2 Riv Cnty Board Conditions of Approval re: SP 218 (1988)PART 2
BOARD CONDITIONS OF APPROVAL
Specific Plan No. 218 (Rancho La Quinta)
CONDITIONS OF APPROVAL
1. Specific Plan No. 218 shall consist of the following:
a. Exhibit "A": Specific Plan Text
b. Exhibit "B": Specific Plan Conditions of Approval
2.
If any of the following conditions of approval differ from the specific
plan text or exhibits, the conditions enumerated herein shall take prece-
dence.
3.
The development of the property shall be in accordance with the mandatory
requirements of all Riverside County ordinances including Ordinances Nos.
348 and 450 and state laws; and shall conform substantially with adopted
Specific Plan No. 218 as filed in the office of the Riverside County
Planning Department, unless otherwise amended.
4.
No portion of the specific plan which purports or proposes.to change,
waive or modify any ordinance or other legal requirement for the develop-
ment shall be considered to be part of the adopted specific plan.
B.
The project shall comply with the conditions set forth in the following
agency letters and/or the requirements set forth by these agencies at the
development stage:
a. Road Department: February 249 1988 and July 12, 1988
b. Water Agency: January 28, 1988
c. Fire Department: February 25, 1988
d. Health Department:
f. County Administrative Office: July 11, 1988
6.
Impacts to the Coachella Valley Unified School District shall be mitigated
at the development application stage in accordance with the District
policies in effect at the time of tract submittal.
7.
Common areas identified in the specific plan shall be owned and maintained
as follows:
a. A permanent master maintenance. organization shall be established for
the specific plan area, to assume ownership and maintenance responsi-
bility for all common recreation, open space, circulation systems and
landscaped areas. The organization may be public or private. Merger
with an area -wide or regional organization shall satisfy this
condition provided that such organization is legally and financially
capable of assuming the responsibilities for ownership and
maintenance. If the organization is a private association then
neighborhood associations shall be established for each residential
Conditions of Approval
Specific Plan No. 218
Page 2
develo�enanceere responsibility forsuch
neighborhood conmonmay
areasu� ownership
and aaa
b. Unless otherwise provided for in these conditions of approval, common
areas shall be conveyed to the maintenance organization as imple-
menting development is approved or any subdivision is recorded.
c. The maintenance organization shall be established prior to -or concur-
rent with the recordation of the first land division, or issuance of
any building permits for any approved development permit (use permit,
plot plan, etc.).
B. Development applications which incorporate common areas shall be accompa-
nied by design plans for the common area. Such plans shall specify the
location and extent of landscaping, irrigation systems, structures, and
circulation (vehicular, pedestrian and/or equestrian).
S. The following special studies/reports shall accompany -implementing
development applications in the planning areas listed below:
Stud /Re ort Planning Areas
Acoustical Study 1-5
Biological Study 1-5
Geological Study 1-5
Archaeological Study 1-5
10. Prior to the recordation of any final map within the project, the land
divider shall submit a flood control facilities design to the Coachella
valley Water District (hereinafter referred to as "District") for review,
which design shall be subject to the approval of that District. The land
divider shall also establish that the District will operate and maintain
the flood control facilities described in the design by submitting to the
County an agree emnt to that effect executed by the District. Should the
Hoard of Supervisors instead authorize a County agency or department to
operate and maintain the flood control facilities described in the design,
the land divider shall submit a flood control facilities design to the
authorized agency or department for review prior to the recordation of a
final map, which design shall be subject to the approval of that agency or
department. In the event that the authorized agency or department is a
County Service Area (CSA) , all of the following Shall apply:
a. b t etoconveyed to the County e s intended for public use or benefit shall
b. As a condition precedent to the County accepting title to such
parcels, the land divider shall submit the following documents to the
Conditions of Approval
Specific Plan No. 218
Page 3
Planning Department for review which. if approved, shall be recorded
at the same time that the subdivision map is recorded:
1. A Declaration of Convenants. Conditions and Restrictions
containing:
i. A provision creating a dormant homeowners association
which shall be activated and unconditionally accept title
to all or any common parcels at the request of the County;
ii. A provision indicating that after accepting title to all
or any common parcels, the homeowners association shall be
continuously maintained and have the right to assess
individual unit owners for the reasonable cost of
maintaining the flood control facilities, as -well as the
right to lien the property of those owners who default on
the payment of their assessments;
iii. A provision indicating that an assessment lien -shall not
be subordinate to any encumbrance other than a deed of
trust made in good faith and for value and of record prior
to the assessment lien, and;
iv. A provision indicating that the Declaration of Convenants,
Conditions and Restrictions may not be terminated or
substantially amended absent the prior written consent for
the Planning Director or the County's
successor-in-interst. and;
2. A sample document to convey title incorporating the Declaration of
Convnnants, Conditions and Restrictions by reference.
