructed? What will it be used for? How deep is it, how much water does it contain? Its location is significantly different from that of the water feature in the original project.
16)What is the plan for Lots 203, 204, and W ? How many ultimate units are planed? Where will the recreation amenities be?
17)Will any native vegetation particularly trees Palo Verde and Mesquite Hummock be preserved as stipulated in BIO mitigation measures?
18) The property has a historic adobe structure that is mandated to be 'preserved' but left to the developer as to how to clean up the structure and present it. The documents regarding the project have very little information on the history of this structure. Future maintenance is a burden of the eventual homeowners association.
How does this align with the City Municipal code on historic preservation? Was the Historic Preservation Commission of the City was consulted? 19) Especially given the rarity of the native features in the tufa that mark the ancient shoreline, how do the proposed mitigation measures especially along the base of Coral Mt. align with the City Municipal code title 7, goals and policies regarding historic preservation in the Cultural Resources Element of the General Plan and Historic preservation ordinance? At this point there are required to be monitors during construction phase, but I would like to see more attention given to the preservation of these features for the documentation of our history. I would hope that the Historical Society would be an integral part of the conversation as to how to document and preserve these features and provide opportunities for discovery of our history.
I have may other particular questions, the state of the documentation of the project has made it quite difficult to understand what the plans are and how they will be implemented. 831 CLICK HERE to Return to Agenda
It is the responsibility of the Planning Commission to assess these projects and as residents help to bring projects to our City that will have a positive impact. This property is very special. La Quinta deserves a better project.
Please see attached some of the other comments I have presented this year at open public comment at City Council and Planning Commission regarding this project. 832 CLICK HERE to Return to Agenda
1 10/21/25 Written Public comment Save Coral Mt.
La Quinta City Council 21 October 2025-Written Comments Items not on agenda Topic: Recall Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence, view-obstructing wall and plan for public recreation, do not approve current applications to be considered by planning commission on 28 Oct.
Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. There is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in south La Quinta. I want to see my City take a good look at this area south of Avenue 54, how it has grown and changed under the current general plan and what will be needed for the future. The City can lead to encourage development that allows for and embraces the natural environment, allowing for enjoyment and access to the Wilderness on our western boundary that so many of us crave. This is in direct alignment with the City Mission Statement and several of the Goals set forth in the Strategic Plan.
The area in question is a local haunt for seeking solace in the desert, hiking, mountain biking, walking dogs, playing, flying, hot air balloon launches! It is accessed by increasing numbers of people, noticeable even in the few years since we moved in. There is character and solidarity we are building in this neighborhood and community, despite being behind walls and being >6 miles from any City amenities or services. 833 CLICK HERE to Return to Agenda
2 10/21/25 Written Public comment Save Coral Mt.
Figure 1: View of Coral Mountain from the designated Natural Open Space planned park.
Ancient Lake Cuilla Shoreline clearly visible, dike built and maintained (?) By Bureau of Reclamation. Current popular trail access for hiking, horseback riding, camping.
Designating this area, or planning for park development not addressed in Club at Coral Specific Plan planning documents. CVWD infrasturcture (our water supply) is also present in this area.
Blocking off the view scape is not required for this to be a successful project. Coral Mountain is a beautiful treasure. This view now shared by those commuting on Madison and the many morning outdoor enthusiasts walking, biking, hiking, sitting and watching the sunrise. It is our history written on the walls and should remain visible. It is the last exposure of the shoreline in this area and is noted in many guidebooks, and descriptions of the area already. Coral Mountain beckons from the north coming down Jefferson, and it can be seen from many parts of the East Valley. It is already a draw for visitors. 834 CLICK HERE to Return to Agenda
3 10/21/25 Written Public comment Save Coral Mt.
Figure 2: Coral Mountain lit up by the morning sun. Proposed walls would obscure the view of the unique documented shoreline feature from Madison, 58th and 60th. Peekaboo views should be possible through the community. This is a documented site and last remaining examples of the tufa feature that contains ecologic and geologic wonders plus prehistoric and historic artifacts, and flood control infrastructure in use today, and used as a walking path. That provides a tremendous welcome to La Quinta and proudly displays our natural history.
In particular an 8' high fence that received no vetting on its effectiveness for the stated purpose of protecting sheep and its path ignores the unique archaeological and ecological features it would bisect. Damage to this would have a detrimental effect on the planned conservation efforts of DRD and others that are revealed in the initial planning for the Coral Mountain Park.
835 CLICK HERE to Return to Agenda
4 10/21/25 Written Public comment Save Coral Mt.
Figure 3: Popular hike is the Coral Mountain loop, which passes in front of the mountain.
The mottled lower part is the tufa that was created by an algae in the ancient Lake Cahuilla (latest high stand in 1700s). The mountain itself is a twisted metamorphic rock exposed and thrust up as the Salton Basin has been forming over tens of millions of years. The “coral” have been marked by humans through time, with many grindstone type features ground into the tufa to make little bowls, these are present in the parts where a flat boulder has a thick layer of tufa on it. There are ancient rock writings clear through present. Exploring these features is a known activity and people come from all over the valley to see this.
Below are photos of damage done with bright spray paint within the ecologically, prehistoric and historically sensitive areas for the project about a month ago. These markings crosses features documented and stated in develpement plan EIR (faulty as it is) that they would not be disturbed.
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5 10/21/25 Written Public comment Save Coral Mt.
Figure: Spray paint on Coral below archaeological features. One example of defacement of the documented sensitive ground along Coral Mountain for this golf course project. Maps have not been approved by planning and public has not seen more than conceptual drawings that seemed to indicated there was flexibility in where the boundary of the project would be. Spray paint is on the tufa, where we should be preventing further damage, this adds to it.
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6 10/21/25 Written Public comment Save Coral Mt.
838 CLICK HERE to Return to Agenda
7 10/21/25 Written Public comment Save Coral Mt.
The newly released maps and development permit will be considered at Planning Commission meeting next week on October 28 2025 (Notice of Public Hearing issued Oct. 17). The maps and presentation released for consideration verify that the line of the proposed barrier fence will be too close or bisect these documented sensitive areas, and prevent the building of a through trial link for the popular Coral Mountain loop, or emergency access. The line also comes too close to sensitive areas in the for viewing of the archaeological sites.
839 CLICK HERE to Return to Agenda
8 10/21/25 Written Public comment Save Coral Mt.
The new tentative tract map revealed yesterday notes that a trail will be built by DRD and the Cahuilla tribe. Please request more information about these status of these agreements and assure that they will be met. Also please have line of the trail defined on the maps before acceptance. Coral Mountain Regional Park. From what I have been able to glean online whatever plans for this new DRD community resource have been stalled and the BOR agreement it is tied to may be expiring.
La Quinta is going forward with building private golf course development under a specific plan amendment that was soundly opposed by the community at the time. Under the plan for the new development, there are several references to the pending DRD park facility as mitigation of the adding of people, infrastructure and cutting off of public access for recreation. Despite this, there did not seem to be any partnership opportunity extended to the DRD to create a facility that will accommodate the needs of this part of the District and City of La Quinta.
Take the time and effort to develop plans for how our City will interface with natural open space, providing low impact benefits to citizens and visitors. These efforts in community building and allowing the public, stakeholder agencies and groups to create a plan that 840 CLICK HERE to Return to Agenda
9 10/21/25 Written Public comment Save Coral Mt.
could make Coral Mountain the Gem of La Quinta will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back or stay? One way is to provide amenities that are accessible and open to the public. Places for people to get out, explore, experience the desert, have a picnic, take a hike, ride a bike.
The current plan for this property will cut off hundreds of acres from any other use, prevent public through fare and block access to public areas, already popularly used for 100s of years.
Once the Developer leaves we are in blocks of isolated homes, each Homeowner placed under an additional burden of maintenance, cost “tax” of the Homeowners Associations, with cut & pasted CC&Rs from faraway communities. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community, and quality of life. The risks associated with water supply, natural disasters, maintenance of infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered.
The one agreement that DRD signed with the Applicant for development of this property in a previous iteration of the project was to build a trail. The letter stated that this would be negated if the BOR agreement with DRD expires. This would mean the loss of the one concession the developer was asked to provide to maintain even minimal access to the public to lands that have been identified as unique in many respects, geologically, ecologically, have historically and currently provided desert recreation opportunities for the whole Valley and beyond.
We have added hundreds of people to this part of the Valley (South La Quinta, Indio) in only a few years with many new private developments but the Cities (La Quinta in particular) have not been compelled to provide any public recreation facilities or even planned for these.
There does not seem to be any planning for maintaining access around Coral Mountain for exploration and entering into the Santa Rosa Wilderness. We desperately need to get an integrated plan together. There are many agencies involved, DRD, City of La Quinta, Indio, Riverside County, BLM, BOR, CVWD, IID, Tribes.
Riverside County and partners are investing a lot into upgrades to the Lake Cahuilla Park. I have not seen that La Quinta has been proactive at all in planning for new recreational visitors to the area.
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10 10/21/25 Written Public comment Save Coral Mt.
We truly need a facility that would be the Gateway to the Santa Rosa wilderness and offer a trail head, picnic and staging area, parking, restrooms. This is already a popular area for mountain biking, hiking, horseback riding, exploration of the archaeological and historical artifacts, discovery of desert fauna and flora, off-roading, climbing, dog-walking, horseback riding, prayer and reflection. The use of the area around Coral Mountain has increased dramatically even in the short time I have lived in this particular spot in the Valley.
It is now critically important that the District bring this Coral Mountain Regional Park project back to the top of the list.
You, City of La Quinta, have the power activate discussions with the developer, DRD and with other government entities to plan for development of the Coral Mountain Regional park, or find other groups, citizens who can assist in opening a dialogue around planning for saving of our existing desert recreation opportunities at Coral Mountain and Santa Rosa Wilderness and providing facilities required to accommodate increased use in coming years.
842 CLICK HERE to Return to Agenda
Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence- La Quinta Planning commission public comment 13 May 1 Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence
Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
Thank you for the opportunity to speak to the Commission this afternoon regarding the Development that is proceeding under Specific Plan 03-067 Amendment 5-the West Phase called the Club at Coral Mountain. I am here to request that the Commission do its part to halt the construction of the Barrier Fence on the west side of the project and revisit the Specific Plan and associated Environmental Impact Report to account for the disturbance that the fence will cause for the natural environment and open space now enjoyed by generations of Coachella Valley residents and visitors. If La Quinta is the Gem of the desert, I’d like for our City to start planning to make Coral Mountain Regional Park the Gem of La Quinta. The West Phase of the project as now conceived has not received due consideration of its impacts and alternatives at the project boundaries particularly on the west side where it borders designated natural open space zoning, and federally protected lands.
We who now live adjacent to these lands have seen that activities have commenced with utilities and roads going in, flagging of the documented archeological and biological resources and staking of the proposed Fence.
First the Final EIR that is referenced in the specific plan was not reconsidered after the addition of the Sheep Barrier Fence. Its location and construction were not considered in relation to the adjoining properties, current use, the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28 years.
The 8’ fence was added to check a box with a solution that has been applied at the boundary with the Santa Rosa Mountains to the north in La Quinta with the notion of protecting Bighorn Sheep. The fences in other areas of La Quinta warranted a separate EIR and I challenge that this one should as well. The figures given in the Specific plan and description of the fence does not adequately describe how is expected to be effective, given the geomorphology of the area.
The public, agencies, and surrounding landowners need to be given an honest opportunity to provide feedback on this element of the proposed project. I can offer a vision of interagency cooperation to continue to preserve these lands for the enjoyment and discovery of future generations.
843 CLICK HERE to Return to Agenda
Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence- La Quinta Planning commission public comment 13 May 2 Second, I’d like the City to consider that the adjoining lands to this property are designated a Coral Mountain Regional Park on maps. This is heartening as there are significant archaeological sites, human history as well as the shoreline marked by Coral that it is named for. This area was a shoreline a lake as recently as the 1700s. The history back in to prehistoric and geologic time is fascinating and of interest to so many of our citizens. This area is currently used daily for recreation of all types hiking, climbing, horseback riding, camping, OTV use. The free access to our natural spaces has been eroded all along the mountain front. The public--citizens old and those who have been attracted here by the desert open space--has not been adequately informed of this pending loss of access open space, cultural and natural resources.
My intent is to continue to dig into the history of this project and find other residents, groups, and new neighbors, and old who have an interest in working with the developer, the City and other adjoining landholders to ensure that the future residents we are hoping to fill these homes will be connected. I am raising a child here and want him to experience and share the wonder that this desert has to offer. It’s why we chose La Quinta.
Outside developers have the resources to check the administrative boxes, but La Quinta has the obligation to truly consider the actions that are taken and how the proposed project will impact us as a community.
Please stop the Barrier Fence indicated in Specific Plan 03-067. It is a small part of this project, but how this boundary with the Wilderness is implemented will impact us that remain for 40 years and beyond and set the stage for how the continued management of these designated open spaces connect us to our larger community and heritage. end
844 CLICK HERE to Return to Agenda
La Quinta City Council 3 June 2025-Public Comment Items not on agenda Topic: Recall Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence and plan for public recreation
Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. There is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in south La Quinta. I want to see my City take a good look at this area south of Avenue 54, how it has grown and changed under the current general plan and what will be needed for the future. The City can lead to encourage development that allows for and embraces the natural environment, allowing for enjoyment and access to the Wilderness on our western boundary that so many of us crave. This is in direct alignment with the City Mission Statement and several of the Goals set forth in the Strategic Plan.
The area in question is a local haunt for seeking solace in the desert, hiking, mountain biking, walking dogs, playing, flying, hot air balloon launches! It is accessed by increasing numbers of people, noticeable even in the few years since we moved in. There is character and solidarity we are building in this neighborhood and community, despite being behind walls and being >6 miles from any City amenities.
Once the Developer leaves we are in blocks of isolated homes, all responsible for our own maintenance. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community, and quality of life. The risks associated with water supply, natural disasters, maintenance of infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered.
Take the time and effort to develop plans for how our City will interface with natural open space, providing low impact benefits to citizens and visitors. These efforts in community building and allowing the public, stakeholder agencies and groups to create a plan that could make Coral Mountain the Gem of La Quinta will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back or stay? 845 CLICK HERE to Return to Agenda
One way is to provide amenities that are accessible and open to the public. Places for people to get out, explore, experience the desert, have a picnic, take a hike, ride a bike.
A few other comments I have sent to Recreation District President and Manager:
I am writing to get information on the status and plans for the Coral Mountain Regional Park. From what I have been able to glean online whatever plans for this new DRD community resource have been stalled and the BOR agreement it is tied to may be expiring.
La Quinta is going forward with building private golf course development under a specific plan amendment that was soundly opposed by the community at the time. Under the plan for the new development, there are several references to the pending DRD park facility as mitigation of the adding of people, infrastructure and cutting off of public access for recreation. Despite this, there did not seem to be any partnership opportunity extended to the DRD to create a facility that will accommodate the needs of this part of the District and City of La Quinta.
The one agreement that DRD signed with the developer to build a trail would be negated if the BOR agreement expires. This would mean the loss of the one concession the developer was asked to provide to maintain even minimal access to the public to lands that have been identified as unique in many respects, geologically, ecologically, have historically and currently provided desert recreation opportunities for the whole Valley and beyond. In particular an 8' high fence that received no vetting on its effectiveness for the stated purpose of protecting sheep and its path ignores the unique archaeological and ecological features it would bisect. Damage to this would have a detrimental effect on the planned conservation efforts of DRD that are revealed in the initial planning for the Coral Mountain Park.
We have added hundreds of people to this part of the Valley (South La Quinta, Indio) in only a few years with many new private developments but the Cities (La Quinta in particular) have not been compelled to provide any public recreation facilities or even planned for these.
There does not seem to be any planning for maintaining access around Coral Mountain for exploration and entering into the Santa Rosa Wilderness. We desperately need to get an integrated plan together. There are many agencies involved, DRD, City of La Quinta, Indio, Riverside County, BLM, BOR, CVWD, IID, Tribes.
846 CLICK HERE to Return to Agenda
Riverside County and partners are investing a lot into upgrades to the Lake Cahuilla Park. I have not seen that La Quinta has been proactive at all in planning for new recreational visitors to the area.
We truly need a facility that would be the Gateway to the Santa Rosa wilderness and offer a trail head, picnic and staging area, parking, restrooms. This is already a popular area for mountain biking, hiking, horseback riding, exploration of the archaeological and historical artifacts, discovery of desert fauna and flora, off-roading, climbing, dog-walking, horseback riding, prayer and reflection. The use of the area around Coral Mountain has increased dramatically even in the short time I have lived in this particular spot in the Valley.
It is now critically important that the District bring this Coral Mountain Regional Park project back to the top of the list.
So reaching out to you to see if you may see a way to activate discussions in the District and with other government entities to plan for development of the Coral Mountain Regional park, or find other groups, citizens who can assist in opening a dialogue around planning for saving of our existing desert recreation opportunities at Coral Mountain and Santa Rosa Wilderness and providing facilities required to accommodate increased use in coming years.
847 CLICK HERE to Return to Agenda
La Quinta City Council 20 May 2025-Public Comment Items not on agenda Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the building of the proposed barrier fence
Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
It is a pleasure to be able to address you today Mayor Evans. My purpose in speaking today is to elevate the Council’s attention to the planned development at the current edge of the City where it interfaces with public land. I made a public statement last week and received assistance from staff to help me understand some of the history of the matter. I am doing my best to get up to speed. In the digging I have done so far I have realized that there is a wonderful opportunity here for the City of La Quinta and its leadership to engage with the surrounding landowners and stakeholders including a new community of residents that now lives in this area.
I have found that the underpinning EIR that paved the way for the ultimate approval of the Specific Plan that the golf course developer is working under to be inadequate on a number of points, including that it was not recompleted after significant changes, one of which was the proposed fence. The so called sheep fence in particular should have received its own EIR considering its construction would mean the destruction or impact on documented cultural, historic and natural resource.
There is a path for the City to recall the approval of the specific plan and request that certain aspects be reconsidered. I want to see my City take a good look at this area of La Quinta, how it has grown and changed under the current general plan, and how the City can lead the change to encourage development that allows for and embraces the natural environment, and enjoyment and access to the Wilderness that so many of us crave. This Coral Mountain should be the Gem of La Quinta and gateway to the Santa Rosa Wilderness area. We do not have any facilities like this on this end of the Valley.
The area in question has become a local haunt for walking dogs, playing, flying Hot air balloon launches weekly! This is the character we are building in this neighborhood and community. Once the builders leave we have left ourselves with blocks of isolated communities, all responsible for their own maintenance. This may look good on paper at the outset, but it is ultimately damaging to our bottom line, community and quality of life.
The risks associated with natural disasters, damage to infrastructure that will be borne directly by the City, CVWD, IID, County of Riverside and our neighbors in Indio and the City 848 CLICK HERE to Return to Agenda
Sphere of influence as well as the ultimate new homeowners in the community. These are long-term ongoing costs and risks that have not been considered.
My desire to stop a fence from being installed at west boundary of the Club at Coral Mountain development is manifold all stemming from a deep love of this place that has grown deeper in the 2 years I have spent here. The history, the ecosystem-in the true sense (not the cheap way it seems to be bandied in our speech today). Ecosystem of soils, and bugs, and birds, bats rabbits coyotes, hundreds of documented species, the twisty holes host a bee hive here. The striking line of the tufa is a remnant of Lake Cahuilla on whose shorelines a history human of interaction with the environment is also recorded. Trees growing heartly from crevasses they have created, breaking down the rocks along with the wind small rain and powerful hurricanes as experienced with Hilary only 2 years ago. The boulders fallen loose from the mountains as they tumble down and then moved . It’s astounding when you stand there next to them and contemplate the power of the waters that moved them. This is not the past. It is an ongoing natural and human story.
The City should embrace these spaces, not see as an adversary, and concerns over transitions from manicured to natural spaces, but take a nod from other desert cities, and integrate the development within the natural landscape. As La Quinta considers development over top of these precious resources, and history of failed attempts, I would like us to find an integrated way to take advantage of the unique features of this landscape and keep us out of harms when the inevitable comes again.
There is 640 acre tract set aside as a Park. It looks to be stagnant. The Recreation District who began the investigation to this and have an agreement with the Bureau of Reclamation who controls the land should be an integral part of the development plans presented by the developer and development of the general and specific plan that covers this area. We should be looking to engage with developers to create a vision that can contribute to the long term well-being of the City. A developer who has a willingness not to check the boxes but to work with the surrounding community and the City to create something that we can be proud to call home.
Take the time, effort it takes to develop these plans for how our City will interface with its open spaces, providing low impact benefits to citizens and visitors. These efforts in community building and allowing the public, stakeholder agencies and groups to create a plan that could make Coral Mountain the Gem of La Quinta. It will be rewarded in civic pride and attraction to the area. I point to numerous new events such as the Iron Man, which will attract lovers of sport and the outdoors. How can we provide ways for these events to continue and host these visitors in such a way that they will want to come back. 849 CLICK HERE to Return to Agenda
Looking into this actually addresses the Strategic How about more camping, a staging area, community center or retreat center where events can be hosted? The Vision is La Quinta Gem of the Desert, Coral Mountain, Gem of La Quinta, Gateway to the Santa Rosa Wilderness. Desert Recreation District can revive an effort for a park here.
The developer of this property should work directly with the recreation district and the City to determine what will be the best boundary with this private development. It may take another change in plans. The EIR that underpins Specific Plan should be revisited. There is an opportunity for creating a renowned recreation area with the City as a key partner. I am dismayed that even as the City is in the midst of a failed development that has scarred our landscape, increased dust, paid for a street that is not open to the public, and restricted our access to the Santa Rosa Wilderness all along its border. That a plan that has required 2 changes to the general plan and a rejection by the planning commission, would then be so quicky accepted. Another EIR should have been required. Why not neighborhoods with access through them to our open space?
1)Love
The thing is I enjoy accessing the Santa Rosa wilderness and I have experienced the wonder and beauty of this place and am grateful to watch the sunrise over this valley as many morning as I can. I’ve realised that it is an integrated Mountin In the digging I have been able to do. WE moved into the neighborhood in 2022, just when the Planning commission rehjected the wave park specific plan. I breatheed a sigh of relief.
I enjoy this area daily.
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La Quinta Arts and Community Services Commission Public Comment 9 June 2025 1 Topic: South La Quinta growth-Coral Mountain park and trails Written Comments: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
Thank you for the opportunity to offer public comments to the La Quinta Arts and Community Services Commission. I am a resident of south La Quinta who is daily inspired artistically, academically, physically, emotionally and spiritually in our desert and am so grateful to be living here and have access to the outdoors. I look forward to enjoying many more years here with new discovery every day and sharing with my son as he grows. Hundreds of new homes in walled private developments have been added in the past several years in south La Quinta and the building continues. As a result more and more people (me included) are using areas of the City that have been lightly used in the past. As residents continue to populate this area they are discovering Coral Mountain the Gem of La Quinta and gateway to the Santa Rosa Wilderness. This is an area for hiking and other outdoor pursuits and provides access to the Santa Rosa Wilderness. This area is used daily, weekly, seasonally, by immediate neighbors, other Coachella Valley residents, and regional visitors for all kinds of recreation. Without planning there will be a crisis soon, where we may be cutting off our access to open space, enjoyment of our natural environment, places to walk our dogs, ride bikes, ride horses, climb, take in the quiet, discover the desert, see wildlife, and be inspired. The County is also upgrading the Lake Cahuilla park that was featured in the Gem magazine this month, further adding the interest in south La Quinta as an outdoor recreation hub.
The City needs to plan on the demand for and use of the access points, trails, and natural space in south La Quinta. I have submitted written comments at recent City Council (20 May, 2 June) and Planning Commission (May 13) meetings regarding development around Coral Mountain. I would like to get the City engaged in the effort to create an integrated plan and particularly to continue to allow open access to Coral Mountain for discovery and interpretation of its unique ecological, geological, archaeological and historical stories. To be done right it will require engagement with the public, other agencies, landowners and potential developers covering the whole area, not piecemeal around the Mountain. So many current users here have a deep connection to the area, are dismayed with the potential loss of access, and see a better way to develop this area.
In my observations on foot of this area over the past 3 years, the ‘Coral Mountain loop’ would be a welcome addition to the La Quinta hiking map including designated trail heads on Avenue 58 and Avenue 60. This loop would showcase our unique desert environment. On the east side of Coral Mountain the trail would highlight the tufa formation that reveals the shoreline of the historic Lake Cahuilla and the archaeological features that show how well loved and used this area has been for at least many hundreds of years.
