4.a. 4/17/2014 TO: FROM: Local Agency Formation Commission Adriana Romo, Local Government Analyst II SUBJECT: LAFCO 2013-10-2 ANNEXATION TO JURUPA COMMUNITY SERVICES DISTRICT (TTM 36391-RIVERBEND) PRIOR AGENDAS/RELATED ACTIONS: None. EXECUTIVE SUMMARY AND GENERAL RECOMMENDATION: This proposal consists of an annexation of approximately 95 acres to the Jurupa Community Services District (JCSD) for the provision of the water and wastewater services. The affected area is a portion of a larger development, Riverbend, which is partially within the boundaries of the JCSD. The proposed annexation area is mostly vacant and undeveloped, with the exception of two single family residences as well as structures formally used for dairy farming. Upon annexation, the entire project would receive water and wastewater services from JCSD. Staff recommends approval with standard terms and conditions. GENERAL INFORMATION: APPLICANT: Jurupa Community Services District by resolution of application. LOCATION: Generally described as being north of the Santa Ana River and the City of Norco, west of Dana Ave., east of Interstate 15, south of 68 th St., and within the City of Jurupa Valley. POPULATION: There are three persons living within the boundaries of this proposal. REGISTERED VOTERS: The County Registrar of Voters has reported that there are no registered voters within the area of this proposal making the proposal legally uninhabited. LAND AREA: Approximately 95 acres. CEQA DETERMINATION: The City of Jurupa Valley, as lead agency, has adopted a Mitigated Negative Declaration for the proposed annexation. As a responsible agency under CEQA, the Commission is
LAFCO 2013-10-2 Anx to JCSD 2 required to review the environmental documentation prepared by the lead agency and consider the information and environmental impacts identified. The attached Initial Study/Mitigated Negative Declaration identified potential significant impacts in the areas of aesthetics, agriculture and forestry resources, air quality, biological resources, cultural resources, hazards and hazardous materials, hydrology and water quality, noise, transportation/traffic and utilities. Mitigation measures have been adopted by the City that reduce those impacts to less than significant. PROPERTY TAX EXCHANGE: The Jurupa Community Services District has adopted a master property tax exchange resolution that calls for no exchange of property taxes from the County of Riverside to the District. The County of Riverside adopted a corresponding master property tax resolution in 1987. LANDOWNER SUPPORT: affected landowners. This proposal has the support of 100% of the EXISTING CONDITIONS: Currently within the annexation area there are two single family homes that are occupied by a total of three people. As former farming properties, only remnants of dairy farms and vacant agricultural ancillary structures remain. The most southerly portion of the property is vacant and includes a portion of the Santa Ana River. Due to the close proximity of the Santa Ana River, two-thirds of the Riverbend project is within a 100-year floodplain. LAND USE PLANS: The subject territory is currently within the Jurupa Valley city limits. The annexation area is a portion of Tentative Tract Map (TTM) 36391, which consists of 466 singlefamily residential lots, one park site, an infiltration basin, and open space designated areas. The land use plans within the annexation area include slightly over 100 residences, or 23% of the total residential homes within the Riverbend development. The minimum lot size is 5,000 square feet. Also within the annexation area is a proposed 10.89 acre park that will consist of two playground areas, basketball courts, restroom facilities, designated picnic areas, a soccer field, trellis, and parking lot. The park site will be maintained by the Jurupa Area Recreation and Park District. The 3.89 acre property north of 68th St. will be conveyed to the City of Jurupa Valley for the City s use as a community facility, as a stipulation of the proposed Development Agreement. The remainder of the annexation area will consist of open space water course (natural river basin) and open space conservation habitat.
LAFCO 2013-10-2 Anx to JCSD 3 SIGNIFICANT ISSUES: PLAN OF SERVICES: The Jurupa Community Services District prepared and submitted a Plan of Services for this proposal. The plan is attached to this report. The District is authorized to provide potable water services, wastewater collection, treatment and disposal, park and recreation services, and streetlighting services. The proposed development is being annexed to JCSD for water and wastewater services. However, only a portion of the annexation area will receive water services. As indicated in the plan of services, Jurupa Area Recreation & Park District (JARPD) would provide park and recreation services upon development. Similarly, the City of Jurupa Valley would provide streetlighting services. Provided is as brief overview of the services to be provided to the annexation area by JCSD. Water Service: Jurupa Community Services District currently operates at a maximum water production of 41,900 acre-feet per year, which is expected to exceed its maximum daily water demand for the next five years. Water supplies to JCSD consist of groundwater and desalinated brackish groundwater from the Chino Basin. The District will serve the Riverbend project being annexed from local wells, which overlay the Chino Groundwater Basin. The Basin is adjudicated and JCSD is entitled to an estimated 16,899 acrefeet per year. In addition, the District will use desalinated brackish groundwater from the Chino I Desalter, the Chino II Desalter, and the Roger Teagarden Ion Exchange Treatment Plant to serve the project. The estimated average annual demand for the entire Riverbend project is 521.5 acre-feet, which is slightly over one acre-feet per dwelling unit. Jurupa Valley is mainly a large lot sized community and the average water use per household is over an acre foot per year. The Riverbend Project, inclusive of the annexation area contains medium density residential, consisting of smaller lot sizes therefore, the estimated annually water demand does seem rather high. The closest connection point for the annexation site is at Pat s Ranch Rd. and 68th Street. In order to loop the water system and provide a secondary connection point to the proposed development, a 500 ft. pipeline will have to be constructed and extended across Interstate-15 to connect to an existing 18 inch diameter water line west of I-15 in 68th St. The four parcels north of 68th St. are currently within the boundaries of the Santa Ana River Water Company (SARWC) and no change is anticipated as a result of this annexation. These