11. Prior to the recordation of any final subdivision map or issuance of
building permits in the case of use permits and plot plans. the applicant
shall submit to the Planning Department the following documents which
shall demonstrate to the satisfaction of the County that individual
appropriate owners associations will be established and will operate in
accordance with the intent and purpose of the specific plan.
a. The document to convey title;
b. Covenants, Conditions, and Restrictions to be recorded;
e. Management and maintenance agreements to be entered into with the
unit/lot owner of the project.
Conditions of Approval
Specific Plan No. 218
Page 4
The master property owners association, commercial property owners
association, and the business park owners association shall be charged
with the l unitsieortgreasonablessmaintenanceiandYmanagement coswtssowhic
individual u
shall be established and continually maintained. The not ideaany owner ers
association shall have the right to lien theproperty
shall not be
defaults in payment of their assessment fees&
subordinate to any encumbnfaithhander than
for good value
andtrust,
isroofderecord
deed of trust is made in good
Prior to the lien of the individual owners association.
12. A land division filed for the develoe5of ent application or financing
providedshall
that not
if
be considered an implementation Pm
the legal
the maintenance necessary toion is a establish heerty associat asers sociation - be recorded
documentation nec y
concurrently with the recordation concurrently with the final map.
13. The applicant or its successor shall defend, indemnify, and hold harmless
the County of Riverside, its agents. officers, and employees- - from any
claim, action, or proceeding against the County of Riverside or its
agents, officers, or employees
Rive�ide�it5 advisory agencies, appealid or nul an
boards
approval of the County v of
Z18 The County
or legislative body concerning Specific Plan No. •
Riverside will promptly notify the applicant or its successor of any such
ountof will
claim. action. or proceeding f against
tlhe
cooperate fully to he de County fails itorside dpromptly
the applicant of any such claim, action, or proceeding or fails to
cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the County of
Riverside.
JM :mp
OFFICE OF THE ROAD COMMISSIONER AND COUNTY SURVEYOR
COUNTY OF RIVERSIDE
LeRoy D. Smoot County Administrative Center
Road Commissioner and 4060 Lemon Street, Sth Floor
County Surveyor P.O. Box 1090
Riverside, CA 92502
(714) 787-6554
July 12, 1988
Roger Streeter, Planning Director
County Administrative Center
4080 Lemon Street, 9th Floor
Riverside, CA 92501
Attention: Ron Goldman, Supervising Planner
RE: Specific Plan
La Quinta,
Westside (An
Dear Mr. Goldman:
No. 218 - Rancho
Reassessment Of
Aside Issue)
The Road Department has reassessed the Comprehensive General
Plan Alignment of Westside per the Planning Commission's
direction given in their regular meeting on July 6, 1988, and has
the following comments.
The Department recommends maintaining the alignment for
Westside as currently shown on the General Plan Circulation Study
Area Map 8. (See Attachment) This alignment was selected based on
anticipated future traffic demand and the viability of producing
and maintaining a beneficial regional circulation system within
the Coachella Valley. One critical concern considered was the
feasibility of constructing this facility at its ultimate width
([]rban Arterial 134' R/W) within the affected Cities. Staff
within the City ❑f Coachella and the County both agreed that
Westside should be linked, in the future, with Madison Street;
terminating northerly at 52nd Avenue. Madison Street is programed
to become an Arterial Highway (110' R/W) between 52nd Avenue and
50th Avenue.
If you desire additional information, contact me at (714)
787-1445.