The current plan seems to be to put a fence directly through these unique features to accommodate the requirements of a large private golf course development. The fence location and construction on the west boundary of the development were not considered in relation to identified sensitive ecological and archaeological features that should be respected. Other considerations that were not included are the preferred use planned for adjoining properties (park and open space), current use (park and open space), Bureau of Reclamation and CWVD infrastructure, nor the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28+ years. 851 CLICK HERE to Return to Agenda
La Quinta Arts and Community Services Commission Public Comment 9 June 2025 2 Times have changed, plans need to change. The fence idea needs to be ditched and a comprehensive plan for conservation around Coral Mountain and connection to the Wilderness boundary should be created.
This one private golf course development threatens to add another 750 residential units to the northeast side of Coral Mountain, which will further increase the use of the surrounding natural space and access to the Santa Rosa Wilderness. (New homes=new residents and visitors who do not stay behind walls).
Community services that are consistently demanded (when we are asked) are more parks, hiking , walking trails, access to open space. While the current developer of the property east of Coral Mountain made some promises regarding the building of a trail on the west boundary, this is not an integrated plan that links the current use with the future needs. La Quinta, perhaps through this this committee, should be working directly with any developer and other stakeholder groups to ensure that the Community Service needs of current and future residents and visitors are taken into account. Please feel free to contact me. I am new to the conversation but so want to be a part of it if there are avenues to get involved.
Figure 1: Concept for establishing the hiking route around Coral Mountain. end
852 CLICK HERE to Return to Agenda
Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the proposed barrier fence and plan for outdoor recreation and conservation around and on Coral Mountain - La Quinta Planning commission public comment 10 June
1 Topic: Alternative planning options for Coral Mountain corridor to align with City Vision, Mission and Goals
Speaker: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
This is my second time offering public comment to this Commission regarding this topic.
The mitigation measures that are included in the Specific Plan Specific Plan 03-067 Amendment 5 in treatment Cultural, Historical and Unique features are not adequate.
Below is a sketch of some alternative Community amenities that speak to La Quinta’s mission statement from our strategic plan: “As the “Gem of the Desert,” the City of La Quinta is committed to enhancing its unique natural surroundings for the benefit of its residents through support for the arts and culture, public safety, affordable housing, sustainable fiscal and environmental guidelines, multi-racial and multi-generational activities and events, and preservation of its ancient and recent history.
The land uses suggested in the image below and align with many of specific values and goals that are throughout the current General Plan. These alternative uses could be aligned with the new development and the private developer could support creation of these new public spaces that show a long term investment in the Community and commitment to the overall health of La Quinta. Including the written comments submitted to the Art and Community Services Commission yesterday.
853 CLICK HERE to Return to Agenda
Topic: Specific Plan Specific Plan 03-067 Amendment 5-Halt the proposed barrier fence and plan for outdoor recreation and conservation around and on Coral Mountain - La Quinta Planning commission public comment 10 June
2 Figure 1: Sketch of alternative land uses adjacent to the boundaries of area covered in current SP 03-067 Amendment 5- This makes Coral Mountain as a centerpiece and envisions connectivity around the entire geologic feature and the Santa Rosa Wilderness. Additional parks, open space, and public facilities will enhance Community connection, allow for sharing of our unique history recent and ancient with residents and visitors alike, provide public spaces for hosting of outdoor events, retreats, educational opportunities. end
854 CLICK HERE to Return to Agenda
La Quinta Arts and Community Services Commission Public Comment 9 June 2025 1 Topic: South La Quinta growth-Coral Mountain park and trails Written Comments: Mary Mann 80451 Palatine Ct La Quinta CA 92253 mobile 775-527-8963 [email protected]
Thank you for the opportunity to offer public comments to the La Quinta Arts and Community Services Commission. I am a resident of south La Quinta who is daily inspired artistically, academically, physically, emotionally and spiritually in our desert and am so grateful to be living here and have access to the outdoors. I look forward to enjoying many more years here with new discovery every day and sharing with my son as he grows. Hundreds of new homes in walled private developments have been added in the past several years in south La Quinta and the building continues. As a result more and more people (me included) are using areas of the City that have been lightly used in the past. As residents continue to populate this area they are discovering Coral Mountain the Gem of La Quinta and gateway to the Santa Rosa Wilderness. This is an area for hiking and other outdoor pursuits and provides access to the Santa Rosa Wilderness. This area is used daily, weekly, seasonally, by immediate neighbors, other Coachella Valley residents, and regional visitors for all kinds of recreation. Without planning there will be a crisis soon, where we may be cutting off our access to open space, enjoyment of our natural environment, places to walk our dogs, ride bikes, ride horses, climb, take in the quiet, discover the desert, see wildlife, and be inspired. The County is also upgrading the Lake Cahuilla park that was featured in the Gem magazine this month, further adding the interest in south La Quinta as an outdoor recreation hub.
The City needs to plan on the demand for and use of the access points, trails, and natural space in south La Quinta. I have submitted written comments at recent City Council (20 May, 2 June) and Planning Commission (May 13) meetings regarding development around Coral Mountain. I would like to get the City engaged in the effort to create an integrated plan and particularly to continue to allow open access to Coral Mountain for discovery and interpretation of its unique ecological, geological, archaeological and historical stories. To be done right it will require engagement with the public, other agencies, landowners and potential developers covering the whole area, not piecemeal around the Mountain. So many current users here have a deep connection to the area, are dismayed with the potential loss of access, and see a better way to develop this area.
In my observations on foot of this area over the past 3 years, the ‘Coral Mountain loop’ would be a welcome addition to the La Quinta hiking map including designated trail heads on Avenue 58 and Avenue 60. This loop would showcase our unique desert environment. On the east side of Coral Mountain the trail would highlight the tufa formation that reveals the shoreline of the historic Lake Cahuilla and the archaeological features that show how well loved and used this area has been for at least many hundreds of years.
The current plan seems to be to put a fence directly through these unique features to accommodate the requirements of a large private golf course development. The fence location and construction on the west boundary of the development were not considered in relation to identified sensitive ecological and archaeological features that should be respected. Other considerations that were not included are the preferred use planned for adjoining properties (park and open space), current use (park and open space), Bureau of Reclamation and CWVD infrastructure, nor the hundreds of new neighbors that have been added to this part of La Quinta since the original project was conceived and reconceived over the past 28+ years. 855 CLICK HERE to Return to Agenda
La Quinta Arts and Community Services Commission Public Comment 9 June 2025 2 Times have changed, plans need to change. The fence idea needs to be ditched and a comprehensive plan for conservation around Coral Mountain and connection to the Wilderness boundary should be created.
This one private golf course development threatens to add another 750 residential units to the northeast side of Coral Mountain, which will further increase the use of the surrounding natural space and access to the Santa Rosa Wilderness. (New homes=new residents and visitors who do not stay behind walls).
Community services that are consistently demanded (when we are asked) are more parks, hiking , walking trails, access to open space. While the current developer of the property east of Coral Mountain made some promises regarding the building of a trail on the west boundary, this is not an integrated plan that links the current use with the future needs. La Quinta, perhaps through this this committee, should be working directly with any developer and other stakeholder groups to ensure that the Community Service needs of current and future residents and visitors are taken into account. Please feel free to contact me. I am new to the conversation but so want to be a part of it if there are avenues to get involved.
Figure 1: Concept for establishing the hiking route around Coral Mountain. end
856 CLICK HERE to Return to Agenda
City of La Quinta
PLANNING COMMISSION MEETING: October 28, 2025
STAFF REPORT
AGENDA TITLE: CONSIDER ADOPTING A RESOLUTION TO APPROVE 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; CEQA: THE APPLICATIONS ARE CONSISTENT WITH THE CORAL MOUNTAIN RESORT EIR (EA2019-0010, SCH #2021020310) AND NO FURTHER REVIEW IS REQUIRED; PROJECT: CORAL MOUNTAIN CLUB; LOCATION:
SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET
RECOMMENDATION
Consider adopting a resolution to approve Tentative Tract Map 2025-0001 (TTM 39058), Site Development Permit 2025-0001, and Site Development Permit 2025- 0002 for the Coral Mountain Club Project, allowing the subdivision of the entire site and the development of the golf course, perimeter landscaping, and sales center and make a finding that the proposed applications are consistent with the Coral Mountain Resort EIR.
EXECUTIVE SUMMARY
The Andalusia at Coral Mountain Specific Plan (SP 03-067) 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 (Attachment 1). The Specific Plan 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 (Resolution No. 2024-007), which analyzed the development of the Specific Plan as approved.
The current Tentative Tract Map (TTM) and Site Development Permits (SDP) are the first implementing applications for the approved Specific Plan Amendment (Attachment 2).
PUBLIC HEARING ITEM NO. 1
ATTACHMENT 4
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In order to make a recommendation for approval of the project, the Planning Commission must:
1) Make findings and apply the Conditions of Approval (COAs) in support of the TTM and SDPs (Attachment 3)
BACKGROUND/ANALYSIS
The Specific Plan Amendment for the Coral Mountain Club 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 three applications now under consideration are the first implementation tools for that Specific Plan. The applications consist of:
o A TTM to subdivide the 384± acres into 204 residential lots (including three lots that may be further subdivided in the future for additional single-family or condominium units), one 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 two 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.
When the applicant was preparing the two SDPs, it became evident that the landscape plant palette included in the Specific Plan was too restrictive and monotonous. As a result, the applicant requested a Director’s Decision, as allowed in the Specific Plan, to expand the landscape palette. That was reviewed and approved and is the basis for the two SDP landscape designs. For ease of review, it is provided as Attachment 4.
Each of the three applications is described individually below, and based on the analysis provided, the findings for approval of each application can be made (Attachment 3).
Tentative Tract Map
The TTM (Attachment 5) subdivides the entire 384± acres into 202 single-family lots, three residential lots (Lots 202, 203, and 204) for future additional subdivision, potentially for condominium use, one lot for future commercial development (Lot 205), as well as lettered lots for the golf course and private streets, and additional lots for ancillary facilities. All of the single-family lots will back onto the golf course and will be accessed 858 CLICK HERE to Return to Agenda
by a system of interior private streets. It is expected that the TTM will be phased, as shown on page 1 of Attachment 5, although the phasing sequence may change based on market conditions. The TTM has been designed in accordance with the City’s Subdivision Ordinance and is conditioned to implement project-wide improvements, including perimeter streets (Exhibit A of the Resolution).
SDP 2025-0001 (Golf Course & Perimeter Landscape)
The SDP Plan Set (Attachment 6) is divided into two sections: the golf course landscape plan and the perimeter landscape and wall/fence plans.
Golf Course Design
The golf course encompasses 182± acres of the 384± acre site. It wraps around through the property, with the residential lots separating the golf layout. The primary premise of the design is that areas outside of golf play will be landscaped to resemble the desert environment, in a fashion sometimes described as a “links course.” Generally, the golf course is situated at elevations lower than the residential lots, providing panoramic views throughout the site.
The landscape plan has been designed in “Zones” consistent with the Specific Plan Landscape Zones. Each Zone corresponds to a landscape style and environment designed to provide unique features and planting plans. Zone A includes a “Sub-Zone” which restricts plantings along the western 50-foot perimeter to plants allowed under the Coachella Valley Multiple Species Habitat Conservation Plan, and which are not toxic to Peninsular Bighorn Sheep. Due to the scale involved in such a large landscape plan, the proposed plantings include the species, variety, size, and quantity of plants within each Zone (pages 14 through 18 of Attachment 6), and a typical planting plan is provided on page 19 of Attachment 6. The specifics associated with planting details will be provided in the Final Landscape Plan, which will be required prior to the construction and installation of the golf course. Staff has reviewed the landscape plan and believes that the quantities and distribution are consistent with the quality of landscaping envisioned in the Specific Plan.
Between the golf holes, native species and soils will be designed to mimic the desert environment, utilizing native soils and decomposed granite. No turf is proposed, and the project is conditioned to apply a clear soil stabilizer to prevent blowing sand (Condition 81, Exhibit B of the Resolution).
The golf course design includes the preservation of the existing adobe on the site, which will be protected in place and fenced (page 22 of Attachment 6). The adobe will be maintained by the homeowners’ association or the golf club in the long term, and will be open to residents and their guests only. This area, and several culturally sensitive areas along Coral Mountain, have been designated “Environmentally Sensitive Areas” (ESA) on the TTM and will be protected from grading and construction activity. The ESAs on the southwest corner of the property are provided to protect the Native American rock art and other culturally sensitive features at the toe of slope of Coral Mountain. The Agua Caliente Band of Cahuilla Indians (ACBCI) has participated in the creation of these ESAs, and is 859 CLICK HERE to Return to Agenda
currently reviewing the Rock Art Management Plan for the long term protection of these resources. The Rock Art Management Plan will determine how these resources will be protected in the long term, including fencing if determined necessary.
In addition, the existing de facto trail along the base of Coral Mountain will be preserved and enhanced on the project site. The surface and plantings will continue to be native plants, sand and gravel, as they currently occur, and must remain open on either end for continued public access. As required in the Conditions of Approval (COAs), the trail must be installed and completed within 60 days of golf course completion. It is important to note that the trail continues north and south of the property, on land owned by third parties, and that neither the City nor the applicant has authority to maintain or improve those portions of the trail that are not within the boundaries of the project.
Perimeter Landscaping
The second half of the SDP Plan Set is the perimeter landscaping and wall/fence plan. It features a 10-foot trail, consistent with the City’s multi-use trail design, along the Avenue 58 and Madison Street roadway frontages, which meanders through a landscaped parkway. Avenue 60 will include a curb-adjacent sidewalk and landscaped parkway. The outer edge of the parkway will be marked by a 6-foot high stucco wall, which will be broken up with a stone veneer finish (see pages L3.01 and L3.02 of Attachment 6). The stucco finish can extend up to 920 linear feet, while the stone accent portions will range from 121 to 161 feet in length, and will be inset a depth of 6 feet, to provide visual relief (see page L3.02 of Attachment 6), and take the place of pilasters, which are not proposed. The wall will occur on all sides of the site, except for the west and southwest boundary, which are required to be bordered by a fence to prevent access to Peninsular Bighorn Sheep, who have been sighted frequently on Coral Mountain. The design of the fence will be 8 feet in height and will consist of posts and mesh in a design acceptable to the City and California Department of Fish and Wildlife.
The landscape plan for the parkway consists of a mix of desert-friendly species to include trees for shade, a variety of shrubs, and a gravel cover, which will be planted in an informal style, as shown on pages L4.01 through L4.04 of Attachment 6.
SDP 2025-0002 (Sales Center)
The Sales Center Plan Set (Attachment 7) provides the design of the modular buildings and landscaping for the 1.2-acre site. As described above, it is expected that the buildout of the project, including construction of the golf course and sales of the homes, will take several years. The SDP was requested by the applicant to allow the project to gain market visibility during the golf course construction period, to allow “pre-sales,” and to continue through the project’s build-out.
As shown on the site plan (page 3 of Attachment 7), the site will be located immediately north of the permanent entry gate, and immediately south of the future commercial parcel.
Access will be taken directly from Madison Street until such time as the main project entry is constructed, at which time the Madison Street driveway must be removed, and access will be taken from the main entry drive. Madison Street includes sufficient width to allow 860 CLICK HERE to Return to Agenda
right-in-right-out only access. The location is reasonably straight and has good sight distance for those entering and leaving the site.
The site features a nine-space parking area and a two-building sales center with a central patio, surrounded by an olive grove. The two buildings will be 12 feet in height and consist of simple architecture that will be largely hidden from public view by the distance from Madison Street and the intervening landscaping. The buildings are proposed to be tan in color with black accents. One building will serve as the sales center, and the other as office space.
The landscaping is proposed to create a garden setting, featuring large olive trees proposed in close planting throughout the site. Shrubs and ground covers will continue the theme established for the project by the Specific Plan. Outside lighting will be positioned low to the ground and will be of low intensity.
Public Agency Review
All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated into the recommended COAs.
Public Hearing Notice
The public hearing notice for the project was advertised in The Desert Sun newspaper on October 17, 2025, and distributed to properties within 500 feet of the site. At the time of publication of the Agenda, Staff had received one written comment (Attachment 8).
ENVIRONMENTAL REVIEW
The Design & Development Department reviewed the project under the California Environmental Quality Act (CEQA), and found that the project is consistent with the previously adopted EIR (EA 2019-0010, SCH#2021020310) and requires no further environmental review, pursuant to Section 15162 of the CEQA Guidelines, for the following reasons:
1. There have been no substantial changes to the project that would require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects.
The TTM and two SDPs are consistent with the certified EIR for the project (SCH #2021020310), insofar as the EIR analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the TTM significantly reduces the number of residential units, even with the potential for three condominium lots to be further subdivided in the future. The project, as proposed, will reduce the effects and impacts analyzed in the EIR.
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2. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects.
The TTM and two SDPs do not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site, which could increase the impacts of the proposed project. The reduction in the number of housing units and the design of the golf course as a “links style” course reduce impacts related to traffic and water demand, among others, and all of the mitigation measures included in the certified EIR are being implemented.
3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative.
The EIR was certified in 2024, and no new information or change in impacts has occurred since that time. The project, as proposed, will reduce the intensity of development on the project site and will not increase any of the impacts analyzed in the EIR. No mitigation measures are proposed to change as a result of the project.
With the implementation of the mitigation measures contained in the EIR and the Conditions of Approval attached to the Resolution, there will be no change in the impacts to the environment, and no subsequent environmental review is required.
Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Cheri Flores, Interim Design and Development Director Attachment: 1. Vicinity Map
2. Project Information
3. Findings
4. Andalusia Specific Plan Amendment No. 5 Plant Palette
5. Tentative Tract Map 39058
6. SDP 2025-0001 Plan Set
7. SDP 2025-0002 Plan Set
8. Public Comment
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PLANNING COMMISSION RESOLUTION 2025 – XXX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING A TENTATIVE TRACT
MAP AND TWO SITE DEVELOPMENT PERMITS FOR
CONSTRUCTION OF A GOLF COURSE, PERIMETER
LANDSCAPING AND SALES CENTER FOR THE CORAL MOUNTAIN
CLUB, AND FIND THAT THE PROJECT IS CONSISTENT WITH THE
CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT
(EA2019-0010, SCH #2021020310) AND REQUIRES NO FURTHER
ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA
GUIDELINES SECTION 15162
CASE NUMBERS:
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
SITE DEVELOPMENT PERMIT 2025-0001
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
APPLICANT: CM WAVE DEVELOPMENT LLC
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on October 28, 2025, hold a duly noticed Public Hearing to consider a request by CM Wave Development, LLC for approval of a Tentative Tract Map for the subdivision of 384± acres into 204 residential lots, one commercial lot, as well as lots for golf course and street purposes and two Site Development Permits for construction of the golf course, perimeter landscaping and sales center located at the southwest corner of Avenue 58 and Madison Street, within the Andalusia at Coral Mountain Specific Plan (SP 03-067 Amendment No. 5), 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, 66-080-004, 766-080-005, 764-210-007, 764-210-028 & 764210029 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on October 17, 2025, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and
WHEREAS, an Environmental Impact Report (EA2019-0010, SCH #2021020310) was certified by City Council on March 5, 2024 (Resolution 2024-007), pursuant to the California Environmental Quality Act (CEQA), which analyzed up to 750 units and a golf course; and
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PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 2 OF 7
WHEREAS, CEQA Guidelines Section 15162 establishes parameters for the consideration of projects when an EIR has been approved to determine whether subsequent environmental review is required; and
WHEREAS, the City has reviewed these parameters and finds that no further environmental review is required in this case because:
1. There have been no substantial changes to the project that would require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects because the EIR analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the Tentative Tract Map significantly reduces the number of residential units. The project, as proposed, will reduce the effects and impacts analyzed in the EIR.
2. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects because the Tentative Tract Map and two Site Development Permits do not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site. The reduction in the number of housing units and the design of the golf course as a “links style” course reduce impacts related to traffic and water demand, among others, and all of the mitigation measures included in the EIR are being implemented.
3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment.
The EIR was certified in 2024, and no new information or change in impacts has occurred since that time. The project, as proposed, will reduce the intensity of development on the project site and will not increase any of the impacts analyzed in the EIR. No mitigation measures are proposed to change. 864 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 3 OF 7
Tentative Tract Map 2025-0001 (TTM 39058)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map:
1. The Tentative Tract Map is consistent with the La Quinta General Plan and Specific Plan 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.
865 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 4 OF 7
Site Development Permit 2025-0001
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit:
1. The proposed development is consistent with the General Plan and Specific Plan 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 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.
6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and the City’s drought-tolerant landscaping requirements.
866 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 5 OF 7
Site Development Permit 2025-0002
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit:
1. The proposed development is consistent with the General Plan and Specific Plan 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.
2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks, building height, and landscaping requirements.
3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report for the project (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a sales center located on land which will be developed for neighborhood commercial use in the future, and the sales center is consistent with an office use permitted in the Specific Plan.
The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report.
4. The sales center is compatible and complementary to surrounding developments, insofar as it provides a garden-like setting, limited construction, and compatible design to the surrounding golf course communities.
5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed sales center provides a highly landscaped, low-impact development that will facilitate the sales of homes within a limited area of the Specific Plan.
6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and City’s drought-tolerant landscaping requirements, while the low-profile buildings and central courtyard facilitate low-impact development of the site.
867 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 6 OF 7
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case.
SECTION 2. That the above project was previously analyzed in compliance with the requirements of the California Environmental Quality Act (CEQA) in that the City Council certified the Coral Mountain Resort Environmental Impact Report (EA2019-0010, SCH #2021020310), and the proposed Tentative Tract Map and Site Development Permits are consistent with Section 15162 of the CEQA Guidelines, insofar as conditions have not changed, impacts of the project are equivalent or less than those analyzed in the Environmental Impact Report, and no new information is known which would change the severity of impacts or require new mitigation measures..
SECTION 3. That it does hereby approve Tentative Tract Map 2025-0001, Site Development Permit 2025-0001, and Site Development Permit 2025-0002 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits A, B, and C].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on October 28, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DOUG HASSETT, Chairperson
City of La Quinta, California
868 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
TENTATIVE TRACT MAP 2025-0001; SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 7 OF 7
ATTEST:
CHERI FLORES, Interim Design and Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 1 of 30
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Title 13 of the La Quinta Municipal Code (“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s Website at www.laquintaca.gov.
3. Tentative Tract Map 2022-0003 shall expire three years from the approval date in accordance with LQMC Section 13.12.150, unless recorded or granted a time extension pursuant to the requirements of LQMC Section 13.12.160.
4. Prior to the issuance of any grading, construction, or building permit(s) by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
La Quinta Design & Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB) State Water Resources Control Board
SunLine Transit Agency (SunLine)
South Coast Air Quality Management District Coachella Valley (SCAQMD) EXHIBIT A870 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 2 of 30
The applicant is responsible for all requirements of the permits and/or clearances from the above-listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times, through and including acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 3 of 30
D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.
F. The inclusion in the Master Homeowners’ Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required.
7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate, and/or modify any documents or instruments required by these conditions, if the Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements.
10. The applicant shall offer for dedication on the Final Map all public street rights-ofway in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
11. The public street right-of-way offers for dedication required for this development include:
872 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 4 of 30
A. PUBLIC STREETS
1. Madison Street (Modified Secondary Arterial) – No additional right-ofway dedication is required. 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right of way
2. Avenue 58 (Modified Secondary Arterial) – 55 feet from the centerline of Avenue 58 along the project boundary
3. Avenue 60 (Collector) – 40 feet from the centerline of Avenue 60 for a total 80-foot ultimate developed right-of-way.
4. Calle Conchita (Local Street) - No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed right-of-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013.
12. The applicant shall retain for private use on the Final Map all private street rightsof-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
13. The private street rights-of-way to be retained for private use required for this development include:
A. PRIVATE STREETS
Property line shall be placed at the back of curb, similar to the layout shown on the tentative map and the typical street section shown on the tentative map. Use of smooth curves instead of angular lines at property lines is recommended.
Streets “A” through “I” - Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one (1) side, and 24 feet if on-street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation.
14. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb returns shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 873 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 5 of 30
15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.
16. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City.
17. The applicant shall offer for dedication on the Final Map a ten-foot-wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet (5’) in width with the express written approval of IID.
