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200304_15La Quinta

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200304_15La Quinta Powered By Docstoc
					                                                               3.l.
                                                         6/26/2003

TO:             Local Agency Formation Commission

FROM:                   Wayne M. Fowler. Local Government Analyst III
SUBJECT:        LAFCO 2003-04-4—REORGANIZTION TO INCLUDE CONCURRENT
                ANNEXATIONS #15 TO THE CITY OF LA QUINTA & THE LA
                QUINTA LIGHTING AND LANDSCAPING DISTRICT NO. 89-01 &
                DETACHMENTS   FROM   THE  SOUTHERN   COACHELLA  VALLEY
                COMMUNITY   SERVICES   DISTRICT,   CSA  125   AND  THE
                RIVERSIDE    COUNTY    WASTE   RESOURCES    MANAGEMENT
                DISTRICT.
PRIOR AGENDAS/RELATED ACTIONS: NONE

EXECUTIVE SUMMARY:

This   report   addresses    an  application for  a  198  acre
reorganization into the City of La Quinta.       The territory
involved is presently uninhabited and undeveloped, with land
use plans calling for the ultimate construction of 720
residential units as part of the Hideaway Specific Plan. The
Hideaway was built in the City of La
Quinta in the early nineties, and
this proposal is being developed as
an    add    on    project.        This
reorganization       represents     the
development of almost all remaining
territory within the unincorporated
sphere of influence of the city of
La Quinta.      Staff will recommend
approval    of    this    proposal   as
submitted by the applicant.

GENERAL INFORMATION:

APPLICANT:   NRI-LQLP Land, LLC., La
Quinta,  CA.,   has  initiated  this
proposal by landowner petition.

LOCATION: The proposed Annexation
15, is south of Avenue 52, north of
Avenue 63, east of Monroe Street and
west of Madison Street.

POPULATION:              It    is     estimated   that
LAFCO 2003-04-4             PAGE 2               June 26, 2003
LA QUINTA ANNEX 15

the population within the reorganization area is four persons.


REGISTERED VOTERS: The County Registrar of Voters has reviewed
this proposal and has found that there are 2 registered voters
living within the boundaries of the proposed reorganization.

AREA: The proposal includes approximately 198 acres of
uninhabited territory and is entirely within the Sphere of
Influence of the City of La Quinta.

CEQA DETERMINATION: The City of La Quinta, as lead agency, has
prepared an environmental assessment for this project which
has resulted in the adoption of a Negative Declaration and the
filing of a Notice of Determination. The City of La Quinta in
adopting the Negative Declaration has complied with the
provisions of the California Environmental Quality Act (CEQA)
and all appropriate State Guidelines.

PROPERTY TAX EXCHANGE:      The City of La Quinta     and the
Riverside   County   Board   of   Supervisors  have    adopted
corresponding master property tax resolutions.

EXISTING CONDITIONS: The site currently contains several
existing land uses, with the majority of the land in a
transitory phase laying fallow from former agricultural uses.
 Approximately 80 acres are currently involved in growing sod.
There exists a single inhabited dwelling within the annexation
boundaries.   There are two 20 acre parcels which were part of
a Williamson Act Agricultural Preserve, the Coachella Valley
Agricultural Preserve #76 Map 451. A Notice of Non-Renewal was
filled with the State, November 2002, withdrawing the
agricultural preserve status from the property. Adjacent to
the proposal is an additional 40 parcel which is within the
sphere of influence of the city, but not included with this
annexation.   The landowner of that parcel did not wish to be
part of this application, and maintains a grape vineyard upon
the property.

LAND USE PLANS: The City of La Quinta has pre-zoned the
territory involved with this reorganization as Low Density
Agricultural Equestrian Residential.   Land use plans include
the construction of 720 residential units, consisting of 72
units of Luxury Single Family Homes, 288 medium density Single
Family Homes, 288 small lot Single Family Homes, 36 Duplex
units and 36 Row House units. Development will phased over a
five year span. This continuation of the Hideaway Development
will be a gated community with home owners association which
will provide for the upkeep of the private streets as well as
other needs within the community.

PLAN OF SERVICES:
LAFCO 2003-04-4             PAGE 3               June 26, 2003
LA QUINTA ANNEX 15

The City of La Quinta has submitted a Plan of Provision of
Municipal Services in support of this proposal. That Plan is
attached with this report. There are no service conflicts or
disputes associated with this proposal.        The following
services are highlighted here:

POLICE PROTECTION:   Presently, this area is provided Police
Protection services by the County of Riverside Sheriff's
Department out of their Indio offices.      Upon annexation,
provision of this service will not change, as the City of La
Quinta, as do many of the Cities within the County, contract
with the Riverside County Sheriff’s Department (RCSD) for
police services. The City has determined that the proposed
annexation and associated development will not require an
increase in police services.