Very trul yours,
John Johnson
Associate Planner
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LeRoy D. Smoot
aoao commu*H14 a cous" SURVIT"
OFFICE OF ROAD COMMISSIONER 6 COUNTY SURVEYOR
ROAD PLANNING DIVISION
TRANSPORTATION PLANNING SECTION
COYMTT ♦OA"1121 4ATIVC CawTCII
NIA LING •OOII«�t'.O. OOR logo
011v[I1 IOC. CALIIO.IwIA 92901
TtL['MOw[ I1101 969.0
February 24, 1999
lFebruary 1. 19B8
Rescinded
TO: Roger Streeter, Planning Director
ATTN: Ron Goldman, Supervising Planner -specific Plans
RE: Specific Plan No. 218 - Rancho La Ouinta
The Road Department has reviewed the above referenced
proposal. we generally concur with the analysis relative.to
traffic and circulation, however, we are concerned about the
projected impacts of this project when analyzed cumulatively w
ith
other development proposed in the area. The plan indicates
substantial ir}p.povement of the area circulation system is needed.
The traffic study clear!y snows that even with the proposed
improvement, traffic impacts may not be acceptably mitigated.
Assuming that adequate mitigation can be provided, the Road
Department recommends the following=onditions of approval in
addition to any measures which may be needed to address
cumulative impacts.
CONDITIONS OF APPROVAL
1. All road improvements within the project boundaries
shall be constructed to ultimate County Standards in
accordance with Ordinance No. 460 and 461 as a
requirement of the implementing subdivisions for the
Specific Plan. subject to approval by the Road
Commissioner.
2, The project proponent shall participate in the Traffic
Signal Mitigation Program as approved by the Board of
Supervisors.
3. Any landscaping within public road rights of way will
require approval by the Road Commissioner and Assurance
of continuing maintenance through the establishment of
a landscape maintenance district or similar mechanism
as approved by the Road Commissioner.
4. The Comprehensive General Plan specificize a network of bike
trails. This project shall include bike trails. All bike
Planning Director
Rancho La Quinta SP 218
February 249 1988 (February 1, 1988-Rescinded?
Page 2
lanes or paths proposed within publicly
be approved by the Road Commissioner.
(outside R/W) are preferred.
5. All proposed
the issuance
the project.
road improvements
of permits for the
6. The number of access
County Standard and
Access points shall be
abutting properties.
maintained P./W shall
Class I Bike Trails
shall be completed prior
construction of Phase iI
to
OF
points shall be in accordance with
approved by the Road Commissioner.
provided for future connectivity to
7. CalTrans has expressed conce`ns. relative to cumulative
impacts and the need to implement den�nof management
strategies or provide for the development _
our understanding that Caltrans is
highway corridors. it is
requesting a study of new highway ca+-riaddress
articcipip
increasing demand. This project shall patee in said
study in a manner as prescribed by CalTrans.
C�e��
John Johnson
Associate Planner
JJ:
* ATEq ESTAIUSHED IN 1918 AS A PUBLIC AGENCY
°1sTR►CI
COACHELLA VALLEY WATER DISTRICT
PosT OFFICE Box Lose • COACHELLA, CALIFORNIA 92236 • TELEPHONE (e19) 396MI
OFFICERS
LIIRECrORS THOMAS E. LiVY. GENERAL uµAGEA-CHIEF ENGINEER
MiTTM K a/HM. ASSLSTAM GE*IER4L MA+HA['ER
JOHN P. VOVW-LL RE:OWINE AND S HERfUU, ATTORNEY$
DDA0TMY M. NKifOLS
T KEODORE J. FISH
January 28, 1988
I ! �il6 t: } 10421. 2
I VQ6 5.3
rVili W
FEB 1 1988
Ron Goldman, Supervising Planner
OUNTY
Riverside County Planning Department RIVERSIDE 4080 Lemon Street, 9th Floor PLANNING DEPARTMENT
Riverside, California 92501
Dear Mr. Goldman:
Subject: Draft EIR No. 232, Rancho La Quinta
Specific Plan No. 218
We have reviewed subject plan and offer the following comments:
1. Page 7-4: The plan does not address the impacts that the project will have
on local groundwater supplies. Water demand is discussed and the Coachella
Valley Water District's (District) physical facilities, however, prior to
serving water, the impacts upon groundwater sources must be considered. The
project should recognize the District's Water Conservation plans and water
supply recharge activities that are being developed to provide source supplies
to the project.
A. Specifically, the project shall utilize the existing Coachella Canal
for golf course and common area irrigation in order to mitigate impacts to
groundwater.
B. Landscape and irrigation plans for both the golf course and common
area shall be submitted to the District for a eater conservation analyses
and review.
C. The draft should mention that preconstruction conferences shall be
coordinated with the District's Water Management Specialist in order to
maximize water conservation efforts.