18. The applicant shall create perimeter landscaping setbacks along all public rightsof-way as follows:
A. Madison Street (Secondary Arterial) - 10-feet from the R/W-P/L.
B. Avenue 58 (Secondary Arterial) - 10-feet from the R/W-P/L.
C. Avenue 60 (Collector) - 10-feet from the R/W-P/L.
The listed setback depth shall be the average depth for a meandering wall design as approved.
The setback requirements shall apply to all frontages, including, but not limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map.
19. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map.
20. Direct vehicular access to Madison Street, Avenue 58, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita is restricted, except for those access points identified on the Tentative Tract Map, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map. 874 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 6 of 30
21. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.
22. The applicant shall cause no easement to be granted or recorded over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
23. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.
24. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.
25. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses).
A. OFF-SITE STREETS
1) Madison Street (Modified Secondary Arterial):
a. Construct Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street
improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
875 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 7 of 30
b. Reconstruct the existing landscaped median to provide for full access movements at the primary entry and restore the median landscaping.
A left turn deceleration lane for the northbound traffic serving the main project entry shall provide a minimum of 150 feet of vehicle queuing as determined by the traffic study.
c. Restripe southbound lanes to an 8-foot bike/cart lane, a 4-foot buffer lane, and two (2) 11-foot thru lanes or as approved by the City Engineer.
2) Avenue 58 (Modified Secondary Arterial):
a. Widen the south side of the street along all frontage to the project boundary to its ultimate width on the south side as specified in the General Plan to accommodate an 11-foot travel lane and an 8-foot shoulder, and the requirements of these conditions. Street widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
b. Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Avenue 58 frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
3) Avenue 60 (Collector):
a. Widen the north side of the street along all frontage to the project boundary plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions, and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 876 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 8 of 30
widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk
4) Calle Conchita
a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation, or dimensions of streets and sidewalks).
5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant.
6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58.
Applicant shall bond for 25% of the traffic signal.
B. PRIVATE STREETS
1) Streets “A” through “I” – Construct internal streets per the approved layout shown on the tentative map and/or as approved by the City Engineer. Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one (1) side, and 24 feet if on-street parking is prohibited and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation.
877 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 9 of 30
2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible.
26. The main gated entry on Madison Street shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from the call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening.
Two (2) lanes of traffic shall be provided on the entry side of each gated entry; one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features shown on the approved construction plans may require additional street widths as may be determined by the City Engineer.
27. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
28. The applicant shall submit current mix designs (less than two (2) years old at the time of construction) for base, asphalt concrete, and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 878 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 10 of 30
production. The applicant shall not schedule construction operations until the mix designs are approved.
29. General access points and turning movements of traffic are limited to the following:
A. Madison Street (Primary Entry): Full turn movements in and out are allowed.
B. Madison Street (Golf Course Access): Full turn movements in and out are allowed.
C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited.
D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
E. Avenue 60 (South Access): Full turn movements in and out are allowed.
F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed.
G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
30. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
Mid-block street lighting is not required.
31. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers.
32. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
33. The design of parking facilities shall conform to LQMC Chapter 9.150 and, in particular, the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150.
879 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 11 of 30
B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for accessible parking spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (8) handicapped parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer.
34. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.
35. The applicant shall submit current mix designs (less than two (2) years old at the time of construction) for base, asphalt concrete, and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved.
880 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 12 of 30
36. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
37. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by engineers registered in California.
FINAL MAPS
38. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect” refer to persons currently certified or licensed to practice their respective professions in the State of California.
39. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).
40. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
A. On-Site Mass Grading Plan 1" = 100' Horizontal
B. On-Site Rough Grading Plan 1" = 40' Horizontal
C. PM10 Plan 1” = 40’ Horizontal
D. Erosion Control Plan 1” = 40’ Horizontal
E. Hydrology Report (Plan submitted in Report Form)
F. Final WQMP (Plan submitted in Report Form)
NOTE: A through F to be submitted concurrently.
881 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 13 of 30
G. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical
J. Storm Drain Plan 1” = 40’ Horizontal
NOTE: G through H to be submitted concurrently.
The plans shall utilize the minimum scale specified, unless otherwise authorized by the Public Works Director. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
K. On-Site Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants), and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 foot (1’) of cover or as established in the structural calculations and details, or sufficient cover to clear any adjacent obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface improvements, including but not limited to finish grades for curbs & gutters, building 882 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 14 of 30
floor elevations, wall elevations, parking lot improvements, and accessibility requirements.
41. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.
42. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal.
IMPROVEMENT SECURITY AGREEMENTS
43. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City.
44. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security).
45. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both Performance and Labor & Material Bonds, each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer.
46. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 883 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 15 of 30
47. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be completed or secured prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
48. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first-priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 40th Building Permit.
In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit(s) related thereto, reimburse the City for the costs of such improvements.
49. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off884 CLICK HERE to Return to Agenda PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 16 of 30
site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable TV improvements.
50. Should the applicant fail to construct the improvements for the development or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
GRADING
51. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).
52. Prior to occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.
53. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:
A. A grading plan prepared by a Civil Engineer registered in the State of California,
B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).
E. A Final WQMP prepared by an authorized professional registered in the State of California.
885 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 17 of 30
F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by a Soils Engineer, or Engineering Geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer.
54. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping or stabilized with such other erosion control measures as were approved in the Fugitive Dust Control Plan.
55. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first 18 inches behind the curb.
56. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval.
57. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) higher from the building pads in adjacent developments.
Where compliance within the above-stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring-owner dissatisfaction with the grade differential.
58. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the 886 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 18 of 30
approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review.
59. Prior to the issuance of a building permit(s) for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
60. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner.
61. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on-site during the 100- year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour or 24-hour event producing the greatest total runoff.
62. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
63. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer.
64. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well 887 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 19 of 30
sites granted or dedicated to the local water utility authority as a requirement for development of this property.
65. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer.
66. For on-site above-ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance-free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.
67. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
68. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.
69. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.
70. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.
71. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ..
1. For post-construction urban runoff from New Development and Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. 888 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 20 of 30
2. The applicant shall implement the WQMP Design Standards per (CRWQCBCRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided, which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable.
3. The developer/owner shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.
UTILITIES
72. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
73. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.
74. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground.
75. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances.
CONSTRUCTION
76. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, 889 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 21 of 30
the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
77. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans).
78. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots.
79. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
80. The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist that justify an alternative processing schedule.
NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer.
81. The applicant or their agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.
82. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City.
83. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan.
890 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 22 of 30
MAINTENANCE
84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).
85. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, multi-use trail, and stormwater BMPs.
FEES AND DEPOSITS
86. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).
87. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect at the time the applicant submits an application for plan check and permits.
FIRE DEPARTMENT
88. Fire Protection Water Supplies/Fire Flow - Prior to building permit issuance for new construction, the applicant shall provide documentation showing a water system capable of delivering the required fire flow. The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the Fire Code.
89. Fire Apparatus Access Roads – The minimum clear width of a fire apparatus access road is 24 feet. Where a center median or guard house is installed near an entrance/exit, the required access road width of 24 feet shall be provided on the incoming side. The outgoing side shall be not less than 16 feet wide.
90. Fire apparatus access and approved access walkways shall be provided to the recreational lake and the existing adobe structure from the streets within the tract.
91. Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings unless otherwise approved by the Fire Department. For oneand two-family dwellings with an approved automatic fire sprinkler system, this distance is permitted to be extended from 150 feet to 300 feet.
92. Dead-end fire apparatus access roads that exceed 150 feet in length shall be provided with an approved turnaround.
891 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 23 of 30
93. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle. The surface shall be designed to provide all-weather driving capabilities. A letter or statement, wet-stamped and signed by a registered engineer, shall be provided on the plans certifying that any new road meets this 80,000, all-weather requirement.
94. Fire lane identification is required to restrict the parking of vehicles at various locations. Prior to the issuance of a building permit, a plan shall be submitted to the Office of the Fire Marshal showing the method of identifying the fire lane.
Reference Riverside County Fire Department Guideline OFM-01A.
95. Plans for the construction of the gates to be installed across the fire apparatus access roads shall be submitted to the Fire Department for review and approval.
96. Electric gate openers shall comply with UL 325. In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode, allowing the gate to be pushed open by a single firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power; this shall be noted on the plan. The manufacturer’s specification sheet demonstrating compliance with this method of operation during power loss shall be provided or scanned directly onto the plan. Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of power, by means of an emergency generator or a capacitor with enough reserve to automatically and immediately open the gate upon loss of primary power, shall be provided.
97. The gate control for electronic gates shall be operable by a Knox emergency override key switch (with mounting plate: model #3502 or #3503). The key switch shall be placed between 42” and 48” above the road surface at the right side of the access gate, within two feet (2’) of the edge of the road. The key switch shall be readily visible and unobstructed from the fire lane leading to the gate.
98. New motorized gates shall also be equipped with optical receivers to allow emergency response personnel to remotely open the gate when the emergency vehicle approaches the gate. The receiver shall be located to maximize signal reception from an approaching RVC apparatus. Devices shall be compatible with RVC preemption devices. A functional test of the automatic opening equipment, witnessed by RVC-OFM, is required prior to final acceptance.
99. Building Construction Permit Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed 892 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 24 of 30
when the Fire Department reviews these plans. These conditions will be based on the California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. 100. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger shall be protected by a fire sprinkler system. Reference CFC 903.2 as amended by the County of Riverside
101. Residential Fire Sprinklers - Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Reference CRC 313.2 15. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required, as determined during building construction plan review. Reference CFC 903.4 and CFC 907.2 102. All one and two-family dwellings shall display street numbers in a prominent location on the street side of the residence. Minimum numeral height shall be 4 inches (4”) with a contrasting color.
PLANNING AND ENVIRONMENTAL
103. The trail located on the western boundary of the project shall be installed and completed, including fencing/walls and access point markers, 60 days following the completion of grading for the golf course. The Final Landscape Plan shall include details for planting, trail surface, and walls. 104. Prior to any ground disturbance in the project area, an Environmentally Sensitive Area (ESA) shall be established around the existing adobe (Site 33-08388) in a location and to the specifications of the project archaeologist. The ESA shall be shown on the Final Map and recorded against the parcel. 105. The realignment and construction of Calle Conchita shall be completed in conjunction with the construction of the perimeter wall for the project site. The developer shall coordinate with the existing homeowner(s) to the west of the project site on Calle Conchita and ensure that safe access for residents and emergency services is maintained during all road construction activities. 106. The access driveway located immediately north of Lot AT shall be maintained for emergency access only and shall conform to Fire Department standards for such access points.
107. Prior to the occupancy of the first residence on the project site, and in conjunction with the creation of CC&Rs for the property, a preservation and maintenance plan, 893 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 25 of 30
including interpretative signage, as determined appropriate, shall be prepared by the project archaeologist and included in the CC&Rs for the project site. The Homeowners’ Association and/or Golf Course ownership shall be responsible for the long-term maintenance of the Adobe site.
108. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with:
a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements.
b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same.
c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe.
d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction.
e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached.
f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities.
g. Signed monitoring agreements with a qualified biologist and noise engineer. 109. The Final Landscaping Plan is to include:
a. Demonstration of an average 30-foot setback from right-of-way to home structure on Madison Street and Avenue 58.
b. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) pounds per square foot of face area with no decorative cutouts or line‐ of‐sight openings between shielded areas and the roadways. The barrier must present a solid face from top to bottom. Unnecessary openings or decorative cutouts shall not be made. All gaps (except for weep holes) should be filled with grout or caulking.
894 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 26 of 30
110. All construction plans to include in their notes:
a. Paving installation activity shall not overlap with the architectural coating (building painting) activity.
b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid‐morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low‐Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used.
BACM AQ‐3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development.
111. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two (2) surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre‐construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160‐foot diameter buffer will be established during the non‐ breeding season or a 250‐foot diameter buffer during the breeding season. The buffer area will be staked and marked with flags. No development activities will be 895 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 27 of 30
permitted within the buffer zone until the young are no longer dependent on the burrow and have left the burrow.
If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols.
Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies.
If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP. 112. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a two‐ step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols, this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost. 113. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain. 114. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the Fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 896 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 28 of 30
31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s).
115. To ensure compliance with the California Fish and Game Code and the MBTA, and to avoid potential impacts to nesting birds, vegetation removal and ground‐ disturbing activities shall be conducted outside the general bird nesting season.
Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre‐approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct pre-construction surveys within 14 days and repeated three (3) days prior to ground‐disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist, using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted, and construction activities may be stopped or redirected by the qualified biologist using their best professional judgment as otherwise directed by the Wildlife Agencies to avoid the “take” of nesting birds.
116. To ensure the project will avoid any significant construction noise impacts on wildlife using Coral Mountain, noise monitoring will be conducted for all construction activities using heavy equipment within 150 feet of the base of Coral Mountain. If noise levels exceed 75 dBA, construction operational changes or other project modifications shall be made, as directed by the project biologist, to reduce the noise levels at Coral Mountain to below 75 dBA.
117. A written plan for an educational program about the Peninsular bighorn sheep and their associated habitat shall be submitted to the City for review and approval prior to the issuance of the first building permit for residential units on the property. The plan shall demonstrate how educational programs will be implemented and maintained throughout the resort, open space, and low‐density community programs through the use of signage, pamphlets, and staff education. The Education Program should inform the reason why specific measures are being taken to support the recovery of Peninsular bighorn sheep. The Education Program should include the ecology of Peninsular bighorn sheep, threats this species currently faces, and how recovery actions will reduce these threats. This includes information that explains: (1) why restrictions on toxic plants, fences, and 897 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 29 of 30
pesticides are needed; (2) how artificial feeding of coyotes could adversely affect bighorn sheep; and (3) how recreational activities may affect sheep. The use of interpretive signs is encouraged.
118. The contractor shall provide the City with cultural sensitivity training attendance sign-up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans.
119. All earth‐moving operations reaching beyond the depth of two feet (2’) shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens.
A monitoring plan shall be provided to the City prior to the issuance of any earthmoving permit or the disturbance of any soils on the site, which will include:
Samples of sediments shall be collected and processed to recover small fossil remains.
Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future.
A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities. 120. Prior to the issuance of the first occupancy permit for a residential structure on the site, the project applicant shall purchase a minimum of 72,000 MTCO2e credits (2,400 MTCO2e per year for 30 years). The purchase of carbon credits must be made from a CARB-approved carbon registry with independent third‐party verification. Alternatively, the project applicant may submit a greenhouse gas (GHG) reduction plan to the City for approval that achieves an equal level of GHG reduction. The GHG plan must include enforceable actions that reduce GHG emissions to at or below the total mitigated values.
121. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor 898 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2025-0001 (TTM 39058)
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 30 of 30
shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 122. The perimeter wall and Peninsular Bighorn Sheep fencing shall be complete prior to the initiation of precise grading on any portion of the property. 899 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 1 of 27
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense.
2. This Site Development Permit shall comply with all applicable conditions and/or mitigation measures for the following related approvals:
TTM2025-0001
SDP2025-0002
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.
3. The Site Development Permit shall expire twenty-four (24) months after approval and shall become null and void in accordance with La Quinta Municipal Code (LQMC) Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
La Quinta Design & Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB) State Water Resources Control Board
SunLine Transit Agency (SunLine)
South Coast Air Quality Management District Coachella Valley (SCAQMD) 900 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 2 of 27
The applicant is responsible for all requirements of the permits and/or clearances from the above-listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times, through and including acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
901 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 3 of 27
D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.
F. The inclusion in the Master Homeowners’ Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required.
7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate, and/or modify any documents or instruments required by these conditions, if the Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements.
10. The applicant shall offer for dedication on the Final Map all public street rights-ofway in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
11. The public street right-of-way offers for dedication required for this development include:
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 4 of 27
A. PUBLIC STREETS
1. Madison Street (Modified Secondary Arterial) – No additional right-ofway dedication is required. 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right-of-way
2. Avenue 58 (Modified Secondary Arterial) – 55 feet from the centerline of Avenue 58 along the project boundary
3. Avenue 60 (Collector) – 40 feet from the centerline of Avenue 60 for a total 80-foot ultimate developed right-of-way.
4. No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed rightof-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013.
12. The applicant shall retain for private use on the Final Map all private street rightsof-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
13. The private street rights-of-way to be retained for private use required for this development include:
A. PRIVATE STREETS
Property line shall be placed at the back of curb, similar to the layout shown on the tentative map and the typical street section shown on the tentative map. Use of smooth curves instead of angular lines at property lines is recommended.
Streets “A” through “I” - Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one (1) side, and 24 feet if on-street parking is prohibited and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation.
14. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb returns shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 903 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 5 of 27
15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.
16. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City.
17. The applicant shall offer for dedication on the Final Map a ten-foot-wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet (5’) in width with the express written approval of IID.
18. The applicant shall create perimeter landscaping setbacks along all public rightsof-way as follows:
A. Madison Street (Secondary Arterial) – 10 feet from the R/W-P/L.
B. Avenue 58 (Secondary Arterial) – 10 feet from the R/W-P/L.
C. Avenue 60 (Collector) – 10 feet from the R/W-P/L.
The listed setback depth shall be the average depth for a meandering wall design as approved.
The setback requirements shall apply to all frontages, including, but not limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map.
19. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map.
20. Direct vehicular access to Madison Street, Avenue 58, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita is restricted, except for those access points identified on the Tentative Tract Map, or as otherwise conditioned in these Conditions of Approval.
The vehicular access restriction shall be shown on the recorded final tract map. 904 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 6 of 27
21. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.
22. The applicant shall cause no easement to be granted or recorded over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
23. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.
24. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.
25. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses).
A. OFF-SITE STREETS
1) Madison Street (Modified Secondary Arterial):
a. Construct Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street
improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
905 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 7 of 27
b. Reconstruct the existing landscaped median to provide for full access movements at the primary entry and restore the median landscaping.
A left turn deceleration lane for the northbound traffic serving the main project entry shall provide a minimum of 150 feet of vehicle queuing as determined by the traffic study.
c. Restripe southbound lanes to an 8-foot bike/cart lane, 4-foot buffer lane, and two (2) 11-foot thru lanes or as approved by the City Engineer.
2) Avenue 58 (Modified Secondary Arterial):
a. Widen the south side of the street along all frontage to the project boundary to its ultimate width on the south side as specified in the General Plan to accommodate an 11-foot travel lane and an 8-foot shoulder, and the requirements of these conditions. Street widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
b. Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Avenue 58 frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
3) Avenue 60 (Collector):
a. Widen the north side of the street along all frontage to the project boundary plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 906 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 8 of 27
widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk
4) Calle Conchita
a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation, or dimensions of streets and sidewalks).
5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant.
6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58.
Applicant shall bond for 25% of the traffic signal.
B. PRIVATE STREETS
1) Streets “A” through “I” – Construct internal streets per the approved layout shown on the tentative map and/or as approved by the City Engineer. Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one (1) side, and 24 feet if on-street parking is prohibited and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 9 of 27
2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible.
26. The main gated entry on Madison Street shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from the call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening.
Two (2) lanes of traffic shall be provided on the entry side of each gated entry: one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features shown on the approved construction plans may require additional street widths as may be determined by the City Engineer.
27. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
28. The applicant shall submit current mix designs (less than two (2) years old at the time of construction) for base, asphalt concrete, and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 908 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 10 of 27
production. The applicant shall not schedule construction operations until the mix designs are approved.
29. General access points and turning movements of traffic are limited to the following:
A. Madison Street (Primary Entry): Full turn movements in and out are allowed.
B. Madison Street (Golf Course Access): Full turn movements in and out are allowed.
C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited.
D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
E. Avenue 60 (South Access): Full turn movements in and out are allowed.
F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed.
G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
30. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
Mid-block street lighting is not required.
31. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers.
32. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
33. The design of parking facilities shall conform to LQMC Chapter 9.150 and, in particular, the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 11 of 27
B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for accessible parking spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (8) handicapped parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer.
34. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.
35. The applicant shall submit current mix designs (less than two (2) years old at the time of construction) for base, asphalt concrete, and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 12 of 27
36. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
37. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by engineers registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect” refer to persons currently certified or licensed to practice their respective professions in the State of California.
38. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).
39. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
A. On-Site Mass Grading Plan 1" = 100' Horizontal
B. On-Site Rough Grading Plan 1" = 40' Horizontal
C. PM10 Plan 1” = 40’ Horizontal
D. Erosion Control Plan 1” = 40’ Horizontal
E. Hydrology Report (Plan submitted in Report Form)
F. Final WQMP (Plan submitted in Report Form)
NOTE: A through F to be submitted concurrently.
G. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 13 of 27
H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical
J. Storm Drain Plan 1” = 40’ Horizontal
NOTE: G through H to be submitted concurrently.
The plans shall utilize the minimum scale specified, unless otherwise authorized by the Public Works Director. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
K. On-Site Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants), and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 foot (1’) of cover or as established in the structural calculations and details, or sufficient cover to clear any adjacent obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface improvements, including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements, and accessibility requirements.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 14 of 27
40. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.
41. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal.
IMPROVEMENT SECURITY AGREEMENTS
42. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bond, each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer.
43. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation.
44. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping, and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be completed or secured prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 15 of 27
In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
45. Depending on the timing of the development of the Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that are considered to be an obligation of the Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first-priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 40th Building Permit.
In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit(s) related thereto, reimburse the City for the costs of such improvements.
46. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and offsite improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable TV improvements.
47. Should the applicant fail to construct the improvements for the development or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, 914 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 16 of 27
withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
GRADING
48. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).
49. Prior to occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.
50. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:
A. A grading plan prepared by a Civil Engineer registered in the State of California,
B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).
E. A Final WQMP prepared by an authorized professional registered in the State of California.
F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by a Soils Engineer, or Engineering Geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 915 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 17 of 27
51. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping or stabilized with such other erosion control measures as were approved in the Fugitive Dust Control Plan.
52. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six feet (6’) adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right-of-way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first 18 inches behind the curb.
53. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval.
54. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) higher from the building pads in adjacent developments.
Where compliance within the above-stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring-owner dissatisfaction with the grade differential.
55. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review.
56. Prior to the issuance of a building permit(s) for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number and listed cumulatively if submitted at different times.
916 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 18 of 27
DRAINAGE
57. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner.
58. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on-site during the 100- year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour or 24-hour event producing the greatest total runoff.
59. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
60. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer.
61. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property.
62. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer.
63. For on-site above-ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance-free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.
64. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) 917 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 19 of 27
will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.
66. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.
67. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.
68. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ..
1. For post-construction urban runoff from New Development and Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.
2. The applicant shall implement the WQMP Design Standards per (CRWQCBCRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided, which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable.
3. The developer/owner shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.
918 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 20 of 27
UTILITIES
69. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
70. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.
71. Existing overhead utility lines within, or adjacent to, the proposed development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground.
72. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances.
CONSTRUCTION
73. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
74. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans).
75. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots.
919 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 21 of 27
76. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
77. The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to the completion of precise grading.
NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer.
78. The applicant or their agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.
79. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating they have personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City.
80. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan.
81. All trees shall be a minimum of 36-inch box.
82. After the installation of landscaping and prior to completion of the golf course, all areas covered by “Native Coarse Sand Material” or “Tan Decomposed Granite,” as defined in the SDP plan set, shall be sprayed with a clear polymer soil stabilizing solution, such as guar gum, xanthan gum, or synthetic polymers in order to prevent wind blown sand.
83. Final landscape plans within the Peninsular Bighorn Sheep buffer zones shall comply with the Coachella Valley Multiple Species Habitat Conservation Plan Prohibited Plant List and Land Use Adjacency Guidelines.
MAINTENANCE
84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).
920 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 22 of 27
85. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, multi-use trail, and stormwater BMPs.
FEES AND DEPOSITS
86. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).
87. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect at the time the applicant submits an application for plan check and permits.
PLANNING AND ENVIRONMENTAL
88. The trail located on the western boundary of the project shall be installed and completed, including fencing/walls and access point markers, 60 days following the completion of grading for the golf course. The Final Landscape Plan shall include details for the trail surface and walls.
89. The Final Landscaping Plan is to include:
a. Demonstration of an average 30-foot setback from right-of-way to home structure on Madison Street and Avenue 58.
b. Specific measurements for plain and accent finish wall distances. c. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) pounds per square foot of face area with no decorative cutouts or line‐ of‐sight openings between shielded areas and the roadways. The barrier must present a solid face from top to bottom. Unnecessary openings or decorative cutouts shall not be made. All gaps (except for weep holes) should be filled with grout or caulking.