The county and city-staffing goal for police services is a
ratio of 1 officer per 1,000 people. La Quinta currently has
a population of 23,700 (population estimate provided by the
City of La Quinta – the Riverside County Sheriff's Department
estimates that the City population is 27,366 persons)
inhabitants, with a patrol officer staffing level of 17 sworn
officers, giving a ratio of 1 officer per 1400 residents.
Three sheriff units are assigned patrol duties within the
City, with each patrol unit consisting of one or two deputies
depending on the time of day.    The current level of service
for La Quinta includes 17 patrol officers, a three-person
target team, a school resource officer, two community service
officers, two investigators and 90 patrol hours per day, which
is a total of 29 personnel.

The Sheriffs Station is located at 82-695 Dr. Carreon Blvd. in
the City of Indio, which is approximately 3.25 miles from the
annexation.    The sheriffs Department maintains a target
emergency response time of five minutes, from first call to
the arrival of the first officer on site. Service into the
annexation will be provided from existing patrol beats.    The
station serves approximately 40,000 people within its 845
square mile service area.

Police services are the largest single General Fund budget
item for the City of La Quinta, with the City Council
approving $4,435,632 for the current fiscal year.          This
represents a 16% increase over the previous year’s budget.

The County Sheriff’s Department will continue to provide
police services to the annexation area after annexation, but
will do so on a contract basis with the City of La Quinta.

FIRE PROTECTION:    Again, Fire protection services to this
territory is presently provided by County Fire, which also
provides contract Fire Protection services to the City of La
Quinta. The County Fire Department has two fire stations
LAFCO 2003-04-4             PAGE 4               June 26, 2003
LA QUINTA ANNEX 15

located within the City of La Quinta. Station 70 at 54001
Madison Ave is approximately 1.5 miles from the annexation
site. The approximate response time from Station 70 is stated
as 5 minutes.     Six Riverside County Stations within the
surrounding area provides overlapping coverage for the City.

The Insurance Service Office (ISO) rates the Riverside County
Fire Department with a Class 4 rating.    According to the ISO
rating system, fire service is rated on a scale from 1 to 10,
with Class 1 as the highest possible score. Ratings are based
on several factors including staffing levels, response times
and building code standards.    The Riverside County Board of
Supervisors has established a staffing standard of two, full
time paid firefighters, on duty 24 hours a day, per fire
station.

The operating costs for the fire stations in the City are paid
from a portion of the real property levy, out of the City's
General Fund, with the City Council approving a budget of
$1,698,000 for the current fiscal year. Fire protection costs
represent 6.024559 percent of the base one-percent property
tax levy.    The operating cost incurred by city residents
totals $401 per residential unit annually.

DOMESTIC WATER: Potable water to the City of La Quinta, and
surrounding unincorporated areas is provided by the Coachella
Valley Water District (CVWD). Annexation will not change the
water purveyor. Service would be provided via an existing 24-
inch water main located in Madison Street and an 18-inch water
main in Avenue 52.

CVWD standards require that for every 70 acres of developed
property a water well site upon the property will be provided.
 These well sites will be included within the development
plans of the Hideaway development.

The cost of water improvements and connections will be
incurred by the site developer.      CVWD has a residential
connection charge of $1,650 and a consumption charge of $0.61
per every 748 gallons used.

WASTEWATER:     Like potable water services, waste water
collection and treatment within the City of La Quinta and the
surrounding unincorporated areas is presently provided by
CVWD.    Annexation will not change the service provider.
Wastewater from the development will be channeled through
sewer trunk lines ranging in size from 4” to 24” in diameter
in size feeding into gravity and force mains located in Avenue
54 and Madison Streets. The Hideaway project will extend the
existing 24” gravity sewer connection line through the project
to the southwest corner and into Madison Avenue, and
ultimately to the Cross-Valley Connector.
LAFCO 2003-04-4             PAGE 5               June 26, 2003
LA QUINTA ANNEX 15

In the immediate future, the development within the annexation
area will send its wastewater for treatment to CVWD’s Mid-
Valley Reclamation Plant that is located between Filmore and
Pierce on Avenue 63. The Mid-Valley Reclamation Plant is
currently treating some 4 million gallons of wastewater per
day. The plant’s current capacity allows for the treatment of
5.8 million gallons of wastewater per day.    CVWD is planning
to increase the capacity of the Mid-Valley Plant by 20 percent
within the next year.

Wastewater service improvement costs will be borne by the
developer not including the $1,925 residential connection
charge. The $1,925 connection charge pertains to the 2001/2002
fiscal year and is subject to change.

SOLID WASTE:  The City of La Quinta contracts with the Waste
Management of the Desert, a private hauler for recycling
services however, residents have to provide their own
containers.  Non-hazardous mixed municipal waste is currently
taken to the Edom Hill Sanitary Landfill on Edom Hill Road in
Indio Hills.

