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HomeMy WebLinkAboutItem 3.2Town of Los Altos Hills June 23, 2005 Staff Report to the Planning Commission RE: PROPOSED ANNEXATION POLICY FROM: Carl Cahill, Planning Director C.c-- RECOMMENDATION That the Planning Commission: I. Review the attached policy and consider any revisions to the policy as it relates to planning, zoning and land use and forward a recommendation to the City Council. t*TNTI)KeRZ61101 The Town has the potential to annex over 300 additional properties in the coming years. Most of these properties are to the south of the existing Town boundaries in an area known as Rancho San Antonio Hills. A few other pockets of land are new Olive Tree Lane, La Loma Drive and Moody Road. These unincorporated areas are currently administered by Santa Clara County. The Town is under no legal obligation to annex and there is no compelling reason to annex these territories particularly since they are already developed under less restrictive County rules. However, the territories are within the Town's sphere of influence (SOI). Many of the properties are on septic and the County is refusing to let anymore property owners connect to sewers unless they fust annex to the Town. The Town could also provide more efficient delivery of development review services. Like the Town, the area is already served by County Fire and the Sheriffs Office. The City Council authorized the staff to develop an annexation policy that will facilitate a comprehensive evaluation of future annexations and an equitable incorporation strategy that does not negatively impact the Town's finances. Currently, annexation requests are on hold until the Town can secure a new sewer agreement with the City of Los Altos. The proposed policy does not compel the Town to accept annexation applications. The Planning Commission should focus its review of the policy as it relates to general plan, zoning and land use issues. The Staff is available to answer questions that the Commission or the public may have with regard to this subject. CEQA STATUS: Categorically Exempt Article 19, Section 15306 "Infomtation Collection". The proposed policy provides the framework for a future study leading to an action which the Town has not yet approved, adopted or funded. ATTACHMENTS 1. Proposed Annexation Policy 2. LAFCO Urban Pockets Map for Los Altos Hills Policies Applicable to All Residential Annexation Applications General Requirements and Policies: The Town of Los Altos Hills Sphere of Influence shows both Town territory and the unincorporated County territory that may be considered for annexation to the Town. The applicants requesting annexation shall be responsible for the payment of all applicable Town staff and consultant charges and deposits and any LAFCO, County, and State Board of Equalization application fees. Required fees and deposits shall be submitted to the Town prior to staff review of the request. In evaluating a proposed annexation, staff shall present a report to the City Council which shall include the following information: A. A Statistical Summary. All relevant data such as land area, population, dwelling units, street miles, park and open space acreage, and assessed valuation, to provide a summary of the area's characteristics. B. Land Use and Planning. Boundaries, topography and natural features, existing land use and development, general plans, and zoning to provide a detailed overview of the existing and planned physical characteristics of the area and to provide a comparison to areas within the Town. All existing or proposed lots within the territory proposed for annexation shall substantially comply with the minimum lot size standards and slope density requirements of the City's Subdivision Ordinance or provisions shall have been made to achieve compliance. The Town may impose such reasonable conditions or restrictions as it deems necessary to secure the purpose of the Town's General Plan and Municipal Code and to assure operation of the use in a manner compatible with existing and potential uses of adjoining properties and in the general vicinity, and may require guarantees and evidence that such conditions are being, or will be, complied with. C. A Plan of Services. Administration and facilities for public services such as law enforcement, fire, sewers, water, and schools, that exist today or are planned for the future. The Plan should also show the level of services to be provided compared to levels provided within the Town. D. Public Services and Facilities. Prior to annexation of parcels, public services and facilities meeting Town standards shall be installed or provisions for their installation shall have been made to the satisfaction of the City Engineer. Planning Commission 2005 DRAFT Annexation Policy Jane 23, 2005 Page 2 Public services and facilities include the following: Sanitary Sewer Facilities: Parcels to be annexed must be connected to the Town's sanitary sewer system or can be connected to the Town's sewer to the satisfaction of the City Engineer. All costs of installation of new sewer systems and laterals shall be at the homeowner's expense including inspection, plan check fees, other city fees and annual sewer service charges. Streets: Public streets must be constructed to Town standards and meet Town right of way standards (60 -foot width typical). Private streets and facilities that are satisfactory to the City Engineer with adequate provision for their maintenance may be acceptable in lieu of public streets and facilities. Drainage: All new development shall include provision for management of storm drainage in a manner which maintains runoff quantities equal to or less than the runoff quantity in its pre -developed conditions. Pathways, Recreational Facilities and Open Space Easements: The annexation proposal shall be subject to review and rewmmendation by the Town Pathways Committee, Parks and Recreation Committee and the Open Space Committee. Geologic Hazards: The annexation application documents and physical territory shall be subject to review and recommendation by the Town Geologist. The applicant shall be responsible for any cost required to update the Town's Geologic Hazard Map to include the territory to be annexed. E. A Fiscal Impact Analysis. The analysis shall include initial "start-up" costs, other one-time costs, and continuing annual expenses to the Town by each Department to serve the area. It shall also include one-time and continuing additional revenues by each budget account to be received by the Town as a result of annexation. The Analysis shall show the costs and benefits associated with the proposed annexation. F. Boundaries. Oppormnity to realign boundaries that more closely approximate logical man-made or natural physical barriers.