90. The perimeter wall, Peninsular Bighorn Sheep fencing, 10-foot trail, and parkway landscaping shall be completed prior to the initiation of precise grading on any portion of the property. Priority shall be given to the southeast corner of the property, in the area of Calle Conchita and Avenue 60, to provide a barrier between existing homes and the project’s construction activities. 921 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 23 of 27
91. The three (3) Environmentally Sensitive Areas (ESAs) located on the west boundary of the project site and the adobe site shall be fully protected and fenced, and a letter from the ACBCI approving the protection and fencing shall be provided to the City prior to any ground disturbance, including grubbing or vegetation removal.
92. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with:
a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements.
b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same.
c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe.
d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction.
e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached.
f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities.
g. Signed monitoring agreements with a qualified biologist and noise engineer.
93. The Final Landscaping Plan is to include:
a. Demonstration of an average 30-foot setback from right-of-way on Madison Street and Avenue 58.
b. The wall on Avenue 58 and Madison Street shall provide a weight of at least four (4) pounds per square foot of face area with no decorative cutouts or line‐ of‐sight openings between shielded areas and the roadways. The barrier must present a solid face from top to bottom. Unnecessary openings or decorative cutouts shall not be made. All gaps (except for weep holes) should be filled with grout or caulking.
922 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 24 of 27
94. All construction plans are to include in their notes:
a. Paving installation activity shall not overlap with the architectural coating (building painting) activity.
b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth‐moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid‐morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low‐Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used.
BACM AQ‐3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development.
95. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two (2) surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre‐construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160‐foot diameter buffer will be established during the non‐ breeding season or a 250‐foot diameter buffer during the breeding season. The buffer area will be staked and marked with flags. No development activities will be 923 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 25 of 27
permitted within the buffer zone until the young are no longer dependent on the burrow and have left the burrow.
If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols.
Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies.
If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP.
96. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a two‐ step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost.
97. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain.
98. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the Fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 924 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 26 of 27
31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s).
99. To ensure compliance with the California Fish and Game Code and the MBTA and to avoid potential impacts to nesting birds, vegetation removal and ground‐ disturbing activities shall be conducted outside the general bird nesting season.
Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre‐approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct preconstruction surveys within 14 days and repeated three (3) days prior to ground‐disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgment as otherwise directed by the Wildlife Agencies to avoid the ”take” of nesting birds.
100. To ensure the project will avoid any significant construction noise impacts on wildlife using Coral Mountain, noise monitoring will be conducted for all construction activities using heavy equipment within 150 feet of the base of Coral Mountain. If noise levels exceed 75 dBA, construction operational changes or other project modifications shall be made, as directed by the project biologist, to reduce the noise levels at Coral Mountain to below 75 dBA.
101. A written plan for an educational program about the Peninsular bighorn sheep and their associated habitat shall be submitted to the City for review and approval prior to the issuance of the first building permit for residential units on the property. The plan shall demonstrate how educational programs will be implemented and maintained throughout the resort, open space, and low‐density community programs through the use of signage, pamphlets, and staff education. The Education Program should inform the reason why specific measures are being taken to support the recovery of Peninsular bighorn sheep. The Education Program should include the ecology of Peninsular bighorn sheep, threats this species currently faces, and how recovery actions will reduce these threats. This includes information that explains: (1) why restrictions on toxic plants, fences, and pesticides are needed; (2) how artificial feeding of coyotes could adversely affect 925 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0001
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 27 of 27
bighorn sheep; and (3) how recreational activities may affect sheep. The use of interpretive signs is encouraged.
102. The contractor shall provide the City with cultural sensitivity training attendance sign up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans.
103. All earth‐moving operations reaching beyond the depth of two feet (2’) shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils, but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens.
A monitoring plan shall be provided to the City prior to the issuance of any earthmoving permit or the disturbance of any soils on the site, which will include:
Samples of sediments shall be collected and processed to recover small fossil remains.
Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future.
A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities. 104. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 926 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 1 of 26
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense.
2. This Site Development Permit shall comply with all applicable conditions and/or mitigation measures for the following related approvals:
TTM2025-0001
SDP2025-0001
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.
3. The Site Development Permit shall expire twenty-four (24) months after approval and shall become null and void in accordance with La Quinta Municipal Code (LQMC) Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
La Quinta Design & Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB) State Water Resources Control Board
SunLine Transit Agency (SunLine)
EXHIBIT C927 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 2 of 26
South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above-listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times, through and including acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
928 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 3 of 26
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.
F. The inclusion in the Master Homeowners’ Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required.
7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if the Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset, and the Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements.
10. The applicant shall offer for dedication on the Final Map all public street rights-ofway in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 929 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 4 of 26
11. The public street right-of-way offers for dedication required for this development include:
A. PUBLIC STREETS
1. Madison Street (Modified Secondary Arterial) – No additional right-ofway dedication is required. 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right-of-way
2. Avenue 58 (Modified Secondary Arterial) – 55 feet from the centerline of Avenue 58 along the project boundary
3. Avenue 60 (Collector) – 40 feet from the centerline of Avenue 60 for a total 80-foot ultimate developed right-of-way
4. Calle Conchita (Local Street) - No additional right-of-way dedication is required. 30 feet from the centerline of Calle Conchita for a total 60-foot ultimate developed right-of-way except for the 80-foot right-of-way portion connecting to Madison Street granted in a Grant of Easement and Agreement recorded as Instrument No. 2013-0360337, of Official Records dated July 26, 2013.
12. The private street rights-of-way to be retained for private use required for this development include:
A. PRIVATE STREETS
Property line shall be placed at the back of curb ,similar to the layout shown on the tentative map and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended.
Streets “A” through “I” - Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 24 feet if on-street parking is prohibited and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation.
13. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb returns shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 930 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 5 of 26
14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.
15. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City.
16. The applicant shall offer for dedication on the Final Map a ten-foot-wide public utility easement contiguous with, and along both sides of, all private streets. Such easement may be reduced to five feet (5’) in width with the express written approval of IID.
17. The applicant shall create perimeter landscaping setbacks along all public rightsof-way as follows:
A. Madison Street (Secondary Arterial) - 10 feet from the R/W-P/L.
B. Avenue 58 (Secondary Arterial) - 10 feet from the R/W-P/L.
C. Avenue 60 (Collector) - 10 feet from the R/W-P/L.
The listed setback depth shall be the average depth for a meandering wall design as approved.
The setback requirements shall apply to all frontages, including, but not limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map.
18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map.
19. Direct vehicular access to Madison Street, Avenue 58, Avenue 60, and Calle Conchita from lots with frontage along Madison Street, Avenue 58, Avenue 60, and Calle Conchita is restricted, except for those access points identified on the Tentative Tract Map, or as otherwise conditioned in these Conditions of Approval.
The vehicular access restriction shall be shown on the recorded final tract map. 931 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 6 of 26
20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.
21. The applicant shall cause no easement to be granted or recorded over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.
23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. Where a wedge or rolled curb design is approved, it shall be installed in accordance with City standards. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.
24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses).
A. OFF-SITE STREETS
1) Madison Street (Modified Secondary Arterial):
a. Construct Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Madison Street frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
932 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 7 of 26
b. Reconstruct the existing landscaped median to provide for full access movements at the primary entry and restore the median landscaping.
A left turn deceleration lane for the northbound traffic serving the main project entry shall provide a minimum of 150 feet of vehicle queuing as determined by the traffic study.
c. Restripe southbound lanes to eight foot (8’) bike/cart lane, four foot (4’) buffer lane, and two (2) 11 foot thru lanes or as approved by the City Engineer.
2) Avenue 58 (Modified Secondary Arterial):
a. Widen the south side of the street along all frontage to the project boundary to its ultimate width on the south side as specified in the General Plan to accommodate an 11-foot travel lane and an 8-foot shoulder, and the requirements of these conditions. Street widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
b. Multi-Use Trail - The applicant shall construct a multi-use trail per La Quinta Standard 260 and as required in the Specific Plan or as approved by the City Engineer along the Avenue 58 frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail. At grade intersection crossings shall be of a medium, design, and location as approved by the Public Works Department on the street improvement plan submittal.
Multi-Use Trail will be maintained by the Developer or HOA, as applicable.
3) Avenue 60 (Collector):
a. Widen the north side of the street along all frontage to the project boundary plus a distance of 100± feet past the CVWD well site to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions and extend improvements to connect to the existing easterly paved street segment. The north curb face shall be located 25 feet north of the centerline. Street 933 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 8 of 26
widening improvements shall include all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. A hammerhead or similar design shall be provided at the western terminus, per Fire Department approval. b. Construct a 6-foot-wide sidewalk
4) Calle Conchita
a. Improve street within project boundary with paving and all appurtenant components, such as, but not limited to, curb, gutter, traffic control striping, legends, and signs.
The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation, or dimensions of streets and sidewalks).
5) The applicant shall install the traffic signal at the intersection of Madison Street and the project’s main access prior to issuance of the 204th building permit for a dwelling unit within the development per the traffic study or when warrants are met, whichever comes first. Applicant is responsible for 100% of the cost of designing and installing the traffic signal. The security bond shall remain in full force and effect until the signal is actually installed by the applicant.
6) The applicant is responsible for 25% of the cost to design and install the traffic signal at the intersection of Madison Street and Avenue 58.
Applicant shall bond for 25% of the traffic signal.
B. PRIVATE STREETS
1) Streets “A” through “I” – Construct internal streets per the approved layout shown on the tentative map and/or as approved by the City Engineer. Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 24 feet (24’)if on-street parking is prohibited and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and
Development Department prior to recordation.
934 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 9 of 26
2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible.
25. The main gated entry on Madison Street shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turnaround out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of 25 feet of width provided at the turnaround opening.
Two (2) lanes of traffic shall be provided on the entry side of each gated entry; one (1) lane shall be dedicated for residents, and one (1) lane for visitors. The two (2) travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features shown on the approved construction plans may require additional street widths as may be determined by the City Engineer.
26. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
27. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six (6) months old, the submittal shall include recent aggregate gradation test results (less than six (6) months old at the time of construction) confirming that the design gradations can be achieved in current 935 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 10 of 26
production. The applicant shall not schedule construction operations until the mix designs are approved.
28. General access points and turning movements of traffic are limited to the following:
A. Madison Street (Primary Entry): Full turn movements in and out are allowed.
B. Madison Street (Golf Course Access): Full turn movements in and out are allowed.
C. Madison Street (Emergency Access): Left turn-in and left turn-out movements are prohibited.
D. Madison Street (just south of Avenue 58): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
E. Avenue 60 (South Access): Full turn movements in and out are allowed.
F. Avenue 58 (Future Commercial Westerly Access): Full turn movements in and out are allowed.
G. Avenue 58 (Future Commercial Easterly Access): Right turn-in and right turn-out are permitted. Left turn-in and left turn-out movements are prohibited.
29. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
Mid-block street lighting is not required.
30. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers.
31. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
32. The design of parking facilities shall conform to LQMC Chapter 9.150 and, in particular, the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150.
936 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 11 of 26
B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for accessible parking spaces or as approved by the City Engineer. One (1) van-accessible handicapped parking stall is required per eight (8) handicapped parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer.
33. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.
34. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent aggregate gradation test results (less than six months old at the time of construction) confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until the mix designs are approved.
937 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 12 of 26
35. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks.
36. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by engineers registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect” refer to persons currently certified or licensed to practice their respective professions in the State of California.
37. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).
38. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized in writing by the City Engineer. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
A. On-Site Mass Grading Plan 1" = 100' Horizontal
B. On-Site Rough Grading Plan 1" = 40' Horizontal
C. PM10 Plan 1” = 40’ Horizontal
D. Erosion Control Plan 1” = 40’ Horizontal
E. Hydrology Report (Plan submitted in Report Form)
F. Final WQMP (Plan submitted in Report Form)
NOTE: A through F to be submitted concurrently.
G. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
938 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 13 of 26
H. Off-Site Signing & Striping Plan 1” = 40’ Horizontal I. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical
J. Storm Drain Plan 1” = 40’ Horizontal
NOTE: G through H to be submitted concurrently.
The plans shall utilize the minimum scale specified, unless otherwise authorized by the Public Works Director. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.
K. On-Site Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants), and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot (1’) of cover or as established in the structural calculations and details, or sufficient cover to clear any adjacent obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface improvements, including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements, and accessibility requirements.
939 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 14 of 26
39. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.
40. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record (EOR) during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the EOR may submit a letter attesting to said fact to the City Engineer in lieu of Record Drawing submittal.
IMPROVEMENT SECURITY AGREEMENTS
41. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bond each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer.
42. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation.
43. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be completed or secured prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 15 of 26
In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
44. Depending on the timing of the development of the Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that are considered to be an obligation of the Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first-priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 40th Building Permit.
In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit(s) related thereto, reimburse the City for the costs of such improvements.
45. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and offsite improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable TV improvements.
46. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, 941 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 16 of 26
withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
GRADING
47. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).
48. Prior to occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.
49. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:
A. A grading plan prepared by a Civil Engineer registered in the State of California,
B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).
E. A Final WQMP prepared by an authorized professional registered in the State of California.
F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a Soils Engineer, or Engineering Geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish the security if it is expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 942 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 17 of 26
50. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping or stabilized with such other erosion control measures as were approved in the Fugitive Dust Control Plan.
51. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six feet (6’) adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right-of-way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first 18 inches behind the curb.
52. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval.
53. Building pad elevations of perimeter lots shall not differ by more than one foot (1’) higher from the building pads in adjacent developments.
Where compliance within the above-stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring-owner dissatisfaction with the grade differential.
54. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review.
55. Prior to the issuance of a building permit(s) for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number and listed cumulatively if submitted at different times.
943 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 18 of 26
DRAINAGE
56. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 39058, Coral Mountain Project (TTM2025-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner.
57. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on-site during the 100- year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour or 24-hour event producing the greatest total runoff.
58. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
59. In the design of retention facilities, the maximum percolation rate shall be two inches (2”) per hour. The percolation rate will be considered to be zero (0) unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer.
60. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property.
61. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer.
62. For on-site above-ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance-free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.
63. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) 944 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 19 of 26
will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
64. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.
65. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.
66. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.
67. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ..
1. For post-construction urban runoff from New Development and Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.
2. The applicant shall implement the WQMP Design Standards per (CRWQCBCRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided, which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable.
3. The developer/owner shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.
945 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 20 of 26
UTILITIES
68. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
69. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.
70. Existing overhead utility lines within, or adjacent to, the proposed development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground.
71. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances.
CONSTRUCTION
72. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans).
74. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots.
946 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 21 of 26
75. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
76. The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist that justify an alternative processing schedule.
NOTE: Plans are not approved for construction until they have been signed by the appropriate City official, including the Planning Manager and/or City Engineer.
77. The applicant or their agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.
78. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating they have personally inspected the installation and that it conforms with the Final Landscaping Plans as approved by the City.
79. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan.
MAINTENANCE
80. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).
81. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, multi-use trail, and stormwater BMPs.
947 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 22 of 26
FEES AND DEPOSITS
82. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).
83. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect at the time the applicant submits an application for plan check and permits.
PLANNING AND ENVIRONMENTAL
84. The access driveway onto Madison Street shall be permanently closed, paving removed, and landscaping installed within 60 days of the completion of the main project entry.
85. The improvements on the site will be removed within 60 days of the sale of the last lot within the project. Prior to removal, the developer shall provide the City with a site restoration plan (if being returned to native condition) or a Site Development Permit (if proposed for alternative use) for review and approval.
86. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with:
a. Letter from a qualified biologist demonstrating compliance with burrowing owl and nesting bird requirements.
b. Letter from a qualified biologist demonstrating completion of 2025 bat surveys, and results (presence or absence) of same.
c. Letter from a qualified historian demonstrating the correct installation of fencing surrounding the adobe.
d. Letters from a qualified archaeologist and Agua Caliente Band of Cahuilla Indians (ACBCI) Tribal Historic Preservation Officer confirming that all remediation, data recovery, and mitigation of identified sites and resources have been completed to their satisfaction.
e. Letter(s) from ACBCI approving the Archaeological Treatment, Disposition and Monitoring Plan and the Rock Art Management Plan, with a copy of the approved plan attached.
948 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 23 of 26
f. Signed monitoring agreements with a qualified archaeologist and ACBCI for all ground disturbing activities.
g. Signed monitoring agreements with a qualified biologist and noise engineer.
87. All construction plans to include in their notes:
a. Paving installation activity shall not overlap with the architectural coating (building painting) activity.
b. The contractor shall adhere to applicable measures contained in Table 1 of Rule 403, including, but not limited to: All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three (3) times a day, preferably in the mid-morning, afternoon, and after work is done for the day. The contractor shall ensure that traffic speeds on unpaved roads and project site areas are limited to 15 miles per hour or less. c. The following measures shall be incorporated into project plans and specifications as implementation of SCAQMD Rule 1113 (3): Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 grams/liter (g/L) of VOC) consistent with SCAQMD Rule 1113 shall be used.
BACM AQ-3: The project is required to comply with SCAQMD Rule 445, which prohibits the use of wood-burning stoves and fireplaces in new development.
88. Burrowing owl surveys shall be performed by a qualified biologist, approved by the City, prior to any site disturbance activities. A minimum of two surveys, occurring at least three (3) weeks apart, shall be completed in advance of any site disturbance activities. If disturbance activities are expected to start during the burrowing owl breeding season, three (3) surveys shall be completed. The final burrowing owl survey shall be completed within three (3) days prior to initiation of any site disturbance activities. The pre-construction survey shall be conducted in accordance with accepted protocol and the requirements specified in the CVMSHCP. Prior to construction, a qualified biologist will survey the construction area and an area up to 500 feet outside the project limits for burrows that could be 949 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 24 of 26
used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160-foot diameter buffer will be established during the nonbreeding season or a 250-foot diameter buffer during the breeding season. The buffer zone area will be staked and marked with flags. No development activities will be permitted within the buffer until the young are no longer dependent on the burrow and have left the burrow.
If the burrow is found to be unoccupied, the burrow will be made inaccessible to owls, and construction may proceed. If either a nesting or escape burrow is occupied, owls shall be relocated pursuant to accepted Wildlife Agency protocols.
Determination of the appropriate method of relocation, such as eviction/passive relocation or active relocation, shall be based on the specific site conditions (e.g., distance to nearest suitable habitat and presence of burrows within that habitat) in coordination with the Wildlife Agencies.
If burrowing owls are observed within the Project site during construction activities, CDFW shall be notified immediately and provided with proposed avoidance and minimization measures, consistent with the requirements of the CVMSHCP.
89. Removal of trees (including palm trees) shall occur outside the bat maternity season (March 15–August 31 in the Coachella Valley), which coincides with the bird nesting season, to avoid the potential for “take” of flightless young. Trees and snags that have been identified as confirmed or potential roost sites require a twostep removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols this two-step removal shall occur over two (2) consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one (1) evening, will allow bats to safely abandon the roost.
90. To avoid impacts to roosting bats from the installation of new light fixtures associated with the proposed development, all lighting fixtures shall have light shields or similar devices (i.e., dark sky compliant lighting) installed to ensure that there is no light trespass onto Coral Mountain and the surrounding open space. A supplemental light study will be performed to collect nighttime lighting measurements and confirm that no light trespass onto Coral Mountain is occurring prior to occupancy of the first housing unit adjacent to Coral Mountain.
91. A qualified bat biologist shall confirm the absence of roosting bats prior to any restoration work or other disturbance of the adobe site. If bats are found or if the absence of bats cannot be confirmed, the bat biologist will install or directly 950 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 25 of 26
supervise the installation of humane eviction devices and exclusionary material to prevent bats from roosting in the building. Implementation of the humane eviction/exclusions is typically performed in the fall (September or October) preceding construction activity at each structure to avoid impacts to hibernating bats during the winter months or during the maternity season (March 15–August 31 in the Coachella Valley), when nonvolant (flightless) young are present. Any humane eviction/exclusion devices must be installed at least 10 days prior to the demolition of a structure housing bats to allow sufficient time for the bats to vacate the roost(s).
92. To ensure compliance with California Fish and Game Code and the MBTA and to avoid potential impacts to nesting birds, vegetation removal and ground-disturbing activities shall be conducted outside the general bird nesting season. Any vegetation removal, ground disturbance, and/or construction activities that occur during the nesting season will require that all suitable habitats be surveyed for the presence of nesting birds by a qualified biologist who is pre-approved by the CDFW. Prior to commencement of clearing, a qualified biologist shall conduct preconstruction surveys within 14 days and repeated three (3) days prior to ground-disturbing activities. If any active nests are detected, a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgment, or as otherwise directed by the Wildlife Agencies. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgment, as otherwise directed by the Wildlife Agencies to avoid “take” of nesting birds.
93. The contractor shall provide the City with cultural sensitivity training attendance sign-up sheets for all construction workers involved in the project, including custom homes. The requirement for cultural sensitivity training shall be included on all building plans.
94. All earth-moving operations reaching beyond the depth of two feet shall be monitored by a qualified paleontological monitor, and continuous monitoring will become necessary if undisturbed, potentially fossiliferous lakebed sediments are encountered. The monitor shall be empowered to stop earth-moving activities if fossils are identified. The monitor shall be prepared to quickly salvage fossils, but must have the power to temporarily halt or divert construction equipment to allow for the removal of abundant or large specimens.
951 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2025-XXX
CONDITIONS OF APPROVAL – RECOMMENDED
SITE DEVELOPMENT PERMIT 2025-0002
PROJECT: CORAL MOUNTAIN CLUB
LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET ADOPTED:
PAGE 26 of 26
A monitoring plan shall be provided to the City prior to the issuance of any earthmoving permit or the disturbance of any soils on the site, which will include:
Samples of sediments shall be collected and processed to recover small fossil remains.
Recovered specimens shall be identified and curated at a repository with permanent retrievable storage that would allow for further research in the future.
A report of findings, including an itemized inventory of recovered specimens and a discussion of their significance when appropriate, shall be prepared upon completion of the research procedures outlined above. The report shall be provided to the City within 30 days of the conclusion of monitoring activities.
95. During all project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors nearest the project site. 952 CLICK HERE to Return to Agenda
Vicinity Map
ATTACHMENT 1 953 CLICK HERE to Return to Agenda
ATTACHMENT 2
PROJECT INFORMATION
CASE NUMBER: TENTATIVE TRACT MAP 2025-0001, SITE DEVELOPMENT PERMIT 2025-0001 AND SITE DEVELOPMENT PERMIT 2025-0002
REQUEST: CONSIDER A RESOLUTION APPROVING A TENTATIVE TRACT MAP TO ALLOW SUBDIVISION OF THE SITE INTO 204
RESIDENTIAL LOTS, GOLF COURSE, STREETS, AND ANCILLARY
FACILITIES; A SITE DEVELOPMENT PERMIT TO ALLOW
CONSTRUCTION OF THE GOLF COURSE AND PERIMETER
LANDSCAPING AND WALL; AND A SITE DEVELOPMENT PERMIT
TO ALLOW A SALES CENTER ON MADISON STREET
LOCATION: APN: 764-840-021, 766-070-003, 766-070-006, 766-070-012, 766- 070-014, 766-080-001, 766-080-002, 66-080-004, 766-080-005, 764- 210-007, 764-210-028 & 764-210-029
CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THIS PROJECT IS CONSISTENT WITH
THE CORAL MOUNTAIN RESORT EIR EA2019-0010, SCH
#2021020310), AND THAT NO FURTHER ENVIRONMENTAL
ANALYSIS IS REQUIRED, AS ALLOWED IN CEQA GUIDELINES
SECTION 15162
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE RECREATION ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE - RECREATION
SURROUNDING
ZONING/
LAND USES: NORTH: LOW DENSITY RESIDENTIAL/SINGLE-FAMILY HOMES SOUTH: LOW DENSITY RESIDENTIAL/VACANT, SINGLEFAMILY HOMES EAST: LOW DENSITY RESIDENTIAL/ANDALUSIA
WEST: OPEN SPACE/ VACANT LAND, CORAL MOUNTAIN
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ATTACHMENT 3
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 self955 CLICK HERE to Return to Agenda 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.
6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and the City’s drought-tolerant landscaping requirements.
Site Development Permit 2025-0002
1. The proposed development is consistent with the General Plan and Specific Plan 03-067, as amended, and furthers the goals of the Specific Plan to create a 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.
2. The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Specific Plan and Zoning Code’s development standards, including standards for setbacks, building height, and landscaping requirements.