The monthly cost for residential waste disposal for curb
service is $11.27 and with an additional $14.56 for green
waste. Gated communities through their homeowner associations
decide what services they prefer.

STREET MAINTENANCE:   Upon annexation, The City of La Quinta
will assume responsibility for all public streets involved in
the annexation. Most of the streets within the subject area
will be privately maintained because they will be within a
gated community. If annexation 15 is approved, the City will
be responsible for full width street maintenance of Avenue 53
and half-street maintenance for Avenue 52 and Monroe Street
within the annexation area.   For public streets, the cost of
maintenance will be financed by the City’s $568 transportation
impact fee which is paid at the building permit stage and
general fund vehicle funding sources, including State gas
taxes.

PUBLIC PARKS & RECREATION SERVICE: Coachella Valley Park and
Recreation District (CVPRD) which provides service in this
area, collects an annual assessment of $9.90 per residential
unit. The City of La Quinta currently has seven parks within
its boundaries with one located one-half mile north of the
proposed annexation.

The CVPRD also charges an in-lieu fee of $1,092 per
residential unit.   At the time b uilding permits are issued,
the City will collect Quimby Act in-lieu fees for the homes in
the annexation area. The Quimby Act was passed as legislation
by the State of California (Section 66477 of the Government
Code) that “establishes a standard of 3.0 acres per 1,000
LAFCO 2003-04-4             PAGE 6               June 26, 2003
LA QUINTA ANNEX 15

population as the amount of land necessary to meet the
requirement for the provision of neighborhood and community
park land.”

The costs of park improvements are financed by the City’s $400
per residence, Lot Park Improvement Fee, which is paid at the
building permit stage.   The City of La Quinta aside from the
services provided by the Coachella Valley Park & Recreation
District also has its own recreational programs.

LANDSCAPING/LIGHTING SERVICES: Upon approval of the proposal,
the    640   acres   will    be  annexed   to    the   City’s
Lighting/Landscaping District 89-01.   The yearly assessment
cost per Equivalent Dwelling Unit (EDU) for main and median
landscaping is $35.60.

PUBLIC LIBRARY SERVICES: The City of la Quinta presently
contracts with the County of Riverside Library System.   The
annexation is not expected to have a significant impact on
current operations. Still library impact fees imposed by the
City will contribute to the cost for building new library.
The impact fee would be $236 per residential unit and would
generate a total of $283,908 of total capital revenue.

PUBLIC SCHOOL SERVICES: Public schooling is provided by the
Coachella Valley Unified School District (CVUSD).     The cost
incurred by the new development will be $2.16 per square feet
of residential development. Annexation 15 is expected to have
a net positive financial benefit to the school district due to
the low student population projected in the development site.

STORM DRAINAGE: Coachella Valley Water District provides
regional Flood control and drainage services, and again this
would not change upon annexation. The district does not
regulate local drainage issues, hence, the responsibility for
local drainage would be the responsibility of the City of La
Quinta.

Run-off would be collected via storm drains and conveyed to
localized retention basins which are to be developed in
conjunction with the proposed development.

SIGNIFICANT ISSUES:

AGRICULTURAL LAND:    Within this proposal are two, 20-acre
parcels which were within the Coachella Valley Agricultural
Preserve #76. These two parcels were entered into Williamson
Act contracts in 1978.     In November 2002, notices of non-
renewal were filed and recorded with the County Recorder to
remove both of these parcels from the Williamson Act
contracts.    Cortese   Knox   Hertzberg   Local   Government
Reorganization Act 2000, Code section 56749 prohibits the
Commission from approving an annexation if the territory
LAFCO 2003-04-4             PAGE 7               June 26, 2003
LA QUINTA ANNEX 15

involved is within an agricultural preserve unless the
landowner consents to the annexation and a notice of non-
renewal has been filed on the territory.   Both of the above
conditions have been met, and the Commission may approve the
full reorganization if it wishes.

WAIVER OF AUTOMATIC DETACHMENT FROM CSA 152: If Commission
approves this proposal, it should make specified findings in
order to waive automatic detachment from County Service Area
152, since the City has annexed into CSA 152 in 1993.

COMMENTS FROM AFFECTED AGENCIES/INTERESTED PARTIES: There have
been no significant comments received from any affected agency
about this proposal.

