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Johnson Drive EDZ Use of TIF for Traffic Impact Mitigation Prepared by Matt Sullivan 9/8/17 The city is proposing to use the TIF fund to mitigate the "direct" roadway improvements needed for the JDEZ project. They are proposing to utilize $6.4 million from the existing fund for the new 1-680 NB onramp lane from Stoneridge Drive, and a $3.7 million TIF payment from Costco to offset Johnson Drive direct roadway improvements. Analysis of this proposal follows. 1998 TIF Study (attached): From page 1: "Recognizing these changes, the proposed traffic fee will require that each new development pay its fair share through fees for needed City-wide traffic improvements, while still requiring that individual development projects construct those improvements which are directly related to their project." From page 3: "Those street improvements which are directly adjacent or related to serving a specific new development are designated as "Direct Development", and are not included in the proposed fee. These costs are assigned directly to the specific development responsible for its construction." The current city proposal is to use the fees to offset direct improvements. Per this statement the development should pay both fees and fund the direct improvements. From the 2006 General Plan Circulation Element, Policy 1: Program 1.1: Require new developments to pay for their fair share of planned roadway improvement costs. Program 1.2: Update the Traffic Development Fee study consistent with improvements needed to implement the General Plan circulation system. This again indicates that the development should pay their share of direct improvement costs, and contribute to a fee for city-wide circulation improvements. 2010 TIF Nexus Study (attached) From the Introduction: "This report provides an updated Traffic Impact Fee (TIF) study for the City of Pleasanton. It provides the list of proposed projects and the technical basis for establishing the required nexus between anticipated future development in the City of Pleasanton and the need for local transportation facilities. The specific tasks performed in preparing this analysis and their results are summarized below. The City's TIF program was established in 1998. The TIF program is updated periodically to respond to changing conditions and to assure that traffic impact fees support the transportation improvements necessary to accommodate new development." P14-0852 and PUD -105, JDEDZ - Public Comments Provided for October 11, 2017 Planning Commission Meeting 60