TRUE CONSERVATION
USE WATER WISELY
Ron Goldman, Supervising Planner -2- January 28, 1988
1
l '
D. Additionally, the draft should mention that a continuing effort toward
emphasizing water conservation and irrigation efficiency shall include
using the District's Water Management Specialist.
If you have any questions please contact Warren Norried, Water Resources
Engineer.
Yours very truly,
f •
Tom Levy
General Manager -Chief Engineer
WAN: lmf
Pbn ping & En§mffinS Office
46-209 Oasis Street, Suite 405
Indio, CA 92201
(619) 3424=6
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FOI
AND FIRE PROTECTION
RAY IffBRARD
FIRE CHU
September 9, 1988
Mr. Ron Goldman, Supervising Planner
Riverside County Planning Department ,
4080 Lemon Street, Ninth Floor
Riverside, CA 92501 (�
Re: Specific Plan 218
Rancho La Quinta
Dear Mr. Goldman:
9/12/88
Note: FAX sent 9/12/88
2:00 p.m.
With respect to the review and/or approval of the above referenced document, the
proposed project will have a cumulative adverse impact on the Department's ability
to provide an acceptable level of service. These impacts are due to the increased
number of emergency or public service calls generated by additional buildings
and human population.
A portion of the impacts associated with capitol improvements or one-time costs
such as land, buildings and equipment can be mitigated by developer participation
in the fire protection impact mitigation program. However, the annual costs
necessary for an increased level of service may only be partially off -set by the
additional county structure tax and could require an increase in the Fire Department's
annual operating budget.
Fire protection impacts can be mitigated by use of the impact mitigation program
and an increase in the Fire Department's budget. Therefore, the Fire Department
recommends the approval of the Specific Plan subject to the following conditions
and/or mitigations:
1. All water mains and fire hydrants providing required fire flows shall be constructed
in accordance with the appropriate sections of Riverside County Ordinance
No. 460 and/or No. 546, subject to the approval by the Riverside County Fire
Department.
2. The project proponents shall participate in the fire protection impact mitigation
program as adopted by the Riverside County Board of Supervisors.
3. All buildings shall be constructed with fire retardant roofing material as
described in Section 3203 of the Uniform Building Code. Any wood shingles
or shakes shall have a Class "B" rating and shall be approved by the Fire
Department prior to installation.
4. Flag access strips shall not be allowed in residential areas.
Mr. Ron Goldman, Sup. Planner 9/9/88
Riverside, CA Page 2.
5. Highways constructed with raised medians shall provide median cuts designed
for use by emergency vehicles spaced at intervals of 660 feet.
6. Preliminary studies of fire station response times indicate a fire station
site will be required either in or adjacent to the southeast portion of this
project. To allow an option until the study is complete, the Fire Department
requests the identification of a minimum 1.25 acre site with not less than
225 foot street frontage for use as a fire station. Once the study is completed
the Fire Department will either enter into negotiations to purchase the site
or will notify the owner it is not needed.
All questions regarding the meaning of these conditions should be referred to
the Fire Department Planning & Engineering Staff.
Sincerely,
RAY REGIS
f Fire De rtment Planner
R
By.s px.
Dennis D. Dawson
Deputy Fire Marshal
to
— RIVERSIDE COUNTY
FIRE DEPARTMENT
" rt IN C*OPERATION WITH THE
y �i}
CAUFORNIA DEPARTMENT OF FORESTRY
RIVERSIDE r_;r . � RAY HEBRARD
FIRE CHIEF
l�
February 25, 1968
TO: PLANNING DEPARTN=
ATTN: SPECIFIC PLAN TEAM
RE: SPECIFIC PLAN 218
RANCHO LA QUINTA
Planning & Engineering Office
4060 Lemon Screed Suite 11
Rlvenide" CA 92501
(714) 767.6606
The Fire Department staff has reviewed the specific plan document, however, is
unable to prepare a response due to insufficient tent material. --We recommend
additional information be provided for the following items:
1. Road circulation and access to the site.
2. Existing public facilities (fire stations) and distance to project.
3. Fiscal analysis of county costs for services.
4. Revenue generation to off -set cost of providing fire protection.
5. Additional information about tract configuration and internal circulation.
Ali questions regarding the meaning of the conditions shall be referred to the
Fire Department Planning and Engineering staff.