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3. The La Quinta Design and Development Department has determined that this project is consistent with the certified Coral Mountain Resort Environmental Impact Report for the project (EA2019-0010, SCH #2021020310), insofar as the Environmental Impact Report analyzed up to 750 residential units, a golf course, and a commercial corner. In this case, the project consists of a sales center located on land which will be developed for neighborhood commercial use in the future, and the sales center is consistent with an office use permitted in the Specific Plan.
The project, as proposed, will reduce the effects and impacts analyzed in the Environmental Impact Report.
4. The sales center is compatible and complementary to surrounding developments, insofar as it provides a garden-like setting, limited construction, and compatible design to the surrounding golf course communities.
5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed sales center provides a highly landscaped, low-impact development that will facilitate the sales of homes within a limited area of the Specific Plan.
6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan, Specific Plan, and Zoning Code. The landscape palette is consistent with the Specific Plan’s and City’s drought-tolerant landscaping requirements, while the low-profile buildings and central courtyard facilitate low-impact development of the site.
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2.73 Specific Plan 03-067
2.8.4 Coral Mountain Club (West) Plant Material Palette Table 3, Coral Mountain Club Plant Material Palette, provides a list of compatible trees, shrubs, and groundcovers to be incorporated as part of the landscape design. Landscape architecture for the Specific Plan is intended to create a lush desert character of visual variety and textural interest while complying with water conserving techniques based on plant selection and technical irrigation system design. Consistent with this goal, use of drought tolerant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this lush desert theme in the prevailing landscape image.
To provide guidance to the builders and designers of future projects within the Project, the plant material palette gives guidance to builders and developers within the Project. Species in addition to those listed are to be considered in order to provide diversity; however, the plant material in the list provided is relatively successful in the unique soil and climactic conditions of Project site.
TABLE 3: CORAL MOUNTAIN CLUB PLANT MATERIAL PALETTE
Botanical Name Common Name
Trees & Palms
Acacia aneura * ** Mulga
Acacia berlandieri Berlandier Acacia / Guajillo
Acacia
Acacia salicina * ** Willow Acacia
Acacia saligna * ** Blue Leaf Wattle
Acacia smallii * ** Sweet Acacia
Acacia stenophylla Shoestring Acacia
Acacia willardiana Palo Blanco
Albizia julibrissin *** Mimosa Tree
Bauhinia purpurea *** Purple Orchid Tree
Bauhinia lunarioides White Orchid Tree
Brahea armata Mexican Blue Palm
Brahea armata ‘Clara’ Clara Mexican Blue Palm
Brahea species Brahea
Bismarckia nobilis Bismarck Palm
Butia capitata Pindo Palm
Brachychiton populneus Bottle Tree
Caesalpinia cacalaco Cascalote
Callistemon viminalis *** Bottlebrush Tree
Cercidium floridum Blue Palo Verde
Cercidium hybrid ‘Desert Museum’ Desert Museum
Cercidium praecox Palo Brea
Chamaerops humilus Mediterranean Fan Palm
Cercidium microphyllum Foothill Palo Verde
Cercidium ‘Sonoran Emerald’ Sonoran Emerald Palo Verde
Chitalpa tashkentensis Chitalpa
Chilopsis linearis Desert Willow
ATTACHMENT 4 958 CLICK HERE to Return to Agenda
2.74 Specific Plan 03-067
Chorisia speciosa Silk Floss Tree
Citrus species *** Citrus Tree
Cordia boissieri Texas Olive
Cupressus sempervirens Italian Cypress
Cycas revoluta Sago Palm
Dalbergia sissoo Indian Rosewood
Eucalyptus cinerea *** Silver Dollar Gum
Eucalyptus papuana *** Ghost Gum
Eysenhardtia orthocarpa Kidneywood
Fortunella margarita *** Kumquat
Fraxinus uhdei ‘Majestic Beauty’ Evergreen Ash
Fraxinus velutina Arizona Ash
Geijera parviflora *** Australian Willow
Humilus Mediterranean Fan Palm
Jacaranda mimosifolia *** Jacaranda
Koelreuteria bipinnata *** Chinese Lantern Tree
Lagerstroemia indica Crape Myrtle
Lysiloma microphylla var. thornberi Fern-of-the-Desert
Melaleuca quinquenervia *** Paper Bark Tree
Olea europaea * ** Olive
Olneya tesota Ironwood
Parkinsonia aculeata * ** Mexican Palo Verde
Phoenix dactylifera Date Palm
Phoenix roebelenii Pygmy Date Palm
Raphis excelsa Broadleaf Lady Palm
Pinus canariensis *** Canary Island Pine
Pinus elderica *** Afghan Pine
Pinus halepensis *** Aleppo Pine
Pistacia chinensis Chinese Pistache
Pithecellobium mexicanum / Havardia mexicana Mexican Ebony Pithecellobium spinosa / Ebenopsis ebony Texas Ebony
Prosopsis chinensis Chilean Mesquite
Prosopsis glandulosa Texas Honey Mesquite
Prosopis glandulosa var torreyana Western Honey Mesquite Prosopis X‘Phoenix’ Phoenix Thornless Mesquite
Pyrus kawakami Evergreen Pear
Quercus agrifolia Coast Live Oak
Quercus suber Cork Oak
Quercus virginiana Southern Live Oak
Rhus lancea African Sumac
Tipuana tipu Tipu Tree
Thevetia peruviana Yellow Oleander
Ulmus parvifolia “Drake” Drake Elm
Vitex agnus-castus Chase Tree
Washingtonia filifera California Fan Palm
Washingtonia robusta * ** Mexican Fan Palm
Acacia farnesiana * ** Sweet Acacia
Bucida buceras Black Olive
Prosopis species Mesquite
959 CLICK HERE to Return to Agenda
2.75 Specific Plan 03-067
Shrubs
Ambrosia deltoides Triangle Bur Ragweed
Fallugia paradoxa Apache Plume
Atriplex canescens Fourwing Saltbush
Bougainvillea species Bush Bougainvillea
Caeselpinia pulcherrima Red Bird of Paradise
Calliandra californica Fairy Duster
Callistemon viminalis ‘Little John’ Bottlebrush
Carissa cultivars Natal Plum
Carissa grandiflora ‘Green Carpet’ Natal Plum
Cassia nemophila Desert Cassia
Cassia (Senna) species Cassia
Chrysactinia mexicana Chamisa
Chrysothamnus nauseosus Damianita Daisy
Convolvulus species Morning Glory
Dalea species Dalea
Dianella species *** Flax Lily
Dietes vegeta Fortnight Lily
Dodonaea viscosa Hop Bush
Eremophila species Figwort
Elaeocarpus decipiens Japanese Blueberry
Encelia actoni Acton Brittlebush
Encellia farinosa Brittlebush
Ericameria laricifolia Turpentine Bush
Eriogonum fasciculatum var polifolium Flat Top Buckwheat Hemerocallis hybrid Daylily
Heteromeles arbutifolia Toyon
Hibiscus species *** Hibiscus
Hyptis emoryi Desert Lavender
Ixora coccinea species *** Jungle Geranium
Justicia californica Chuparosa
Larrea tridentata Creosote Bush
Lavandula species Lavender
Leucophyllum species Texas Ranger
Myrtus communis ‘Compacta’ Compact Myrtle
Nandina domestica *** Heavenly Bamboo
Nerium oleander * ** Oleander
Nolina parryi Parry's Nolina
Olea europaea ‘Little Ollie’ * ** Little Ollie Dwarf Olive Peritoma arborea Bladderpod Spiderflower
Photinia fraseri Fraser’s Photinia
Pittosporum species ‘ Pittosporum
Poliomintha maderensis Mexican Oregano
Prunus caroliniana *** Carolina Laurel Cherry
Psilostrophe cooperi Cooper's paper daisy
Punica granatum Pomegranate
Pyracantha species Fire Thorn
Rhaphiolepis species Indian Hawthorn
Rosa ‘Home-Run’ *** Rose
Rosa ‘Iceberg’ varieties Rose
960 CLICK HERE to Return to Agenda
2.76 Specific Plan 03-067
Rosa ‘Knock-Out’ *** Rose
Rosa species *** Rose
Rosmarinus officinalis Rosemary
Rosmarinus species Rosemary
Ruellia brittoniana ‘Katie’ and varieties Ruellia ‘Katie’ Ruellia californica Ruellia
Ruellia peninsularis Baja Ruellia
Ruellia species Ruellia
Russellia equisetiformis Firecracker Plant
Salvia species Sage
Simmondsia chinensis Jojoba
Sophora secundiflora Texas Mountain Laurel
Sphaeralcea ambigua Desert Globemallow
Strelitzia species Bird Of Paradise
Tagetes lemmonii Mexican Marigold
Tecoma stans Yellow Bells
Vauquelinia californica Arizona Rosewood
Viguiera parishii Goldeneye
Tecomaria capensis Cape Honeysuckle
Xylosma congestum Shiny Xylosma
Zauschneria californica Hummingbird Flower
Groundcovers
Abronia species Abronia
Acacia redolens ‘Desert Carpet’ * (Limited Use) Prostrate Acacia Baccharis x Centennial Centennial Coyote Bush
Baccharis X ‘Stern’ Starn Coyote Bush
Bougainvillea species Bougainvillea
Bulbine frutescens Bulbine
Carissa species Natal Plum
Cobble or Gravel -
Convolvulus species Bush Morning Glory
Dalea greggii Trailing Indigo Bush
Dalea species Dalea
Decomposed granite -
Evolvulus glomeratus Hawaiian Blue Eyes
Festuca ovina ‘Glauca’ Blue Fescue
Gazania rigens var. leucolaena Trailing Gazania
Glandularia gooddingii Mojave Verbena
Glandularia species Glandularia
Lantana camara ‘New Gold’ New Gold Lantana
Lantana montevidensis Trailing Lantana
Melampodium leucanthum Black-Foot Daisy
Myoporum parvifolium Prostrate Myoporum
Oenothera caespitosa Tufted Evening Primrose
Oenothera species * ** Evening Primrose
Pyracantha fortuneana Chinese Firethorn
Rosmarinus O.‘Irene’ Trailing Rosemary
Rosmarinus officinalis ‘Prostratus’ Creeping Rosemary / Prostratus Rosemary
961 CLICK HERE to Return to Agenda
2.77 Specific Plan 03-067
Rosmarinus species Rosemary
Santolina species Lavender Cotton
Sphagneticola trilobata / Wedelia trilobata Wedelia
Turf/ Grass/SOD Over-Seeded
Teucrium chamaedrys Germander
Teucrium chamaedrys 'prostratum' Creeping Germander
Trachelospermum jasminoides Star Jasmine
Verbena species Verbena
Vines/Espaliers
Antigonon leptopus *** Coral Vine
Bougainvillea species Bougainvillea
Calliandra haematocephala Pink Powder Puff
Campsis radicans Trumpet Vine
Clytostoma callistegioides Violet Trumpet Vine
Duranta species *** Skyflower
Ficus pumila Creeping fig
Gelsemium sempervirens Carolina Jasmine
Grewia caffra Lavender Star Flower
Ipomoea acuminata Blue Dawn Flower
Macfadyena unguis-cati Cat’s Claw Vine
Pyracantha species Fire Thorn
Pyrostegia venusta Flame Vine
Rosa banksiae Lady Banks Rose
Tecoma stans Yellow Bells
Tecomaria capensis Cape Honeysuckle
Trachelospermum jasminoides *** Star Jasmine
Accents & Grasses
Achnatherum hymenoides Indian Rice Grass
Annuals Annual Color
Agave americana Century Plant
Agave deserti Desert Agave
Agave desmettiana Smooth Agave
Agave parryi Parry’s Agave
Agave victoriae-reginae Queen Victoria Agave
Agave species Agave
Aloe barbadensis Aloe Vera
Aloe species Aloe
Asclepias subulata Desert Milkweed
Cereus hildmannianus Hedge Cactus
Cereus peruvianus Peruvian Apple Cactus
Cylindropuntia acanthocarpa buckhorn cholla
Dasylirion wheeleri Desert Spoon
Dasylirion species Desert Spoon
Echinocactus grusonii Golden Barrel Cactus
Echinocactus species Cactus
Echinopsis pachanoi San Pedro Cactus
Euphorbia antisyphilitica candelilla
Euphorbia species Euphorbia
962 CLICK HERE to Return to Agenda
2.78 Specific Plan 03-067
Equisetum hyemale Horsetail
Ferocactus species Barrel Cactus
Festuca species Festuca
Festuca glauca and cultivars Blue Fescue
Fouquieria splendens Ocotillo
Hesperaloe parviflora Red Yucca
Hesperaloe species Yucca
Hilaria rigida Big Galleta
Lomandra species and cultivars Rush
Lophocereus marginatus Fence Post Cactus
Lophocereus schottii Totem Pole Cactus
Muhlenbergia capillaris ‘Regal mist’ Regal Mist Pink Muhly Grass Muhlenbergia dubia Pine Muhly
Muhlenbergia rigens Deer Grass
Muhlenbergia species Grasses
Nassella tenuissima Mexican Feather Grass
Native aquatic grasses including native Muhlenbergia
species, Carex species and Juncus species
-
Nolina (Beaucarnea) recurvata Ponytail Palm
Nolina bigelovii Bigelow’s Bear Grass
Nolina species Bear Grass / Nolina
Opuntia species Prickly Pear
Pachycereus (Stenocereus) marginatus Mexican Organ Pipe Pedilanthus macrocarpus Lady's Slipper
Pilosocereus pachycladus Blue Torch Cactus
Phormium tenax *** New Zealand Flax
Portulacaria afra Elephant’s Food
Sansevieria species Mother-in-Law’s Tongue
Stenocereus thurberi Organ Pipe Cactus
Yucca rostrata Beaked Yucca
Yucca species Yucca
Perennials
Abronia villosa Sand Verbena
Artemisia species Artemisia
Asparagus species Fern Asparagus
Baileya multiradiata Desert Marigold
Berlandiera lyrata Chocolate Flower
Coreopsis species Coreopsis
Dianella species Flax Lilies
Dietes species Fortnight Lily
Eschscholzia species Mexican/California Poppy
Epilobium canum Hummingbird Trumpet
Euryops pectinatus Golden Euryops
Gaura lindheimeri Gaura
Gazania hybrids Gazania
Glandularia spp Verbenas
Hymenoxys acaulis Angelita Daisy
Lavendula species Lavender
Oenothera Spp. * ** Evening Primrose
963 CLICK HERE to Return to Agenda
2.79 Specific Plan 03-067
Penstemon species Penstemon
Phacelia tanacetifolia Purple Tansy
Psilostrophe cooperi Cooper's Paper Daisy
Ratibida species Ratibida
Ratibida species Ratibida
Salvia species Salvia
Sphaeralcea ambigua Desert Globemallow
Sphaeralcea coccinea varieties Scarlet Globemallow
Tagetes lucida Mexican Marigold
Tetraneuris acaulis Angelita Daisy
Zinnia acerosa Desert Zinnia
* Species that are prohibited within certain areas if the project as depicted on conceptual PBS barrier plan. ** Fruiting varieties limited to trees designated for active farm-to-table growing at least 500 ft from any western project boundary; ornamental use is prohibited.
*** To be used only at residentials and courtyards.
Note:
- All native wildflowers listed in CVWD’s Lush & Efficient publication can be used as seed mixes or planter pots. https://web.cvwd.org/conservation/lush_book/index.html
964 CLICK HERE to Return to Agenda
CALLE CONCHITA
AVENUE 58
AVENUE 60
H
H
G
G
G
FF
55'
55'
40'
44' 30'
55'
20 EX. LOT LINE
MADISON STREET
1 13
EX. LOT LINE
EX. LOT LINE
EX. PROJECT BOUNDARY &LOT LINE
3 4
10 ∆=05°57'51"
R=910.00'
94.73'
7 ∆=05°41'19"
R=2345.00'
232.82'
N 00°05'52" E 25.28'
N 49°37'33" W 30.41'
2 6
6 9
6 EX. CVWD IRRIGATIONUTILITY EASEMENT
8 16
11 1
2 8
SEE SHEET NO. 4
SEE SHEET NO. 3
SEE SHEET NO. 2
12 11
21 22
(STREET "A")
LOT "BH" (STREET "H")
LOT "AY" (STREET "B")
LOT "AY" (STREET "B")
LOT "BF"
(STREET "A")
LOT "BH" (STREET "H")
LOT "BA" (STREET "C")
LOT "BB" (STREET "D")
LOT "BC" (STREET "C")
LOT "AX" (STREET "A")
EX. FEMA FLOOD
ZONE BOUNDARY
EX. FEMA FLOOD ZONEBOUNDARY
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 201
200
199
198
197
196
195
194
193
192
191
190
189
188
187
186
185
184
183
182
181
180
179
64 65
66 67
68 69
70 71
72 73
74 75
76 77
78 79 80 81
82 63
62 61
60 59
58 57
56 55
54 53
52 51
50 49
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 83
84 85
86 87
88 89
90 91
92 93
98 97
96 95
94 178
177
176
175
174
173
172
171
170
169
152
151
150
149
148
147146
145
144
143
142
141
140
168
166 167 164 165 161 162 163 160 159 154 155 156 157 158 153 111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
=20°25'31" R=2455.00' 875.18' =43°49'06" R=2345.00' 1793.40' =15°50'25" R=2345.00' 648.31'
=32°34'24" R=2455.00' 1395.70' N 89°56'35" W 1743.92'
N 00°12'37" E 1090.44'
N 89°53'26" W 1318.64' N 89°54'54" W 820.00'
N 00°07'38" E
180.00'
N 00°07'38" E 1324.05' N 00°07'45" E 1381.62'
N 89°50'42" E 1314.92'
202
204
205
CONCEPTUAL PBS
BARRIER (TYP.)
LOT "E"
LOT "J"
LOT "A"
LOT
"AC"
LOT "AD"
LOT "AD"
LOT "AT"
LOT "P"
LOT "P"
LOT "AL"
LOT "AM"
LOT "AQ"
LOT"AO"
LOT "T"
A
A
B
B
B
B
A
A
B
B
B
B
B
B
C
C
C
C
D
D
E
E
D
D
PROP. AMENITY LAKE
COMMERCIAL
GOLF COURSE
GOLF COURSE
GOLF COURSE
GOLF COURSE
LOT "AD"
GOLF COURSE
GOLF COURSE
GOLF COURSE
LOT "U"
LOT "S"
B
B
LOT "W"
AMENITY
B
B
EX. LOT LINE
EX. LOT LINE
EX. LOT LINE
LOT "AB"
LOT "AI"
LOT "AR"
LOT "AV"
LOT "X" LOT "Z"
LOT "D"
EX. LOT LINE
LOT "B"
LOT "AJ"
LOT "AH"
LOT "AH"
99 100
101
102
104 103 105106
107
108
109
110
PROP. LOT LINE
LOT "C"
LOT "L"
LOT "M"
LOT "F"
LOT "I"
LOT "AK"
LOT "V"
LOT "AV"
LOT "BI" (STREET "I")
(STREET "G")
LOT "AW"
(STREET "A")
LOT "AZ"
PROP. LOT LINE
PROP. ENVIRONMENTALLY
SENSITIVE AREA
PROP. ENVIRONMENTALLY
SENSITIVE AREA
LOT "AS"
(STRE T "C")
EX. ADOBE(75FT NO GRADE BUFFER)
LOT "Y"
PROP. EMERGENCY
VEHICLE FIRE LANE
LOT "AI"
LOT "BJ"
C.V.W.D.
WELL SITE
G
LOT "AU"
LOT "AP"
A
A
A
A
B
B
17 5
N 00°17'44" E 744.08'
12 14
15 18
19 23
8 24
PROP. ENVIRONMENTALLY
SENSITIVE AREA
(SEE NOTE 6 FOR
TRAIL PROVISIONS)
LOT "AG"
LOT "BD" (STREET "E")
LO
T "BA" (STREET "C")
LOT "BC" (STREET "C")
LOT
"AH"
LOT "AE"
LOT
"AA"
LOT "AF"
LOT "BE" (STRE T "F")
LOT "AN"
LOT "BG" (STREET "A")
LOT "BG" LOT "G"
LOT "BH" (STREET "H")
LOT "AX" LOT "H"
LOT "K"
LOT "N"
LOT "O" LOT
"Q"
LOT "R"
N 89°48'55" E 1322.85'
N 00°15'44" E 1327.70'
N 89°31'01" E 710.64'
N 68°44'23" W 560.82'
N 00°11'38" E 1087.18'
203
SECTION F-F
CL
R/W 44' (EX. R/W) 30' (EX. R/W)
EX.
R/W
EX.
R/W
PROP.
E/P
EX.
EX. LANDSCAPE PARKWAY
ADDITIONAL
LANDSCAPE
EASEMENT
PROP. MULTI-USE
TRAIL PER
PROP.
SHOULDER
PROP. TRAVEL LANE
GENERAL PLAN
A.C. PAVEMENT
OVER A.B.
EX. CURB & GUTTER PROP. CURB & GUTTER
AVENUE 58
(SECONDARY ARTERIAL / PUBLIC ROAD)
SCALE: 1" = 10'
10'
EX. BOR
EASEMENT
8' 11' 11' 12' 11' 11' VARIES 10'
44'
±69' (EX. IMPROVEMENTS)
±12'
30' (PROP. IMPROVEMENTS)
55'
99'
±20' VARIES
8'
RESTRIPED RESTRIPED RESTRIPED RESTRIPED RESTRIPED
SHOULDER PAINTED MEDIAN
PROP.PERIMETER
WALL
TRAVEL LANE TRAVEL LANE TRAVEL LANE
PROP. LANDSCAPE
PARKWAY
MIN. 10'
AVENUE 58
AVENUE 60
MADISON STREET
EX. EX. RAISED MEDIAN EX. TRAVEL LANE
R/W
EX.
EX. R/W
BOUNDARY &
EX. TRAVEL LANE EX. TRAVEL LANE EX. TRAVEL LANE EX.
EX. PROJECT
BIKE LANE BIKE LANE
EX. CURB & GUTTER
EX. CURB &
GUTTER
EX. MEANDERING
SIDEWALK
PROP. 10' MULTI-USE TRAIL
EX. BARRIER CURB SECTION G-G EX. BARRIER CURB
CL
MADISON STREET
(SECONDARY ARTERIAL / PUBLIC ROAD)
SCALE: 1" = 10'
±8' ±13' ±13' ±18' ±13' ±13' ±8' 8' 4'
±12' ±43' ±43' (BY OTHERS) ±12'
55'
110' (EXISTING R/W)
6'
55'
VARIES 10'
PROP.PERIMETER
WALL
31'-37' ADDITIONAL
LANDSCAPE
EASEMENT
SHOULDER TRAVEL LANE PAINTED MEDIAN TRAVEL LANE BIKE LANE R/W
FUTURE
R/W
PROP.
R/W 30' (EX. R/W) 30' (EX. R/W)
EX.
R/W
EX.
SIDEWALK
CL
A.C. PAVEMENT
OVER A.B.
SECTION H-H
AVENUE 60
(COLLECTOR / PUBLIC ROAD)
SCALE: 1" = 10'
PROP. CURB & GUTTER EX. CURB & GUTTER
7' 8' 8' 11' 12' 11' 8' 8' 7'
15' 25' 25' (BY OTHERS) 15'
40'
80' (ULTIMATE R/W)
40' (BY OTHERS)
10'
LANDSCAPE
EASEMENT
ESMT.PROP.
PROP.PERIMETER
WALL
A.C. PAVEMENT
OVER A.B.
2%
SECTION B-B
R/W
PROP.
PROP. CURB & GUTTER
LANDSCAPE PARKWAY
PORTIONS OF STREETS "A", "B", "C", "G",
2%
CL
LANDSCAPE PARKWAY
P.U.E.
PROP. SEWER
12'
MIN.
PROP. WATER
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
5'
MIN.
7'
MIN.
1.5' 3.5'
*12'
25'
*12'
13.5' 24'
3.5' 10'
NOTE: * NO PARKING ONBOTH SIDES
R/W
PROP.
0.5'
P.U.E.
13.5'
10' 3.5'
0.5'
52'
PROP. CURB & GUTTER
ESMT.
PROP.
ESMT.PROP.
(PRIVATE ROAD)
SCALE: 1" = 10'
STREETS "D", "E", "F" & "I"
PORTIONS OF STREETS "B", "C" & "H"
PROP. PEDESTRIAN TRAIL
TYPICAL SINGLE-LOADED STREET
(PRIVATE ROAD)
SCALE: 1" = 10'
5' 5'
NOTES: * NO PARKING ON BOTH
SIDES.
