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unlikely as the Dublin Lowe's would be better positioned to capture the Johnson Drive revenues rather than the proposed store at Stanley and Bemal. Staff then went back to their fiscal analysis and adjusted it for the information gathered from Precise and said Regency brought forward their calculations of the revenues and they had hired Cosmot and Associates from southern California to do their fiscal analysis which was presented. Also, other tax revenues projected were presented as a result of building the shopping center, and her calculations indicate it to be $370,000 and Regency is estimating it to be $825,000. They then looked at the expenditure side for City services for the project. Certain expenditures on private property are taken care of by the store's private maintenance, such as street sweeping, garbage service, parking lot maintenance, security, but the City looks at others. She said they looked at both average costing and marginal or incremental costing back in May. Currently, it costs the City $1 per square foot of new development to provide services, so based on 190,000 square feet, or $190,000 per year. For the marginal costs, they visited Bay Area Economics and as a result of the general plan update, they found the marginal costs were approximately $115,000, which consisted of a portion of a police officer, code enforcement officer and street maintenance officer, or an equivalent of 1.5 FTE, or $115,000. As a result of workshops the City looked at the worst-case scenario, a 3/a police officer, 3/a of a code enforcement officer for a cost of $193,000. The net fiscal analysis is that this center would produce $375,000 in gross revenues and of that, between $185,000 and $260,000 would be the net revenue increase to the City, which is about $3 million. To summarize, Mr. Tassano said the Home Depot report assumed internal capture and pass-by which reduced the 773 to 242 trips. Staff used the 773 number to calculate intersection level of service and they found the three intersections increased in its level of services. And, if Johnson Drive store closes and 75 trips are added to the intersection, additional mitigations are necessary. Mayor Hosterman said she noticed in the analysis afast-food with drive-through was included which adds considerably to the numbers. The Council specifically stated it was not interested in seeing a fast food with adrive-through. Mr. Tassano said this was done only to be consistent with what the original Home Depot report submitted and he agreed the numbers were slightly on the high side as a result, and the developer agreed, as well. Councilmember Sullivan said the Council approved the water slide in phases and he confirmed Mr. Tassano used the full build-out numbers. City Manager Fialho said the City received notification that the water slide developer appears to be pulling back on the project. Staff has not yet met with them, but the project may not be moving forward in the short term; however, it does not necessarily mean it is final because he still has project approval and building permits. The Council agreed to assume the numbers are still there to understand all impacts. Councilmember McGovern referred to Table 10 on page 15 and Mr. Tassano noted the weekend analysis took into account internal capture and pass-by and they used weekday numbers, so he changed where some of the critical intersections are and the table in the report would need to be amended. Mr. Tassano said signal timing adjustments would be made to mitigate the significant east/west traffic for StanleyNalley/Bernal and also for Bernal at Valley because of the waterslide. City Council Minutes 8 December 4, 2007