� f
::DENNIS DAWSON, Planning fficer
CountyAdministratiue Office
July 11, 1988
Mr. Ron Goldman
Riverside County Planning Department
4080 Lemon Street, 9th Floor
Riverside, California, 92501
Subject: Rancho La Quinta Specific Plan - No. 218, Revised
Dear Mr. Goldman;
The following summarizes our findings regarding the -fiscal
impact analysis for the project identified above. The appendix
attached summarizes the basic assumptions used in analysis. Please
note that these results reflect the current levels of service
provided by the County based on Fiscal Year 86-87 actual costs (per
capita factors) and Departmental and Auditor -Controller review of
operations and facility costs for services reviewed using case
study analysis. Staff to the Growth Fiscal Impact Task Force and
Departments are currently reviewing service levels provided and the
need to Increase the levels of service. Current findings are that
existing levels of service are not adequate in most cases. Should
the desired level of service be incorporated to the fiscal analysis
performed, it would significantly increase the costs associated
with this development.
COUNTY FUND
(Operations and
Maintenance)
Co. General
Structural Fire
Free Library
SUBTOTAL COUNTY
Road Fund
FISCAL IMPACT
AFTER BUILDOUT
($1,675,163)
($ 475,881)
($ 102,131)
($2,253,175)
($ 42,398)
CUMULATIVE FISCAL
IMPACT AT BUILDOUT
($17,046,404)
($ 5,126,931)
($ 1,084,017)
($23,257,352)
($ 550,239)
j GRAND TOTAL ($2,295,573) ($23,807,592)
Robert T. Andersen Administrative Center
4080 LEMON STREET * 12TH FLOOR • RIVERSIDE, CALIFORNIA 92501 • (714) 787-2544
Mr. Ron Goldman Page 2
July 11, 1988
The following CAPITAL FACILITY needs were identified:
FACILITY FUNDING SOURCE
1. Library (See Note Two)
2. Fire (See Note Two)
3. Flood Control (See Note Four)
4. Parks (See Note Five)
The following special circumstances apply to this project:
1. This project is within County Redevelopment Project Area no. 4.
As a result, property taxes normally accruing to the County General
Fund, Structural Fire Fund and Free Library Fund for annual
costs will be generated to the
operations and maintenance
Redevelopment Agency instead. Therefore, this project is Projected
to result in a significant negative impact to those funds, as
summarized on page one.
2. Library Staff has identified a significant impact on their
ability to provide service as a result of this project. Impacts and
suggested mitigation measures are identified in the attached letter
dated December 23, 1987.
The Redevelopment Plan for this area includes funding for
County Library facility needs from a portion of the tax increment
received. If the project proponent's estimates of property value
increases from this project are correct, the project should provide
an approximate total of $1,434,000 (cumulative at buildout) for
library construction projects within the Redevelopment Project
Area.
Fire facility construction projects will also receive a
portion of the tax increment financing from the project, estimated
to be approximately $3,074,000 cumulative at buildout. In both
cases noted, these funds cannot be used for annual operations and
aaintenance of facilities.
3. Using.,the project proponent's
increases from this project, it
result in the following revenues
at buildout:
Annual Revenues at Buildout:
estimates of the property value
is estimated that the project would
to the County Redevelopment Agency
$ 3,683,000
Cumulative Revenues at Buildout: $40,978,000
These revenues include the amounts identified as accruing to Fire
and Library facility construction within the Redevelopment Project
Area in item 2, above. These revenues are not available for County
annual operations end maintenance costs to provide services which
will be needed for this project.
4. This project is within the Coachella Valley Water District,
which will be responsible for flood control facilities needed for
the project. A pass through arrangement was made with the District
C
Mr. Ron Goldman Page 3
July 11, 1988
whereby 6.85% of the tax revenue generated will accrue to the
District. This pass -through arrangement provides the District with
100% of the tax revenue they would receive if the area were not a
redevelopment project. Using the estimates of value provided by the
project proponent, this should equate to approximately $350,000 per
year at project buildout. Information was not provided, indicating
the cost of facility construction or annual maintenance costs,
therefore it is not possible to comment on the fiscal effects of
this project on the flood control function.
5. This project is within the Coachella Valley Parks and Recreation
District. The Parks District also has a 100% negotiated pass -
through of 1.9% of the tax increment generated. This should provide
approximately $98,000 per year to the District at project buildout.
With the information provided, it is not apparent whether this
will be adequate to fund the District's needs to serve -this
project.
Review By ; (-
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