** OCCURS ONLY AT A PORTION OF
STREETS "B" & "H"
MIN. 6'
PROP.PERIMETER
WALL
**VARIES
PROPERTY
ADJACENT
A.C. PAVEMENT
OVER A.B.
2%
SECTION C-C
R/W
PROP.
PROP. CURB & GUTTER
LANDSCAPE PARKWAY
2%
CL
LANDSCAPE PARKWAY
P.U.E.
PROP. SEWER
12'
MIN.
PROP. WATER
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
5'
MIN.
7'
MIN.
*12'
25'
*12'
13.5' 24'5' 5'
3.5' 10'
R/W
PROP.
0.5'
P.U.E.
13.5'
10' 3.5'
0.5'
52'
PROP. CURB & GUTTER
ESMT.PROP.
ESMT.
PROP.
PORTION OF STREET "H"
TYPICAL SINGLE-LOADED STREET
(PRIVATE ROAD)
SCALE: 1" = 10'
NOTE: * NO PARKING ONBOTH SIDES
MIN. 6'
PROP.PERIMETER
WALL
VARIES
PROPERTY
ADJACENT
A.C. PAVEMENT
OVER A.B.
2%
SECTION D-D
R/W
PROP.
PROP. CURB & GUTTER
LANDSCAPE PARKWAY
2%
CL
LANDSCAPE PARKWAY
P.U.E.
PROP. SEWER
12'
MIN.
PROP. WATER
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
5'
MIN.
7'
MIN.
*12'
25'
*12'
13.5' 24'
3.5' 10'
R/W
PROP.
0.5'
P.U.E.
13.5'
10' 3.5'
0.5'
52'
PROP. CURB & GUTTER
ESMT.PROP.
ESMT.PROP.
PORTION OF STREET "A"
TYPICAL SINGLE-LOADED STREET
(PRIVATE ROAD)
SCALE: 1" = 10'
NOTE: * NO PARKING ONBOTH SIDES
PROP.PERIMETER
WALL
PROPERTY
ADJACENT
A.C. PAVEMENT
OVER A.B.
2%
SECTION E-E
R/W
PROP.
PROP. CURB & GUTTER
LANDSCAPE PARKWAY
2%
CL
LANDSCAPE PARKWAY
P.U.E.
PROP. SEWER
12'
MIN.
PROP. WATER
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
5'
MIN.
7'
MIN.
*12'
25'
*12'
13.5' 24'5' 5'
3.5' 10'
R/W
PROP.
0.5'
P.U.E.
13.5'
10' 3.5'
0.5'
52'
PROP. CURB & GUTTER
ESMT.PROP.
ESMT.PROP.
A.C. PAVEMENT
OVER A.B.
2%
SECTION A-A
R/W
PROP.
PROP. CURB & GUTTER
LANDSCAPE PARKWAY
PORTION OF STREETS "A", "C", & "G"
2%
CL
PROP. PEDESTRIAN
TRAIL
LANDSCAPE PARKWAY
P.U.E.
PROP. SEWER
12'
MIN.
PROP. WATER
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
17.5'
C.V.W.D. MIN. SETBACK
TO TREE C/L
5'
MIN.
7'
MIN.
1.5' 3.5'
*12'
25'
*12'
13.5' 24'5' 5'
3.5' 10'
TYPICAL DOUBLE-LOADED STREET
(PRIVATE ROAD)
SCALE: 1" = 10'
NOTE: * NO PARKING ONBOTH SIDES
R/W
PROP.
0.5'
P.U.E.
13.5'
10' 3.5'
0.5'
52'
PROP. CURB & GUTTER
ESMT.
PROP.
ESMT.PROP.
TENTATIVE TRACT MAP NO. 39058
DATA TABLE
ASSESSOR'S PARCEL NUMBERS
EXHIBIT DATE: AUGUST 19, 2025
SOURCE OF TOPOGRAPHYADDRESS
INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY JANUARY 10, 2018PUBLIC UTILITY PURVEYORS
IMPERIAL IRRIGATION DISTRICTSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSCOACHELLA VALLEY WATER DISTRICTSPECTRUMCOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERT
EXISTING ZONINGPROPOSED ZONINGEXISTING GENERAL PLAN LAND USEPROPOSED GENERAL PLAN LAND USE SPECIFIC PLAN 03-067SPECIFIC PLAN 03-067
SPECIFIC PLAN 03-067
LAND USE DESCRIPTION ACREAGEEXISTING EASEMENT NOTESZONE "X" - AREA OF MINIMAL FLOOD HAZARD & AREA WITH REDUCED FLOOD RISK DUE TO LEVEEAS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS.FEMA FLOOD ZONE DESIGNATIONAPPLICANT /ADDRESSCONTACT 2235 BROADWAYBOULDER, COLORADO 80302GARRETT SIMON TELEPHONE: (970) 596-6642
EXHIBIT PREPARERADDRESS
MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270 CONTACT PAUL DEPALATIS, AICPLIQUEFACTION LOW / MODERATE / HIGH LIQUEFACTION ZONE(S)NOTES 1.
SPECIFIC PLAN 03-067
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION
(760) 335-3640(877) 238-0092(800) 921-8101(760) 398-2651(877) 719-3278(760) 398-2651(800) 227-2600 ELECTRICGASTELEPHONEWATERCABLESEWERUSAPORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN.LAND OWNER THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.
2. THERE ARE EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY.
CM WAVE DEVELOPMENT, LLC.
MSA CONSULTING ,INC.Civil E
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34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
OF 1
EASTNORTH
(E)(N)ABBREVIATIONS
EXISTING CABLEEXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
SPECIFIC PLAN CORAL MOUNTAIN SPECIFIC PLAN 03-067
RIGHTS OF THE PUBLIC AS TO ANY PORTION OF THE LAND LYING WITHIN AN AREA 30 FEETON EACH SIDE OF SECTION LINES, AFFECTING THE MOST NORTHERLY 30 FEET OF PARCELSA & G (AVENUE 58) PURSUANT TO A RESOLUTION OF THE BOARD OF SUPERVISORS OF THECOUNTY OF RIVERSIDE, PER DOCUMENT RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692, EXISTING DEVELOPABLE ACREAGE 384.4 AC.PROPOSED PRIVATE RESIDENTIAL LOTS (LOTS 1 THRU 201) 91.1 AC.PROPOSED FUTURE CONDOMINIUM OR SUBDIVISION LOT (LOT 202) 18.5 AC.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 N.T.S.
VICINITY MAP
SITE
58TH AVENUE60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREET
JEFFERSON STREET
52ND AVENUE
MONROE STREET
JACKSON STREET CITY OF LA QUINTA COUNTY OF RIVERSIDE
PHASING INDEX MAP
3. POTENTIAL ACCESS LOCATIONS ARE SUBJECT TO REFINEMENT IN FINAL DESIGN.4. DEVELOPABLE ACREAGE EXCLUDES PERIMETER PUBLIC RIGHT OF WAY DEDICATION. (1.7 ACRES)
PROPOSED FUTURE CONDOMINIUM OR SUBDIVISION LOT (LOT 203) 4.0 AC.
TELEPHONE: (760) 320-9811TELEPHONE: (951) 687-4252
(S) SOUTH(W) WESTAC. ACREAGEAPN ASSESSORS PARCEL NUMBERBNDRY BOUNDARYC/L CENTERLINEC&G CURB AND GUTTERE/P EDGE OF PAVEMENTESMT. EASEMENTEX. EXISTINGM.B. MAP BOOKNO. NUMBERN.T.S. NOT TO SCALEO/H OVERHEADPG. PAGEP/L PROPERTY LINEPROP. PROPOSEDP.U.E. PUBLIC UTILITY EASEMENT R RADIUSR/W RIGHT OF WAYSF SQUARE FEETTYP. TYPICALUG UNDERGROUND
EXISTING IRRIGATION DRAIN LINE
EXISTING EASEMENTEXISTING ELECTRICEXISTING GASEXISTING IRRIGATIONEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEEXISTING OVERHEAD TELEPHONEEXISTING RIGHT OF WAYEXISTING SEWEREXISTING SEWER FORCE MAINEXISTING WATERPROPOSED TENTATIVE TRACT MAP BOUNDARYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBPROPOSED EASEMENTPROPOSED RIGHT OF WAYPROPOSED LOT LINE 4 REVISIONS
NO. DATE DESCRIPTION
AN EASEMENT IN FAVOR OF ETHEL L. HICKS, ET AL, AFFECTING PARCEL B, FOR ROAD &INCIDENTAL PURPOSES, RECORDED NOVEMBER 29, 1956 AS BOOK 2005, PAGE 328 OFOFFICIAL RECORDS. (PLOTTED HEREON) 1 OF OFFICIAL RECORDS. (PLOTTED HEREON)
2 AN EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT, AFFECTINGPARCEL B, FOR UNDERGROUND PIPE LINES, INGRESS, EGRESS INCIDENTAL PURPOSES,RECORDED SEPTEMBER 28, 1960 AS INSTRUMENT NO. 84414 OF OFFICIAL RECORDS.(PLOTTED HEREON) 3 AN EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT, AFFECTINGPARCEL A, FOR UNDERGROUND PIPELINES, INGRESS, EGRESS & INCIDENTAL PURPOSES,RECORDED NOVEMBER 14, 1960 AS INSTRUMENT NO. 97202 OF OFFICIAL RECORDS.(PLOTTED HEREON) 4 50' EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT,AS INSTRUMENT NO. 96508 OF OFFICIAL RECORDS. (PLOTTED HEREON) 5 THE TERMS, PROVISIONS & EASEMENTS CONTAINED IN THE DOCUMENT ENTITLED EASEMENTAGREEMENT, EXECUTED BY & BETWEEN CORAL RIDGE, LLC, A CALIFORNIA CORPORATION,CORAL MOUNTAIN, LLC, A DELAWARE LIMITED LIABILITY COMPANY & CORAL OPTION I, LLC,A DELAWARE LIMITED LIABILITY COMPANY, FOR INGRESS/EGRESS & WATER PIPELINE PURPOSESRECORDED AUGUST 05, 2005, AS INSTRUMENT NO. INSTRUMENT NO. 2005-0632449 OF 9 OFFICIAL RECORDS. (PLOTTED HEREON)
PROPOSED COMMERCIAL LOT (LOT 205) 6.8 AC.PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "V" & "X" THRU "AV") 218.1 AC.PROPOSED AMENITY LOT (LOT "W") 23.6 AC.PROPOSED PRIVATE STREETS (LOTS "AW" THRU "BI") (STREETS "A" THRU "I") 14.1 AC.PROPOSED NET ACREAGE 383.1 AC.PROPOSED C.V.W.D. WELL SITE (LOT "BJ") 1.0 AC.
PROPOSED RIGHT OF WAY DEDICATION (CALLE CONCHITA) 0.3 AC.
NOTES:1. PHASING IS CONCEPTUAL AND MAY CHANGE IN RESPONSE TO MARKET DEMAND. ALL PHASES WILL BE ACCOMPANIED BY THE ORDERLY EXTENSION OFROADWAYS AND PUBLIC UTILITIES.
2. PHASES 2-7 WILL BE SHOWN AS “REMAINDER PARCELS” ON THE TRACT 38578-1 MAP. THOSE REMAINDER PARCELS WILL BE RECORDED AS TRACT 38578-2, 38578-3, 38578-4, 38579-5, 38578-6 AND 38578-7 SEPARATELY AND OVER TIME AS ALLOWED BY THE SUBDIVISION MAP ACT.
5. SEE LANDSCAPE PLANS FOR PROJECT PERIMETER WALLS, PBS FENCE & ELEVATIONS.6. A BLANKET EASEMENT IS GRANTED TO THE DESERT RECREATION DISTRICT OVER LOT “Y” FOR FUTURE CONSTRUCTION AND MAINTENANCE OF A 5’ WIDE PUBLICTRAIL. TRAIL ALIGNMENT WILL BE DETERMINED BY THE DISTRICT IN THE FIELD INCOLLABORATION WITH THE AGUA CALIENTE BAND OF CAHUILLA INDIANS WITHINESA AREAS. ONCE THE TRAIL IS CONSTRUCTED, A LOCATABLE 5’ WIDE PUBLIC TRAIL THE TERMS, PROVISIONS & EASEMENTS CONTAINED IN THE DOCUMENT ENTITLED GRANT OFEASEMENT & AGREEMENT RECORDED JULY 26, 2013 AS INSTRUMENT NO. 2013-0360337 OFOFFICIAL RECORDS. SAID INSTRUMENT PROVIDES OR ESTABLISHES A PERPETUAL &IRREVOCABLE EASEMENT IN, ON, UNDER & ACROSS THE EASEMENT AREA FOR RIGHT-OF-WAY,PUBLIC STREET, UTILITY PURPOSES & ANCILLARY USES. (PLOTTED HEREON) 7 AN OFFER OF DEDICATION FOR PUBLIC ROADWAY & INCIDENTAL PURPOSES, RECORDEDJANUARY 23, 2007 AS INSTRUMENT NO. 07-0051513 OF OFFICIAL RECORDS.TO CITY OF LA QUINTA (PLOTTED HEREON) 22 AN EASEMENT, IN FAVOR OF GENERAL TELEPHONE COMPANY OF CALIFORNIA, AFFECTINGPARCEL B & C, FOR PUBLIC UTILITIES, INGRESS, EGRESS & INCIDENTAL PURPOSES, RECORDEDSEPTEMBER 1, 1987 AS INSTRUMENT NO. 253363 OF OFFICIAL RECORDS. (PLOTTED HEREON) 6 AN EASEMENT IN FAVOR OF CITY OF LA QUINTA, FOR EXISTING UTILITIES & INCIDENTALPURPOSES, AS RESERVED IN DOCUMENT RECORDED APRIL 30, 2014 AS INSTRUMENTNO. 2014-0157740 OF OFFICIAL RECORDS. (PLOTTED HEREON) (TO BE ABANDONED) 8 (PLOTTED HEREON)(PLOTTED HEREON)(PLOTTED HEREON) (TO BE ABANDONED)(PLOTTED HEREON)(PLOTTED HEREON) (TO BE ABANDONED)10' BOR EASEMENT PER PARCEL C-7-1210' BOR EASEMENT PER PARCEL C-7-2410' BOR EASEMENT PER PARCEL C-7-1220' BOR EASEMENT PER PARCEL C-7-2510' BOR EASEMENT PER PARCEL C-7-40(PLOTTED HEREON)20' BOR EASEMENT PER PARCEL C-7-20(PLOTTED HEREON)10' BOR EASEMENT PER PARCEL C-7-19(PLOTTED HEREON)20' BOR EASEMENT PER PARCEL C-7-19(PLOTTED HEREON)10' BOR EASEMENT PER PARCEL C-7-6(PLOTTED HEREON) (TO BE ABANDONED)10' BOR EASEMENT PER PARCEL C-7-6AN EASEMENT IN FAVOR OF COACHELLA VALLEY WATER DISTRICT, AFFECTING PARCEL G, FORUNDERGROUND PIPELINE & INCIDENTAL PURPOSES, RECORDED NOVEMBER 13, 2003 ASINSTRUMENT NO. 03-894301 OF OFFICIAL RECORDS. (PLOTTED HEREON) 21 (PLOTTED HEREON)10' BOR EASEMENT PER PARCEL C-7-8(PLOTTED HEREON)30' BOR EASEMENT PER DOC NO. 2010-0273187 10 (PLOTTED HEREON)
20' BOR EASEMENT PER PARCEL C-7-4
EASEMENT WILL BE RECORDED BY SEPARATE INSTRUMENT AND THE BLANKETEASEMENT VACATED. 11 1213141516171819202324
PROPOSED FUTURE CONDOMINIUM OR SUBDIVISION LOT (LOT 204) 6.9 AC.
PHASING LEGEND
PHASE 1PHASE 2PHASE 3PHASE 4
283.1 AC.23.7 AC.18.5 AC.33.0 AC.
PHASE 5PHASE 6PHASE 7
14.1 AC.9.0 AC.3.0 AC.
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GOLF COURSE
18 16,787 SF
19 15,836 SF
20 18,783 SF
21 18,505 SF
22 16,901 SF
23 19,398 SF
24 19,408 SF
25 19,121 SF
26 18,625 SF
27 18,315 SF
28 16,189 SF
29 16,772 SF
30 17,460 SF
31 17,316 SF
32 16,711 SF
33 18,432 SF
1 24,108 SF
2 20,080 SF
3 20,297 SF
4 19,066 SF
5 18,831 SF
6 18,304 SF
7 17,361 SF
8 17,293 SF
9 15,904 SF
10 14,963 SF
11 14,538 SF
12 14,826 SF
13 15,164 SF
14 16,912 SF
15 21,393 SF
16 27,366 SF
17 18,177 SF
201
17,766 SF
200
19,292 SF
199
19,208 SF
198
19,009 SF
197
18,814 SF
196
19,125 SF
195
20,650 SF
194
19,253 SF
193
18,759 SF
192
18,785 SF
191
18,786 SF
190
16,548 SF
189
16,505 SF
188
16,444 SF
187
16,342 SF
186
16,075 SF
185
15,885 SF
184
21,224 SF
183
18,759 SF
182
16,886 SF
181
16,613 SF
180
17,524 SF179
17,927 SF
73'
69' 73' 76'
70'
76'
75'
75'
75'
75'
75'
82'
85'
223'
107'
82'
151'
86'
R = 149.0'
R = 125.0'
R = 600.0'
R = 350.0'
R = 1500.0'
R = 1500.0'
R = 350.0'
R = 900.0'
R = 155.0'
R = 60 .0'
R = 140.0'
R = 1526.0' R = 800.0'
R = 2288.0'
R = 600.0'
R = 600.0'
R = 1475.0'
R = 800.0'
R = 248.0'
R = 157.0'
R = 626.0'
R = 326.0'
85'
80' 77' 86'
76' 81'
89' 401,358 SF 9.2 AC.
GOLF COURSE
1,061,210 SF
24.4 AC.
LOT "T"
10,305 SF
0.2 AC.
LOT "AV"
LOT "X"
SEE SHEET NO. 4
LOT "BA" (STREET "C")
AVENUE 58
LOT "AX"
LOT "AX" (STREET "A")
LOT "AX" (STREET "A")
PROP. AMENITY LAKE
EX. LOT LINE
20 10
N 89°54'54" W 820.00'
N 00°12'37" E 1090.44'
N 89°56'35" W 1743.92'
N 00°05'52" E 25.28'
N 49°37'33" W 30.41'
=32°34'24" R=2455.00' 1395.70'
=05°41'19" R=2345.00' 232.82' =15°50'25" R=2345.00' 648.31' 1 1
3 11
PROP. LOT LINE (TYP.)
8 4
LOT "BH" (STREET "H")
10 8
LOT "AY" (STREET "B")
PROP. LOT LINE (TYP.)
MADISON STREET
MADISON STREET
PROP. LOT LINE (TYP.)
2 44'
40'
55'
F
30'
F
G
55'
G
SEE SHEET NO. 3
21 22
=43°49'06" R=2345.00' 1793.40'
B
C
C
B
B
C
C
EX. FEMA FLOOD ZONEBOUNDARY
EX. FEMA FLOOD ZONE BOUNDARY
EX. LOT LINE
EX. PROJECT BOUNDARY & C/LPROP. CURB & GUTTER
PROP. PROJECT BOUNDARY & R/W
EX. PROJECT BOUNDARY
PROP. PROJECT BOUNDARY &EX. R/WEX. PROJECT BOUNDARYEX. C/LEX. R/W EX. PROJECT BOUNDARY &R/WEX. C/LEX. R/W
PROP. 10' P.U.E. (TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. 10'P.U.E. (TYP.)
COMMERCIAL
298,015 SF
6.8 AC.
202
804,633 SF
18.5 AC.
219'
162'
871'
481'
398'
958'
498' 744'
206'
178
177
176
99 205
EX. PROJECT BOUNDARY &LOT LINE
A
A
LOT "J"
LOT "E"
GOLF COURSE
2,565,652 SF
58.9 AC.
LOT "P"
GOLF COURSE
LOT "AD"
LOT "S"
4,418 SF
0.1 AC.
PROP. 10' P.U.E. (TYP.)
77'
88'
82'
78'
79'
82'
78' 77' 77'
81' LOT "AV"
LOT "U"
LOT "BI"
R =900.0
B
'
B
AMENITY
LOT "W"
EX. LOT LINE
EX. LOT LINE EX. LOT LINE
GOLF COURSE
LOT "P"
LOT "A"
27,207 SF
0.6 AC.
EX. LOT LINE
579'
LOT "B"
42,140 SF
1.0 AC.
100
101
102
103
PROP. LOT LINE
205'
LOT "B"
LOT "C"
50,480 SF
1.2 AC.
LOT "N"
32,576 SF
0.7 AC.
LOT "L"
20,203 SF
0.5 AC.
LOT "I"
11,874 SF
0.3 AC.
LOT "F"
15,021 SF
0.3 AC.
LOT "D"
69,443 SF
1.6 AC.
(STREET "A")
(STREET "I")
139'
363'
LOT "AZ" (STREET "C")
PROP. EMERGENCY VEHICLEFIRE TURNOUT LANE
54' PROP. EMERGENCY VEHICLE ACCESS &
WATER/SEWER EASEMENT
91'
91'
86'
86'
86'
86'
86'
85' 84' 85' 85' 86'
87' 89'
108'
82'
85'
95' 80'
79'
230'
92' 199'
91'
25'
223'
227'
222'
70'
217'
222'
58'
46'
169'
217'
50'
185'
228'
222'
91'
228'
227'
91'
215'
219'
217'
88'
222'
217'
87'
219'
215'
80'
227'
219'
82'
234'
229'
219'
220'
220'
220'
91'
220'
86'
222'
86'
225'
86'
227'
223'
190'
221'
220'
220'
219'
217'
212'
214'
221'
221'
221'
220'
240'
236'
225'
221'
228'
209'
214'
203'
223'
190'
230'
240'
247'
245'
236'
75'
227'
81'
217'
75'
207'
78'
198'
190'
83'
194'
190'
84'
211'
225'
98'
103'
54'
122'
79' 80' 81' 82'
77' 77' 78' 79' 81' 80'
161'
86'
105'
89'
85' 91' 86'
86'
25'
B
90' 91' 79' 78'
77'
86' 76'
80'
18 '
75' 82'
78' 82'
90' 97' 161'
76'
25'
25'
25'
25'
25'
PROP. C.V.W.D. EASEMENT
50'
PROP. C.V.W.D. EASEMENT
50'
A
A
19 5
23 LOT "AY" (STREET "B")
LOT "G"
42,654 SF
1.0 AC.
LOT "H"
20,024 SF0.5 AC.
LOT "BE" (STRE T "F")
LOT "M"
11,533 SF
0.3 AC.
LOT "R"
62,994 SF
1.4 AC.
LOT "Q"
8,325 SF0.2 AC.
LOT "BH" (STREET "H")
(STREET "A")
LOT "AW" LOT "K"
16,708 SF
0.4 AC.
LOT "O"
9,958 SF0.2 AC.
203
204
AVENUE 58
AVENUE 60
SHEET NO. 3
MADISON STREET SHEET NO. 2
SHEET NO. 4
N.T.S.