BOUNDARY: This proposal includes approximately 200 acres of a
240 acre unincorporated area located on the northeastern
boundary of the City of La Quinta. The full 240 acre area was
prezoned by the City with the City’s General Plan update, but
only the two landowners involved with this proposal are
pursuing annexation at this time.      The remaining 40 acre
parcel is involved with agricultural uses as a vineyard, but
is not part of any agricultural preserve. It appears that the
remaining 40 acre area is in the process of being sold and
that the current and new owners may wish to pursue annexation
to the City of La Quinta.         Staff may have additional
information for the Commission at the public hearing, although
staff is not recommending the inclusion of this parcel at this
time. The annexation proposal represents a logical extension
of the City’s boundaries and will leave the City of La Quinta
with approximately 160 acres of sphere of influence remaining
outside of the city.    The boundaries of the annexation have
been drawn to ensure easily defined boundaries, which would
enhance service provision and public safety. Upon annexation,
the subject area will be detached from County Service Area
125. CSA 125 provides for street lighting, street sweeping and
enhanced Parks and Recreation services for parks in the
Thermal area.

DETACHMENT FROM COUNTY WASTE RESOURCES MANAGEMENT DISTRICT
(RCWRMD):    On March 24, 1994, the Commission approved the
formation of the RCWRMD as a separate financial and legal
entity to operate and finance solid waste facilities in
Riverside County. The District became effective on May 2,
1994. As part of the Commission's action, it determined that
future annexations to cities should detach from the RCWRMD
unless those cities have annexed into the District.    This is
based on an understanding between the county and the COG's,
that annexation of cities to RCWRMD will be accomplished in an
organized fashion to ensure appropriate representation on the
governing board of the District. Therefore, staff will
recommend concurrent detachment from the District.
LAFCO 2003-04-4             PAGE 8               June 26, 2003
LA QUINTA ANNEX 15

CONCLUSIONS:

This proposal was initiated by NRI-LQLP Land, LLC., and
includes the annexation of approximately 198 acres into t  he
City of La Quinta.   There are no service or boundary issues
associated with this proposal. The annexation is supported by
100% of the affected landowners, representing a 100% of the
assessed land value. There are two registered voters living
within the annexation boundaries.
SPECIFIC RECOMMENDATIONS:

Based on the factors outlined above, IT IS RECOMMENDED that
the Commission:

1.   Find   the  City   as  lead   agency,  has   prepared  an
     Environmental Assessment for the proposal, and has
     adopted a Negative Declaration. The City of La Quinta in
     adopting the Negative Declaration has complied with the
     provisions of the California Environmental Quality Act
     (CEQA) and all appropriate State Guidelines, and that the
     Commission has reviewed and considered the environmental
     documentation.

2.   Determine that the proposal is consistent with the
     spheres of influence of the City of La Quinta and all
     other affected agencies;

3.   Determine that the reorganization is legally uninhabited,
     there being 2 registered voter residing within the
     boundaries of the proposal;

4.   Approve   LAFCO    2003-04-4—REORGANIZTION   TO   INCLUDE
     CONCURRENT ANNEXATIONS #15 TO THE CITY OF LA QUINTA & THE
     LA QUINTA LIGHTING AND LANDSCAPING DISTRICT NO. 89-01 &
     DETACHMENTS FROM THE SOUTHERN COACHELLA VALLEY COMMUNITY
     SERVICES DISTRICT, CSA 125 AND THE RIVERSIDE COUNTY WASTE
     RESOURCES MANAGEMENT DISTRICT, subject to the preparation
     of a map and legal description by the City.

     a.   In accordance with Government Code Section 56886 (t)
          and 57330, the subject territory shall be subject to
          the   levying  and  collection  of   any  previously
          authorized charge, fee, assessment or tax of the
          City.

     b.   The City of La Quinta shall defend, indemnify, and
          hold harmless the Riverside Local Agency Formation
          Commission   ("RLAFCO"  or   "LAFCO"),  its  agents,
          officers, and employees from any claim, action, or
          proceeding against RLAFCO, its agents, officers, and
          employees to attach, set aside, void, or annul an
          approval of RLAFCO concerning this proposal.
LAFCO 2003-04-4                PAGE 9             June 26, 2003
LA QUINTA ANNEX 15

    c.   The City of La Quinta shall annex the territory
         included in this reorganization into the La Quinta
         Lighting & Landscaping District No. 89-01.

    d.   In accordance with Government Code Section 56375
         (n), waive automatic detachment from County Service
         Area 152 based upon the following findings:

         i.    County Service Area (CSA) 152 is a funding
               mechanism for the implementation of the National
               Pollutant Discharge Elimination System (NPDES)
               emanating from the Federal 1972 Clean Water Act,
               and re-authorized under the Federal 1987 Clean
               Water Act.

         ii.   The City of La Quinta annexed into CSA 152 and
               is included within the CSA's service area.

         iii. Detachment would deprive the areas resident's
              services needed to ensure their health, safety
              or welfare.

         iv.   Waiving detachment will not affect the ability
               of the City to provide any service; and,

5.   Direct    the   Executive  Officer   to initiate Protest
Proceedings     pursuant to government Code Section 57000 et
seq., upon      payment of required fees.



Respectfully submitted,




Wayne M. Fowler
Local Government Analyst III

				
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