LAFCO 2013-10-2 Anx to JCSD 4 parcels are set aside for use at the City s discretion as a community facility site. Wastewater Services: The two developed lots within the annexation area are on septic system. Upon annexation, the Riverbend development would receive wastewater services from the Jurupa Community Services District. The District s closest wastewater facilities are located along Interstate-15, southerly of 68th St., consisting of a 21-inch diameter sewer line. The construction of all required facilities will be the responsibility of the developer. The development is tributary to the Western Riverside County Regional Wastewater Treatment Plant (WRCRWWTP). The treatment capacity of the WRCWWTP is 8 million gallons per day (MGD) and current treatment volumes are approximately 6.5 MGD. The subject project s daily flows at build-out are estimated at 0.32 million gallons per day, which the WRCRWWTP has the capacity to treat. Contingent upon Riverbend s construction completion date, the District may have to purchase or lease addition treatment capacity from the WRCWWTP. To accommodate for future growth, discussions currently are underway to expand the WWTP to a treatment volume of 13.5-14 MGD. COMMENTS FROM AFFECTED AGENCIES: There have been no significant comments received from any affected agency concerning this proposal. TAXES, ASSESSMENTS AND CHARGES: JCSD s residential water charges consist of a water facility fee and a water usage fee. The water facility monthly charge is based on the water meter size. Each residential unit within the annexation area would have a monthly charge of $30.28. The monthly water usage charges are based on units. Each unit is equivalent to 100 cubic feet. Effective January 1, 2013 the water usage charges are as follows: 0-20 units: $1.30/unit 21-50 units: $1.65/unit 51-100 units: $1.90/unit 100+ units: $2.12/unit In addition, sewer charges would apply. The monthly base charge per estimated dwelling unit is $17.72. In addition, the following sewer charges would apply: $1.17 HCF charge per unit (Average of 9 units charged for new development, which results in an additional monthly $10.53). $4.67 Zone 2 Repair & Replace (R&R) Flat Charge
LAFCO 2013-10-2 Anx to JCSD 5 Therefore, the average monthly charge per residential unit within Riverbend will be $33.92. Development related charges, such as plan check, inspection charges and connection fees will also apply. CONCLUSIONS: This proposal has the support of 100% of the affected landowners. Jurupa Community Services District has indicated they have the capacity to provide water and wastewater services upon construction of the proposed annexation area. As a result of this annexation all the future development from Riverbend will receive water and wastewater services from JCSD. Staff recommends approval of the proposed annexation with standard terms and conditions. SPECIFIC RECOMMENDATIONS: Based upon the factors outlined above, IT IS RECOMMENDED that the Commission: 1. Find that the City of Jurupa Valley, as lead agency has prepared an Initial Study for the annexation area resulting in the filing of a Mitigated Negative Declaration. The Commission has reviewed and considered the information contained in the Mitigated Negative Declaration. Although the proposed project could have a significant effect on the environment, NO FURTHER ENVIRONMENTAL DOCUMENTATION IS REQUIRED because (a) all potentially analyzed in the Negative Declaration pursuant to applicable legal standards, (b) all potentially significant effects of the proposed project have been avoided or mitigated pursuant to that Negative Declaration, (c) the proposed project will not result in any new significant environmental effects not identified in the Negative Declaration, (d) the proposed project will not substantially increase the severity of the environmental effects identified in the Negative Declaration, (e) no considerably different mitigation measures have been identified and (f) no mitigation measures found infeasible have become feasible. 2. Determine that the annexation is consistent with all applicable Spheres of Influence; 3. Determine that the annexation is legally uninhabited; 4. Approve LAFCO 2013-10-2 ANNEXATION TO JURUPA COMMUNITY SERVICES DISTRICT (TTM 36391-RIVERBEND), subject to the following terms and conditions:
LAFCO 2013-10-2 Anx to JCSD 6 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 District. b. Jurupa Community Services District shall defend, indemnify, and hold harmless the Riverside Local Agency Formation Commission ( LAFCO ), its agents, officers, and employees from any claim, action, or proceeding against LAFCO, its agents, officers, and employees, to attach, set aside, void, or annul an approval of LAFCO concerning this proposal. 5. Pursuant to Government Code Section 56662 (d) waive Protest Proceedings, and make the following determinations: a. The affected territory is legally uninhabited. b. The owners of land have given their written consent to the proposal. c. A subject agency has not submitted written opposition to a waiver of protest proceedings. 6. Direct the Executive Officer to prepare and execute a Certificate of Completion upon receipt of fees required by Government Code Section 54902.5 (made payable to the State Board of Equalization). Respectfully submitted, Adriana Romo Local Government Analyst II