VICINITY MAP
SITE
58TH AVENUE60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREET
JEFFERSON
52ND AVENUE
MONROE STREET
JACKSON STREET
CITY OF
LA QUINTA COUNTY OF
RIVERSIDE
STREET
MSA CONSULTING ,INC.Civil E
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34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
OF 2
4 EASTNORTH
(E)(N)ABBREVIATIONS
EXISTING CABLEEXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
(S) SOUTH(W) WESTAC. ACREAGEAPN ASSESSORS PARCEL NUMBERBNDRY BOUNDARYC/L CENTERLINEC&G CURB AND GUTTERE/P EDGE OF PAVEMENTESMT. EASEMENTEX. EXISTINGM.B. MAP BOOKNO. NUMBERN.T.S. NOT TO SCALEO/H OVERHEADPG. PAGEP/L PROPERTY LINEPROP. PROPOSEDP.U.E. PUBLIC UTILITY EASEMENT R RADIUSR/W RIGHT OF WAYSF SQUARE FEETTYP. TYPICALUG UNDERGROUND
EXISTING IRRIGATION DRAIN LINE
EXISTING EASEMENTEXISTING ELECTRICEXISTING GASEXISTING IRRIGATIONEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEEXISTING OVERHEAD TELEPHONEEXISTING RIGHT OF WAYEXISTING SEWEREXISTING SEWER FORCE MAINEXISTING WATERPROPOSED TENTATIVE TRACT MAP BOUNDARYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBPROPOSED EASEMENTPROPOSED RIGHT OF WAYPROPOSED LOT LINE TENTATIVE TRACT MAP NO. 39058
EXHIBIT DATE: AUGUST 19, 2025
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
REVISIONS
NO. DATE DESCRIPTION
SHEET 2 DETAIL AREA
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AVENUE 58
AVENUE 60
SHEET NO. 3
MADISON STREET SHEET NO. 2
SHEET NO. 4
64 38,684 SF
65 28,969 SF
66 18,124 SF
67 16,109 SF
68 15,979 SF
69 16,996 SF
70 18,494 SF
71 22,788 SF
72 24,718 SF
73 26,074 SF
74 25,835 SF
75 25,654 SF
76 25,286 SF
77 27,514 SF
78 25,133 SF 79
18,656 SF 80 18,255 SF 81 17,645 SF
82 32,605 SF
63 24,092 SF
62 18,168 SF
61 19,387 SF
60 22,228 SF
59 21,968 SF
58 19,984 SF
57 18,717 SF
56 17,990 SF
55 17,309 SF
54 16,947 SF
53 17,841 SF
52 32,226 SF
51 36,196 SF
50 20,352 SF
49 19,123 SF
34 35,082 SF
35 25,279 SF
36 22,722 SF
37 25,978 SF
38 27,124 SF
39 21,745 SF
40 21,488 SF
41 21,383 SF
42 20,962 SF
43 22,556 SF
44 23,370 SF
45 21,264 SF
46 20,618 SF
47 21,185 SF
48 21,364 SF
83 20,202 SF
84 20,867 SF
85 17,047 SF
86 17,407 SF
87 18,495 SF
88 22,777 SF
89 23,510 SF
90 20,642 SF
91 19,752 SF
92 19,333 SF
93 30,029 SF
98 28,188 SF
97 18,315 SF
96 19,137 SF
95 17,141 SF
94 29,902 SF
104'
85'
90'
116'
80'
80'
134'
92'
90' 82' 83' 85' 76'
74 70'
'
R = 440.0'
R = 600.0'
R = 1500.0'
R = 1500.0'
R = 350.0'
R = 900.0'
R = 155.0'
R = 560.0'
R = 300.0'
R = 750.0'
R = 900.0'
R = 60 .0'
R = 552.0'
R = 274.0'
R = 210.0'
R = 626.0' R = 500.0'
R = 125.0'
R = 1670.0'
130'
100'
121' GOLF COURSE 3,595,733 SF 82.5 AC.
LOT "P"
LOT "AC"
24,052 SF
0.6 AC.
79'
88' SEE SHEET NO. 4
LOT "BA" (STREET "C")
LOT "BB" (STREET "D")
LOT "BC" (STREET "C")
LOT "BC" (STREET "C")
LOT "BC" (STREET "C")
LOT "AX" (STREET "A")
LOT "AX" (STREET "A")
EX. PROJECT BOUNDARY & LOT LINE
EX. LOT LINE
EX. PROJECTBOUNDARY &LOT LINE
PROP. AMENITY LAKE
PROP. LOT LINE (TYP.)
EX. PROJECT BOUNDARY & LOT LINE
EX. LOT LINE
20 N 00°07'45" E 1381.62'
N 89°50'42" E 1314.92'
N 00°07'38" E 1324.05' N 00°07'38" E 180.00'
N 89°53'26" W 1318.64' N 89°54'54" W 820.00'
N 00°11'38" E 1087.18'
N 00°12'37" E 1090.44'
1 13
1 EX. LOT LINE
3 11
6 6
11 PROP. LOT LINE (TYP.)
PROP. LOT LINE (TYP.)
9 6
SEE SHEET NO. 2
12 A
A
B
B
B
B
A
A
EX. FEMA FLOOD ZONEBOUNDARY
PROP. LOT LINE (TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. 10'P.U.E. (TYP.)
PROP. 10' P.U.E. (TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. ENVIRONMENTALLY
SENSITIVE AREA
CONCEPTUAL PBS
BARRIER (TYP.)
CONCEPTUAL PBS
BARRIER (TYP.)
204
300,944 SF
6.9 AC.
PROP. LOT LINE (TYP.)
25 26
27 28
29 30
31 32
33 152
151150
149
148
147
146
111
112
113
114
115
116
117
118
119
129
130
131
132
133
134
135
136
137
138
139
LOT "AL"
PROP. EMERGENCY
VEHICLE ACCESS
GOLF COURSE
LOT "P"
GOLF COURSE
LOT "AD"
GOLF COURSE
LOT "AD"
GOLF COURSE
LOT "AD"
LOT "X"
GOLF COURSE
LOT "E"
GOLF COURSE
LOT "J"
AMENITY
1,026,014 SF
23.6 AC.
LOT "W"
B
B
EX. LOT LINE
EX. LOT LINE
EX. LOT LINE
58,499 SF
1.3 AC.
LOT "AI"
303,582 SF
7.0 AC.
LOT "Z"
43,701 SF
1.0 AC.
LOT "AH"
227,123 SF
5.2 AC.
LOT "AH"
LOT "AH"
160 161 158 159 155 156 157 154 153
202
109
110
LOT
"AJ"
3,095 SF
R =60.0' 108
17,996 SF
107
16,586 SF
106
14,774 SF
105
17,800 SF
104
15,006 SF
103
18,045 SF
102
19,879 SF
101
18,424 SF
100
17,684 SF
99 17,403 SF
LOT "BI" (STREET "I")
PROP. EMERGENCY VEHICLE ACCESS &
WATER/SEWER EASEMENT
LOT "AI"
PROP. LOT LINE (TYP.)
PROP. LOT LINE (TYP.)
PROP. LOT LINE (TYP.)
PROP. EMERGENCY VEHICLE ACCESS &
WATER/SEWER EASEMENT
32'
LOT "AK"
12,796 SF / 0.3 AC.
"I"
LOT
LOT "AZ" (STREET "C")
R =441.0'
R =655.0' PROP. ENVIRONMENTALLY SENSITIVE AREA
CONCEPTUAL PBS
BARRIER (TYP.)
EX. ADOBE
(75FT NO GRADE
BUFFER)
PROP. EMERGENCY VEHICLEFIRE TURNOUT LANE
112'
LOT "R"
5,348 SF / 0.1 AC. LOT "Y" 55,221 SF 1.3 AC.
LOT "AA"
80,415 SF
1.8 AC.
LOT "AB"
75,272 SF
1.7 AC.
GOLF COURSE
LOT "AD"
PROP. EMERGENCY VEHICLE
ACCESS EASEMENT
36'
24'
25'
R =48.5'
24'
24'
199'
36'
141'
211'
211'
31' 65'
206'
211'
234'
111'
259'
257'
8 '
254'
257'
251'
91'
246'
94'
247'
296'
260'
244'
238'
228'
213'
202'
123'
236'
255'
66'
221'
246'
255'
230'
75'
81' 226'
79'
81'
235'
84'
81'
244'
84'
256'
84'
77' 278'
84'
305'
84'
276'
84'
101' 246'
84'
87' 241'
84'
78'
80'
65'
224'
284'
242'
88'
87'
245'
88'
242'
258'
88'
85'
313'
112'
258'
85'
105'
313'
74'
284'
123'
301'
110'
295'
114'
284'
309'
100'
301'
100'
90'
280'
100'
301'
90'
257'
100'
280'
79'
237'
88'
257'
80'
218'
88'
237'
73'
204'
101'
218'
98'
232'
83'
204'
58'
53'
211'
83'
232'
111'
98'
250'
108'
211'
84'
142'
252'
139' 52'
250'
232'
222'
67' 59'
229'
228'
80' 77'
228'
238'
75'
254'
76'
260'
68'
236'
68'
220'
232'
81'
70' 31'
230'
144'
76'
236'
294'
152'
251'
75'
75'
257'
96'
192'
128'
158'
92'
42' 169'
76'
175'
35' 43' 36' 175'35'
76'
204'
68'
58' 80'
169'
78'
264'
241'
76' 75' 76'
306'
39'
24'
24'
R =48.5'
R =175.0' 85'
3 1 '
72' 46'
R =49.5'
189'
66'
25'
124' 106'
112'
25'
189' 3 1 ' PROP. C.V.W.D. EASEMENT
50'
25'
78' 80'
96'
77' 102'
80' 82'
108'
25'
8 ' 86'
74'
114'
91'
89'
107' 112' 47'
1 2'
149'
109'
108' 89'
91'
25'
A
A
B
B
A
A
PROP. 10' P.U.E.
12 14
5 16
17 15
229'
1568'
1194'
256'
SEE NOTE 6, SHEET 1, FOR
PUBLIC TRAIL PROVISIONS
LOT "B
H" (S
T
REET "H")
LOT "BF" (STRE T "G")
LOT "BE" (STREET "F")
LOT "BD" (STREET "E")
LOT "BC" (STREET "C")
LOT "AE"
33,565 SF
0.8 AC.
LOT "AY" (STREET "B")
LOT "BG" (STREET "A")
LOT "AG"
33,031 SF
0.8 AC.
LOT"AF"1,262 SF
LOT "AR"
LOT "O"
LOT "Q"
LOT "R"
LOT "AN"
LOT "G"
LOT "H"
LOT "N"
203
174,798 SF
4.0 AC.
464'
299'
276'
138'
38'
386'
49'
270'
250'
49'
226'
89'
226' 49'
52'
285'
49'
267'
49'
257'
49'
254'
49'
68'
98' 92' 90' 88' SHEET 3 DETAIL AREA
MSA CONSULTING ,INC.Civil E
n
gin
e ring
La
nd
S
urveying
La
n
ds
c
a
pe
Arc
hitecture
Pla
n
ning
E
nviro
n
me
ntal Services
Dry
Utility
Co rdin
ation
GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
OF 3
4 EASTNORTH
(E)(N)
ABBREVIATIONS
EXISTING CABLEEXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
(S) SOUTH(W) WESTAC. ACREAGEAPN ASSESSORS PARCEL NUMBERBNDRY BOUNDARYC/L CENTERLINEC&G CURB AND GUTTERE/P EDGE OF PAVEMENTESMT. EASEMENTEX. EXISTINGM.B. MAP BOOKNO. NUMBERN.T.S. NOT TO SCALEO/H OVERHEADPG. PAGEP/L PROPERTY LINEPROP. PROPOSEDP.U.E. PUBLIC UTILITY EASEMENT R RADIUSR/W RIGHT OF WAYSF SQUARE FEETTYP. TYPICALUG UNDERGROUND
EXISTING IRRIGATION DRAIN LINE
EXISTING EASEMENTEXISTING ELECTRICEXISTING GASEXISTING IRRIGATIONEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEEXISTING OVERHEAD TELEPHONEEXISTING RIGHT OF WAYEXISTING SEWEREXISTING SEWER FORCE MAINEXISTING WATERPROPOSED TENTATIVE TRACT MAP BOUNDARYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBPROPOSED EASEMENTPROPOSED RIGHT OF WAYPROPOSED LOT LINE TENTATIVE TRACT MAP NO. 39058
EXHIBIT DATE: AUGUST 19, 2025
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
REVISIONS
NO. DATE DESCRIPTION
N.T.S.
VICINITY MAP
SITE
58TH AVENUE60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREET
JEFFERSON
52ND AVENUE
MONROE STREET
JACKSON STREET
CITY OF
LA QUINTA COUNTY OF
RIVERSIDE
STREET
R:\2553\ACAD\Planning\Tentative Map\TTM 39058\2553 TTM 39058 03.dwg, 8/19/2025 9:59:07 AM, dgallerani, MSA Consulting, Inc. 967
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178
17,751 SF
177
17,270 SF
176
17,194 SF
175
17,156 SF
174
17,327 SF
173
17,127 SF
172
18,418 SF
171
19,456 SF
170
19,219 SF
169
20,595 SF
152
36,789 SF
151
16,944 SF
150
17,285 SF
149
17,418 SF
148
16,812 SF
147
16,823 SF
146
17,966 SF
145
18,528 SF
144
18,147 SF
143
17,256 SF
142
16,417 SF
141
32,535 SF
140
35,266 SF
168
18,421 SF 167
18,514 SF 166 18,106 SF 165 18,770 SF 164 17,884 SF 163 17,800 SF 162 20,097 SF 161 19,458 SF 160 16,745 SF 159 16,184 SF 158 15,627 SF 157 15,765 SF 156 16,854 SF 155 16,277 SF 154 16,023 SF 153 20,441 SF 109
15,418 SF
111
16,936 SF
112
16,286 SF
113
16,216 SF
114
16,437 SF
115
16,649 SF
116
18,550 SF
117
16,801 SF
118
16,952 SF
119
18,426 SF
120
25,160 SF
121
18,768 SF
122
19,758 SF
123
19,314 SF
124
20,709 SF
125
22,136 SF
126
27,335 SF
127
22,379 SF
128
19,928 SF
129
17,176 SF
130
16,863 SF
131
17,410 SF
132
17,121 SF
133
15,987 SF
134
16,586 SF
135
17,274 SF
136
17,680 SF
137
17,500 SF
138
16,332 SF
139
26,089 SF
83' 94' 81' 81' 81' 81' 87' 83' 74' 79' 78' 78' 81' 77' 81'
80' 82' 82' 82' 82' 251'
R = 1200.0'
R = 900.0'
R = 30 .0'
R = 1500.0'
R = 350.0' R = 900.0'
R = 300.0'
R = 155.0'
R = 600.0'
R = 258.0'
R = 800.0'
R = 900.0'
R = 826.0' R = 974.0'
R = 462.0'
R = 374 0. ' LOT "AD" LOT "P" LOT "AT" 86,465 SF 2.0 AC. 81' 80' 82' 87' 81' LOT "AO"
13,886 SF
0.3 AC.
SEE SHEET NO. 2
CALLE CONCHITA
AVENUE 60
LOT "BF" (STREET "G")
LOT "AX" (STREET "A")
LOT "AX" (STREET "A")
PROP. AMENITY LAKE
N 00°11'38" E 1087.18'
N 68°44'23" W 560.82'
N 00°17'44" E 744.08'
∆=05°57'51"
R=910.00'
94.73'
=43°49'06" R=2345.00' 1793.40'
=20°25'31" R=2455.00' 875.18' N 89°48'55" E 1322.85'
N 00°15'44" E 1327.70'
N 89°31'01" E 710.64'
3 11
25' 15'
30'
16 8
LOT "BG" (STREET "A")
LOT "BG"
LOT "BH" (STREET "H")
2 PROP. LOT LINE (TYP.)
PROP. LOT LINE (TYP.)
MADISON STREET PROP. LOT LINE (TYP.)
7 EX. PROJECT BOUNDARY & LOT LINE
55'
G
G
H
H
40'
SEE SHEET NO. 3
12 B
B
A
A
D
D
E
D
D
EX. C/L
PROP. CURB & GUTTEREX. PROJECT BOUNDARY & LOT LINEPROP. PROJECT BOUNDARY & R/W EX. PROJECT BOUNDARY &LOT LINE
EX. PROJECT BOUNDARY &R/WEX. C/L
EX. R/W
EX. PROJECT BOUNDARY &LOT LINE
EX. PROJECT BOUNDARY &LOT LINE
LOT "AM"10,157 SF
0.2 AC.
LOT "AL"12,806 SF
0.3 AC.
PROP. 10' P.U.E.
(TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. 10' P.U.E.(TYP.)
PROP. 10' P.U.E.
(TYP.)
CONCEPTUAL PBS
BARRIER (TYP.)
R =626.0'
R =252.0' LOT "AQ"
31,316 SF
0.7 AC.
E
R =375.0'
R =526.0'
R =475.0'
R =826.0'
R =775 0. '
81'
82' 81' 82' 81'
79'
79'
81'
81'
81'
79'
79'
81'
79'
189
188
187
186
185
184
183
182
181
180
179
92 93
98 97
202
LOT "T"
LOT "P"
GOLF COURSE
GOLF COURSE
GOLF COURSE
LOT "AD"
GOLF COURSE
LOT "U"
4,456 SF
0.1 AC.
AMENITY
LOT "W"
EX. LOT LINE EX. LOT LINE
EX. LOT LINE
EX. LOT LINE
LOT "AR"
40,150 SF
0.9 AC.
24'
LOT "AV"
196,289 SF 4.5 AC.
R =2288.0' 110 17,777 SF
LOT "AJ"
108
107106
105 104 103
102
101
100
99 PROP. EMERGENCY VEHICLE ACCESS &
WATER/SEWER EASEMENT
PROP. EMERGENCY VEHICLE ACCESS &
WATER/SEWER EASEMENT
32'
LOT "V"
23,705 SF
0.5 AC.
LOT "AK"
(STREET "A")
PROP. WATEREASEMENT
20'
PROP.ENVIRONMENTALLY
SENSITIVE AREA
LOT "AS"
16,981 SF
0.4 AC.
LOT "AR"
LOT "AU"
16,822 SF
0.4 AC.
PROP. EMERGENCY
ACCESS
10' PROP. LANDSCAPE EASEMENT
PROP. CALLE CONCHITAENTRY
PROP. EMERGENCY
VEHICLE FIRE
TURNOUT LANE
35'
C.V.W.D. WELL SITE
43,542 SF
1.0 AC.
LOT "BJ"
70' 65' 61' 55'
36'
PROP. EMERGENCY VEHICLE
ACCESS EASEMENT
24'
25'
25'
24'
24'
25'
227'
215'
113'
103'
229'
219'
89'
211'
93'
211'
217'
226'
85'
85'
234'
236'
78'
229'
203'
229'
93'
234'
220'
84'
216'
81' 78'
218'
78'
221'
223'
75'
210'
69'
194'
101'
60'
196'
72'
240'
126'
196'
249'
16' 34'
273'
249'
159'
70'
57'
187'
194'
138'
184'
43'
53' 13'
187'
131'
174'
61'
128'
34'
174'
66'
57'
164'
171'
28'
128'
164'
99'
174'
43'
184'
39'
171'
174'
145'
67' 178'
64'
221'
79'
229'
80'
232'
229'
85'
222'
79'
228'
74'
244'
247'
86'
236'
86'
224'
83'
216'
278'
284'
277'
244'
215'
81'
116'
207'
80'
219'
214'
212'
77'
209'
209'
221'
227'
92'
230'
100'
237'
81'
238'
81'
239'
89'
243'
239'
228'
204'
75'
199'
119'
238'
248'
55'
234'
226'
61' 222'
65'
226'
225'
70'222'
229'
225'
229'
79'
223'
84'
236'
222'
175' 3 8 '
95' 86' 79' 85' 79' 78'
25'
81' 86' 87'
260'
83' 81'
LOT "AP"
2,955 SF0.1 AC.
72'
97' 86' 92' 98' 96' 103'
73'
87'
60'
9 '
107'
81'
84' 81'
252'
75'
25'
78' 104' 120'
83' 78'
R =48.5'
187'
154' 138'
158'
39' PROP. C.V.W.D. EASEMENT
50'
PROP. C.V.W.D. EASEMENT
50'
A
A
B
B
17 204'
48' 120'
80'
204'
42'
30'
144'
PROP. 10' P.U.E.
5 4
10 14
15 18
2 24
LOT "BH" (STREET "H")
LOT "BE" (STRE T "F")
LOT "R"
LOT "AF"
LOT "AN"
14,451 SF
0.3 AC.
203
AVENUE 58
AVENUE 60
SHEET NO. 3
MADISON STREET SHEET NO. 2
SHEET NO. 4
MSA CONSULTING ,INC.Civil E
n
gin
e ring
La
nd
S
urveying
La
n
ds
c
a
pe
Arc
hitecture
Pla
n
ning
E
nviro
n
me
ntal Services
Dry
Utility
Co rdin
ation
GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
OF 4
4 EASTNORTH
(E)(N)
ABBREVIATIONS
EXISTING CABLEEXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
(S) SOUTH(W) WESTAC. ACREAGEAPN ASSESSORS PARCEL NUMBERBNDRY BOUNDARYC/L CENTERLINEC&G CURB AND GUTTERE/P EDGE OF PAVEMENTESMT. EASEMENTEX. EXISTINGM.B. MAP BOOKNO. NUMBERN.T.S. NOT TO SCALEO/H OVERHEADPG. PAGEP/L PROPERTY LINEPROP. PROPOSEDP.U.E. PUBLIC UTILITY EASEMENT R RADIUSR/W RIGHT OF WAYSF SQUARE FEETTYP. TYPICALUG UNDERGROUND
EXISTING IRRIGATION DRAIN LINE
EXISTING EASEMENTEXISTING ELECTRICEXISTING GASEXISTING IRRIGATIONEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEEXISTING OVERHEAD TELEPHONEEXISTING RIGHT OF WAYEXISTING SEWEREXISTING SEWER FORCE MAINEXISTING WATERPROPOSED TENTATIVE TRACT MAP BOUNDARYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBPROPOSED EASEMENTPROPOSED RIGHT OF WAYPROPOSED LOT LINE TENTATIVE TRACT MAP NO. 39058
EXHIBIT DATE: AUGUST 19, 2025
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
REVISIONS
NO. DATE DESCRIPTION
N.T.S.
VICINITY MAP
SITE
58TH AVENUE60TH AVENUE
AIRPORT BLVD.
54TH AVENUE
MADISON STREET
JEFFERSON
52ND AVENUE
MONROE STREET
JACKSON STREET
CITY OF
LA QUINTA COUNTY OF
RIVERSIDE
STREET
SHEET 4 DETAIL AREA
R:\2553\ACAD\Planning\Tentative Map\TTM 39058\2553 TTM 39058 04.dwg, 8/19/2025 9:59:23 AM, dgallerani, MSA Consulting, Inc. 968
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01 AT CORAL MOUNTAIN CLUB �SlliE DEVELOPMENT PLAN
..
SUBMITTAL DATE:
EEBRUARY 6, 2025
REVISION SUBMITTAL DATE:
JUNE27, 2025
REVISION #2 SUBMITTAL DATE:
AUGUST
29th, 2025
ATTACHMENT 6 969 CLICK HERE to Return to Agenda
02 LEGAL DESCRIPTION BY OTHERS
PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN.
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN SUBMITTAL DATE: FEBRUARY 6, 2025
PAGE
EXHIBIT PAGE NUMBER
AERIAL SITE LOCATION 01
SCHEMATIC GOLF COURSE PLAN 02
GOLF COURSE CHARACTER IMAGERY 03 - 05
PRELIMINARY GRADING PLANS 06 - 10
SITE ZONES 11
ZONE - A 12
ZONE - B 13
ZONE - C 14
ZONE - D 15
SAMPLE LANDSCAPE PLAN 16 - 17
ALL REFERENCED SCALES BASED ON 24 X 36" SHEET LAYOUT
TABLE OF CONTENTS
GOLF COURSE LANDSCAPE SCHEME
GOLF COURSE GRADING
GOLF COURSE SITE PLANS
TABLE OF CONTENTS
CONSULTANTS
MERIWETHER COMPANIES HART HOWERTON
2235 BROADWAY ONE UNION ST.
BOULDER, CO 80302 SAN FRANSICO, CA 94111
P: 303.395.3150 P: 415.439.2299
MSA CONSULTING INC DMK GOLF DESIGN
34200 BOB HOPE DR. 2755 NW CROSSING DR. SUITE 225
RANCHO MIRAGE, CA 92270 BEND, OR 97703
P: 760.320.9811 P: 541.330.0400
58TH STREET
60TH STREET
ANDALUSIA
CORAL MOUNTAIN
MADISON STREET
MONROE STREET
INTRODUCTION
This Site Development Plan (SDP) outlines the schematic design, landscaping themes, and general description of the 18-hole golf course and practice facilities within the proposed Coral Mountain Club, identified on the accompanying vicinity map.
The golf course site occupies approximately 182 acres of the 377-acre project site. It will feature 79 acres of maintained and irrigated turf, a 3-acre irrigation lake and a network of cart paths. These paths will facilitate golf course navigation and, where safely feasible, connect to a broader site trail network. Several accessory buildings and structures, including a clubhouse, and club complex, maintenance facility, golf academy and two comfort stations are under a separate application. Accessory locations and integrated trail connections are shown on the site plan for reference with separate specific SDP packages to be submitted at a later stage.
Our goal is to design and build a golf course that is not merely another formalized layout imposed on the Coachella Valley, but one that stands out for its experiential, technical, and aesthetic qualities.
