Item B: River Road/Santa Clara Annexation Policy

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22. Cities shall not extend.water or wastewater service outside city.linrits to serve a residence or business without first obtaining a valid annexation petition, a consent to annex agreement, or when a health hazard annexation is required. 23. Regulatory and fiscal incentives that direct the geographic allocation of growth and density according to adopted plans and policies.. shall be examined and, when practical, adopted. 24. To accomplish the Fundamental Principle of compact urban growth addressed in the text and on the Metro. Plan Diagram, overall metropolitan-wide density of new residential construction, but not necessarily each project, shall average approximately six dwelling units per gross acre over the pl.anning period. 25. When conducting metropolitan planning studies, particularly the Pubic Facilities and Services Plan, consider the orderly provision and fmancmg of public services and the overall impact on population and geographical growth in the metropolitan area. Where appropriate,. future planning studies should include specific analysis of the growth impacts suggested by that particular study for the metropolitan area. 26. Based upon direction provided in Policies 4, 8, and 24 of this section, any development taking place. in an urbanizable area shall be designed to the development standards of the city which would be respqnsible for eventually providing a minimum level of key urban services to the area. Unless the following conditions are met, the minimum "lot size for campus industrial designated areas shall be .50 acres and .the minimum lot size for all other designations shall be 10 acres. Creation of ne,\\' parcels in the urbanizable area will comply with the ..following standards: a. The approval ofa conceptual plan for ultimate development at urban densities in accord with applicable plans and policies. b. Proposed land uses and densities conform to applicable plans and policies. c. The. owner of the property has signed an agreement with th.e adjacent city which provides: (1) The owner and his or her successors in interest are obligated to support annexation proceedings should the city, at its option, . initiate annexation. (2) The owner and his or her successors in interest agree not to challenge any annexation of the subject property. (3) The owner and his or her successors in interest will acquire city approval for any subsequent new use, change of use, or substantial intensification of use of the property. The city will not withhold appropriate approval .ofthe use arbitrarily if it is in compliance with applicable plans, policies, and II-C-7