The SDP package for the Coral Mountain Club golf course includes:
•An index sheet
•An overall site plan of the Coral Mountain Club Project, clearly delineating the golf course boundaries •Material and character image sheet
•A 2-foot contour grading plan
•A color-rendered site plan illustrating the proposed design elements and textures of the golf course The plan emphasizes the intended character of golf-specific features, such as maintained turf areas, bunkers, cart paths, the irrigation lake, and the landscape scheme.
Architectural review of the golf course structures shown on page 02-such as the maintenance building, golf academy, golf house, and halfway house-will be deferred to a subsequent application AERIAL SITE LOCATION 03
04 05 - 07
08 - 12
13 14
15 17
18 19 - 21
GOLF COURSE SITE PLANS
GOLF COURSE GRADING
GOLF COURSE LANDSCAPE SCHEME
SITE ZONES
ZONE - C
SCHEMATIC GOLF COURSE PLAN
ZONE - PBS BUFFER
ZONE - D
GOLF COURSE CHARACTER IMAGERY
ZONE - B
SAMPLE LANDSCAPE PLAN
ALL REFERENCED SCALES BASED ON 24 X 36” SHEET LAYOUT
PRELIMINARY GRADING PLANS
ZONE - A
16 NOT TO SCALE
ADOBE HOUSE SITE PLAN 22
FOR REFERENCE- PERIMETER LANDSCAPE PLAN INCLUDED
"
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 03 SUBMITTAL DATE: FEBRUARY 6, 2025
PAGE
GOLF COURSE SITE (182 ACRES)
SITE CONTEXT PLAN
ANDALUSIA
CORAL MOUNTAIN
THE QUARRY
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
NOTE: 50’ PBS BUFFER ZONE
NO PLANTS FROM CVMSHCP
TABLE 4-113
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 04 SUBMITTAL DATE: FEBRUARY 6, 2025
PAGE
GOLF COURSE SITE PLAN
LEGENDA
A
B
B
C
C
C
C
C
PRACTICE AREA
IRRIGATION LAKE
PEDESTRIAN TRAILS
SCHEMATIC GOLF COURSE PLAN
MADISON AVE.
58TH STREET
ANDALUSIA
CORAL MOUNTAIN
GOLF COURSE SITE PLAN
The routing and sequence of holes form the backbone of the golf course site plan and are central to shaping the golfer’s experience. Exceptional golf course routings guide players through the site, leading them to and from its most compelling features and viewpoints. Unlike the common layout of parallel, back-and-forth holes this design transforms the journey into a cohesive and immersive adventure.
This golf course layout begins at the practice area, strategically positioned to face into the prevailing winds and away from the rising and setting suns. From there golfers are guided through a thoughtfully orchestrated sequence of holes, each reorienting and redirecting their focus. Along the way players reconnect with sweeping views of Coral Mountain, culminating in a dramatic moment at hole 14, which plays along the
mountain’s foot. The journey concludes with a return toward the clubhouse, completing an experience that feels both natural and unforgeable.
For clarity, this submittal only references golf course related items within the project site. For other items such as regional trails and perimeter landscaping, please refer to the Perimeter Landscaping Plans.
NOTE: 50’ PBS BUFFER ZONE
NO PLANTS FROM CVMSHCP
TABLE 4-113
PBS FENCE
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
972 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 05 SUBMITTAL DATE: FEBRUARY 6, 2025
PAGE
DESERT SHRUBS AND GROUNDCOVER MIX B
WASHINGTONIAN PALM TREES, ORNAMENTAL AND SHADE WHEN GROUPED
DESERT SHRUBS AND GROUNDCOVER MIX A
EXISTING DESERT CRUST RE-VEGETATION
DESERT SHRUBS AND GROUNDCOVER MIX C
PALO VERDE TREE
CHARACTER IMAGERY
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 06 SUBMITTAL DATE: FEBRUARY 6, 2025
CHARACTER IMAGERY PAGE
NATURAL AND RUGGED WIND BLOWN STEEP SLOPES
FORMAL BUNKER BLEEDING INTO DESERT RE-VEGETATION POSSIBLE POND EDGE EXAMPLES
CART PATH BLENDING WITH DESERT CRUST EXAMPLE OF TURF LIMITS AND NATIVE VEGETATION
BRIDGE EXAMPLE
974 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 07 SUBMITTAL DATE: FEBRUARY 6, 2025
CHARACTER IMAGERY PAGE
TRANSITION AREAS FROM GOLF TO HOME SITES DESERT LANDSCAPE BETWEEN MAINTAINED TURF AREAS PROPOSED INFORMAL BUNKER EDGE
MAINTAINED TURF TRANSITION TO DESERT CRUST DESERT RE-VEGETATION WITH DISTANT MOUNTAIN VIEWS PROPOSED INFORMAL BUNKER EDGE 975 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 08 SUBMITTAL DATE: FEBRUARY 6, 2025
PRELIMINARY GRADING PLAN PAGE
For preliminary site earthworks refer to the
preliminary grading plan submission.
MADISON AVE.
58TH STREET
GOLF COURSE GRADING PLAN
The design of streets and sewers for other site development components dictates the overall site grades, necessitating the excavation of the golf course to generate the material required for comprehensive site grading and storm-water control.
Given the site’s relati ely flat topography, the enti e golf course will need to be graded and completely re-imagined. Our goal is to create the illusion that the golf course seamlessly overlays naturally random and undulating landforms that extend across, through, and beyond golf holes - avoiding the appearance of artificial mounding confined to their immediate surroundings.
The resulting golf course will be thoughtfully shaped and molded to appear uncontrived, ensuring that residents and golfers alike cannot distinguish between the nati e landscape and the constructed environment.
SCALE 1"=100'-0"
50'0 100' 200' 300'
N
NOTE: 50’ PBS BUFFER
ZONE.
NO PLANTS FROM
CVMSHCP
TABLE 4-113
PBS FENCE
PUTTING GREEN
PRACTICE RANGE
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE:
ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 09 SUBMITTAL DATE: FEBRUARY 6, 2025
PRELIMINARY GRADING PLAN PAGE
SCALE 1"=100'-0"
50'0 100' 200' 300'
N
PUTTING GREEN
PRACTICE RANGE
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 10 SUBMITTAL DATE: FEBRUARY 6, 2025
PAGE
P.E. - 446
P.E. - 448
P.E. - 448
P.E. - 449
P.E. - 449
P.E. - 448
P.E. - 447
P.E. - 447
P.E. - 461
P.E. - 460
P.E. - 459
P.E. - 458
P.E. - 457
P.E. - 456.5
P.E. - 456 P.E. - 455.5 P.E. - 455 P.E. - 454 P.E. - 453 P.E. - 452.5 P.E. - 452 P.E. - 451 P.E. - 450.5 P.E. - 450 P.E. - 449 P.E. - 448.5 P.E. - 448 P.E. - 447.5 P.E. - 447 P.E. - 447 P.E. - 455
P.E. - 455.5
P.E. - 457
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P.E. - 468
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P.E. - 452
P.E. - 450.5
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P.E. - 449
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450 +
HP
448 +
HP
445 +
LP
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P.E. - 456
+
HP
456.34
P.E. - 447
+
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431
LAKE WATER LEVEL
434
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P.E. - 464
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LP
457.5
+
LP
450.25
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6 6
3 7
8 460
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PRELIMINARY GRADING PLAN
SCALE 1"=100'-0"
50'0 100' 200' 300'
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GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 11 SUBMITTAL DATE: FEBRUARY 6, 2025
PRELIMINARY GRADING PLAN PAGE
SCALE 1"=100'-0"
50'0 100' 200' 300'
N
NOTE: 50’ PBS BUFFER ZONE.
NO PLANTS FROM CVMSHCP TABLE 4-113
PBS
FENCE
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
979 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 12 SUBMITTAL DATE: FEBRUARY 6, 2025
PRELIMINARY GRADING PLAN PAGE
SCALE 1"=100'-0"
50'0 100' 200' 300'
N
NOTE:
50’ PBS BUFFER ZONE.
NO PLANTS FROM CVMSHCP
TABLE 4-113
PBS FENCE
NOTE:
ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
980 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 13 SUBMITTAL DATE: FEBRUARY 6, 2025
GOLF SITE LANDSCAPE SCHEME PAGE
ZONE - PBS BUFFER ZONE - B ZONE - C ZONE - D
D
B
A
C
LANDSCAPE SCHEME
The addition of turf and landscaping to the landforms will create a golf course that appears rugged and unpolished - imperfect and rough around the edges.
Fairways, greens, tees and bunkers will blend seamlessly into a sandy desert tapestry of nati e grasses, shrubs, and trees. This approach ensures the enti e site appears cohesive, with no hard lines or visual divisions within the boundary walls.
The area between maintained turf and adjacent development (including lots, roads, boundaries etc.) will be landscaped to blend golf course bunkers and maintained sand areas into a restored desert crust that existed prior to grading.
The desert crust will be developed by thoughtfully placing plants to align with the site’s natural contours, such as high and low points and northfacing slopes.
The restoration of a nati e desert landscape begins with reestablishing the physical surface conditions that support long-term stability and ecological function. Coarse nati e sand, decomposed granite, nati e rock and boulders may be incorporated as surface treatments to provide a stable, erosionresistant layer that integrates seamlessly with the surrounding terrain and anchors the landscape that reflects its natural setting Nati e desert potted and boxed plants, will be used to establish the desert crust and will be temporarily irrigated to establishment where over time desert plants and ground covers will be allowed to evolve with light to no irrigation once established. Our goal is to give mother nature a head start and allow her to take the wheel eventually masking the hand of man.
The golf course site has been divided into four distinct landscape zones, each sharing a common plant base but featuring varying accent species:
PBS Buffer Zone represents a 50’ PBS buffer area
Zone A, closest to Coral Mountain represents the highest and driest area.
Zones B and C transitions between Zones A and D, creating a gradient of plant densities that mimic natural desert ecosystems.
Zone D is the lowest and weest portion of the site.
These plant schedules incorporate plants from the Specific Plan pale e which includes nati e species listed on (CVMSHCP Table 4-112) Coachella Valley Native Plants Recommended for Landscaping and excludes prohibited invasive ornamental plants (MSHCP Table 4-113) especially in areas adjacent to any PBS barrier and buffer zone.
The landscape scheme of this SDP adheres to the design and development standards outlined in the Club at Coral Mountain Specific Plan and minimizes water use and promotes restoration and rehabilitation of the desert landscape post-grading within the golf course envelop in accordance to the Specific Plan.
Final Landscape and Irrigation Plans will comply with the City of La Quinta’s Water Efficiency Ordinance and the Coachella Vally Water District’s Landscaping and Irrigation System Design Ordinance.
NOTE:
50’ PBS BUFFER ZONE.
NO PLANTS FROM CVMSHCP TABLE 4-113
PBS
FENCE
ZONE - A
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE:
ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
981 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 14 SUBMITTAL DATE: FEBRUARY 6, 2025
GOLF SITE ZONE - PBS BUFFER SCHEME PAGE
Botanical Name Common Name Size Spacing QTY Remarks
Notes:
Olneya tesota Ironwood AZT cultivar 60” box or larger 60' 55 Cercidium floridum Blue Palo Verde
50% - 48" Box
30% - 60" Box
20% - 72" Box
30' 75
• Use in small drifts, as feature on outcrops with rocky conditions or for homesite screening • Native to scorching sands of far eastern Mojave and into Sonoran desert • Do not irrigate after establishment. Surround with no-irrigation planting Washingtonia filifera California Fan Palm
Field Grown, Clear
Trunk
1/3 - 10' ht
1/3 - 15' ht
1/3 - 20' ht
15' 30
• Signature spots, clustered where water is (in between holes) • Varied trunk heights
• Small natural groves, may be used selectively to accent a wash/low area w/ natural drainage or detention • Thatch skirts are to be retained
Yucca rostrata Big Bend Yucca
50% - 48" Box
30% - 60" Box
20% - 72" Box
12 • Limited use
• Specimen featured at rocks
Atriplex canescens Four-wing saltbush 5 Gallon 6' 50
Encelia farinosa Brittlebush 5 Gallon 6' 50
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Hyptis emoryi Desert Lavender 5 Gallon 10' 50
• Graceful backdrop
• Powder gray foliage and violet purple flowers spring through fall, fragrant • Mix with Creosote
Muhlenbergia rigens Deergrass 3 Gallon 6' 50
Fouquieria splendens Ocotillo 15 Gallon 6
• Purple bloom May-June
• Use in sandy waste areas as sculptural accent
Simmondsia chinensis Jojoba 5 Gallon 10' 50 • Dwarf
Hesperaloe parviflora Red Yucca 5 Gallon 12 • Native to Mojave Desert • White flowers in spring
Muhlenbergia emersylleyi 'Regal Mist' Bull Grass 1 Gallon 90 Nolina microcarpa Bear Grass 1 Gallon 90
Festuca glauca Blue Fescue 1 Gallon 270
Eriogonum fasciculatum var. polifolium Flattop buckwheat 3 Gallon 1856 • Flowers May to November Hyptis emoryi Desert Lavender 5 Gallon 143
• Graceful backdrop
• Powder gray foliage and violet purple flowers spring through fall, fragrant • Mix with Creosote
Larrea tridentata Creosote Bush 5 Gallon 143 • Green, tough, lush green for desert plant • Background accent or screen
Sphaeralcea ambigua Desert Globemallow 3 Gallon 714 • Blooms orange-red, February-July Foquiera splendens Ocotillo 15 Gallon 40
• Bloom March -June
• Attracts hummingbirds
• Plant on rocky slopes, washes
• Containers Only
Encelia farinosa Brittlebush 5 Gallon 600
• Near Club Area/ Landforms
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Larrea tridentata Creosote Bush 5 Gallon 60
• Green, tough, lush green for desert plant
• Background accent or screen
• Taller Accent
Cassia nemophilla Desert Cassia 3 Gallon 360
• Shrubby wildflower perennial used for revegetation of disturbed areas • Gray-green foliage flowers summer into fall w/ some irrigation • Low water, easy to grow from seed
Shrubs Mix - B - Use on Higher Spots
PBS Buffer Zone : 50' Buffer Zone from protective barrier Sheep fence Trees & Palms
Shrubs
Shrubs / Groundcover - Desert Floor
Native Desert Grass Mix -
Shrubs Mix - A - Site Desert Mix
NOTE:
50’ PBS BUFFER ZONE.
NO PLANTS FROM CVMSHCP
TABLE 4-113
PBS
FENCE
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE:
ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
982 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 15 SUBMITTAL DATE: FEBRUARY 6, 2025
GOLF SITE ZONE - A LANDSCAPE SCHEME PAGE
Zone A : Includes Golf Holes 10,11,12,13,14,15 and perimeter open space areas to parcel perimeter including trail and utility easement and excluding area west of Bighorn Sheep fence.
Botanical Name Common Name Size Spacing QTY Remarks
Trees & Palms
Olneya tesota Ironwood AZT cultivar 60” box or larger 60' 55 Cercidium floridum Blue Palo Verde
50% - 48" Box
30% - 60" Box
20% - 72" Box
30' 75
• Use in small drifts, as feature on outcrops with rocky conditions or for homesite screening • Native to scorching sands of far eastern Mojave and into Sonoran desert • Do not irrigate after establishment. Surround with no-irrigation planting Washingtonia filifera California Fan Palm
Field Grown, Clear Trunk
1/3 - 10' ht
1/3 - 15' ht
1/3 - 20' ht
15' 30
• Signature spots, clustered where water is (in between holes) • Varied trunk heights
• Small natural groves, may be used selectively to accent a wash/low area w/ natural drainage or detention • Thatch skirts are to be retained
Yucca rostrata Big Bend Yucca
50% - 48" Box
30% - 60" Box
20% - 72" Box
12 • Limited use
• Specimen featured at rocks
Shrubs
Atriplex canescens Four-wing saltbush 5 Gallon 6' 50
Encelia farinosa Brittlebush 5 Gallon 6' 50
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Hyptis emoryi Desert Lavender 5 Gallon 10' 50
• Graceful backdrop
• Powder gray foliage and violet purple flowers spring through fall, fragrant • Mix with Creosote
Muhlenbergia rigens Deergrass 3 Gallon 6' 50
Fouquieria splendens Ocotillo 15 Gallon 6
• Purple bloom May-June
• Use in sandy waste areas as sculptural accent
Simmondsia chinensis Jojoba 5 Gallon 10' 50 • Dwarf
Hesperaloe parviflora Red Yucca 5 Gallon 12 • Native to Mojave Desert • White flowers in spring
Shrubs / Groundcover - Desert Floor
Native Desert Grass Mix -
Hilaria rigida Big Galleta 1 Gallon 135
Achnatherum hymenoides Indian Rice Grass 1 Gallon 90
Muhlenbergia emersylleyi 'Regal Mist' Bull Grass 1 Gallon 45 Nolina microcarpa Bear Grass 1 Gallon 45
Festuca glauca Blue Fescue 1 Gallon 135
Shrubs Mix - A - Site Desert Mix
Ambrosia deltoidea Triangle Bur Ragweed 3 Gallon 714
Eriogonum fasciculatum var. polifolium Flattop buckwheat 3 Gallon 1856 • Flowers May to November Hyptis emoryi Desert Lavender 5 Gallon 143
• Graceful backdrop
• Powder gray foliage and violet purple flowers spring through fall, fragrant • Mix with Creosote
Larrea tridentata Creosote Bush 5 Gallon 143 • Green, tough, lush green for desert plant • Background accent or screen
Sphaeralcea ambigua Desert Globemallow 3 Gallon 714 • Blooms orange-red, February-July Shrubs Mix - B - Use on Higher Spots
Foquiera splendens Ocotillo 15 Gallon 40
• Bloom March -June
• Attracts hummingbirds
• Plant on rocky slopes, washes
• Containers Only
Ambrosia deltoidea Triangle Bur Ragweed 3 Gallon 120
Encelia farinosa Brittlebush 5 Gallon 600
• Near Club Area/ Landforms
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Larrea tridentata Creosote Bush 5 Gallon 60
• Green, tough, lush green for desert plant
• Background accent or screen
• Taller Accent
Cassia nemophilla Desert Cassia 3 Gallon 360
• Shrubby wildflower perennial used for revegetation of disturbed areas • Gray-green foliage flowers summer into fall w/ some irrigation • Low water, easy to grow from seed
A
NOTE:
50’ PBS BUFFER ZONE.
NO PLANTS FROM CVMSHCP
TABLE 4-113
PBS
FENCE
NOTE: ENVIRONMENTALLY SENSITIVE
AREA (ESA) - NO GRADING!
NOTE:
ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: ENVIRONMENTALLY
SENSITIVE AREA (ESA)
NO GRADING!
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
983 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 16 SUBMITTAL DATE: FEBRUARY 6, 2025
GOLF SITE ZONE - B LANDSCAPE SCHEME PAGE
Zone B : Includes Golf Holes 16,17 AND 18
Botanical Name Common Name Size Spacing QTY Remarks
Trees & Palms
Olneya tesota Ironwood AZT cultivar 60” box or larger 60' OC 28 • Best used as a striking feature specimen or cluster of 3 • Do not irrigate after establishment, surround with no-irrigation planting Parkinsonia microphylla Foothills Palo Verde 50% - 48" Box 30% - 60" Box
20% - 72" Box
30' OC 55
• Use in small drifts, as feature on outcrops with rocky conditions or for homesite screening • Native to scorching sands of far eastern Mojave and into Sonoran desert • Do not irrigate after establishment
• Surround with no-irrigation planting
Prosopis glandulosa var. torreyana Honey Mesquite
50% - 48" Box
30% - 60" Box
20% - 72" Box
60' OC 17 • Multi-trunk
• Use as isolated specimens in lawn or sand/dry waste
Washingtonia filifera California Fan Palm
Field Grown, Clear Trunk
1/3 - 10' ht
1/3 - 15' ht
1/3 - 20' ht
15' OC 35
• Signature spots, clustered where water is (in between holes) • Limited Use
• Varied trunk heights
• Small natural groves, may be used selectively to accent a wash/low area w/ natural drainage or detention • Thatch skirts are to be retained
Yucca rostrata Big Bend Yucca
50% - 48" Box
30% - 60" Box
20% - 72" Box
6 • Limited use
• Specimen featured at rocks
Shrubs
Atriplex canescens Four-wing saltbush 5 Gallon 6' OC 28 Dalea frutescens ‘Sierra Negra’ Black Dalea 3 Gallon 6' OC 33 • Rose-purple flowers fall into winter
• Native to Chihuahan Desert
• Blooms when most other plants have ceased blooming
Dalea greggii Trailing Indigo Bush 5 Gallon 10' OC 33
• Full sun
• Violet blue flowers late winter into spring
• Native to southern Arizona and Sonoran Desert
Encelia farinosa Brittlebush 5 Gallon 6' OC 28
• Near Club Area/ Landforms
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Hyptis emoryi Desert Lavender 5 Gallon 15' OC 28 • Graceful backdrop • Powder gray foliage and violet purple flowers spring through fall Muhlenbergia rigens Deergrass 3 Gallon 6' OC 33
Simmondsia chinensis Jojoba 5 Gallon 6' OC 33 • Native to Sonoran desert • Screen or background
Sphaeralcea ambigua Desert Globemallow 3 Gallon 6' OC 28 • Blooms orange-red, February-July Shrubs / Groundcover - Desert Floor
Native Desert Grass Mix -
Hilaria rigida Big Galleta 1 Gallon 135
Achnatherum hymenoides Indian Rice Grass 1 Gallon 90
Muhlenbergia emersylleyi 'Regal Mist' Bull Grass 1 Gallon 45 Nolina microcarpa Bear Grass 1 Gallon 45
Festuca glauca Blue Fescue 1 Gallon 135
Shrubs Mix - A - Site Desert Mix
Ambrosia deltoidea Triangle Bur Ragweed 3 Gallon 3' OC 441 Eriogonum fasciculatum var. polifolium Flattop buckwheat 3 Gallon 8' OC 1148 • Flowers May to November Hyptis emoryi Desert Lavender 5 Gallon 15' OC 87
• Graceful backdrop
• Powder gray foliage and violet purple flowers spring through fall, fragrant • Mix with Creosote
Larrea tridentata Creosote Bush 5 Gallon 20' OC 87 • Green, tough, lush green for desert plant • Background accent or screen
Sphaeralcea ambigua Desert Globemallow 3 Gallon 6' OC 441 • Blooms orange-red, February-July Shrubs Mix - B - Use on Higher Spots
Foquiera splendens Ocotillo 5 Gallon 45' OC 19
• Bloom March -June
• Attracts hummingbirds
• Plant on rocky slopes, washes
• Containers Only
Ambrosia deltoidea Triangle Bur Ragweed 3 Gallon 3' OC 57 Encelia farinosa Brittlebush 5 Gallon 6' OC 281
• Near Club Area/ Landforms
• Spring bloom yellow
• Use on dry slopes or gravelly washes
• Mass plantings at hole #18 and lake edge
Larrea tridentata Creosote Bush 5 Gallon 20' OC 30
• Green, tough, lush green for desert plant
• Background accent or screen
• Taller Accent
Cassia nemophilla Desert Cassia 3 Gallon 6' OC 168
• Shrubby wildflower perennial used for revegetation of disturbed areas • Gray-green foliage flowers summer into fall w/ some irrigation • Low water, easy to grow from seed
Mix - C - Used Around Drifting Sand/Bunkers
Agave deserti Desert Agave
1/3 - 1 Gallon
1/3 - 3 Gallon
1/3 - 5 Gallon
6' OC 142 • Containers Only
Opuntia bigelovii Teddy Bear or Jumping Cholla 50% - 1 Gallon 50% - 3 Gallon 8' OC 95 • Containers Only
Verbena sp. Verbena 3 Gallon 6' OC 713 • Use by itself as dramatic display in large sandy waste areas • Seed in fall, rose to purple flowers spreading widely with trailing stems with fall and early spring rains Ambrosia deltoidea Triangle Bur Ragweed 3 Gallon 3' OC 285 Larrea tridentata Creosote Bush 5 Gallon 20' OC 71
• Green, tough, lush green for desert plant
• Background accent or screen
• Taller Accent
B
NOTE: EXISTING ADOBE STRUCTURE
WITH 75’ BUFFER. SEE PAGE 22
984 CLICK HERE to Return to Agenda
GOLF COURSE AT CORAL MOUNTAIN CLUB | SITE DEVELOPMENT PLAN 17 SUBMITTAL DATE: FEBRUARY 6, 2025